Eastern New Providence, Nassau, Bahamas
Palm Cay Nassau
Condos for Sale
One Marina
A 69-acre gated oceanfront community built around the #1 rated Bahamas marina. One Marina condos from $800,000. 194 deep-water slips. 1,200 ft private beach. The closest Nassau community to the Exuma Cays - 28 miles by water. 15 minutes from downtown Nassau. EPR eligible from $1M.
Get Current Palm Cay Listings
Tell Glenn your preferred property type - condo, townhome, home, or lot - your budget, and whether the marina, beach, or investment yield is the priority. He responds with current MLS listings and a full cost breakdown.
Glenn Ferguson - Licensed Bahamas Real Estate Agent
+1-242-395-8495 - Nassau, New Providence, Bahamas
About Palm Cay
Palm Cay - Nassau's Premier Marina and Beach Community
Palm Cay is a different kind of Nassau address. Built around a world-class deep-water marina rather than a resort hotel, it attracts a buyer profile that no other Nassau community serves as directly: boating families who want to own their Bahamas home at the best-equipped marina in the archipelago.
Palm Cay is a 69-acre gated oceanfront community on the southeastern coast of New Providence, approximately 15 to 20 minutes from downtown Nassau. The community is built around the 194-slip deep-water full-service marina that has been rated the #1 marina in the Bahamas by boaters submitting reviews to ActiveCaptain and Garmin for multiple consecutive years. The marina accommodates vessels from 18 to 100 feet with 8 feet at low tide, a fuel dock (gas and diesel), fish cleaning station, 24-hour security with sea gate, water, power, Wi-Fi, and laundry facilities.
The eastern position of Palm Cay on New Providence is its defining geographic advantage. The community sits at the closest point on Nassau's main island to the Exuma Cays - just 28 miles by water - making it the natural departure point for the most sought-after cruising destination in the Bahamas. Rose Island is also close offshore. Owners with boats describe Palm Cay as the only Nassau address where you live inside the marina rather than commuting to it.
The residential offering spans the full range: One Marina luxury condominiums and penthouses directly on the marina waterfront, The Anchorage condominiums a short walk from the beach, townhomes, single-family homes, and residential lots for custom builds. This variety makes Palm Cay accessible at multiple price points in the same community - a characteristic it shares with very few other gated Nassau developments.
The Bahamas received 12.5 million visitors in the 12 months to January 2026 (Ministry of Tourism, January 28, 2026). Nassau short-term rental average daily rates were $510.80 as of August 2025 (AirDNA, Central Bank of the Bahamas). Palm Cay units offered as short-term rentals on Airbnb attract consistent demand from boating visitors specifically - a narrower but highly motivated rental segment that drives premium pricing per night.
"Palm Cay buyers are almost always boat owners or soon-to-be boat owners. The marina is not an amenity for them - it is the reason they are there. The fact that the community also has a private beach, a restaurant, and good security is important, but no other Nassau community puts you this close to Exuma in your own slip. That is the conversation I have before the first showing."Glenn Ferguson - Licensed Bahamas Real Estate Agent, Palm Cay and Nassau Specialist, Nassau, New Providence, Bahamas
Properties and pricing
Palm Cay Property Types - Current MLS Pricing
Palm Cay offers four distinct property formats within the same gated community, at price points from $275,000 for lots to $1.8M for One Marina penthouses. Glenn provides live MLS data for all formats.
One Marina Condos
One Marina is the premier condo development within Palm Cay, positioned directly on the marina waterfront with marina and ocean views from every unit. Phase 1 and Phase 2 are both complete. Two-bedroom units are listed from $800,000 (HG Christie MLS). Three-bedroom residences range from $1,100,000 to $1,800,000 depending on size and specification. The 3-bed Residence 7 at One Marina spans 3,251 sq ft with Gaggenau appliances and marble countertops. Three-bedroom marina waterfront units qualify for EPR residency at purchase prices above $1M.
