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Bahamas Property

Yes, with no meaningful restrictions. Under the International Persons Landholding Act (1994), foreign nationals can purchase residential property in the Bahamas and hold freehold title - the same ownership rights as Bahamian citizens. For residential property under 2 acres purchased for personal use, only a post-closing registration with the Bahamas Investment Board is required ($25 USD). No prior government approval needed. For rental-use properties or properties exceeding 2 acres, a Bahamas Investment Authority permit is required before closing ($500 USD). Foreign buyers can purchase freestanding homes, condos, land, and even private islands. There are no restrictions on resale, no minimum residency requirements, and no expiry of title.

Foreign buyers hold freehold title - outright ownership of the property and the land beneath it in perpetuity. This is the same ownership structure as Bahamian citizens. The Bahamas operates a common law property system based on British legal tradition, providing transparent title records through the Bahamas Registry of Records. Freehold is the dominant land tenure in the Bahamas for residential property. Leasehold (long-term rental from Crown Lands) is used for some agricultural or development land and is a different structure. For all the developments listed on this site - condos, gated communities, Palm Cay, Cable Beach - freehold title applies. Your Bahamian attorney confirms the title structure for any specific property during the due diligence phase.

No special approval is required for US citizens beyond the standard foreign buyer process. For residential property under 2 acres purchased for personal use, US buyers register the purchase with the Bahamas Investment Board after closing ($25 USD) - no prior approval needed. For rental properties or properties over 2 acres, the Bahamas Investment Authority permit ($500 USD) applies before closing - this is the same requirement for buyers from any country. The Bahamas' common law system and USD-pegged currency make the process familiar and accessible for US buyers. No special visas or immigration steps are required to complete a property purchase.

Yes. Condo purchases are among the most straightforward Bahamas property transactions for foreign buyers. Residential condo units are under 2 acres and typically purchased for personal use or rental - both well-established paths under the International Persons Landholding Act. For personal use: post-closing Investment Board registration only. For rental use: BIA permit before closing. All condos listed on this site - One Ocean, Reef Atlantis, Aqualina, Palm Cay, One Cable Beach - are regularly purchased by international buyers. See the full Nassau condos guide for current listings.

No. In all Bahamas real estate transactions, the seller pays the agent commission - typically 6% to 10% of the purchase price. The buyer pays nothing for buyer representation, island comparison, closing cost analysis, EPR residency consultation, or remote purchase coordination. This means engaging Glenn Ferguson as your buyer's agent costs nothing additional above the property purchase price. The commission is built into the seller's agreed asking price and paid from the seller's proceeds at closing.

The Bahamas replaced stamp duty with VAT on conveyance. The correct current terminology is conveyance VAT - a flat 10% government tax applied to the full purchase price on all Bahamas real estate transactions. It is the same rate for all buyers (Bahamian citizens and foreign nationals alike), non-negotiable, and cannot be avoided. The VAT invoice must be obtained from the Comptroller of Inland Revenue and settled before deed execution under the Conveyancing Amendment Act 2025. Some agents and older sources still refer to this as "stamp duty" - both terms describe the same transaction tax. Glenn always refers to it as conveyance VAT and includes it as a line item in every cost breakdown he prepares.

Yes, but the structure is highly favourable compared to most jurisdictions. Under the Real Property Tax Amendment Act No. 43 of 2025, non-owner-occupied property is taxed at 1% on the first $500,000 of assessed value and 2% on the value above $500,000, capped at $150,000 annually. Owner-occupied residential properties have lower rates with exemptions applying to the first tier. There is zero income tax on rental proceeds, zero capital gains tax at resale, and zero inheritance tax on Bahamas property passed to heirs. The Bahamian dollar is pegged 1:1 to the USD - there is no currency exchange risk for USD buyers. See the full Bahamas property tax guide for the complete rate schedule and annual cost examples.

