EPR-Qualifying NeighbourhoodsWhere Should You Buy for Bahamas Residency?
Glenn recommends six established luxury communities where the majority of EPR-qualifying properties are concentrated. These neighbourhoods offer the strongest combination of residency qualification, long-term appreciation, rental income potential, and lifestyle value. Every property Glenn presents has been verified to meet the $1,000,000 threshold before you schedule a viewing.
EPR Qualified
$3M – $40M+
Ocean Club Estates
Ultra-luxury gated enclave on Paradise Island. Four Seasons resort access, Tom Weiskopf championship golf, private marina, beach club. The Bahamas' most prestigious address.
Paradise IslandBeachfrontGated
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EPR Qualified
$2.5M – $30M+
Lyford Cay
The Bahamas' most historic private community. Members-only beach club, championship golf, deep-water marina, Lyford Cay International School on-site.
West NassauPrivate ClubMarina
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EPR Qualified
$2M – $25M+
Albany
Exclusive resort community with mega-yacht marina, Ernie Els golf course, water park, Windsor School campus, and members-only amenities. Every property exceeds $1.5M — qualifying for accelerated 21-day EPR processing.
South NassauMarinaGolf
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EPR Qualified
$2M – $20M+
Old Fort Bay
Gated waterfront community with colonial-era charm, private beach, deep-water marina, and the Old Fort Bay Club. Strong long-term appreciation history.
West NassauWaterfrontClub
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EPR Qualified
$1M – $15M+
Cable Beach & Baha Mar
Nassau's premier beachfront corridor. Goldwynn, Aqualina, and Baha Mar branded residences offer strong rental returns with luxury hotel-calibre services and management.
BeachfrontBrandedRental ROI
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Select at $1M+
$600K – $3M+
Palm Cay
Modern marina village on eastern Nassau with private beach, pool, gym, and yacht club. Select premium townhomes and penthouses meet the $1M EPR threshold.
East NassauMarinaModern
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Insider tip: Glenn also sources qualifying properties on the Family Islands — Exuma, Eleuthera, Harbour Island, and Abaco — for investors who prefer larger land parcels, private beachfront acreage, or emerging markets. Exuma short-term rentals average $750/night with strong seasonal demand.
The Glenn Ferguson AdvantageWhy One Expert Is Better Than Two Separate Firms
Most investors hire a real estate agent and a separate immigration advisor. Glenn Ferguson is both — BREA-licensed agent (BREA #1247) and residency consultant with 24+ years. He verifies every property meets EPR requirements before you make an offer, structures the purchase for residency qualification, and files the Immigration application himself. One point of contact, zero handoff risk, faster approval.
Working with Glenn Ferguson
One Expert, Start to Finish
✓Licensed agent handles property search and purchase
✓Same person files your EPR application with Immigration
✓Pre-verifies every property meets $1M EPR threshold
✓Structures purchase for residency from day one
✓24+ years of multi-island market knowledge
✓Also a licensed Marriage Officer and WPIC wedding planner
Typical: Agent + Immigration Firm
Two Firms, Handoff Risk
✗Agent may not verify residency qualification before sale
✗Separate immigration firm enters after purchase closes
✗Ownership structure may need correcting post-purchase
✗Two fee structures, two timelines, two relationships
✗Agent may lack island-specific residency knowledge
✗No wedding or lifestyle integration services
Ready to see EPR-qualifying properties?
Bahamas Real Estate Market 2026What Does the Market Look Like Right Now?
The Bahamas luxury real estate market is supply-constrained and appreciating. Nassau median home prices sit around $495,000 (mid-2025). The luxury segment (properties over $3M) has seen significant price growth since 2020. Inventory is approximately 20% lower than recent years. Record tourism — 11.22 million visitors in 2024 — continues to fuel rental demand across all islands.
~$495KNassau Median Price
−20%Inventory vs Prior Year
11.22MTourist Arrivals 2024
$511Avg STR Nightly Rate
The luxury segment — where EPR-qualifying properties are found — shows the most sustained strength. Prime residential prices grew 5.1% in 2024 (Knight Frank), exceeding the global average of 3.6%. Luxury sales volume increased 68% in 2025. Waterfront inventory in Lyford Cay, Old Fort Bay, and Ocean Club Estates remains exceptionally limited.
