How much do the Rosewood Baha Mar Residences cost?

2BR from $1.7M-$3.4M. 3BR from $5.17M. Villas from $6.4M. Estate $25M. Plus 8-11% buyer-side closing costs. On a $2.3M 2BR, closing costs run approximately $190K-$227K.

What is included with Rosewood residence ownership?

Fully furnished. Personal butler, 24-hour concierge, 24 complimentary rounds on the Jack Nicklaus Royal Blue course, NEXUS Club membership, Long Cay private island access, 213-foot Eternity I superyacht charter, Rosewood Reserve global programme, Sense Spa priority, Platinum casino tier, 3,000-foot private beach, 45+ dining venues with preferential pricing.

What are the closing costs for buying a Rosewood residence?

8-11% buyer-side: VAT on conveyance (buyer pays 5%), legal fees (2.5-3.5% plus 10% VAT on fees), title insurance (0.5-1%), BIA registration (~$250). On $2.3M = ~$190K-$227K. On $6.4M = ~$528K-$631K. Seller pays agent commission.

How does the Rosewood rental programme work?

Owners can place their residence into the Rosewood-managed rental pool when not in personal use. Rosewood handles all marketing, booking, guest services, and housekeeping. Nightly rates range $800-$3,000+ depending on unit size and season. Revenue split and minimum stay requirements are outlined in the owner agreement. Glenn provides actual rental performance data from comparable units.

Do Rosewood residences qualify for Bahamas residency?

Yes. All units exceed the $1M EPR threshold. Most exceed $1.5M for accelerated processing (~3 weeks). Government fee: $20,000. Hold period: 10 years. Presence: 90 days/year. Glenn coordinates purchase and EPR as one process.

How does Rosewood compare to Goldwynn and One Cable Beach?

Rosewood ($1.7M+): butler, golf, NEXUS, private island, superyacht, Rosewood global programme. Goldwynn ($1.5M+): lower entry, strong hotel-managed rental yields, no butler or golf. One Cable Beach ($1.2M+): lowest entry, owner-arranged rental, no resort services. Rosewood commands the highest price but delivers the deepest privilege package.

What are the risks of buying at Rosewood Baha Mar?

High annual holding costs ($60K-$124K+/yr on a 2BR). HOA/management fees are non-negotiable and increase over time. Branded resale restrictions may limit your buyer pool. Hurricane insurance on beachfront Cable Beach runs 1-3% of value annually. Rental income is not guaranteed and depends on occupancy. Resale liquidity is narrower than non-branded condos due to higher price point.

Have Rosewood Baha Mar units appreciated in value?

Baha Mar branded residences have generally held or appreciated in value since initial sales, supported by strong demand for branded Caribbean real estate and limited inventory. However, past performance does not guarantee future returns. Glenn provides actual closed sale comparables showing price per square foot trends over time.

Rosewood Baha Mar Residences for Sale

Q: What are the annual holding costs?

$2.3M 2BR owner-occupied: property tax ~$18,750/yr, HOA/management fees $18,000-$36,000+/yr (includes Rosewood services, common areas, security), insurance $23,000-$69,000 (1-3% of value). Total ~$60K-$124K/yr. Non-owner-occupied tax is higher. Glenn provides unit-specific projections.

Q: Are there any blackout dates or usage restrictions?

Owner usage policies and any rental programme blackout periods are defined in the purchase agreement. Owners retain the right to use their residence when it is not committed to the rental pool. Specific terms vary by unit type. Glenn reviews the owner agreement with every buyer before commitment.

Rosewood Baha Mar — Branded Luxury on Cable Beach

The Rosewood Residences at Baha Mar are 91 fully furnished oceanfront residences within the 1,000-acre, $4.2 billion Baha Mar resort on Cable Beach, Nassau. Developed by Chow Tai Fook Enterprises (one of Hong Kong's largest conglomerates), Baha Mar is the largest single-phase resort development in the Western Hemisphere and the financial anchor behind these residences.

