Nassau, New Providence, Bahamas - Foreign Buyer Guide 2026
How to Buy Property in the Bahamas
as a Foreigner
Yes, foreigners can buy - with the same ownership rights as Bahamians and no permit needed for a residence. Here is the full step-by-step process, from offer and deposit to attorney, financing, closing, and registration, explained before you start.
Start Your Bahamas Purchase
Tell Glenn what you are looking for and your budget. He will walk you through eligibility, costs, and the steps - and send a shortlist matched to your goals.
Glenn Ferguson - Licensed Bahamas Real Estate Agent
+1-242-395-8495 - Nassau, New Providence, Bahamas
Quick answer
Can a Foreigner Buy Property in the Bahamas?
Yes. Foreign nationals, including Americans and Canadians, can buy property in the Bahamas with the same ownership rights as Bahamian citizens, and most property is freehold - owned outright. There are no restrictions on foreigners buying condos, homes, or beachfront residences, and you do not need citizenship or residency to purchase. For a condo or single-family home used as a residence, no government permit is required in advance - you simply register the purchase with the Investments Board after closing.
Eligibility and permits
Do You Need a Permit to Buy?
For the great majority of foreign buyers - someone purchasing a condo or home to live in or use seasonally - the answer is no. A permit is only needed in specific cases.
No permit needed Most buyers
If you are buying a condo or single-family dwelling to use as a residence, you do not need approval before you buy. After closing, your attorney simply registers the acquisition with the Investments Board (a record-keeping step, roughly $250).
- Condos and apartments
- Single-family homes and villas
- Beachfront residences
- Vacant residential lots for building a home (subject to size limits)
Permit required first Specific cases
Advance approval from the Investments Board is required before closing only where the purchase is larger or commercial in nature. The acreage threshold varies, so confirm it with your attorney.
- Larger tracts of undeveloped land
- Property bought for commercial use
- Property bought to operate as a rental business
- Acquisitions intended for development
Foreign ownership is governed by the International Persons Landholding Act. Registration of a residential purchase costs about $250; a permit, where required, about $500. Glenn confirms whether your specific purchase needs a permit before any offer is made, and refers you to a licensed Bahamian attorney for the filing.
The buying process
How to Buy a Bahamas Condo, Step by Step
The core process is the same whether you are buying a $400,000 condo or a $4M beachfront home. Here is what happens, in order.
Engage a licensed agent and a Bahamian attorney
Work with a BREA-licensed agent for the search and negotiation, and appoint your own independent Bahamian attorney - separate from the seller's - to protect your interests. There are no title companies in the Bahamas; the attorney runs the entire legal side. Buyer representation through Glenn costs you nothing, because the seller pays commission.
Make a written offer and negotiate
Your agent presents a written offer setting out price, terms, closing date, and any conditions (such as financing or inspection). The seller may accept, reject, or counter. Glenn negotiates using closed-sale data and local market knowledge.
Sign the Agreement for Sale and pay the deposit
Once terms are agreed, the Agreement for Sale - the legally binding contract - is drafted and signed. You pay the customary 10% deposit into your attorney's escrow (client trust) account, not directly to the seller. It is generally refundable if the deal falls through for reasons set out in the agreement.
Your attorney conducts title and due diligence
The Bahamas has no central title registry, so your attorney examines the chain of recorded conveyances (typically back 30+ years) to confirm clear, marketable title free of liens or disputes, and reviews the HOA and building documents. The attorney's opinion on title carries the protection that title insurance provides elsewhere.
Arrange financing, if you are not paying cash
Many foreign buyers purchase in cash. If you need a mortgage, some Bahamian banks lend to non-residents, typically up to about 70% loan-to-value with stricter terms than for residents. Allow extra time for the bank's appraisal and approval. See cost of owning for ongoing carrying costs.
Close the purchase
At closing you pay the balance, your share of the 10% conveyance VAT, and your legal fees. The deed is stamped at the Department of Inland Revenue and recorded at the Registrar General. You do not need to be in the Bahamas - funds are wired to the attorney's escrow and documents can be signed remotely or by power of attorney. Estimate the figures with the closing costs calculator.
Register the purchase
After closing, your attorney registers the acquisition under the International Persons Landholding Act with the Investments Board, and the registration certificate is recorded with the deed. For a residence this is record-keeping only. Your attorney also notifies the Department of Inland Revenue so the property is assessed for real property tax.
Set up ownership and consider residency
As a foreign homeowner you can apply for an annual Homeowner's Resident Card, which eases entry for you and your immediate family. If you want permanent status, a qualifying $1,000,000+ investment can support an application under the Economic Permanent Residency programme.
