Montage Cay Residences, Bahamas
47 fully furnished oceanfront residences on a 53-acre private island in the Abacos. Seven beaches, 47-slip marina, Montage hotel. From $8.1 million.
Development Overview
Montage Cay is a 53-acre private island in the Abaco Islands — the first Caribbean development from Montage Hotels and Resorts, backed by a $352 million investment from Sterling Global Financial. The island features 47 fully furnished luxury residences sited across seven private enclaves, a 50-suite Montage hotel, seven white sand beaches, and a 47-slip deep-water marina accommodating vessels up to 110 feet.
Residences range from three to six bedrooms on half-acre+ homesites, with interior space from 2,000 to over 6,000 square feet. All feature contemporary Bahamian architecture, private swimming pools, covered terraces, expansive indoor-outdoor living, and oceanfront or ocean-view positioning. Fully furnished to Montage hospitality standards and delivered turnkey.
The development is currently under construction with a phased opening beginning in 2026. Access is by yacht, seaplane, helicopter, or private ferry from Marsh Harbour (which has commercial flights from Nassau, Miami, and Fort Lauderdale).
Residences and Pricing
| Type | Bedrooms | Interior | Homesite | Price From |
|---|---|---|---|---|
| Island Cottage | 3 BR | ~2,000-3,000 sq ft | Half acre+ | From $8.1M |
| Island Villa | 4-5 BR | ~3,500-5,000 sq ft | Half acre+ | From ~$15M |
| Estate Compound | 5-6 BR | ~5,000-6,000+ sq ft | 1+ acres | Up to $68M |
All residences fully furnished to Montage standards. Private pool, covered terrace, ocean views. 47 total across seven private enclaves. Plus 8-11% buyer-side closing costs. Contact Glenn for current availability and exact pricing by unit.
Marina slips: 47 deep-water slips accommodating vessels up to 110 feet with power, freshwater, dockmaster, and valet service. Slips available for separate purchase.
Amenities and Lifestyle
Seven private beaches — white sand, surrounded by the turquoise waters of the Sea of Abaco. Each residential enclave has proximity to its own beach area.
50-suite Montage hotel — signature dining, full-service spa, fitness centre, and Montage concierge services available to all residence owners.
47-slip deep-water marina — vessels up to 110 feet, full-service fuel, dockmaster, valet. Direct access to world-class Abaco fishing grounds and cruising waters.
Recreation: water sports centre, tennis courts, nature trails through the island interior, residents-only pool and beach club, family programming.
Arrival: yacht, seaplane, helicopter, or private ferry from Marsh Harbour. No road access — complete island privacy.
Closing Costs for Buyers
| Cost Item | Rate | On $8.1M | On $15M |
|---|---|---|---|
| VAT on conveyance (buyer's 50%) | 5% | $405,000 | $750,000 |
| Legal fees (incl. 10% VAT) | 2.75-3.85% | $222,750-$311,850 | $412,500-$577,500 |
| Title insurance | 0.5-1% | $40,500-$81,000 | $75,000-$150,000 |
| BIA registration | Nominal | ~$250 | ~$250 |
| Total buyer-side | 8-11% | $668K-$794K | $1.24M-$1.48M |
Seller pays agent commission — buyer pays $0. VAT on conveyance is 10% total, split 50/50 customarily (negotiable). Source: VAT (Amendment) Act 2022.
Annual Holding Costs (Estimate)
On an $8.1M residence (owner-occupied): property tax approximately $76,250/year (first $300K exempt, 0.625% to $500K, 1% above, capped $150K), insurance $81,000-$243,000 (1-3% of value, island location), Montage management/HOA fees (not publicly disclosed), utilities variable. Glenn provides property-specific projections.
Closing Cost Calculator Property Tax Calculator
Residency — Every Unit Qualifies
| EPR Detail | Montage Cay |
|---|---|
| Min. investment threshold | $1,000,000 (all units far exceed this) |
| Processing | Accelerated (~3 weeks for $1.5M+, all units qualify) |
| Government fee | $20,000 standard / $25,000 with work rights |
| Hold period | 10 years minimum |
| Annual presence | 90 days per year |
| Family | Spouse + dependents under 18 ($300/dependent) |
EPR threshold increased to $1M effective January 1, 2025. Glenn coordinates purchase and EPR as one integrated process.
Check Eligibility Full Residency Guide
Glenn Ferguson — BREA Licensed Bahamas Real Estate Agent #1247 / Bahamas MLS Member / Residency Consultant / 24+ Years All Islands
Get Current Montage Cay Pricing and Availability
Glenn provides unit-specific pricing, closing cost projections, and EPR coordination — at zero cost to you.
Request Montage Cay Information
Include your budget, preferred residence type, and timeline.
Frequently Asked Questions
How much do Montage Cay Residences cost?
From $8.1M (3BR cottage) to $68M (estate compound). Plus 8-11% buyer closing costs. On $8.1M = ~$668K-$794K closing. Closing Cost Calculator.
Where is Montage Cay?
53-acre private island in the Abacos. Access by yacht, seaplane, helicopter, or ferry from Marsh Harbour (commercial flights from Nassau, Miami, Fort Lauderdale).
When will it be completed?
Under construction. Phased opening beginning 2026. Hotel + initial residential phases first. Contact Glenn for latest construction timeline.
Does buying qualify for residency?
Yes. All units qualify for accelerated EPR ($1.5M+, ~3 weeks). $20,000 fee, 10-year hold, 90 days/yr. Check Eligibility.
What are the annual holding costs?
$8.1M owner-occ: tax ~$76K, insurance $81K-$243K (island premium), plus Montage fees + utilities. Glenn provides property-specific projections.
How does Montage Cay compare to Bakers Bay?
Both: ultra-exclusive Abaco, marina, private island. Montage adds branded hotel + spa + dining (Bakers Bay does not). Bakers Bay has Tom Fazio golf (Montage does not). Bakers Bay from $4M, Montage from $8.1M.
What amenities are included?
7 private beaches, 47-slip marina (110ft), 50-suite hotel, signature dining, spa, tennis, water sports, nature trails, residents-only pool + beach club.
Who should I call to buy Residences at Montage Cay?
Call Glenn Ferguson at +1-242-395-8495. BREA Licensed Bahamas Real Estate Agent, 24+ years. Pricing + availability + closing costs + EPR coordination. Zero cost to buyer. View Glenn's credentials.
Related Guides and Tools
Sources
- Montage Hotels and Resorts — development specifications, amenities, residence details
- Sterling Global Financial — $352M investment, construction status
- Real Property Tax Act, as amended 2023 — owner-occupied 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 Most Exclusive New Development in the Bahamas
Montage Cay offers something no other current Bahamas development can match — branded private island living with only 47 residences, Montage hospitality management, seven beaches, and a deep-water marina. At $8.1M+ entry with 8-11% closing costs, this is a commitment that requires complete cost analysis before proceeding. Glenn Ferguson provides the numbers for every unit.
© 2026 HomesForSaleInNassauBahamas.com · Glenn Ferguson BREA #1247 · Nassau & The Bahamas
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