Foreign Buyer Guide — Adelaide Village, New Providence
Windsor Lakes Bahamas: A Foreign Buyer's Guide to Capstone Homes' New 173-Lot Gated Community
An independent 2026 evaluation of Windsor Lakes — what it actually is, what to verify before offer, and how foreign buyers should think about it next to Albany, Old Fort Bay, Lyford Cay and Palm Cay. Co-broke buyer representation through Glenn Ferguson, BREA-licensed, no cost to the buyer.
The short answer
Windsor Lakes is a 65-acre, 173-lot gated lakeside community in southwest Nassau, developed by Capstone Homes, sited next to Albany Resort and the historic Adelaide Village. The community is now open. Homes are offered through two parallel pricing channels: direct brochure base configurations from $1.0M (single-storey 4-bed) and $1.14M (two-storey 4-bed), plus a $2.7M Triplex investment option; and named architectural lines from $1.2M to $1.4M (Hibiscus, Villa Zen, Allamanda, Cocoplum). HOA fees are projected at $400–$600/month plus VAT. Short-term rentals are permitted with a five-night minimum. Mandatory five-year build period for lot-only purchases. Exclusive sales are handled by Bahamas Property Group; Glenn represents foreign buyers on a co-broke basis at no additional cost.
What Windsor Lakes actually is
Windsor Lakes is a new master-planned, gated lakeside community on 65 acres in Adelaide Village, on the southwest end of New Providence. It is being developed by Robert Myers and Michael Huttman of Capstone Homes. Myers also has prior involvement in luxury construction at Albany, Ocean Club Estates, Lyford Cay and Kamalame Cay. Per the developer's published materials, site work is well underway and was scheduled for substantial completion by the end of 2024 — meaning by the time this guide publishes, infrastructure should be largely in place.
The community offers 173 homesites total: 137 single-family and 36 multifamily. Lots are arranged around three lakes that are preserved for wildlife (no swimming or recreational lake use; trails surround the water instead). Owners can purchase a lot to build on subject to the community's design and timing covenants, or buy a developer home through one of two pricing channels: brochure-base configurations starting at $1.0M for single-storey four-bedroom layouts (and a $2.7M Triplex investment option), or fully-specified named architectural lines from Bahamas Island Homes priced $1.2M–$1.4M. Both are detailed below. The development is now open and welcoming its first residents.
Exclusive sales and marketing are handled by Bahamas Property Group on behalf of the developer. Other Nassau brokerages — including Glenn's — represent buyers in the development through the standard Bahamas co-broke commission structure. We'll come back to what that means for you below.
Where it sits in the Nassau market map
Geographic positioning matters here. Windsor Lakes is described in the developer's own materials as being "strategically positioned between the ultra-luxe Albany Resort and the charm and heritage of Adelaide Village." That's accurate — but worth unpacking for buyers comparing Nassau communities:
- Albany Resort sits a short drive away on the south-southwest coast — established ultra-luxury with golf, marina, spa, and entry pricing typically $5M+. Windsor Lakes is not Albany; it's a different price point and a different value proposition.
- Lyford Cay and Old Fort Bay are further north on the western coast — established gated communities with deeper history and ultra-high entry pricing. Both have legacy social structures Windsor Lakes does not yet have.
- Adelaide Village itself is a quiet historic settlement — not a luxury enclave, but a residential community Windsor Lakes adjoins.
- Lynden Pindling International Airport is roughly a ten-minute drive — easier airport access than Cable Beach or Paradise Island for buyers flying in privately.
If you are evaluating Windsor Lakes against Albany or Lyford Cay, you are comparing developments at materially different price points and stages of community maturation. Where Windsor Lakes more directly competes is with newer family-oriented communities — Palm Cay on the eastern shore (oceanfront, marina, currently $850K+), and to a lesser extent the lower entry tiers of Cable Beach.
