Ask Glenn
Every Question Answered

Yes without restriction. Foreign nationals can purchase property anywhere in the Bahamas with full freehold ownership rights. There are no nationality-based restrictions, no foreign buyer surcharges, and no limits on the type or location of property you can own. International buyers receive exactly the same title rights as Bahamian citizens.

The only administrative requirement is registering land purchases with the Bahamas Investment Authority (BIA) under the International Persons Landholding Act. This is a registration, not an approval your attorney files it automatically as part of the purchase.

Yes Americans are the largest single group of foreign property buyers in the Bahamas. No restrictions apply. The USD-pegged Bahamian dollar eliminates currency risk entirely. Direct flights from Miami take under 50 minutes. At $1M+, American buyers qualify for Bahamas Permanent Residency.

Yes Canadians are the second most active foreign buyer group in the Bahamas. Full freehold ownership, no restrictions by nationality. Direct flights from Toronto and Montreal operate year-round. All the same purchase rules and residency pathways apply.

The International Persons Landholding Act (IPLA) requires foreign buyers who purchase property including land to register with the Bahamas Investment Authority. It is a registration requirement only not a restriction on foreign ownership and not an approval process. The BIA has no grounds to block a properly structured purchase. Your Bahamian attorney handles the filing as a standard part of conveyancing. The registration fee is nominal ($25–$100).

Full freehold title the strongest form of property ownership. You own the property outright, indefinitely, with the right to sell, rent, renovate, pass it to heirs, or hold it for appreciation. There is no leasehold structure, no time limit, and no use restriction beyond local planning rules. Foreigners receive the same title document as Bahamian citizens.

The main purchase tax is Stamp Duty approximately 10% of the purchase price, typically split 5% buyer / 5% seller (negotiable). Beyond this, there is no income tax, no capital gains tax, and no inheritance tax in the Bahamas. Budget approximately 7.5–10% of the purchase price for total closing costs including Stamp Duty, attorney fees (~2.5%), and BIA registration.

No the Bahamas has zero capital gains tax. When you sell your Bahamian property, the full profit is yours. There is no Bahamian tax on the gain regardless of how much the property has appreciated. Note that your home country (e.g. the US or UK) may still tax overseas capital gains under its own rules speak to your home-country tax adviser.

No the Bahamas levies no income tax of any kind. Rental income from your Bahamian property is not taxed in the Bahamas. Short-term rentals under 21 days may carry VAT implications your attorney and property manager can advise. Your home country may still tax this income under its foreign income rules.

Annual ownership costs typically include: Real Property Tax (low by international standards approximately 0.625–1% of assessed value for non-owner-occupied properties, with the first $300K exempt for owner-occupied homes), building insurance (budget for hurricane-rated cover, particularly for beachfront properties), HOA or condo fees where applicable, and property management fees if renting (typically 15–20% of rental income).

Stamp Duty is the Bahamian government's transaction tax on real estate purchases, calculated as a percentage of the purchase price. The total is typically 10%, conventionally split equally between buyer and seller so 5% each. This split is negotiable. Foreign buyers pay the same rate as Bahamian buyers there is no foreign buyer surcharge. Stamp Duty is paid at closing and managed by your attorney.

Cable Beach is the top choice for buyers combining lifestyle and investment walkable to Baha Mar, strong Airbnb demand, and Nassau's fastest-appreciating corridor. Paradise Island is best for maximum luxury, branded residences (The Reef, Four Seasons, One Ocean), and resort access. Downtown Nassau offers the lowest entry prices and strong long-term appreciation potential. Lyford Cay and Albany are the most prestigious estate communities for UHNW buyers.

Direct flights from Miami to Nassau take approximately 45–50 minutes. Fort Lauderdale is similar. New York is around 3 hours. Nassau's proximity to South Florida is one of its strongest investment arguments it is closer to Miami than many US domestic weekend destinations.

Paradise Island is a separate island connected to Nassau by two bridges. Nassau is the capital city diverse market, full infrastructure, range of price points from $200K to $20M+, strongest local economy. Paradise Island is a luxury resort destination home to Atlantis, Ocean Club Estates, The Reef, One Ocean, and Four Seasons Residences. Paradise Island commands higher prices and is primarily a resort and luxury condo market. Both are within the same metro area and served by the same international airport.

Lyford Cay is the most prestigious residential address in the Bahamas a 448-acre private gated community home to royalty, heads of state, and UHNW buyers since the 1950s. The most expensive home ever listed in the Bahamas was a $50M Lyford Cay beachfront estate. Albany is the leading modern luxury resort community, home to the Tiger Woods TGR golf course and an international resident base. One Ocean is the most exclusive condo address on Paradise Island.