3-bed and above typically EPR eligibleThe Anchorage Condominiums
The Anchorage offers 3-bedroom, 2-bathroom condominiums of approximately 1,500 square feet with private balconies, travertine tiled floors, and a master suite with ensuite bath and walk-in closet. Located within Palm Cay but not directly on the marina - a short walk to the beach and marina from the building. All phases of The Anchorage have historically sold before construction completion. Full access to all Palm Cay community amenities including beach, marina, pools, restaurant, tennis, and gym.
Confirm EPR eligibility by price with GlennHomes, Townhomes and Lots
Palm Cay offers freestanding single-family homes, townhomes, and residential lots within the gated community. Lots are available from $275,000 for standard residential lots to higher pricing for larger and marina-adjacent positions. Over 12,000 sq ft lots on private cul de sacs are among the final custom home opportunities in the community. Homes and townhomes are available on the MLS at various price points. All buyers access the full Palm Cay marina, beach, and amenity suite regardless of property format.
Some formats EPR eligible depending on priceAll pricing is sourced from current Bahamas MLS data (HG Christie, IMI Daily, 7th Heaven Properties) at time of research. Prices change as listings are added, reduced, and sold. Contact Glenn Ferguson at +1-242-395-8495 for live pricing on any specific unit type or lot.
The marina - why it matters
The Bahamas' #1 Rated Marina - What Ownership Means for Boaters
Palm Cay Marina is not simply a community amenity. For boating buyers, it is the reason to choose Palm Cay over every other Nassau address.
Palm Cay Marina has been rated the #1 marina in the Bahamas by boaters submitting reviews to ActiveCaptain and Garmin - the world's primary point-of-interest guide for sea travellers - for multiple consecutive years. Reviewers consistently cite personal service, community atmosphere, and the quality of the beach, restaurant, and facilities as differentiating factors from Nassau's other marina options.
The technical specification is strong: 194 deep-water slips, 8 feet at low tide, vessels from 18 to 100 feet accommodated, 24-hour security with sea gate protecting the marina from unauthorised access by water, fuel dock with both gas and diesel, fish cleaning station, laundry, showers, power, water, Wi-Fi, and a marina store. Dock slip ownership is also available - a 35.7 ft dock slip at Palm Cay has been listed on the Bahamas MLS, giving buyers the option to own their slip in addition to their residence.
The geographic logic for boating buyers is straightforward. Palm Cay sits at the southeastern tip of New Providence - the closest marina to the Exuma Cays by water. From Palm Cay you are 28 miles from the start of the Exuma chain and within easy day-trip range of Rose Island. From a Cable Beach marina or a downtown Nassau marina the same destination adds 10 to 15 nautical miles of transit each way. For owners who cruise seriously, this difference is material.
Day-trip charters, fishing trips, and island hopping are all available through the marina. The Exumas - ranked among the world's most spectacular cruising destinations - are within standard range of a day trip from Palm Cay, a journey that requires an overnight from most other Nassau marina positions.
194 Deep-Water Slips
Full-service marina with 194 slips accommodating vessels from 18 to 100 feet. 8 feet draft at low tide. Voted #1 in the Bahamas by boaters on ActiveCaptain and Garmin multiple consecutive years.
24-Hour Sea Gate Security
The marina is protected by a dedicated sea gate security system monitoring waterside access around the clock - a feature not available at all Nassau marinas and important for vessel security during owner absences.
Full Fuel Dock
Gas and diesel fuel dock on-site. Fish cleaning station. Laundry and shower facilities for vessel crews and guests. Marina store with supplies. Power, water, and Wi-Fi at all slips.
Gateway to Exuma
28 nautical miles from the start of the Exuma Cays chain - the most sought-after cruising destination in the Bahamas. Palm Cay owners make this journey as a day trip. From central Nassau marinas it is typically an overnight.
Dock Slip Ownership
Dock slips within Palm Cay Marina are available for purchase independently of residential property - giving buyers the option to own their berth as a separate asset. Glenn provides current slip listings on request.
Dockside Cafe and Starbucks
A dockside cafe and a Starbucks are available at the marina, providing immediate services for owners arriving or departing by water and for the community generally without requiring a drive off the property.
Community amenities
Palm Cay Amenities - What All Residents Access
All Palm Cay owners - whether in One Marina, The Anchorage, townhomes, or homes - access the full community amenity suite as part of their ownership. No additional resort fee structure.
