2026 Complete Guide — Updated
Can Foreigners Buy Property
Can Foreigners Buy Property
in the Bahamas?
Direct answer
Yes — foreigners can buy property in the Bahamas with full freehold ownership rights. There are no nationality-based restrictions on purchasing real estate anywhere in the Bahamas. International buyers acquire the same title rights as Bahamian citizens, and purchases of $1,000,000 or more qualify for Bahamas Economic Permanent Residency.
No ownership restrictions
Full freehold title
Residency from $1M+
No capital gains tax
By Glenn Ferguson, BREA-Licensed Bahamas Real Estate Agent · Last updated
Foreign Ownership
Permitted
Title Type
Freehold
VAT on Conveyance
~10%
Capital Gains Tax
None
Residency from
$1M+
Closing Time
30–90 Days
Member of
On this page
Key Facts
What Foreign Buyers Need to Know
These are the facts that determine whether buying in the Bahamas is right for you. All sourced from Bahamian law and current government policy.
Ownership Rights
Full Freehold Title
Foreign buyers receive the same freehold ownership rights as Bahamian citizens. You own the property outright — no leasehold, no time limits, no restrictions on use.
Nationalities Welcome
All Nationalities
There are no country-based restrictions. Americans, Canadians, British, Europeans, and buyers from any country can purchase Bahamian real estate.
Administrative Requirement
BIA Registration
Purchases that include land must be registered with the Bahamas Investment Authority (BIA) under the IPLA 1993. This is a registration requirement only — it does not restrict ownership. Your attorney handles it.
Capital Gains Tax
Zero
The Bahamas levies no capital gains tax, no income tax, and no inheritance tax. Profits from selling your Bahamian property are entirely yours.
Rental Income
Fully Permitted
Foreign owners can rent their Bahamian property on a short-term or long-term basis. Airbnb and vacation rentals are legal. Some buildings have their own rental rules.
Residency Pathway
From $1M+
Purchasing property at $1M or above qualifies a foreign buyer to apply for Economic Permanent Residency (standard processing). Purchases at $1.5M or above receive accelerated consideration. Investment must be held for a minimum of 10 years.
Step by Step
How Foreigners Buy Property in the Bahamas
The process is straightforward by Caribbean standards. Here is every step from search to title — with typical timelines.
1
Engage a BREA-licensed real estate agent
Only agents licensed by the Bahamas Real Estate Association (BREA) are legally permitted to sell property in the Bahamas. Always verify your agent's licence. Glenn Ferguson is BREA-licensed and can be verified directly on the BREA website.
Timeline: Day 1
2
Search listings and identify properties
Search the Bahamas MLS and your agent's off-market inventory. For Nassau condos, Paradise Island luxury properties, or Eleuthera oceanfront homes, Glenn maintains a network of current and off-market deals.
Timeline: Days 1–14
3
Make an offer and sign a Heads of Agreement
Submit a written offer through your agent. If accepted, both parties sign a Heads of Agreement — a preliminary contract outlining the purchase price, deposit amount, and key terms. The buyer typically pays a 10% deposit at this stage.
Timeline: Days 7–21
4
Engage a Bahamian attorney for due diligence
Your attorney conducts a full title search, reviews the contract, checks for any liens or encumbrances, confirms land survey details, and verifies seller ownership. Attorney fees are approximately 2.5% of the purchase price. Glenn can refer you to trusted legal professionals.
Timeline: Days 14–45
5
Register with the Bahamas Investment Authority (BIA)
If your purchase includes land, your attorney files a registration with the BIA under the International Persons Landholding Act (IPLA) 1993. This is administrative only — there is no restriction on approval and no additional cost beyond the filing fee. Your attorney handles this on your behalf.
Timeline: Handled during due diligence
6
Pay VAT on conveyance and close the transaction
VAT on conveyance — 10% flat, customarily split 5% buyer / 5% seller — is paid at closing alongside attorney fees, BIA registration costs, and any government fees. This replaced the previous Stamp Duty system in July 2023. Your attorney manages the conveyance execution and title recording.
Timeline: Days 30–90 from offer
7
Receive freehold title and keys
The conveyance is executed and recorded. You receive a clean freehold title in your name — the same document and rights that a Bahamian citizen would receive.
Timeline: At closing
8
Apply for permanent residency (if eligible)
If your purchase was $1M or above, you can apply for Economic Permanent Residency immediately after closing. The application is filed with the Bahamas Immigration Department and receives standard consideration. Purchases at $1.5M or above receive accelerated consideration. The qualifying investment must be held for a minimum of 10 years. Glenn assists clients through this process.
Timeline: Post-closing
From 24+ Years On Island
The Three Mistakes Foreign Buyers Make Most Often
After two decades guiding international buyers through Bahamian transactions, three patterns separate the buyers who love their decision in five years from the ones who don't.