Yes, financing is available through Bahamian banks and financial institutions for non-resident international buyers. Banks including RBC Royal Bank, CIBC FirstCaribbean, and Scotiabank offer mortgage products to foreign buyers. Non-resident terms typically include a higher down payment - usually 30% to 50% of the purchase price - shorter loan terms, and more detailed financial qualification requirements including proof of income, bank statements, and home country credit reports. Fixed-rate mortgages in the Bahamas range from approximately 6% to 8% with terms of 15 to 25 years. The application process including pre-qualification, submission, underwriting, and approval typically takes 30-60 days. In practice, most international buyers of Nassau and Paradise Island condos and homes complete with cash or international financing rather than local Bahamian mortgages, but local options exist. Glenn can refer buyers to local lending contacts if required.

The Bahamas property purchase process has six main steps: (1) Property search and shortlist - Glenn provides current MLS listings, pricing, and a personalised cost breakdown for any property of interest; (2) Due diligence - your Bahamian attorney conducts a 30-year title search through the Bahamas Registry of Records and reviews all property documentation; (3) Offer and deposit - a written offer is submitted through Glenn, and on acceptance a 10% deposit is wired to your attorney's client account held in escrow; (4) Agreement for Sale - prepared by your attorney with the agreed price, terms, and closing date; (5) Closing - your attorney executes the Deed of Conveyance, remits the flat 10% conveyance VAT, and registers the title transfer at the Bahamas Registry of Records; (6) Post-closing - Investment Board registration is completed by your attorney; Glenn files EPR application if the purchase qualifies at $1M or above. Timeline: 30-90 days from accepted offer to registered deed. For remote purchases, a notarised power of attorney replaces any requirement for the buyer to be physically present.

Yes - engaging a licensed Bahamian attorney is a legal requirement for all Bahamas real estate transactions, not just recommended practice. Your attorney conducts the 30-year title search through the Bahamas Registry of Records (confirming the seller has clear and marketable title, and checking for liens, encumbrances, or disputes), drafts or reviews the Agreement for Sale, prepares the Deed of Conveyance, remits the conveyance VAT to the government, and registers the title transfer with the Registry of Records. Attorney fees are 2.5% to 3.5% of the purchase price, with a Bar Association minimum of 3.5% for registered land since January 2026, plus a further 10% VAT on those fees. Glenn refers buyers to attorneys with experience specific to the property type and island being purchased.

Yes, entirely. Bahamas property purchases are routinely completed without the buyer visiting Nassau. A notarised power of attorney grants your Bahamian attorney authority to sign and execute every transaction document on your behalf - the Agreement for Sale, Deed of Conveyance, and any Investment Board registration. The POA should carry an apostille stamp under the Hague Convention for international recognition. Glenn manages the full remote process: MLS shortlist, video walk-throughs, attorney referrals, deposit guidance, closing timeline management, and concurrent EPR filing. More than half of Glenn's transactions in any given year are completed without the buyer visiting Nassau. Full details at the remote purchase guide.

For residential property under 2 acres purchased by a foreign buyer for personal use, the Bahamas Investment Board (operating under the Office of the Prime Minister) registration is the main post-closing government requirement. The buyer's attorney submits a copy of the Deed of Conveyance, evidence of conveyance VAT payment, and a bankers draft or money order for $25 USD payable to the Public Treasury. This registers the foreign ownership in the national property records. A separate Bahamas Investment Authority (BIA) permit is required before closing for rental-use properties, properties exceeding 2 acres, or commercial developments. The BIA permit fee is $500 USD and must be obtained before the transaction completes. Your attorney determines which requirement applies and handles the filing.