What it costs
Closing Costs and Taxes - The Short Version
The numbers below are the headline costs. For exact, property-specific figures use the calculators, or ask Glenn for a personalised breakdown before you offer.
In a standard transaction the 10% VAT on conveyance is customarily split 50/50 between buyer and seller, so the buyer's typical share is about 5% of the price - though the split is negotiable and set out in the Agreement for Sale. The buyer also pays their own legal fees of 2.5% to 3.5% plus 10% VAT on the fee, and title search and disbursements of $2,000 to $4,000. The seller pays the real estate commission, so buyer representation costs you nothing.
On the tax side, the Bahamas has no capital gains tax, no income tax on rental proceeds, and no inheritance tax. The main annual cost is real property tax, which is light for owner-occupied homes and tiered for investment property. Full detail is in the Bahamas property taxes guide, and you can model any property with the property tax calculator. Buying a condo specifically? The how to buy a condo guide covers HOA review, rental programmes, and the development-by-development detail.
"The two things foreign buyers get wrong are assuming they need a permit, and assuming they pay the whole 10% VAT. Neither is true for a normal residence. I put the real eligibility position and the real buyer-side number in front of every client before they make an offer."Glenn Ferguson - Licensed Bahamas Real Estate Agent, Nassau, New Providence, Bahamas
Estimates for planning. Conveyance VAT customarily split 50/50; in a net-to-vendor sale the buyer pays the full 10%. Confirm all figures with a licensed Bahamas attorney. Glenn Ferguson, licensed Bahamas real estate agent.
Your agent for the whole process
Glenn Ferguson - Guiding Foreign Buyers for 24+ Years
From the first question about eligibility to the keys in your hand, Glenn manages the search, negotiation, and coordination with your attorney - at no cost to the buyer.
Glenn Ferguson
Licensed Bahamas Real Estate Agent (BREA)
Bahamas MLS Member
EPR Residency Consultant - 24+ Years Nassau
Foreign buyer representation at no cost
Glenn has guided foreign buyers from the US, Canada, the UK, and Europe through the full Bahamas purchase process for more than 24 years. He explains eligibility, models the real buyer-side costs, shortlists properties that fit your budget and goals, negotiates on your behalf, and coordinates with your attorney through to closing and registration.
He is not an attorney or tax advisor and refers every buyer to a licensed Bahamian attorney for the conveyance and title work, and to home country tax counsel where relevant. Planning around residency? Pair this with the residency by investment guide. Want the full carrying-cost picture? See cost of owning property.
What Glenn handles for you
Foreign buyer questions answered
Buying in the Bahamas - Foreign Buyer FAQ
The questions buyers ask when they are ready to move - answered directly.
Can a foreigner buy property in the Bahamas?
Yes - foreign nationals, including Americans and Canadians, can buy with the same ownership rights as Bahamian citizens. There are no restrictions on foreigners buying condos, homes, or beachfront residences, and most property is freehold, meaning you own it outright. You do not need citizenship or residency to purchase. The government actively encourages foreign buyers, which is why the second-home market here is so active. Browse current options on the Nassau condos page.
Do foreigners need a permit to buy property in the Bahamas?
No - a non-Bahamian buying a condo or single-family home to use as a residence does not need a government permit beforehand; your attorney simply registers the purchase with the Investments Board after closing (about $250). A permit is required in advance only for larger tracts of undeveloped land or property bought for commercial or rental-business use. The acreage threshold varies, so confirm your specific case with your attorney. Glenn checks this for every purchase before you offer.
Do I need to be in the Bahamas to buy property?
No - most foreign buyers complete the purchase remotely. Funds are wired to your attorney's escrow account, and closing documents can be signed at a distance or executed under a power of attorney. The Bahamian dollar is pegged 1:1 to the US dollar, so American buyers face no currency conversion, and you do not need a Bahamian bank account to buy. Many of Glenn's clients view by video and never travel until they take possession.
How long does it take to buy property in the Bahamas?
A straightforward cash purchase typically completes in about 30 to 90 days. Transactions that need financing, a survey, or a government permit can run to three to six months. The main variables are the title search, mortgage approval if any, and how quickly both sides' attorneys exchange and complete the documents. Glenn keeps the timeline moving by coordinating the agent, attorney, and any lender from the start.
Do I need a Bahamian attorney to buy property?