1,200 Ft Private Beach
1,200 linear feet of powder-soft white sand beach on the Atlantic-facing side of the community. Lounge chairs, umbrellas, and beach service are available through the beach club. Water sports rentals - kayaks, paddleboards, jet skis - operate from the beach.
Beachfront Restaurant and Bar
A beachfront restaurant and bar serving Mediterranean and Caribbean cuisine with direct beach views. Lunch and dinner service. The community's primary dining venue for resident entertaining and family meals without leaving the property.
Multiple Swimming Pools
Multiple pools within the Palm Cay community, including options suited to different resident groups. Pool access for all residential owners regardless of which residential format they occupy within the community.
Tennis and Pickleball Courts
Full-sized tennis courts and pickleball courts - one of the faster-growing sports among the international second-home buyer demographic. Courts are available to all residential owners within the community.
Fitness Centre and Spa
An on-site fitness centre and spa providing wellness facilities for residents and their guests. Both are accessible without leaving the gated community grounds.
Children's Playground and Family Amenities
Children's playground, putting green, and bike rentals make Palm Cay a fully functional family community rather than a purely adult-oriented resort. The beach's gentle, sheltered water is also safe for young swimmers.
24-Hour Gated Security
Round-the-clock gated security controls land access to the community. The sea gate protects the marina. This dual-perimeter security approach covers both road and water access - an important consideration for owners who leave their vessel and property for extended periods.
Fly and Buy Programme
Palm Cay's developer offers a Fly and Buy programme reimbursing up to $2,000 of travel expenses to qualified buyers who purchase. Glenn can provide current Fly and Buy terms for buyers considering a viewing visit to Nassau.
Proximity to Nassau Services
15-20 minutes from downtown Nassau, 20 minutes from Atlantis on Paradise Island, approximately 20 minutes on foot from a grocery and liquor store, and 30 minutes from Lynden Pindling International Airport. Taxi service is readily available for owners without a vehicle on island.
Investment case and tax
Owning at Palm Cay - Investment Case and Closing Costs
Palm Cay is a private residential community with no hotel-managed rental pool. Owners who choose to rent manage independently or through a local property manager, keeping full rental income.
Palm Cay is a fully private residential community with no managed rental pool, no revenue split with a resort operator, and no personal use cap. This is a direct contrast to The Reef at Atlantis, where Atlantis takes approximately 55% of gross rental revenue. Palm Cay owners who choose to rent their property retain 100% of rental income minus any independent property management fee they choose to engage. The platform of choice - Airbnb, VRBO, or long-term lease - is entirely at the owner's discretion.
The Bahamas tax structure applies fully. No capital gains tax at sale regardless of appreciation. No income tax on rental proceeds for non-resident owners. No inheritance tax. Annual Real Property Tax for non-owner-occupied property is 1% on the first $500,000 of assessed value and 2% above, capped at $150,000 under the Real Property Tax Amendment Act No. 43 of 2025.
The key due diligence step is the HOA rental policy review - whether short-term letting is permitted, any minimum stay provisions, and the current HOA fee and reserve fund position. Glenn obtains and reviews this documentation for every Palm Cay unit before any shortlist is finalised.
Palm Cay and Economic Permanent Residency
Qualifying purchases at $1,000,000 or above qualify for EPR application under the Bahamas Investment Act (EPR minimum effective January 1, 2025). Most One Marina 3-bedroom listings exceed this threshold. Purchases at $1.5M or above access the accelerated track with approvals typically within approximately 3 weeks. Glenn files the EPR application concurrently with the Palm Cay purchase. Full EPR guide here.