This is the only Caribbean residential destination offering turnkey branded residences managed by Rosewood Hotels and Resorts. Each residence is designed in British colonial style with layered textures, generous proportions, and seamless indoor-outdoor living overlooking 3,000 feet of private beach. Configurations range from two-bedroom (1,594 sq ft) to eight-bedroom estate villa (6,398+ sq ft). All delivered fully furnished with personal butler and concierge.

Why Rosewood stands apart: No other Bahamas branded residence offers butler service, 24 complimentary golf rounds (Jack Nicklaus), NEXUS Club, private island (Long Cay), superyacht (213-foot Eternity I), and the Rosewood Reserve global programme combined. The deepest owner privilege package in the Caribbean.

Residences and Pricing

Type	BR	Size	Price From
Residence	2	1,594–2,388 sq ft	$1,700,000
Residence (large)	2	2,388 sq ft	$2,275,000
Residence	3	2,985+ sq ft	$5,170,000
Villa	3–4	3,199+ sq ft	$6,400,000
Villa (estate)	6–8	6,398+ sq ft	$25,000,000

91 total. Developer + MLS resale prices, early 2026. Plus 8-11% closing costs. All turnkey furnished. Contact Glenn for current availability and closed sale comparables.

AI Property Finder Cable Beach Comparison

Owner Privileges

Personal butler and 24-hour concierge — Rosewood-trained. Pre-arrival provisioning, dining reservations, spa bookings, housekeeping.

Jack Nicklaus Signature Golf — 24 complimentary rounds annually on the Royal Blue 18-hole championship course.

NEXUS Club — members-only day club. Private pool, Veuve Clicquot lounge, ocean terrace, curated events.

Long Cay — VIP access to Baha Mar's fully serviced private island with beach, water sports, and dining.

Eternity I — charter access to the 213-foot Codecasa superyacht, 14 crew, private chef.

Sense, A Rosewood Spa — fast-track reservations, preferential pricing on treatments.

45+ dining venues — preferential pricing and VIP reservations across the entire Baha Mar resort.

Rosewood Reserve — global programme providing reductions, upgrades, and invitations at every Rosewood property worldwide.

Casino and waterpark — Platinum-tier Club Blu at the Baha Mar Casino. Access to the 15-acre oceanfront waterpark.

Rental Programme — How It Works

Owners can place their residence into the Rosewood-managed rental pool when not in personal use. Rosewood handles all marketing, booking, guest services, housekeeping, and maintenance.

Nightly rates: $800–$3,000+ depending on unit size and season (high season December–April commands premium rates).

Revenue split: Defined in the owner agreement. Rosewood deducts management fees, operating costs, and a percentage before distributing net revenue to the owner.

Owner usage: Owners retain the right to use their residence when it is not committed to the rental pool. Specific blackout periods and minimum rental commitments vary by unit type and are outlined in the purchase agreement.

Important: Rental income is not guaranteed. Occupancy depends on market conditions, seasonality, and rate positioning. Glenn provides actual rental performance data from comparable Rosewood units so you can model realistic projections before committing.

Closing and Holding Costs

One-Time Closing Costs

Item	Rate	On $2.3M	On $5.2M	On $6.4M
VAT on conveyance (buyer 50%)	5%	$115,000	$260,000	$320,000
Legal fees (incl. 10% VAT)	2.75–3.85%	$63K–$89K	$143K–$200K	$176K–$246K
Title insurance	0.5–1%	$12K–$23K	$26K–$52K	$32K–$64K
BIA registration	Nominal	~$250	~$250	~$250
Total buyer-side	8–11%	$190K–$227K	$429K–$512K	$528K–$631K

Annual Holding Costs

Annual Cost	$2.3M 2BR (Owner)	$5.2M 3BR (Owner)	$2.3M 2BR (Non-Owner)
Property tax	$18,750	$48,750	$41,000
HOA / management	$18,000–$36,000+	$30,000–$60,000+	$18,000–$36,000+
Insurance (1-3%)	$23,000–$69,000	$52,000–$156,000	$23,000–$69,000
Estimated annual	$60K–$124K+	$131K–$265K+	$82K–$146K+

Owner-occupied: first $300K exempt, 0.625% on $300K-$500K, 1% above $500K, cap $150K/yr. Non-owner: 1% first $500K, 2% above. HOA includes Rosewood services, common areas, security, landscaping. Insurance higher for beachfront Cable Beach. Source: RPT Act 2023.