Pricing, HOA and ownership structure — verified
This section reflects only figures published by the developer on windsorlakesbahamas.com as of May 2026. Where the developer publishes ranges or "subject to change" language, that's noted. Final pricing on any specific lot or home should be confirmed in writing before offer.
| Item | Verified figure / status |
|---|---|
| Total lots | 173 (137 single-family, 36 multifamily) |
| Site area | 65 acres, master-planned, three lakes |
| Custom-built homes available | Brochure-base 4-bedroom from $1.0M (single-storey) or $1.14M (two-storey); $2.7M Triplex investment option; named architectural lines $1.2M–$1.4M (Bahamas Island Homes). See model tables below. |
| Lot pricing | Varies by location, size and lakefront proximity. Provided on enquiry by exclusive sales agent. Glenn confirms current lot pricing before offer. |
| HOA — single-family lots | $400/month projected (subject to VAT) |
| HOA — multifamily lots | $600/month projected (subject to VAT) |
| HOA covers | Security, community landscaping, building upkeep, amenity insurance |
| Build covenant — start | Construction must commence within 5 years of lot purchase completion |
| Build covenant — finish | Construction must complete within 18 months of breaking ground |
| Architecture | Plans must be approved by the Windsor Lakes Design Review Committee. Single-storey, 1.5-storey and 2-storey structures permitted. |
| Contractors | Buyer may use own architect; contractors must be developer-approved and credentialed. |
| Lot combination | Permitted; combined lots may be developed as one single-family home or as a multifamily structure |
| Short-term rentals | Permitted with 5-night minimum stay; renters/guests must register with security |
| Lake recreation | Not permitted (preserved for wildlife habitat) |
| Security | 24-hour manned security |
| Performance Bond | In place for infrastructure completion (per developer disclosure) |
| Storage facility | Separate climate-controlled storage units from $135,000 (available to residents and non-residents) |
Home options and pricing — the two configurations the developer publishes
Windsor Lakes presents home pricing through two parallel channels, and a foreign buyer should understand both before any conversation. The first is the developer's direct brochure — generic-format residence categories with base pricing, communicated to inquirers as the entry points into each configuration. The second is the named architectural lines on livewindsorlakes.com — fully-specified Bahamas Island Homes designs with architectural detailing and named identities (Hibiscus, Allamanda, Cocoplum, Villa Zen). The two are not contradictory; they reflect base configuration versus specified architectural product. Final pricing on any specific home depends on configuration, finishes, and lot, and is confirmed by the developer's exclusive sales agent. Glenn confirms current quotes before any offer is presented.
Direct brochure pricing — base configurations
From the developer's residence collection brochure (May 2026):
| Configuration | From | Description |
|---|---|---|
| Four-Bedroom Single-Storey Residence | $1,000,219 | Spacious and versatile design ideal for family living and entertaining. |
| Four-Bedroom Two-Storey Residence | $1,138,875 | Two-level home offering separation between entertaining and private living spaces. |
| Triplex Residence Option | $2,700,000 | Multi-residence investment opportunity: three individual homes within one architecturally refined design. |
Named architectural lines — fully-specified homes
Per livewindsorlakes.com, four named architectural lines designed by Bahamas Island Homes (Robert Myers' related company, with prior portfolio at Albany, Ocean Club Estates, Lyford Cay, and Kamalame Cay). Shared specification base: quartz kitchen countertops with custom cabinetry, impact-rated windows, 9-foot ceilings, full appliance package, and covered porch.
| Model | Price | Beds | Sq ft | Configuration |
|---|---|---|---|---|
| Hibiscus House | $1,200,000 | 3 | 2,300 | Single-storey. Available to build. Entry-tier named line. |
| Villa Zen | $1,200,000 | 2 | (per brochure) | Available to build. Designed for couples or empty-nesters; smaller footprint at same entry price. |
| Allamanda House | $1,300,000 | 4 | 2,600 | Single-level bungalow. No stairs. Family or accessibility-conscious buyer. |
| Cocoplum House | $1,400,000 | 4 | 2,671 | Two-storey. Oversized second-floor primary suite. Family with guest separation. |
How to think about which configuration is right for you
- Base 4-bed single-storey at $1.0M is the entry into a four-bedroom single-level home. The named Allamanda House at $1.3M sits in the same configuration with full Bahamas Island Homes architectural specification — the $300K spread is what the named architectural line adds. Buyers weighing this should understand exactly which finishes and architectural details the named line includes versus the brochure base.
- Base 4-bed two-storey at $1.14M is the entry into a four-bedroom two-level home. The named Cocoplum House at $1.4M is the fully-specified version with the oversized second-floor primary suite. Same logic on the spread.
- Hibiscus House at $1.2M (3-bed single-storey) and Villa Zen at $1.2M (2-bed) are named lines without a corresponding brochure-base entry — these are architectural lines specifically and don't have a generic-format equivalent.