Baha Mar is the Bahamas' largest integrated resort development on Cable Beach comprising Rosewood Baha Mar, SLS Baha Mar, and Grand Hyatt Baha Mar hotels alongside a casino, waterpark, golf course, and over 40 restaurants. Rosewood and SLS branded residences are available to purchase. Strong Airbnb demand, Cable Beach access, and resort amenities make Baha Mar residences a strong fit for buyers who want turn-key oceanfront ownership with an active lifestyle. Entry starts around $900K. All properties at $1M+ qualify for EPR.

Eleuthera is a long, narrow island approximately 100 miles east of Nassau known for pristine pink and white sand beaches, turquoise water, and an authentic, unhurried pace of life. Buyers choose Eleuthera over Nassau when they want privacy, natural beauty, and genuine island character rather than a resort-city environment. Property prices are generally lower than comparable Nassau locations, with stronger appreciation potential as the market matures. Harbour Island a small cay off Eleuthera's north end is one of the most sought-after addresses in the Caribbean.

Three reasons: supply, demand, and the beach. Harbour Island is small genuinely oceanfront properties are extremely limited and rarely come to market twice. Its three-mile pink sand beach is ranked among the world's most beautiful, driving demand from UHNW travellers and buyers from across the globe. And vacation rental rates are the highest in the Bahamas $1,500 to $5,000+ per night for beachfront villas during peak season. These three forces together create a structural price floor that doesn't exist on larger islands.

Fly direct to North Eleuthera Airport from Miami (~1 hour), Fort Lauderdale, or Atlanta. From the airport, a 10-minute water taxi takes you directly to Harbour Island's Government Dock. Private charter flights are also popular. Governor's Harbour Airport on central Eleuthera has direct US connections as well.

Harbour Island delivers the highest nightly rates and strongest yield (8–10% gross) but at the highest entry price ($2M+). Governor's Harbour offers the best yield-to-price ratio genuine oceanfront homes at significantly lower prices than Harbour Island, with fast appreciation as the market catches up. Cape Eleuthera is best for buyers who want marina access and eco-luxury privacy. See the full guide for a detailed area comparison.

Gross rental yields range widely depending on location and strategy. The Reef at Atlantis delivers the highest managed yield at 7–9% gross. Harbour Island villas achieve 8–10% gross with the highest nightly rates in the Bahamas. Cable Beach / Baha Mar condos typically yield 6–8% gross. Nassau investment condos yield 5–7% gross. Net yields run approximately 1.5–3% lower after management fees, insurance, and property tax.

Yes Airbnb and short-term vacation rentals are legal throughout the Bahamas. Operators of rentals under 45 days may require a commercial business licence from the Department of Inland Revenue confirm current requirements with your attorney or property manager before listing. Some condo buildings have internal bylaws restricting rental frequency or minimum stays; always check this before purchasing for Airbnb use. Glenn can identify properties with proven short-term rental track records.

Yes the fundamentals are strong. The Bahamas welcomed a record 12.5 million visitors in 2025, zero capital gains tax means all appreciation is yours, zero income tax applies to rental earnings, the currency is pegged 1:1 to USD, and Nassau is under 1 hour from Miami. Cable Beach is appreciating faster than most comparable Caribbean markets. The residency pathway at $1M+ adds a unique non-financial benefit. For investors at any budget from $350K condos to $40M estates, the Bahamas offers a rare combination of yield, capital preservation, tax advantage, and lifestyle.

The Reef at Atlantis is the clearest answer a fully managed rental programme run by Atlantis Resort delivers 7–9% gross yield with zero management effort from the owner. The Four Seasons Residences at Ocean Club offer a similar hands-off model with Four Seasons hotel service, at a yield of 5–8% gross. Both allow owners to generate rental income without self-managing or hiring a separate property manager.

Yes select Bahamian banks including Commonwealth Bank and Fidelity Bank Bahamas offer mortgages to non-residents, typically requiring a 25–35% down payment at interest rates higher than US or UK equivalents. Many foreign buyers find it more practical to use home equity, portfolio lending, or private financing from their home country. Glenn can connect you with Bahamian banking contacts who regularly work with international clients.

Yes. Purchasing property at $1,000,000 or more qualifies a foreign buyer to apply for Bahamas Economic Permanent Residency (EPR). Purchases at $1,500,000 or more receive accelerated consideration from the Immigration Department typically processed significantly faster than standard applications. The government EPR fee is $20,000. There is no minimum annual stay requirement and no requirement to give up existing citizenship.