Closing Cost Calculator Property Tax Calculator Complete Cost Guide

Honest Risks — What Buyers Must Consider

High annual holding costs: $60,000–$124,000+ per year on a 2BR ($2.3M). If rental income underperforms, you still owe tax, HOA, and insurance regardless. A 3BR ($5.2M) runs $131K–$265K+/year.

HOA/management fees are non-negotiable: Branded residence fees cover Rosewood services, common areas, and resort infrastructure. These fees increase over time and cannot be opted out of. Review the HOA disclosure document before committing.

Branded resale restrictions: Some branded residences have right-of-first-refusal clauses or buyer approval processes that may narrow your resale pool compared to non-branded condos.

Hurricane insurance: Cable Beach beachfront properties carry insurance premiums of 1-3% of value annually with 2-5% deductibles. On $2.3M = $23K-$69K/year insurance alone.

The upside: Rosewood branding, Baha Mar's $4.2B infrastructure (backed by Chow Tai Fook Enterprises), and the deepest privilege package in the Caribbean create a value proposition that non-branded competitors cannot replicate. Branded residences have historically outperformed non-branded in resale value retention.

Rosewood vs Goldwynn vs One Cable Beach

Factor	Rosewood	Goldwynn	One Cable Beach
Entry price	$1.7M	$1.5M	$1.2M
Units	91	~80	~120
Butler	Yes	No	No
Golf	24 rounds/yr	No	No
Private island	Long Cay	No	No
Superyacht	Eternity I	No	No
Hotel rental	Rosewood managed	Hotel managed	Owner-arranged
Casino	Platinum	Proximity	Proximity
Annual holding ($2M unit)	$60K–$124K+	$45K–$95K+	$35K–$75K+
Best for	Lifestyle + prestige	Rental yield	Value entry

Full Comparison Goldwynn One Cable Beach

Residency — Every Unit Qualifies

Path	Standard EPR	Accelerated EPR
Min. investment	$1,000,000	$1,500,000+
Fee	$20,000 + $300/dep	$20,000 + $300/dep
Processing	Months	~3 weeks
Hold period	10 years	10 years
Presence	90 days/yr	90 days/yr

All Rosewood units exceed $1M. Most exceed $1.5M for accelerated processing. EPR threshold $1M effective January 1, 2025. Glenn coordinates purchase and EPR as one integrated process.

Check Eligibility Full Residency Guide

Glenn Ferguson — Expert Quote: Rosewood Baha Mar is the strongest branded residence in The Bahamas and possibly the Caribbean. No other development gives you butler service, 24 rounds of Jack Nicklaus golf, NEXUS Club, a private island, and a 213-foot superyacht. The question for buyers is whether the premium over Goldwynn or One Cable Beach is justified by those privileges. For someone who will use the golf, the island, and Rosewood Reserve globally, the answer is yes. For someone purely seeking rental yield, Goldwynn may deliver better returns at lower cost. I run the numbers both ways for every buyer — closing costs, annual holding, projected rental income, and resale comparables — so you can compare with actual data, not marketing.

Glenn Ferguson — BREA Licensed Bahamas Real Estate Agent #1247 / Bahamas MLS Member / Residency Consultant / 24+ Years All Islands

Get Current Rosewood Baha Mar Availability

Glenn provides unit-specific pricing, comparable closed sales, HOA disclosures, rental projections, and EPR coordination — at zero cost to you.

Call +1-242-395-8495 WhatsApp — Get Availability

Request Rosewood Baha Mar Information

Include budget, preferred configuration, and personal use vs rental goals.

BREA Licensed Agent Bahamas MLS Member 24+ Years Experience Zero Cost to Buyer

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Frequently Asked Questions

How much do Rosewood Baha Mar Residences cost?

2BR from $1.7M. 3BR from $5.17M. Villas from $6.4M. Estate $25M. Plus 8-11% closing costs. On $2.3M = ~$190K-$227K closing. Closing Cost Calculator.

What is included with ownership?