- Triplex Residence Option at $2.7M is a separate investment-grade product — three individual homes within one architecturally refined design. This is the multifamily / investor product, not an owner-occupier configuration. Different rental yield math, different EPR fit, different conversation altogether.
For most foreign owner-occupier buyers the practical question is: do you want the named architectural line, or do you want the base configuration with the option to specify finishes independently? Neither is wrong; they reflect different value propositions. Glenn walks through both with each buyer based on the specific property goal.
EPR threshold fit across configurations
All home configurations exceed the $1,000,000 EPR base threshold on their own. The named architectural lines (Hibiscus and Villa Zen at $1.2M, Allamanda at $1.3M, Cocoplum at $1.4M) clear the base threshold with margin. The brochure-base 4-bed single-storey at $1,000,219 clears it by a hair — buyers planning EPR around this entry should add the lot purchase to ensure clearance. The brochure-base 4-bed two-storey at $1.14M clears it comfortably. The $2.7M Triplex sits well above the $1.5M accelerated EPR processing track ($1.5M+ qualifies for ~3-week approval) and is structurally the strongest EPR fit at Windsor Lakes — a single transaction grants residency while producing rental income from the two units the buyer doesn't occupy. Combining home purchases with lot purchases or combining adjacent lots are also routine paths to the accelerated tier.
Amenities — what's included in the master plan
Per the developer's amenities page:
- Clubhouse with state-of-the-art fitness centre and meeting space
- Resort-style pool with cabanas, umbrellas and lounge chairs
- Lighted full-sized tennis court, basketball half-court, pickleball and padel courts
- Lakefront walking trails throughout the community
- Children's playground and jungle gym
- Dedicated dog park
- Community park
- Beach access (with future planning for a beach amenity)
Pickleball and padel are reasonable inclusions — both are legitimate luxury-community draw cards in 2026. The basketball half-court and tennis court signal that the developer is positioning for active families rather than retirees, which is consistent with the build-now covenant. The lakes-not-swimmable point is a real factor: if you're a buyer who pictured docking, paddleboarding or swimming in the lakes, the Design Review Committee won't permit it.
The foreign buyer framework
For a foreign buyer, the legal and tax framework around Windsor Lakes is identical to other Bahamas residential property. There is no Windsor Lakes-specific government regime. What changes is how the development's covenants — particularly the mandatory build period — interact with cross-border buyer planning.
Foreign ownership rights
Under the International Persons Landholding Act of 1994 (IPLA), foreign nationals may purchase residential property in the Bahamas under two acres in freehold title with the same rights as Bahamian citizens. No government permit is required for residential lots of this size — which covers all single-family and multifamily lots at Windsor Lakes. The full guide to the IPLA framework is in the foreign buyer guide.
Closing costs on a Windsor Lakes purchase
Total closing costs run approximately 11–12% of the purchase price all-in — the same framework as elsewhere in the Bahamas, with no Windsor Lakes-specific surcharges:
- Conveyance VAT (10% of purchase price) — flat government VAT, often split between buyer and seller by negotiation. The split is a deal term, not a fixed legal requirement.
- Legal fees — charged on a percentage basis. The customary Bahamas Bar Association scale fee for one side of a transaction is 2.5% plus 10% VAT, with sliding-scale reductions on higher-value purchases (often dropping toward 1%–1.5% as values rise). In December 2025 the Bar Association proposed a higher minimum scale (3.5% for registered land, 5% for unregistered land); that proposal remained unresolved at publication and was not uniformly adopted. In practice, attorney fees on a $1M+ Windsor Lakes purchase in 2026 typically range approximately 1.5% to 3.5% plus VAT depending on attorney and negotiation. Glenn confirms current attorney quotes before any offer is presented.
- Title search and disbursements — typically $2,000–$4,000.
Worked example — Hibiscus House at $1.2M
$1,200,000 purchase price + $60K buyer-side conveyance VAT (assuming 50/50 split) + ~$18K–$42K attorney fees plus VAT + ~$3K title and disbursements = total buyer-side acquisition cost of approximately $1.28M–$1.31M before the first HOA payment. Annual HOA at $400/month + VAT adds ~$5,500/year carrying cost on a single-family lot. Add the lot purchase separately if buying a lot to build on rather than buying a Bahamas Island Homes finished model.
