Beachfront Condos for Sale
in Nassau, Bahamas

There is no single best — it depends entirely on the buyer's priority. Aqualina Cable Beach (27 ultra-luxury residences from $2.65M) is correct for buyers who prioritise genuine private-scale exclusivity: fewer than 30 households, no hotel brand affiliation, and direct Atlantic beachfront without resort guest traffic. One Cable Beach Residences offers boutique beachfront with comparable specification. Baha Mar Residences suits buyers who want full resort service as part of ownership. One Ocean Paradise Island suits buyers who value Atlantis proximity and the highest short-term rental ADRs in Nassau over direct Cable Beach positioning. Glenn shows all four and provides objective side-by-side comparison — typically in a single day of viewings.

True direct-beachfront Nassau condo prices start at approximately $900,000 for entry-level Paradise Island oceanfront units at One Ocean and rise to $6M+ for ultra-luxury Cable Beach penthouses. Aqualina Cable Beach — Nassau's most exclusive low-density direct beachfront building — starts at $2.65M for its 27 residences. One Cable Beach Residences is priced in a comparable range. Baha Mar Residences has a broader mixed-price structure reflecting its resort scale. For marina-front rather than open Atlantic beachfront, Palm Cay on Nassau's eastern shore offers units from approximately $375K. Glenn provides a personalised shortlist within 24 hours of an enquiry — contact him with your budget and he sends current MLS pricing across all qualifying developments.

Yes, with no restrictions. Foreign nationals hold the same freehold ownership rights as Bahamian citizens when purchasing beachfront condominium property in Nassau. No nationality-based permit is required. No minimum holding period applies. There are no restrictions on rental income or future resale. The primary additional cost is a flat 10% government VAT on conveyance applied to the full purchase price — the same rate for all buyers regardless of nationality, not a surcharge for non-residents. Glenn Ferguson specialises in representing international buyers from the US, UK, Canada, and Europe and has managed Nassau beachfront purchases entirely remotely by power of attorney for buyers who never travelled to Nassau.

Total buyer-side closing costs for Nassau beachfront condos typically run 8% to 11% above the purchase price. The three components are: (1) a flat 10% government VAT on conveyance — the largest single cost, applied to the full purchase price with no exceptions; (2) legal fees of 2.5% to 3.5% of the purchase price plus a further 10% VAT on those fees; and (3) title search and disbursements of $2,000 to $4,000. On a $2.65M Aqualina purchase the total additional cost above the purchase price is approximately $340,000 to $371,000. On a $900K Paradise Island condo it is approximately $117,000 to $132,000. Glenn provides a full personalised cost breakdown before any shortlist is finalised — see the closing costs guide.

Yes at the qualifying threshold. Nassau beachfront condo purchases at $1,000,000 or above (EPR minimum effective January 1, 2025, increased from $750,000) qualify for Economic Permanent Residency application under the Bahamas Investment Act. Purchases at $1.5M or above access the accelerated processing track with approvals typically issued within approximately 3 weeks. EPR grants indefinite right of residence in the Bahamas — no annual reporting, no income declaration, no Bahamian income tax on worldwide income, no minimum days in-country. The government fee is $20,000 (or $25,000 if work rights are required). Spouses and dependent children under 18 are included at $300 per dependent. Glenn manages the EPR application concurrently with the purchase closing. Full EPR guide here.

Under the Real Property Tax Amendment Act No. 43 of 2025, non-owner-occupied Nassau beachfront condominiums are taxed at 1% on the first $500,000 of assessed value and 2% on assessed value above $500,000, capped absolutely at $150,000 annually regardless of assessed value. This cap is the most important single feature of the RPT structure for high-value Cable Beach assets. On a $2.65M+ Aqualina unit at the uncapped rate the theoretical annual liability would be $43,000+; the cap limits this to a maximum of $150,000 at any value. Owner-occupied primary residences qualify for lower rates with the first $300,000 of assessed value exempt. The Bahamas charges no capital gains tax, no inheritance tax, and no income tax on rental proceeds earned by non-resident owners. Full detail at the Bahamas property tax guide.

Yes, subject to the HOA rental rules of each specific building — and this is the due diligence step that must be confirmed before any offer is made, not after. Some Nassau beachfront buildings permit and facilitate short-term rentals with managed programmes (Baha Mar Residences is the clearest example, with an established hotel-managed rental option). Others restrict to minimum stay periods. Others prohibit short-term letting entirely. Glenn reviews HOA documents for every building on any shortlist before viewings are arranged, so rental restrictions are factored into every recommendation from the first conversation. Where short-term letting is permitted, no Bahamian income tax applies to rental proceeds earned by non-residents. The 10% STR VAT applies and must be remitted quarterly. Nassau STR average daily rates were $510.80 as of August 2025 (AirDNA, Central Bank of the Bahamas) and the Bahamas received 12.5 million visitors in the 12 months to January 2026 (Ministry of Tourism, January 28, 2026).

Cable Beach is on Nassau's main island — direct Atlantic beachfront, walkable to Baha Mar, 10 minutes from Lynden Pindling International Airport, and home to the most exclusive private-scale buildings in the Bahamas (Aqualina at 27 units being the clearest example). The buildings range from private residential scale through to resort scale, but all share direct open ocean exposure. Paradise Island is a physically separate island connected to Nassau by a toll bridge. Atlantis resort and The Four Seasons Ocean Club are on-site, and proximity to both drives short-term rental ADRs that consistently outperform Cable Beach on a per-bedroom basis — driven by resort visitor overflow and the scarcity of alternative accommodation at quality. The trade-off is that Paradise Island units carry ambient resort-guest presence and bridge traffic logistics. Cable Beach is the right choice for buyers who prioritise direct Atlantic beachfront, privacy, and Nassau walkability. Paradise Island is the right choice for buyers optimising for resort proximity and maximum short-term rental yield.

A standard Nassau beachfront condo transaction closes within 60 to 90 days from accepted offer. This covers attorney title search and due diligence (typically 3 to 4 weeks), conveyance document preparation and execution, government VAT processing, and deed registration at the Bahamas Registry of Records. All-cash purchases with clean title and no title complications can close in 30 to 45 days. International buyers regularly complete Nassau beachfront purchases entirely remotely via power of attorney — no travel to Nassau required for the closing itself, though a pre-purchase property visit is strongly recommended. Glenn coordinates all parties throughout and provides timeline updates at every stage. See the Nassau condos hub page for a full step-by-step buying guide.