Nassau condo comparison
Palm Cay vs Nassau's Other Condo Communities
Palm Cay occupies a distinct position in the Nassau market. No other community combines a marina of this rating with a private beach in a single gated address.
| Community | Defining feature | Entry price | Marina | Private beach | Rental model | EPR eligible |
|---|---|---|---|---|---|---|
| Palm Cay | Bahamas #1 marina + private beach | $800K (One Marina) | 194 slips - rated #1 | 1,200 ft | Owner-controlled | Yes - from $1M |
| Aqualina Cable Beach | Ultra-exclusive 27-unit building | From $2.65M | No | Direct Cable Beach | Owner-controlled | Yes - all units |
| One Ocean Paradise Island | Tallest Paradise Island residential | From $875K | No | North shore access | Owner-controlled | Yes - from $1M |
| The Reef at Atlantis | Only ownership within Atlantis | From ~$350K | No | Paradise Beach | Atlantis pool - ~40% owner | Yes - from $1M |
| Baha Mar Residences | Three hotel brands, Cable Beach | Enquiry | No | Direct Cable Beach | Managed - brand dependent | Yes - qualifying |
Palm Cay is the correct choice for buyers who own or plan to own a vessel in the Bahamas, who value the Exuma gateway location, and who want a family-oriented gated community at a lower entry price than Cable Beach ultra-luxury. For buyers who prioritise Nassau Harbour views, see One Ocean Paradise Island. For direct Cable Beach frontage, see Aqualina or Baha Mar Residences. Glenn provides current pricing for all in a single conversation.
Your agent
Glenn Ferguson - Palm Cay and Nassau Condo Specialist
Live MLS access across all Palm Cay property formats. One contact covers the full community - condos, homes, lots, and marina slips.
Glenn Ferguson
Licensed Bahamas Real Estate Agent (BREA)
Palm Cay and Nassau Condo Specialist
EPR Residency Consultant - 24+ Years Nassau
WPIC-Certified Wedding Planner - Licensed Marriage Officer
200+ Ceremonies Performed Across the Bahamas
Glenn Ferguson provides live MLS access across all Palm Cay property formats - One Marina condos, Anchorage condominiums, townhomes, single-family homes, lots, and marina slip listings. His specific value for Palm Cay buyers is the ability to compare the community objectively against other Nassau options - One Ocean, Cable Beach, and Paradise Island - before a shortlist is prepared, so buyers understand how Palm Cay's marina and beach position compares against the Nassau Harbour views of One Ocean or the resort adjacency of Cable Beach developments at the same or similar price point.
Seller pays commission in all Bahamas transactions - buyer representation, investment comparison, and EPR consultation all cost nothing extra. For homes, estates, and Out Island property, see Glenn's homes specialist profile. For Bahamas weddings, Glenn is a Licensed Marriage Officer and WPIC-Certified Planner through Island Nuptial.
What Glenn provides for Palm Cay buyers - at no cost
Buyer questions answered
Palm Cay Nassau Bahamas - Buyer FAQ
The specific questions buyers ask before purchasing in Palm Cay - answered directly.
What is Palm Cay Nassau Bahamas?+
Palm Cay is a 69-acre gated oceanfront residential community on the southeastern coast of New Providence, Nassau, Bahamas, approximately 15 to 20 minutes from downtown Nassau. The community centres on the #1 rated deep-water marina in the Bahamas - 194 slips, rated repeatedly by ActiveCaptain and Garmin - and 1,200 linear feet of private white-sand beach. Residential options range from One Marina luxury condominiums and The Anchorage condos to townhomes, single-family homes, and lots. It is a direct boating gateway to the Exuma Cays 28 miles away and Rose Island nearby. Purely private residential - no hotel rental pool. See the full Nassau condos guide for comparison with other communities.
How much do Palm Cay Nassau condos cost?+
Based on current Bahamas MLS data, Palm Cay One Marina two-bedroom condominiums are listed from approximately $800,000 (HG Christie MLS). Three-bedroom One Marina residences range from $1,100,000 to $1,800,000 - a 3-bed marina waterfront residence of 3,251 sq ft was listed at $1,800,000 by HG Christie, and a 3-bed, 2-bath waterfront unit with Gaggenau appliances and marble countertops at $1,100,000 (IMI Daily, 1,466 sq ft). Residential lots are available from $275,000. Contact Glenn Ferguson at +1-242-395-8495 for live MLS pricing across all Palm Cay property types and a full personalised cost breakdown.