Property tax (RPT)
Annual Real Property Tax on a Windsor Lakes home is the same as elsewhere in the Bahamas. For owner-occupied property: the first $250,000 of assessed value is exempt; $250,001–$500,000 at 0.625%; $500,001–$5M at 1%; above $5M at 0.5%. For non-owner-occupied investment property: 1% on the first $500,000 of assessed value, 2% above $500,000, capped at $150,000 annually under the Real Property Tax Amendment Act No. 43 of 2025. Buyers who plan short-term rentals at Windsor Lakes will fall into the non-owner-occupied tier.
Residency — the Windsor Lakes / EPR question
This is where Windsor Lakes' price points actually fit the residency programme well. Bahamas Economic Permanent Residency requires a minimum qualifying real estate investment of $1,000,000 (effective January 1, 2025), with the $1.5M+ accelerated track granting approvals typically within ~3 weeks. All Windsor Lakes home configurations exceed the $1M base EPR threshold. The brochure-base 4-bed single-storey at $1,000,219 clears it by a hair (buyers planning EPR around this entry should add the lot purchase to ensure clearance); the brochure-base 4-bed two-storey at $1.14M clears it comfortably; the named architectural lines at $1.2M–$1.4M clear it with margin; and the $2.7M Triplex sits well above the accelerated $1.5M tier on its own.
Three common Windsor Lakes / EPR structures:
- Single home + lot at $1.5M total — the Hibiscus or Villa Zen at $1.2M plus a typical lot can reach $1.5M depending on lot pricing and location, qualifying for the accelerated EPR track. Cocoplum House at $1.4M plus most lots reaches $1.5M+ comfortably.
- Combined adjacent lots — the developer permits combining lots; combined lots may host a single residence or multifamily structure. Combined-lot purchases routinely scale into the EPR accelerated tier.
- Multifamily lot + multi-unit build — for buyers planning rental income alongside personal use, a multifamily lot at higher cost basis can reach the accelerated track while preserving the rental flexibility allowed under Windsor Lakes' five-night-minimum STR policy.
A property purchase below the EPR investment threshold still qualifies the buyer for a Home Owners Resident Card — annual renewable residency without the $1M floor. For buyers who don't want or need EPR, the HORC route is straightforward at any Windsor Lakes purchase price. Full EPR mechanics, family endorsement structure, and grandfathering considerations are in the EPR residency guide.
US and Canadian buyer overlay
For US buyers: Windsor Lakes sits inside US federal estate tax exposure for non-residents (the $60,000 NRA exclusion is the relevant threshold without treaty planning), plus your specific state-level rules. Ownership structure decisions — individual title, LLC, trust, holding company — should be made before contract, not after, because retroactive restructuring is expensive and sometimes impossible. The US buyer estate tax page covers this in full.
For Canadian buyers: there is no Canada–Bahamas tax treaty, so worldwide income reporting under T1135 and related forms applies regardless of Bahamian residency. Capital gains on eventual sale flow back to Canadian tax at the 50% inclusion rate (the Carney government scrapped the proposed 66.67% increase in March 2025). Section 128.1(4) departure tax also matters for buyers contemplating future Bahamian residency. The Canadian buyer page covers this in full.
The Windsor Lakes rental income picture
Short-term rentals at Windsor Lakes are permitted with a 5-night minimum stay, registered through community security. That's a deliberate developer choice and worth thinking through.
What the 5-night minimum does
It pushes the property out of the weekend-getaway market and toward longer-stay vacation guests, family rentals and corporate placements. For a buyer comparing Windsor Lakes to Cable Beach condos (which typically permit 1–3 night minimums), the trade-off is:
- Lower turnover, lower wear, lower cleaning cost — five-night-plus stays usually reduce per-night operating cost
- Lower booking velocity in shoulder seasons — the weekend-getaway segment is the easiest to fill in low-season weeks; Windsor Lakes can't tap that
- Higher average daily rate — longer stays at premium properties can command higher per-night pricing in peak weeks
- Different guest mix — fewer short-trip Florida visitors, more multi-week families, expat tenants and corporate placements
For a buyer who intends primarily personal use with occasional rental, the 5-night minimum is fine and arguably reduces the operational burden. For a buyer running a property as a high-velocity Airbnb investment, Cable Beach condos at Aqualina or Baha Mar are typically a better fit because the minimum-stay flexibility is greater and the resort-integrated rental programmes handle licensing.