Bahamas EPR is an annual residence certificate that grants the right to live in the Bahamas indefinitely, renewed each year while the qualifying investment is maintained. It is not citizenship it does not grant voting rights or the right to hold a Bahamian passport, and it does not confer the right to work locally without a separate work permit. It does grant the right to reside year-round in the Bahamas without a visa. The investment must be maintained for a minimum of 10 years to retain the EPR status.

Yes. The property does not need to be used as a primary or personal residence. A rental property, condo in a managed programme, or any other qualifying investment at $1M+ will meet the threshold. You can rent the property full-time and still hold the EPR certificate.

Yes. A spouse and dependent children can be included in the same EPR application at no additional investment requirement. Each family member must meet standard documentation requirements. Additional government fees apply per dependent confirm current fee amounts with your attorney at time of application.

No. Bahamas Permanent Residency is not citizenship it is a residence right only. You keep your existing passport and citizenship entirely. Many EPR holders maintain their Bahamian residence while remaining citizens of the US, Canada, UK, or any other country. There is no dual citizenship conflict.

The process has eight steps: (1) Engage a BREA-licensed agent. (2) Identify and view properties. (3) Submit an offer if accepted, sign a Heads of Agreement and pay a ~10% deposit. (4) Your Bahamian attorney conducts due diligence title search, contract review, BIA registration. (5) Satisfy any financing conditions. (6) Pay Stamp Duty and close. (7) Receive freehold title. (8) Apply for EPR if eligible.

30 to 90 days from accepted offer. Cash purchases at established developments typically close in 30–45 days. Transactions requiring BIA registration, title searches on older properties, or mortgage financing may take 60–90 days. Engaging your attorney early in the process is the single most effective way to accelerate the timeline.

It is possible to complete a purchase entirely remotely through a licensed agent and attorney with power of attorney. However, visiting before committing to any significant purchase is strongly recommended. Nassau is under 1 hour from Miami a property-viewing trip is realistically a day trip from South Florida. Glenn arranges viewings and can build a full island itinerary around your travel schedule.

Yes it is both standard and strongly advised. A licensed Bahamian attorney conducts the title search, reviews all contracts, handles BIA registration, manages Stamp Duty payment, and executes the conveyance. Attorney fees are approximately 2.5% of the purchase price. Glenn can refer buyers to trusted Bahamian legal professionals he has worked with across multiple transactions.

Glenn Ferguson is a BREA-licensed Bahamas real estate agent () with over 24 years of experience helping international buyers purchase property across Nassau, Paradise Island, and Eleuthera. He is also a WPIC-certified wedding and event planner and a licensed Bahamian marriage officer. Glenn has active relationships across all major Bahamas developments from The Reef at Atlantis to Lyford Cay and access to off-market inventory that never reaches the public MLS.

Yes. The Bahamas Real Estate Association (BREA) is the official licensing body for real estate agents operating in the Bahamas. Only BREA-licensed agents are legally permitted to sell property. Glenn's licence can be verified directly on the BREA website at breabahamas.com/realtor.php.

In the Bahamas, real estate commission is conventionally paid by the seller, not the buyer. Working with Glenn as a buyer's agent typically costs the buyer nothing Glenn's fee is paid from the seller's side at closing. Always confirm the specific commission structure at the start of any transaction.

Yes. Glenn maintains a network of seller relationships across Nassau, Paradise Island, and Eleuthera particularly at One Ocean, Lyford Cay, Albany, Harbour Island, and The Reef at Atlantis. Some of the best-value opportunities in the Bahamas never appear on the public MLS. If you are looking for something specific, describe what you want and Glenn will search his off-market contacts as well as the live MLS feed.

The fastest way is a single WhatsApp message to Glenn describe your budget, the type of property you have in mind, and whether you are buying to use personally, for rental income, or both. Glenn will respond with a shortlist of matched properties from the live MLS and his off-market network, and walk you through the next steps. You do not need to have everything figured out before reaching out most buyers start with a broad idea and refine it through the conversation.

Yes. Glenn Ferguson is also a WPIC-certified wedding and event planning professional and a licensed Bahamian marriage officer meaning he can legally perform weddings in the Bahamas. He works with couples planning destination weddings across Nassau, Paradise Island, and Eleuthera, handling venue selection, legal requirements, vendor coordination, and the marriage ceremony itself. Many of Glenn's real estate clients have also chosen to marry in the Bahamas combining a property purchase with a wedding is a natural progression in the Bahamas lifestyle journey.