1
They don't use a Bahamian attorney
Bahamian real estate law is specific. Use a Bahamian attorney who closes transactions here every week — not your attorney from home, and not someone a friend recommended who handles other matters. The attorney handles your IPLA registration, your title search, and the formal conveyance. Get this wrong and you can spend years cleaning up a transaction that should have taken weeks. I refer clients to attorneys I have worked with for years.
2
They skip a proper title search
Title in the Bahamas — particularly for older properties or land on the Family Islands — can be more complex than in the US or UK. Generational ownership, historical surveys, and undivided interests are real issues. A thorough title search done early prevents the worst outcomes in this market. The 2.5% attorney fee buys you protection against the kind of title issue that can take years to resolve. It is not a line item to negotiate down.
3
They underestimate the ownership experience
Buying the property is the easy part. Insurance — especially for beachfront and post-hurricane considerations — maintenance for a home you may not occupy full-time, property management if you'll rent it, utilities, and the practical reality of being on island time when something needs fixing — these determine whether you love this decision long-term. The right advisor talks you through this before you sign, not after. My real value to clients is not showing them houses. It is the team I assemble around the deal and the things I tell them to watch for before they become problems.
Local Representation
Do You Really Need a Bahamas Real Estate Agent?
The short answer: yes — and not just because the law requires it. Here is what a BREA-licensed agent actually does for a foreign buyer, what it costs you, and what happens if you try to skip this step.
It's the law — not a suggestion
Under the Real Estate (Brokers and Salesmen) Act 1995, only agents licensed by the Bahamas Real Estate Association (BREA) may legally sell, lease, or broker property in the Bahamas. Unlicensed agents have no legal standing and no recourse if a transaction goes wrong. Always verify your agent's licence on the BREA website before signing anything.
It costs the buyer nothing
In the Bahamas, real estate commissions are customarily paid by the seller — typically 6% on improved property and 10% on vacant land. Foreign buyers receive full representation, MLS access, off-market listings, and on-island coordination at no direct cost. There is no buyer-side commission, no hidden fee, no reason to skip representation to save money.
Local knowledge you can't get online
A licensed Bahamas agent provides what no MLS feed can: which buildings are pre-approved for short-term rentals, which neighbourhoods are appreciating, which developments have hidden HOA issues, which lots have title complications, and which off-market deals never reach public listings. After 24+ years on island, this is the kind of knowledge that protects a foreign buyer from the wrong purchase.
Transaction coordination
Your agent does not just find the property. They coordinate the Bahamian attorney, the title search, the BIA registration filing, the survey if required, the inspection, the banking due diligence if you are financing, and the residency application if you are buying at the $1M+ threshold. Foreign buyers who try to coordinate this themselves from abroad routinely add weeks or months to closing.
Important — Verify Before You Engage
How to confirm a Bahamas agent is BREA-licensed
Every legitimate Bahamas agent has a verifiable BREA licence. If an agent cannot be confirmed on the BREA register, do not work with them. Glenn Ferguson is BREA-licensed and can be verified directly on the BREA website. The verification process takes thirty seconds.
Cost Breakdown
What Does It Actually Cost to Buy in the Bahamas?
Beyond the purchase price, here are all the costs a foreign buyer should budget for when purchasing in the Bahamas.
| Cost | Amount | Notes |
|---|---|---|
| VAT on conveyance (buyer's share) | ~5% of purchase price | Total is 10% flat (effective July 2023, replacing Stamp Duty), customarily split 50/50 with seller. Negotiable. |
| Attorney fees | ~2.5% of purchase price | Covers title search, contract, BIA registration, and conveyance. 10% VAT applies on top of fees. |
| BIA registration fee | $25 – $100 | Filing fee for International Persons Landholding Act registration. |
| Real Property Tax (annual) | Varies by value | Low by international standards. Owner-occupied rates are favourable, with exemptions on the first $300K. |
| Survey fee (if required) | $500 – $2,000+ | Required for some land purchases. Your attorney will advise. |
| Residency application fee (if applying) | Confirm current rate | Government fee for Economic Permanent Residency. Fees can change — confirm the current amount with your attorney before filing. |
| Total closing costs (approx.) | 7.5 – 10% | Of the purchase price, inclusive of all fees above. |
Figures are indicative. VAT rates and government fees can change — always confirm with your attorney before exchange.
Residency Pathway
Buy a Home. Become a
Bahamas Resident.
Foreign nationals who purchase property valued at $1,000,000 or more anywhere in the Bahamas are entitled to apply for Economic Permanent Residency under standard processing. Purchases at $1,500,000 or above receive accelerated consideration.