The developer rental programme
The Windsor Lakes FAQ notes that the developer "may also be offering a rental programme that Homeowners may sign up for." This is currently aspirational language, not a confirmed programme. If you are planning to rely on a developer rental programme as part of your investment thesis, get the specific programme terms in writing before offer — at minimum: who manages bookings, what the management cut is, what occupancy projections the developer is providing in writing (versus verbal), and what happens if the programme is discontinued.
Five-point due diligence framework
Every new development carries execution risk — even when the developer has prior credentials. Five things I want every buyer to verify before offer at Windsor Lakes:
1. Infrastructure completion status
The developer's stated timeline had substantial site work complete by end of 2024. By mid-2026, that should be visible on the ground. Before offer, walk the site (or have a representative walk it) to verify: roads, utilities, lake banks, perimeter security, the clubhouse build, amenity completion. The Performance Bond protects you against developer abandonment of infrastructure but doesn't accelerate delivery — visible progress is the better signal.
2. Lot-specific particulars
Lake-front, lake-view and interior lots will carry meaningful price differentials. So will lots on the perimeter (closer to Adelaide Road) versus interior. So will lots adjoining the planned future beach amenity versus lots near the dog park. Ask for a current site map with sold/available status and pricing per lot tier. Pay attention to the orientation (for tradewinds and afternoon sun) and to whether the lot triggers any specific Design Review constraints.
3. Build-cost economics
The developer offers home purchases through both brochure-base configurations ($1.0M for 4-bed single-storey, $1.14M for 4-bed two-storey, $2.7M for the Triplex) and named architectural lines ($1.2M–$1.4M for Hibiscus, Villa Zen, Allamanda, Cocoplum). The pricing spread between brochure base and named architectural line for equivalent configurations is roughly $260K–$300K — that's the value the developer attaches to the named architectural specification. If you're buying a lot to custom-build outside both lineups, get build-cost estimates from at least two of the developer-approved contractor list before committing — not after. Construction cost in Nassau in 2026 has risen materially over 2020 baselines; budgets need to reflect current prices and a contingency, not pre-pandemic numbers. Single-storey is typically cheaper per square foot than two-storey when factoring in foundation work versus vertical construction.
4. HOA governance and projection durability
The $400/$600 monthly HOA figures are projections. As the community fills, actual operating costs will trend up as the clubhouse, amenities, security and lake maintenance reach steady state. Ask the developer for the projected HOA escalation curve — what's the figure in year 5, year 10, after the developer transitions HOA management to the homeowner association? If the developer can't show you the math, that's a flag.
5. Resale comparables — and the absence thereof
Windsor Lakes is new. There are not yet meaningful resale comparables inside the community. That means your downside scenario in years 1–3 has more uncertainty than a purchase in an established community. The upside thesis (early entry into a community that matures successfully) is real, but the asymmetry should be priced into your offer. Ask Glenn to walk you through resale velocity at comparable new Nassau developments at the 3–5 year mark — the precedent data exists.
How Windsor Lakes compares
Windsor Lakes is not Albany. It is also not Cable Beach. Here's how it slots into the Nassau market for a foreign family buyer:
| Community | Entry pricing | Format | STR rules | EPR fit |
|---|---|---|---|---|
| Windsor Lakes | $1.0M (4-bed base) to $2.7M (Triplex); named lines $1.2M–$1.4M; lots vary | 173-lot gated; brochure-base or named architectural lines | 5-night min permitted | All home configurations exceed $1M EPR base; Triplex above $1.5M accelerated tier |
| Albany Resort | $5M+ typical entry | Established ultra-luxury, full-service | Programme-managed | Yes; well above thresholds |
| Old Fort Bay | $3M+ typical entry | Established gated estate | Generally restricted | Yes; well above thresholds |
| Lyford Cay | Membership + property | Legacy private community | Restricted | Yes; well above thresholds |
| Palm Cay | $850K+ condos and homes | Eastern oceanfront marina community | Permitted | Possible at $1M+ |
| Cable Beach (Aqualina) | $2.65M+ condos | 27-residence beachfront tower | Permitted, resort-managed | Yes; above thresholds |
The clearest direct comparison is Windsor Lakes versus Palm Cay. Both are family-oriented gated communities at meaningful but not ultra-luxury price points; both permit short-term rentals; both can structure into the EPR threshold with the right purchase. The difference is geography (southwest Nassau versus eastern shore), format (build-to-suit versus turnkey), and lifestyle (lakeside trails and amenities versus oceanfront marina).