Why is Palm Cay popular with boaters?+
Palm Cay Marina has been rated the #1 marina in the Bahamas by boaters on ActiveCaptain and Garmin for multiple consecutive years. The marina has 194 deep-water slips accommodating vessels from 18 to 100 feet with 8 feet at low tide, 24-hour security with sea gate, fuel dock (gas and diesel), fish cleaning station, power, water, Wi-Fi, laundry, and a marina store. Its southeastern position on New Providence makes it the closest Nassau marina to the Exuma Cays - just 28 nautical miles - giving boating owners day-trip access to Exuma that requires an overnight passage from most other Nassau marinas. Rose Island is also a short trip offshore. Dock slip ownership is available in addition to residential ownership.
What amenities does Palm Cay Nassau offer residents?+
All Palm Cay residents access: the 194-slip deep-water marina; 1,200 linear feet of private beach with lounge chairs, umbrellas, and water sports rentals; a beachfront restaurant and bar serving Mediterranean and Caribbean cuisine; dockside cafe; Starbucks at the marina; fitness centre; spa; tennis courts; pickleball courts; multiple swimming pools; children's playground; putting green; bike rentals; 24-hour gated security with sea gate; and on-call marina management. The community is a purely private residential facility - access to amenities is not contingent on participation in any rental programme or resort membership. Note: beach club access has occasionally been reported as membership-dependent for some owners - Glenn confirms the specific access terms for any unit before any offer is prepared.
How far is Palm Cay from downtown Nassau and the airport?+
Palm Cay is approximately 15 to 20 minutes from downtown Nassau by car and approximately 30 minutes from Lynden Pindling International Airport. Atlantis on Paradise Island is approximately 20 to 25 minutes by road. The community's eastern location creates a trade-off: it is further from Nassau's main attractions than Cable Beach or Paradise Island, but significantly closer to the Exuma Cays by water than any other Nassau marina. For owners without a vehicle, taxi services are readily available and a grocery store is approximately a 20-minute walk.
Does buying at Palm Cay qualify for Bahamas permanent residency?+
Yes for qualifying purchases. Palm Cay purchases at $1,000,000 or above (EPR minimum effective January 1, 2025) qualify for Economic Permanent Residency under the Bahamas Investment Act. Most One Marina 3-bedroom listings on the current MLS exceed this threshold. Purchases at $1.5M or above access the accelerated processing track with approvals typically within approximately 3 weeks. EPR grants indefinite right of residence with no annual reporting, no Bahamian income tax, and no minimum days required. Glenn manages the EPR application concurrently with the Palm Cay purchase closing. Full details at the Bahamas EPR guide.
What are the closing costs when buying a Palm Cay condo?+
Total buyer-side closing costs at Palm Cay typically run 8% to 11% above the purchase price: a flat 10% government VAT on conveyance - applied to the full purchase price, same for all buyers regardless of nationality; legal fees of 2.5% to 3.5% of the purchase price plus a further 10% VAT on those fees; and title search and disbursements of $2,000 to $4,000. On a $1,100,000 One Marina 3-bedroom, total estimated acquisition is approximately $1.24M to $1.26M. Glenn provides a full personalised cost breakdown before any offer is prepared. For full annual holding cost detail see the Bahamas property tax guide.
Who should I call to buy a condo at Palm Cay Nassau?+
Call Glenn Ferguson directly at +1-242-395-8495. Glenn is a licensed Bahamas real estate agent with 24+ years of Nassau market experience. He provides current MLS listings for all Palm Cay property formats including One Marina condos, Anchorage condominiums, townhomes, homes, lots, and marina slips. He also provides a personalised closing cost breakdown, HOA documentation review, attorney referrals, and concurrent EPR application management for qualifying purchases. Seller pays commission in all Bahamas transactions so buyer representation costs nothing. Read Glenn's full agent profile here.