Ask Glenn About ResidencyHow it works
- 1Purchase property at $1M or above with full freehold title anywhere in the Bahamas
- 2File an Economic Permanent Residency application with the Bahamas Immigration Department
- 3Standard processing at $1M+; accelerated consideration at $1.5M+
- 4Receive your Certificate of Permanent Residence
- 5Live in the Bahamas indefinitely with no requirement to surrender existing citizenship
Important: Under the Immigration (Amendment) (No. 2) Act, 2024 — effective January 1, 2025 — the qualifying real estate investment must be held for a minimum of 10 years. Selling earlier may affect your residency status.
By Nationality
Can [Your Nationality] Buy in the Bahamas?
The short answer is the same for every nationality: yes. Here is a quick reference for the most common buyer nationalities.
🇺🇸
Americans
Fully permitted
Most active foreign buyer group. USD-pegged economy removes currency risk.
🇨🇦
Canadians
Fully permitted
Second most active buyer group. Direct flights from Toronto and Montreal.
🇬🇧
British
Fully permitted
Strong historical ties. The Bahamas is a Commonwealth nation.
🇪🇺
Europeans
Fully permitted
All EU nationalities. No additional restrictions or requirements.
🇦🇺
Australians
Fully permitted
Growing interest. Direct routing via LAX or Miami.
🇪🇦
All others
Fully permitted
No nationality is excluded from purchasing Bahamian real estate.
Note: some nationalities may face additional banking due diligence requirements. Your attorney and agent can advise on a case-by-case basis.
Expert view — Glenn Ferguson, BREA Licensed
"The question I get most from international clients is whether they can actually own property here outright. The answer is an unqualified yes. You own the title. You can sell it, rent it, leave it to your children. The Bahamas designed its property laws specifically to welcome foreign buyers — and the residency pathway starting at $1M, with accelerated processing at $1.5M, is one of the most straightforward investment immigration pathways in the Caribbean."
Glenn Ferguson
BREA-Licensed · Bahamas Real Estate & Residency Specialist · +1 (242) 395-8495
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Your Expert
Work with a Licensed Bahamas Specialist
Glenn Ferguson
BREA Licensed · WPIC Certified · Marriage Officer
Glenn Ferguson is a BREA-licensed Bahamas real estate professional and residency consultant with 24+ years of experience helping international buyers from the US, Canada, UK, and Europe purchase properties across Nassau, Paradise Island, and Eleuthera. He handles the full process — from property search and offer through to BIA registration, attorney referrals, and residency applications. If you are a foreign buyer starting your Bahamas property search, Glenn is the first call to make.
Common Questions
Foreign Buyer FAQ — Bahamas Property
Every question international buyers ask before purchasing in the Bahamas — answered directly.
Can foreigners buy property in the Bahamas?
Yes — foreigners can purchase property in the Bahamas with full freehold ownership rights. There are no nationality-based restrictions on buying real estate anywhere in the Bahamas. International buyers receive the same freehold title as Bahamian citizens, with the right to sell, rent, renovate, or pass the property to heirs. The only administrative step is registering land purchases with the Bahamas Investment Authority — which your attorney handles automatically.
Can Americans buy property in the Bahamas?
Yes — American citizens can buy property in the Bahamas with no restrictions. Americans are the largest single group of foreign property buyers in the Bahamas. The USD-pegged Bahamian dollar eliminates currency risk, and flights from Miami, Fort Lauderdale, New York, and other US cities are direct and frequent. Americans buying at $1M+ also qualify for Bahamas Economic Permanent Residency.
Can Canadians buy property in the Bahamas?
Yes — Canadian citizens can purchase property in the Bahamas with full freehold title and no restrictions. Canadians are the second most active group of foreign buyers in the Bahamas real estate market. Direct flights operate from Toronto, Montreal, and other major Canadian cities. Canadian buyers qualify for the same residency pathway at $1M+ as all other foreign nationals.
Can British citizens buy property in the Bahamas?
Yes — British nationals can purchase property in the Bahamas with full freehold title. The Bahamas is a Commonwealth nation with strong legal and cultural ties to the UK, which makes the purchase process familiar for British buyers. There are no additional restrictions or requirements for UK nationals beyond the standard BIA registration process.
What is the International Persons Landholding Act (IPLA)?
The International Persons Landholding Act of 1993 governs foreign ownership of Bahamian real estate. It requires foreign buyers to register their purchase with the Bahamas Investment Authority (BIA) when the property includes land. Critically, this is a registration requirement only — it is not an approval process and does not restrict foreign ownership. The BIA does not have grounds to reject a properly structured purchase. Your attorney files the registration as part of the standard conveyancing process.
What taxes do foreigners pay when buying in the Bahamas?
