Bahamas Closing Costs
Calculator 2026

For a non-Bahamian buyer on a $1,000,000 property using the standard 50/50 VAT split: buyer's VAT share $50,000, attorney fees $25,000, VAT on attorney fees $2,500, disbursements ~$1,500. Total approximately $79,000 - roughly 7.9% of the purchase price. If the buyer covers the full 10% VAT in a net sale, the total rises to approximately $104,000.

The seller pays the full agent commission. The buyer pays zero. Glenn Ferguson represents buyers at no cost to them. This is standard practice in the Bahamas regardless of whether the buyer is local or international.

Non-Bahamian buyers pay a flat 10% VAT on the full purchase price. This applies regardless of property value. Bahamian buyers pay a sliding scale: 2.5% on the first $100,000, 4% on $100K-$300K, 6% on $300K-$500K, 8% on $500K-$700K, 9% on $700K-$1M, 10% above $1M.

The VAT split between buyer and seller is negotiable. Standard is 50/50. In a net sale the buyer pays 100%. In a gross sale the seller pays 100%. The split must be stated in the Agreement for Sale.

Yes. A Bahamian attorney is mandatory for all property transactions. Each party appoints their own attorney. Your attorney handles title search, drafts or reviews the Agreement for Sale, manages the conveyance, handles stamp duty filing, arranges BIA registration for non-Bahamian buyers, and coordinates the title transfer. The scale fee is 2.5% of the purchase price plus 10% VAT on that fee. Disbursements of $750-$2,500 are additional.

The Bahamas Investment Authority (BIA) registration and Exchange Control approval at the Central Bank of the Bahamas is mandatory for all non-Bahamian buyers. It records your investment, enables future repatriation of your sale proceeds in your home currency, and is a prerequisite for EPR residency applications. Your attorney handles this at closing as part of their disbursements.

Beyond closing costs, plan for: annual property tax (owner-occupied from $0 on first $300K up to a $150,000/year cap; non-owner-occupied from 0.75%); buildings and contents insurance (typically 1-2% of replacement value); HOA or strata fees if applicable; and property management fees if renting (typically 10-20% of gross rental income). For the full picture of recurring costs see the cost of owning property guide, or estimate your annual tax with the Property Tax Calculator.

If you are purchasing at $1,000,000 or more and wish to apply for Economic Permanent Residency, add $20,000 for the standard EPR government fee, or $25,000 if you want work rights. Add $300 per qualifying dependent. The property must be held for a minimum of 10 years. These fees are paid separately to the Department of Immigration and are not part of the property closing itself.