Short-term rental demand is strong year-round. The average daily rate reached $510.80, up 11.8% year-on-year (AirDNA/CBOB August 2025). Exuma, Bimini, and Central Eleuthera command the highest nightly rates. Occupancy ranges from 70–75% in peak season (March) to 25–30% in September.
Read the full 2026 Bahamas Real Estate Market Report for island-by-island data.
From Property Tour to Residency CertificateHow Glenn Takes You from Viewing to Immigration Approval
Glenn manages six phases from first conversation to Certificate of Permanent Residence. Unlike agents who stop after closing, Glenn stays with you through the entire Immigration process. Standard processing: 6–18 months. Investments of $1.5M+ receive accelerated 21-day processing (Bahamas Investment Authority).
1. Discovery Call with Glenn
Glenn reviews your financial profile, family situation, residency goals, and timeline. He explains current EPR requirements ($1M minimum, $20,000 government fee, 10-year hold) and creates a personalised property shortlist.
Week 12. Property Selection & Viewings
Glenn presents EPR-verified properties across his recommended communities. He arranges private viewings, coordinates virtual tours for overseas clients, and provides comparable sales data, rental projections, and HOA details.
Weeks 2–63. Purchase & Conveyance
Glenn manages offer, negotiation, and contract execution. He coordinates with a Bahamian attorney for title search, BIA registration, VAT invoice from the Comptroller (required before deed execution under the Conveyancing Amendment Act 2025), and closing.
Weeks 6–124. EPR Application Preparation
Glenn assembles the complete application: police clearance, medical certificates, proof of investment, source of funds, passport copies, reference letters, and financial statements. Documents authenticated via apostille as required.
Weeks 10–145. Immigration Filing & Interview
Glenn files with the Department of Immigration and prepares you for the interview (typically scheduled within 2–3 months). He remains your single point of contact throughout the review period.
Months 3–66. Approval & Certificate Issuance
Upon approval, pay the $20,000 government fee + $300 per dependent endorsement. The Department of Immigration issues your Certificate of Permanent Residence — valid for life. Glenn confirms your 10-year hold obligations and 90-day annual presence requirement.
6–18 months (21 days accelerated at $1.5M+)
Important — EPR does not grant work rights. The $20,000 EPR fee provides lifetime residency only. Operating a business or accepting employment requires a separate application through the business investment pathway ($500,000+ minimum). The widely cited "$25,000 work rights EPR" does not exist under current Immigration rules.
Full EPR details.
Rental Income PotentialCan You Rent Out Your Residency Property?
Yes — and many EPR investors do. There are no restrictions on renting your qualifying property as a short-term vacation rental or long-term lease. Nassau and Paradise Island command strong year-round demand, while Exuma and Harbour Island deliver the highest nightly rates. Rental income is not taxed in The Bahamas.
| Market | Avg Nightly Rate | Peak Occupancy | Best For |
|---|
| Paradise Island | $400 – $1,200+ | 70–75% (Mar) | Four Seasons brand, year-round demand |
| Cable Beach / Baha Mar | $350 – $900+ | 65–70% (Mar) | Branded residences, hotel-managed rentals |
| Exuma | $500 – $750+ | 70–75% (Mar) | Highest nightly rates, private island feel |
| Harbour Island | $450 – $800+ | 65–70% (Mar) | Pink sand beaches, boutique luxury |
| Nassau (general) | $200 – $500+ | 60–65% (Mar) | Highest listing volume, consistent demand |
Occupancy is seasonal: peak months (December–April) run 65–75%, shoulder season (September–October) drops to 25–30%. Glenn builds these patterns into every pro-forma analysis, accounting for management fees (typically 15–25%), insurance, HOA, and maintenance before presenting projected returns.
Use the Residency Investment Calculator to estimate total costs and potential returns, or ask Glenn for a custom pro-forma on specific properties.
Frequently Asked QuestionsBahamas Residency Real Estate FAQ
What type of property qualifies for Bahamas residency by investment?