Fully furnished. Butler + concierge. 24 rounds Jack Nicklaus golf. NEXUS Club. Long Cay private island. Eternity I superyacht. Sense Spa priority. Rosewood Reserve global. Casino Platinum. 45+ dining venues. 3,000ft private beach.

How does the rental programme work?

Rosewood manages all bookings, guest services, and housekeeping. Nightly $800-$3,000+. Revenue split per owner agreement. Income not guaranteed — depends on occupancy and market. Glenn provides comparable rental data.

What are the annual holding costs?

$2.3M 2BR owner-occ: ~$60K-$124K/yr (tax $18.7K, HOA $18K-$36K+, insurance $23K-$69K). Non-owner higher. 3BR ($5.2M): $131K-$265K+/yr. Tax Calculator.

What are the HOA/management fees?

$18,000-$36,000+/yr on a 2BR, covering Rosewood services, common areas, security, landscaping, pool, and resort infrastructure. Fees are non-negotiable and increase over time. Glenn reviews the HOA disclosure with every buyer.

Do units qualify for residency?

All qualify. Most accelerated EPR ($1.5M+, ~3 weeks). $20K fee, 10yr hold, 90 days/yr. Check Eligibility.

How does Rosewood compare to Goldwynn?

Rosewood: $1.7M+, butler, golf, island, yacht, highest holding costs. Goldwynn: $1.5M+, lower entry, stronger hotel rental yields, no butler/golf. Full Comparison.

Are there blackout dates or usage restrictions?

Usage policies and rental blackout periods are defined in the purchase agreement and vary by unit type. Owners retain usage rights when not committed to the rental pool. Glenn reviews the full agreement before commitment.

What are the risks of buying?

High holding costs ($60K-$124K+/yr on 2BR). Non-negotiable HOA increases. Branded resale restrictions. Beachfront insurance 1-3% of value. Rental income not guaranteed. Narrower resale pool at luxury price point. Glenn provides complete risk-adjusted projections.

Have Rosewood units appreciated?

Baha Mar branded residences have generally held or appreciated, supported by limited inventory and strong branded demand. Past performance does not guarantee future returns. Glenn provides actual closed sale price-per-sqft trends.

Who should I call to buy a Rosewood Baha Mar Residence?

Call Glenn Ferguson at +1-242-395-8495. BREA Licensed Bahamas Real Estate Agent, 24+ years. Unit availability + comparables + HOA review + rental data + EPR. Zero cost to buyer. View Glenn's credentials.

Sources

Rosewood Hotels and Resorts (rosewoodhotels.com) — residence details, owner privileges, Rosewood Reserve programme
Baha Mar Residences (residences.bahamar.com) — pricing, configurations, NEXUS Club, Long Cay, Eternity I
Damianos Sotheby's International Realty — MLS resale listings, closed sale data
Bahamas MLS — closed sales, price-per-sqft trends
Chow Tai Fook Enterprises — developer financial backing, $4.2B investment
Real Property Tax Act, as amended 2023 — owner and non-owner tiers, $150K cap
VAT (Amendment) Act, 2022 — 10% VAT on conveyance
Bahamas Immigration Department — EPR requirements ($1M+ threshold, Jan 2025)
BREA (breabahamas.com) — agent licensing, commission standards

The Deepest Owner Privilege Package in the Caribbean

Rosewood Baha Mar delivers branded luxury no other Bahamas development matches — butler, Jack Nicklaus golf, NEXUS Club, private island, superyacht, and Rosewood global programme. At $1.7M-$25M with 8-11% closing and $60K-$265K+/year in holding costs, this requires unit-specific analysis with honest risk projections. Glenn Ferguson provides the complete numbers for every available residence.

Disclaimer: Pricing, availability, privileges, HOA fees, and rental programme terms are subject to change by the developer and Rosewood Hotels. Rental income is not guaranteed. This page is not affiliated with Rosewood Hotels and Resorts, Baha Mar, or Chow Tai Fook Enterprises. Consult a qualified Bahamas attorney and your home-country tax advisor. Glenn Ferguson is a licensed Bahamas Real Estate Agent (BREA #1247) and Residency Consultant — not a lawyer, accountant, investment advisor, or tax advisor.