Albany Bahamas Real Estate for Sale

How much does Albany Bahamas real estate cost?

Albany is an ultra-luxury community and pricing is often quoted on request. As a guide, marina residences and apartments (such as the contemporary Honeycomb) typically begin in the low-to-mid single-digit millions, custom villas and beachfront estates run well into the tens of millions, and building lots are also available for owners who want to build. Because each residence is unique and inventory is limited, contact Glenn at +1-242-395-8495 for current Albany listings and pricing.

What are the closing costs when buying in Albany?

Budget roughly 8% to 10% of the purchase price in closing costs, on top of the price. This typically includes conveyance VAT (10%, customarily split 50/50 between buyer and seller and set in the Agreement for Sale, so a buyer share near 5%), legal fees of about 2.5% to 3.5% plus VAT (the Bar Association minimum is 3.5% for registered land as of January 2026), a deposit of usually 10% held in the vendor's attorney escrow, and title, survey, and disbursement costs. On a $1,000,000 purchase that is commonly about $83,000 to $99,000. Estimate yours with the closing costs calculator and confirm with your attorney.

What are the HOA fees and ongoing costs at Albany?

Albany residences carry community association (HOA) fees that fund security, concierge, landscaping, and shared amenities, and they vary by residence type. Apartments and condos include association fees covering shared services and reserves; marina residences add berth or slip fees; villas and estates carry higher private maintenance, landscaping, and insurance (insurance is roughly 1.5% to 3% of insured value, higher near the ocean). Annual real property tax also applies. Always review the association budget, reserves, and any special-assessment history before closing - Glenn obtains the exact current fees for any specific residence. See the property taxes guide.

Can a foreigner get a mortgage to buy in Albany?

Yes - foreign buyers can finance, although many luxury Bahamas purchases are completed in cash. Bahamian and some international banks lend to non-residents, usually on different terms than residents, with larger down payments and lower loan-to-value. Ask lenders about LTV limits, required documentation, currency options, and whether a marina-slip component is financeable. Glenn can refer banking contacts; many Albany buyers still pay cash for speed and negotiating leverage.

Can I rent out my Albany home?

Possibly, but rental use at Albany is governed by the community's rules, so verify before assuming income. Luxury Albany homes can be attractive for high-season short-term rentals and longer corporate lets, and rental income earned by non-resident owners is not taxed by the Bahamian government (a vacation-rental business licence is required, and budget roughly 20% to 30% of gross income for management). Private gated communities often restrict short-term rentals, so confirm the current rental and marketing rules in the association documents. Glenn reviews the rules and, where rentals are allowed, requests occupancy and rate history first.

How long does it take to buy a property in The Bahamas?

A typical Bahamas purchase closes in about 30 to 90 days from an accepted offer. After a signed Agreement for Sale and a deposit (usually 10%, held in the vendor's attorney escrow), the buyer's attorney runs a title search going back at least 30 years, the parties satisfy conditions, and the Deed of Conveyance is executed and recorded. Remote buyers can sign by power of attorney with apostille. Timing varies with title complexity and any financing.

Where is Albany in The Bahamas?

Albany is a 600-acre oceanside gated community on the southwest shore of New Providence, in the South Ocean area, only about ten to fifteen minutes from Lynden Pindling International Airport in Nassau. It is private and secluded yet highly accessible, which is one reason it appeals to international buyers who fly in and out frequently.

Who developed Albany, and who is involved?

Albany was developed by the Tavistock Group, the private investment firm of Joe Lewis, in collaboration with golf champions Tiger Woods and Ernie Els. Ernie Els designed the championship golf course, and Albany hosts Tiger Woods' Hero World Challenge each year. On-site real estate is handled by the developer's sales arm and a small number of brokerages; Glenn Ferguson represents buyers across Albany and the wider Nassau and Paradise Island market.

What types of homes are for sale in Albany?

Albany offers villas (beachfront, beach club, and ocean view), ocean-view marina residences, contemporary new-construction apartments at The Honeycomb, golf-course and beachfront custom homes, equestrian ranchette home sites, and custom building lots. In total there are roughly 325 residences across the community, so styles range from clean modern to more classical. Glenn can match any type to your budget and goals.

Does Albany have a marina and golf course?

Yes - Albany has a 71-slip mega-yacht marina, one of the largest in the Caribbean, accommodating yachts up to roughly 240 feet, and an Ernie Els-designed 18-hole championship course of about 7,400 yards, home of the Hero World Challenge. It also has the Albany Golf Academy, a boutique hotel, full-service spa and fitness centre, equestrian centre, racquet centre, family water park, multiple restaurants, and a kids' clubhouse.

Can a foreigner buy property in Albany?

Yes - non-Bahamians buy in Albany with the same freehold ownership rights as citizens under the International Persons Landholding Act. A licensed Bahamian attorney handles the conveyance, title search, and registration with the Investments Board, and many buyers complete remotely by power of attorney. Glenn coordinates the attorney, the filings, and the closing. Full detail is in the foreign buyer guide.

Does buying in Albany qualify for Bahamas residency?

Yes - a qualifying real estate investment of $1,000,000 or above (the Economic Permanent Residency minimum since January 1, 2025) can support a permanent residency application, and most Albany purchases comfortably exceed that level. Permanent residency carries no minimum-days requirement and includes a spouse and dependent children, and the Bahamas has no income, capital gains, or inheritance tax. Processing times are not officially published; advisers cite roughly 6 to 18 months, so confirm with immigration counsel. Detail is in the residency guide.

Who should I call to buy in Albany?

Call Glenn Ferguson directly at +1-242-395-8495. Glenn is a licensed Bahamas real estate agent (BREA) with 24+ years across Nassau and Paradise Island luxury communities. He provides current Albany listings and pricing, private previews, cost breakdowns, attorney referrals, and EPR residency coordination. Seller pays commission, so buyer representation costs nothing. Read Glenn's full profile.