Any residential real estate valued at $1,000,000 or more qualifies for Economic Permanent Residency. This includes single-family homes, condos, townhouses, beachfront estates, and vacant residential land intended for residential development. Commercial property alone does not qualify. The threshold increased from $750,000 to $1,000,000 effective 1 January 2025. Glenn verifies every property meets the threshold before you make an offer.
Full EPR guide.Can I finance my Bahamas property and still qualify for EPR?
Yes. The qualifying threshold is based on total purchase price, not your equity or down payment. Bahamas banks (RBC, CIBC FirstCaribbean, Scotiabank) lend to foreign buyers at 50–70% LTV. Rates: approximately 5.3% (CBOB mid-2025 average). You must demonstrate the financial means to maintain the investment for the 10-year hold period. Glenn connects you with lenders and helps pre-qualify before viewings.
Can I buy vacant land in The Bahamas for EPR qualification?
Yes, provided the land is zoned residential and valued at $1,000,000 or more. Many investors purchase beachfront acreage on Exuma, Eleuthera, or Abaco for custom builds. The land value alone must meet the threshold — construction costs are not added to the qualifying amount. Glenn verifies zoning and obtains independent valuations before you commit.
Does my qualifying property need to be in Nassau?
No. Any residential property anywhere in The Bahamas qualifies — Nassau, Paradise Island, Exuma, Eleuthera, Harbour Island, Abaco, Andros, Long Island, Bimini, and all other islands. However, Nassau and Paradise Island offer the deepest resale market, strongest rental demand, and most established infrastructure. Glenn sources qualifying properties across all islands based on your goals.
Can I buy pre-construction or off-plan property for EPR?
The EPR application requires proof of completed ownership — the executed deed must be submitted. You cannot file based on a purchase agreement or deposit on an unfinished property. However, Glenn begins preparing your EPR documentation during construction so the application can be filed immediately upon deed registration, minimising the gap between closing and filing.
Which property type gives the best rental return plus residency?
Branded residences at Cable Beach (Goldwynn, Baha Mar) and Paradise Island (Four Seasons Ocean Club) offer the strongest dual-purpose value. They qualify for EPR at $1M+, provide hotel-managed rental programmes with 60–75% peak occupancy, and command nightly rates of $350–$1,200+. Glenn provides pro-forma rental analyses on every property he recommends.
Use the calculator.Can I buy a condo-hotel unit for EPR qualification?
Yes, provided the unit is classified as residential and valued at $1,000,000 or more. Condo-hotel units at Goldwynn, Baha Mar, and Four Seasons Ocean Club qualify. Note: condo-hotel units may be subject to commercial property tax rates (0.75–1%) rather than the lower owner-occupied residential scale. Glenn clarifies tax treatment before you commit.
How does Glenn verify a property meets the EPR threshold?
Glenn cross-references the listing price against recent comparable sales, obtains an independent appraisal where necessary, and confirms the property is classified as residential by the Department of Inland Revenue. He verifies these details before you make an offer, not after — preventing the costly mistake of purchasing a property that falls short of the $1M threshold at closing.
What if my property value drops below $1M after purchase?
The qualifying threshold is based on the purchase price recorded on the deed at acquisition, not subsequent market valuations. A decline in market value does not affect your EPR status. The Immigration Board evaluates the original investment amount. However, you must maintain ownership for the full 10-year hold period regardless of market conditions.
Can I combine multiple properties to reach the $1M threshold?
The Department of Immigration evaluates applications case by case. In practice, a single property meeting the $1M threshold presents the cleanest application and highest approval probability. If you are considering combining properties, Glenn advises on structuring the purchases and application to maximise approval likelihood. All properties must be residential.
Full EPR requirements.
BREA#1247
MLSMember
24+Years
EPRConsultant
WPICCertified
Sources: Department of Immigration (immigration.gov.bs, June 2025); Bahamas Investment Authority (bahamas.gov.bs); Lennox Paton / Legal 500 Bahamas (March 2025); Immigration (Amendment) Act, 2021; Central Bank of The Bahamas (CBOB) Quarterly Statistical Digest Q3 2025; AirDNA / CBOB STR Report August 2025; Knight Frank Wealth Report 2025; Bahamas Bar Association fee schedule (effective 1 January 2026). Glenn Ferguson — BREA #1247 — verifies all data with primary sources before publication.