Yes, in practice - the Bahamas has no title companies, so an attorney manages the entire conveyance. You should appoint your own independent Bahamian attorney, separate from the seller's, to conduct the title search, hold your deposit in escrow, prepare the conveyance, and register the deed. Because there is no central title registry, the attorney's opinion on title carries the protection that title insurance provides in other countries. Glenn refers buyers to trusted attorneys.
Can foreigners get a mortgage in the Bahamas?
Yes, but terms are stricter than for residents. Some Bahamian banks offer non-resident mortgages, typically up to about 70% loan-to-value - so roughly 30% or more down - with the strongest terms on properties under about $1.5M. Many foreign buyers purchase in cash or finance through their home country instead. Build in extra closing time when a mortgage is involved, since the bank's appraisal and approval add steps.
How much deposit do I need to buy property in the Bahamas?
The customary deposit is 10% of the purchase price, paid when you sign the Agreement for Sale. It is held in your attorney's escrow (client trust) account, not paid directly to the seller, and is generally refundable if the transaction falls through for reasons set out in the agreement. The exact amount and conditions are negotiable and stated in the contract.
What are the closing costs and taxes when buying in the Bahamas?
In a standard 50/50 split, buyer-side closing costs run roughly 8% to 9% of the price. That is your share of the 10% VAT on conveyance (about 5%), legal fees of 2.5% to 3.5% plus 10% VAT on the fee, and title and disbursements of $2,000 to $4,000. The seller pays the commission, and there is no capital gains, income, or inheritance tax. For exact figures, use the closing costs calculator and the property taxes guide.
Can I rent out my Bahamas property or list it on Airbnb?
Usually yes, where the building's HOA permits short-term letting. Rental income earned by a non-resident owner is free of Bahamian income tax, but a 10% VAT applies to the nightly rate and must be registered and remitted. Renting as a business can require registration or a permit, and some buildings restrict or pool rentals through a managed programme, so confirm the rules for the specific building before buying. Glenn reviews the rental rules of any building before you shortlist it.
Does buying property in the Bahamas give me residency?
Owning property does not automatically grant permanent residency, but it is the basis for it. A foreign homeowner can apply for an annual Homeowner's Resident Card, which eases entry for the owner and immediate family. For permanent status, the Economic Permanent Residency programme requires a qualifying investment of at least $1,000,000 in Bahamian real estate, held for ten years.
Read the EPR residency guide Ask Glenn about buying and residencyReady to start
Buy in the Bahamas With an Agent Who Handles It All
Glenn Ferguson - Licensed Bahamas Real Estate Agent
EPR Residency Consultant - 24+ Years Nassau
Nassau, New Providence, Bahamas
Tell Glenn what you are looking for, your budget, and whether residency is part of the plan. He will confirm your eligibility, send a personalised buyer-side cost breakdown, shortlist matching condos, negotiate, and coordinate with your attorney through to closing - all at no cost to you, because the seller pays commission.
Pair this guide with the property taxes guide, the tax calculator, and the residency by investment guide.
Start Your Purchase
Property type, target price range, and whether residency is part of the plan. Glenn responds with eligibility, costs, and a matching shortlist.
Glenn Ferguson - Licensed Bahamas Real Estate Agent
+1-242-395-8495 - Nassau, New Providence, Bahamas
Sources and references
Foreign ownership and post-closing registration are governed by the International Persons Landholding Act, administered through the Government of The Bahamas Investments Board. Conveyance VAT, real property tax, and the Economic Permanent Residency minimum ($1,000,000 effective January 1, 2025) reflect Government of The Bahamas policy; the Bahamian dollar is pegged 1:1 to the US dollar. Confirm current figures and your specific eligibility with a licensed Bahamian attorney and immigration counsel.
This page is provided for general educational guidance only and does not constitute legal, tax, immigration, or financial advice. Eligibility rules, permit and registration requirements, deposit and financing practices, conveyance VAT, real property tax, and all other figures are based on the International Persons Landholding Act, the Real Property Tax Act (as amended), and prevailing Bahamas government regulations and market practice as of June 2026, and are subject to change at any time without notice. Acreage thresholds for permits, mortgage terms, and closing timelines vary by transaction and lender and must be confirmed with a licensed Bahamian attorney and, where relevant, a lender or the Department of Immigration before any commitment is made. The interaction between Bahamas tax status and home country obligations is a matter for qualified home country tax counsel. Glenn Ferguson acts as a licensed real estate agent and residency consultant and is not an attorney, lender, or tax advisor. All figures in United States Dollars. This website is operated independently and is not affiliated with any developer or resort brand.