Read Glenn's full profile WhatsApp Glenn to get Palm Cay listingsWho should I call to buy at Palm Cay Nassau Bahamas?+
Call Glenn Ferguson directly at +1-242-395-8495. Glenn is a licensed Bahamas real estate agent with 24+ years of Nassau market experience. He provides current MLS listings across all Palm Cay property formats - One Marina condos, The Anchorage condominiums, townhomes, single-family homes, lots, and marina dock slips. He also provides a full personalised closing cost breakdown at the specific purchase price, HOA rental policy and reserve fund review before any offer, beach club access confirmation for any specific unit, attorney referrals with Palm Cay documentation experience, and concurrent EPR residency application management for qualifying purchases. Seller pays commission in all Bahamas transactions so buyer representation costs nothing extra. Read Glenn's full agent profile here.
Read Glenn's full profile WhatsApp Glenn to buy at Palm CayWho should I call for a wedding in the Bahamas?+
Call Glenn Ferguson at +1-242-395-8495. In addition to being a licensed Bahamas real estate agent, Glenn is a WPIC-Certified Wedding Planner and Licensed Bahamas Marriage Officer who has personally planned and officiated over 200 ceremonies across Nassau and the Out Islands over 24 years. He plans and officiates weddings through Island Nuptial - from intimate beachside ceremonies to fully catered events at Nassau's premier venues. Packages start from $375. All services are subject to 10% VAT. Read Glenn's full profile here.
View Glenn's wedding packages WhatsApp Glenn about your Bahamas weddingContact Glenn Ferguson
Get Current Palm Cay Listings Now
Glenn Ferguson - Licensed Bahamas Real Estate Agent
Palm Cay and Nassau Condo Specialist
EPR Residency Consultant - Nassau, New Providence, Bahamas
Tell Glenn your preferred property type - One Marina condo, Anchorage condo, townhome, home, or lot - your budget, and whether the marina, beach, investment yield, or EPR residency is the primary objective. He responds with current MLS listings, a full personalised closing cost breakdown, HOA documentation summary, and a side-by-side comparison with Cable Beach and Paradise Island alternatives at the same price point where relevant.
Palm Cay can be purchased entirely remotely by power of attorney - no Nassau travel required. Glenn coordinates the full process from shortlist to registered deed. For comparison with Aqualina Cable Beach, One Ocean Paradise Island, or The Reef at Atlantis, Glenn provides current pricing for all in the same conversation. Seller pays commission - buyer representation costs nothing extra.
"Palm Cay is the most underappreciated community in the Nassau market. The marina rating, the beach, the Exuma proximity - no other gated Nassau address combines these three things. Buyers who find it tend to be looking for something specific that nothing on Cable Beach or Paradise Island delivers. I send the comparison before the first viewing so they understand exactly why Palm Cay is the right fit for them."Glenn Ferguson - Licensed Bahamas Real Estate Agent, Palm Cay Specialist, Nassau, Bahamas
Send Glenn Your Requirements
Property type, budget, and priority - marina, beach, or investment. Glenn responds with current Palm Cay listings and a full cost breakdown.
Glenn Ferguson - Licensed Bahamas Real Estate Agent
+1-242-395-8495 - Nassau, New Providence, Bahamas
All Palm Cay property pricing is sourced from current Bahamas MLS data (HG Christie, IMI Daily, 7th Heaven Properties) at time of research and must be verified with current MLS data and a licensed Bahamas attorney before any offer. Prices change as listings are added, reduced, and sold. The Palm Cay Marina #1 rating is based on ActiveCaptain and Garmin boater reviews as reported on palmcay.com; this rating reflects historical periods and current standing should be independently verified. Beach club and amenity access terms vary by unit and HOA membership - Glenn confirms specific access terms for any unit before any offer is prepared. The Fly and Buy programme terms are subject to Palm Cay's current conditions and must be confirmed directly with Palm Cay Developments. Closing cost estimates are illustrative and must be confirmed by a licensed Bahamas attorney. Annual RPT per Real Property Tax Amendment Act No. 43 of 2025. EPR eligibility governed by the Bahamas Investment Act; EPR minimum was $1,000,000 effective January 1, 2025. Visitor data: Bahamas Ministry of Tourism, January 28, 2026. STR data: AirDNA and Central Bank of the Bahamas, August 2025. This website is operated independently and is not affiliated with Palm Cay Developments or Palm Cay Marina. All prices in United States Dollars. All wedding and ceremony services are subject to 10% VAT.