The main purchase tax is VAT on conveyance, typically 10% of the purchase price — usually split 5% buyer / 5% seller, though this is negotiable. This replaced the previous Stamp Duty system in July 2023. Foreign buyers pay exactly the same rate as Bahamian buyers — there is no additional foreign buyer surcharge. Beyond conveyance VAT, there is no income tax, no capital gains tax, and no inheritance tax in the Bahamas. Annual Real Property Tax applies at low rates. Budget approximately 7.5–10% of the purchase price for total closing costs including attorney fees.
Does buying property in the Bahamas qualify for permanent residency?
Yes — purchasing property valued at $1,000,000 or more qualifies a foreign buyer to apply for Bahamas Economic Permanent Residency under standard processing. Purchases at $1,500,000 or above receive accelerated consideration from the Bahamas Immigration Department. Under the Immigration (Amendment) (No. 2) Act, 2024 — effective January 1, 2025 — the qualifying investment must be held for a minimum of 10 years. There is no requirement to give up existing citizenship or nationality. Both Nassau and Paradise Island have many properties at this threshold.
How long does it take to buy property in the Bahamas?
A typical Bahamas property transaction closes in 30 to 90 days from offer acceptance. Cash purchases, particularly at established developments like The Reef at Atlantis, close fastest — often within 30–45 days. Transactions involving land registration with the BIA or financed purchases may take 60–90 days. Engaging a local attorney early significantly accelerates the process.
Do I need a Bahamas real estate agent to buy property as a foreigner?
Yes — both practically and legally. Under the Real Estate (Brokers and Salesmen) Act 1995, only agents licensed by the Bahamas Real Estate Association (BREA) may legally sell or broker property in the Bahamas. Unlicensed agents have no legal standing.
For foreign buyers, the practical case is even stronger: a BREA-licensed agent costs you nothing — commissions are paid by the seller. In exchange you get MLS access, off-market listings, attorney referrals, BIA registration coordination, area knowledge, and on-island representation. Always verify a licence on the BREA register before working with anyone.
For foreign buyers, the practical case is even stronger: a BREA-licensed agent costs you nothing — commissions are paid by the seller. In exchange you get MLS access, off-market listings, attorney referrals, BIA registration coordination, area knowledge, and on-island representation. Always verify a licence on the BREA register before working with anyone.
How much does a Bahamas real estate agent cost a foreign buyer?
Nothing — commissions are paid by the seller. In the Bahamas, real estate commissions are customarily paid by the seller, typically 6% on improved property and 10% on vacant land. Foreign buyers receive full agent representation, MLS access, off-market listings, attorney coordination, and BIA registration support at no direct cost to the buyer. There is no buyer-side commission, no retainer, and no hidden fee.
Can I get a mortgage in the Bahamas as a foreigner?
Yes — select Bahamian banks offer mortgages to non-residents, including Commonwealth Bank and Fidelity Bank Bahamas. Typical terms require a 25–35% down payment and carry 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 buyers with Bahamian banking contacts who regularly work with international clients.
Do I need to visit the Bahamas to buy property?
It is possible to purchase Bahamas property entirely remotely through a licensed agent and attorney with power of attorney arrangements. However, visiting to view properties before committing to any significant purchase is strongly recommended. The Bahamas is easily accessible — direct flights from Miami take under 30 minutes. Glenn arranges property viewings and can coordinate a full property search trip.
Can I rent out my Bahamas property as a foreign owner?
Yes — there are no restrictions on foreign owners renting their Bahamian property on either a short-term or long-term basis. Airbnb and vacation rentals are legal across the Bahamas. Some condo buildings have their own rules about rental frequency or minimum stay requirements, so it is important to review the building's bylaws before purchasing for rental purposes. Glenn can identify properties pre-approved for short-term rental operations.
What is the cheapest property a foreigner can buy in the Bahamas?
Entry-level condos in Nassau and New Providence start around $200,000–$350,000 for smaller studio or one-bedroom units in Downtown Nassau. Land in the Out Islands can be purchased for less. Most active buyer enquiries begin in the $350,000–$700,000 range for investment condos, rising to $1M+ for residency-qualifying properties. See our Nassau condos guide for a full price breakdown by area.
Who should I contact to buy property in the Bahamas as a foreigner?
Contact Glenn Ferguson, a BREA-licensed Bahamas real estate agent and residency consultant who specialises in guiding international buyers through the full purchase process — from property search and offer through to BIA registration and residency applications.
Explore More
Where Do You Want to Buy?
Now that you know foreigners can buy freely in the Bahamas, explore properties by location and type.
Nassau
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Paradise Island Luxury Real Estate
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Eleuthera
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Guide
Bahamas Real Estate Market
Investment guide · Tax benefits · Market overview
Ready to Buy in
the Bahamas?
Get a personally selected shortlist of properties matched to your budget and goals — from a BREA-licensed Bahamas specialist with 24+ years of on-island experience.
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