Single Family Homes for Sale in The Bahamas

Prices vary dramatically by island and community. Nassau gated communities: Sandyport from $500K, Old Fort Bay from $1.5M, Lyford Cay from $3M, Albany from $2M, Ocean Club Estates from $3M. Cable Beach area: from $300K. Eleuthera: from $250K. Exuma: from $250K (waterfront estates to $2.5M+). Abaco: from $300K. Grand Bahama: from $150K (best value, quick US access). Private islands in the Exuma Cays start around $2M.

Foreign buyers should budget approximately 8–9.5% of purchase price. The largest component is VAT on conveyance (flat 10% for foreign buyers, customarily split 50/50 with seller — your share: 5%). Attorney fees: 2.5–3.5% depending on land type (3.5% minimum for registered land per Bar Association schedule, January 2026). Plus 10% VAT on attorney fees, title searches ($2,000–$3,000), survey ($1,500–$3,000), and Investments Board registration ($250–$500). On a $1M home: approximately $81,000–$95,000 total.

Single family homes offer private yards, potential dock or seawall access, no shared walls, and typically stronger long-term appreciation. Condos offer lower entry prices (from $300K), turnkey lock-and-leave convenience, and HOA-managed maintenance. Key differences: single family homes require you to arrange property management, insurance covers the full structure, and hurricane preparation is your responsibility. Both qualify equally for EPR at $1M+. Glenn recommends single family homes for buyers who plan significant time in The Bahamas or want waterfront with dock access.

Essential features Glenn assesses: impact-rated windows and doors (or hurricane shutters), reinforced roof with hurricane straps, elevated foundation (minimum 10 feet above sea level for waterfront), standby generator with automatic transfer switch, adequate cistern capacity, seawall condition and height, proper drainage, and salt-air-resistant materials. Homes built or renovated after 2010 to current codes typically carry lower insurance premiums (1.5–3% of insured value annually).

For a $1.5M owner-occupied home in Nassau: property tax ~$11,250 (first $300K exempt, capped at $150,000/yr). Insurance: $15,000–$45,000. HOA fees (gated communities): $5,000–$30,000+. Utilities: $6,000–$15,000. Maintenance and landscaping: $5,000–$12,000. Generator: $2,000–$5,000. Total: approximately $45,000–$90,000 per year depending on community and usage.

Yes, but requirements apply. You need a business license and potentially Hotel Licensing Department registration. Short-term rentals (under 45 days) are subject to 10% VAT. HOA rules vary — some communities restrict short-term rentals, others support them. Rental income is not taxed in The Bahamas. Professional management is recommended (20–30% of gross income). Glenn confirms rental policies for every property before you commit.

Yes, if it meets the $1,000,000 minimum threshold for EPR. Hold period: 10 years. Annual presence: 90 cumulative days. Government fee: $20,000. Investments of $1,500,000+ receive accelerated consideration. EPR does not grant work rights. Glenn coordinates the application simultaneously with your closing. See the full residency guide.

Freehold (fee simple) means you own the land and structure permanently. This is the standard for most single family homes in The Bahamas. Foreign buyers receive the same freehold rights as citizens under the International Persons Landholding Act 1993. Some properties (particularly condos on government-leased land) may be leasehold (99-year leases). Glenn identifies tenure type for every property.

Nassau gated communities feature the highest standards: reinforced concrete, impact windows, commercial generators, and professional infrastructure. Eleuthera and Exuma vary more — some built to excellent standards, others needing renovation. Family Island properties may rely on cisterns and require generator backup due to less reliable power. Glenn inspects build quality on every property regardless of island.

Cash purchases: 60–75 days. Financed: 75–120 days. The longest component is the 30-year title search (3–6 weeks). Per the Conveyancing Amendment Act 2025, the VAT invoice must be obtained before deed execution. Complex titles or Family Island properties may extend beyond 90 days. Glenn sets realistic timelines at offer stage.

For appreciation: Nassau gated communities (Lyford Cay, Albany, Ocean Club). For rental yield: Eleuthera and Cable Beach. For value entry: Grand Bahama ($150K+, quick US access). For lifestyle and boating: Exuma (40–60% less than Nassau). For balanced value: Sandyport and Old Fort Bay. Morley Realty Q4 2025 data showed homes outperforming land across all islands. Glenn matches you with the right island based on your goals.

Glenn Ferguson — BREA-licensed agent #1247 with 24+ years helping international buyers purchase single family homes across Nassau, Paradise Island, Eleuthera, Exuma, Abaco, and Grand Bahama. Bahamas MLS member with access to all listed properties plus off-market inventory. Certified residency consultant. View Glenn's full credentials, request your shortlist, or call +1-242-395-8495.