Yes. Foreign nationals who purchase Bahamas real estate valued at $1,000,000 or more (EPR minimum effective January 1, 2025, increased from $750,000) qualify to apply for Economic Permanent Residency under the Bahamas Investment Act. The EPR grants indefinite right of residence in the Bahamas with no annual reporting, no Bahamian income tax on worldwide income, and no minimum days required in the Bahamas each year. Government fee: $20,000 (standard) or $25,000 (with right to work). Typical processing: 3-6 months standard, approximately 3 weeks for purchases at $1.5M or above (accelerated track). Spouses and dependent children under 18 are included at $300 per person. Half of high-net-worth expats in the Bahamas are now permanent residents, up from approximately 20% before the pandemic (Knight Frank 2025). Glenn files EPR applications concurrently with purchase closings on any Bahamas island - no separate immigration firm needed. Full details at the Bahamas EPR guide.

The Economic Permanent Residency minimum qualifying investment was raised from $750,000 to $1,000,000 effective January 1, 2025. Properties purchased before this date at $750,000 to $999,999 may have qualified under the old threshold - consult Glenn on the status of any pending or recent transaction. Under the new threshold: $1M to $1.49M qualifies for standard EPR processing (3-6 months). $1.5M or above qualifies for accelerated processing (approximately 3 weeks). Purchases below $1M do not qualify for EPR but do qualify for the annual Home Owners Resident Card, which permits multiple entries for the buyer, spouse, and dependent children without the full residency rights of EPR.

All Bahamas islands qualify equally for EPR residency - there is no island restriction in the Bahamas Investment Act. A qualifying purchase of $1M or above on Nassau, Paradise Island, Eleuthera, Exuma, Abaco, Harbour Island, or Grand Bahama all qualify for EPR application on identical terms. Nassau and Paradise Island offer the broadest range of EPR-qualifying inventory across the most price points from $1M to $10M+. Eleuthera and Harbour Island estates, Exuma luxury properties, and Abaco waterfront homes at $1M+ all qualify equally. Glenn manages EPR applications on any island concurrently with the purchase closing.

The structural case for Bahamas property investment remains strong in 2026. The Bahamas received 12.5 million visitors in the 12 months to January 2026 (Ministry of Tourism, Jan 28, 2026) - generating the tourism demand that underpins STR income. GDP grew at 2.8% (IMF, Feb 5, 2026). Nassau luxury sales volume surged 68% in 2025 with inventory 20% below the prior year - a market under supply pressure. Nassau STR average daily rate was $510.80 (AirDNA, Central Bank of the Bahamas, August 2025). Zero income tax, zero capital gains tax, and zero inheritance tax apply to all property owners. The Bahamas is the only zero-income-tax Caribbean jurisdiction offering both freehold ownership and permanent residency through property investment. As with any market, individual outcomes depend on location, property type, pricing, rental management, and market timing.

The right island depends entirely on your objective. Nassau is best for liquidity, full infrastructure, EPR residency, and the most active resale market. Eleuthera led the entire Bahamas in year-over-year sales gains in Q4 2025 (Morley Realty MLS data) and is best for value growth and lower entry price. Exuma is best for luxury second homes and premium STR daily rates exceeding $500 (AirDNA Oct 2025). Harbour Island is best for prestige and the world-famous pink sand beach with homes from $1M+. Abaco is best for the boating and sailing lifestyle - Hope Town STR ADR exceeds $500. Grand Bahama delivers the highest gross rental yields (8-10% cited) from employer-tenant demand at the Port of Freeport. Glenn provides a personalised island recommendation based on your objective, budget, and realistic visit frequency. Full comparison: best island guide.

Nassau's STR average daily rate was $510.80 (AirDNA, Central Bank of the Bahamas, August 2025). AirDNA October 2025 data shows the highest daily rates - exceeding $500 - in Hope Town (Abaco), Exuma, Bimini, and Central Eleuthera. Nassau hosts the most active STR listings by volume, providing more consistent year-round demand. STR occupancy is highly seasonal across all islands: 70-75% in March, 25-30% in September. Grand Bahama's long-term employer-driven rental market offers yields cited at 8-10% gross. All rental income from Bahamas property is received completely tax-free for non-resident owners - zero Bahamian income tax on rental proceeds regardless of amount or island. STR owners remit 10% VAT on nightly rates quarterly.