"For a foreign family buyer who wants Albany-area access without the Albany price point, Windsor Lakes is a real option — provided you're comfortable with a build-to-suit timeline, a new community with no resale precedent, and HOA projections that will move as the community fills. For a buyer who needs immediate occupancy or wants established resale comparables, this isn't the right development."Glenn Ferguson — BREA-licensed Bahamas real estate agent, Nassau, New Providence
How buyer representation at Windsor Lakes actually works
Exclusive sales and marketing for Windsor Lakes is handled by Bahamas Property Group on behalf of Capstone Homes. That's a normal arrangement for a master-planned new development — most newly-launching Bahamas communities are sold this way for the first phase or two.
What that does not mean: that you have to walk into Windsor Lakes unrepresented. The Bahamas operates a co-broke commission structure: the seller (developer) pays the commission, and that commission is split between the listing brokerage and the buyer's brokerage where the buyer comes in with their own representation. The buyer pays nothing additional for representation.
What Glenn provides as your buyer's representative at Windsor Lakes:
- Independent comparison — not a sales pitch for one development. Honest read on whether Windsor Lakes is the right fit for your situation versus Palm Cay, Cable Beach, Albany or other options.
- Lot- and home-specific due diligence — orientation, lake proximity, Design Review constraints, infrastructure completion, build-cost reality versus advertised pricing.
- EPR coordination — structuring the purchase to qualify for permanent residency where that's part of your plan.
- Cross-border tax referrals — for US, Canadian, UK, EU buyers, introduction to a cross-border CPA or tax attorney before contract, when structuring still matters.
- Bahamian attorney referrals — to firms experienced in residential conveyancing for foreign buyers, with current fee quotes obtained in writing.
- Negotiation — on price, deposit terms, build timeline, and any developer concessions available at the current sales phase.
- Closing and post-close registration coordination — including remote closing by power of attorney if you do not need to travel for signing.
None of this costs you more than going direct to the listing brokerage. The commission split exists either way; the only question is who holds your interest in the transaction.
Frequently asked questions about Windsor Lakes
Where is Windsor Lakes located?
Windsor Lakes is a 65-acre gated lakeside community located off Adelaide Road in Adelaide Village, on the southwest end of New Providence, Nassau. It is positioned between the ultra-luxury Albany Resort and the historic Adelaide Village settlement, with access to beaches, schools and Lynden Pindling International Airport within minutes.
Who is the developer of Windsor Lakes?
Windsor Lakes is being developed by Robert Myers and Michael Huttman of Capstone Homes. Robert Myers is also a shareholder in Capstone Homes and Bahama Island Homes, with prior involvement in luxury real estate at Albany, Ocean Club Estates, Lyford Cay and Kamalame Cay. Exclusive sales and marketing for the development is handled by Bahamas Property Group.
How many lots and homes are at Windsor Lakes?
Windsor Lakes has 173 lots in total: 137 single-family lots and 36 multifamily lots. The community offers buyers a choice of purchasing a lot to build on (subject to a mandatory build period) or buying a developer home through one of two pricing channels. The brochure-direct lineup includes a Four-Bedroom Single-Storey Residence from $1.0M, a Four-Bedroom Two-Storey Residence from $1.14M, and a Triplex Residence Option from $2.7M. The named architectural lines (Bahamas Island Homes designs on livewindsorlakes.com) are the Hibiscus House (3-bed, 2,300 sq ft) at $1.2M; Villa Zen (2-bed) at $1.2M; the Allamanda House (4-bed bungalow, 2,600 sq ft) at $1.3M; and the Cocoplum House (4-bed two-storey, 2,671 sq ft) at $1.4M. The development is now open and welcoming residents.
What is the price of a home at Windsor Lakes?
Windsor Lakes home pricing is offered through two parallel channels. The developer's brochure (May 2026) lists base configurations: Four-Bedroom Single-Storey Residence from $1,000,219; Four-Bedroom Two-Storey Residence from $1,138,875; and the Triplex Residence Option (three individual homes within one architecturally refined design) from $2,700,000. The fully-specified named architectural lines on livewindsorlakes.com are designed by Bahamas Island Homes: Hibiscus House (3-bed, 2,300 sq ft, single-storey) at $1,200,000; Villa Zen (2-bed) at $1,200,000; Allamanda House (4-bed bungalow, 2,600 sq ft, single-level) at $1,300,000; and Cocoplum House (4-bed two-storey, 2,671 sq ft, oversized second-floor primary suite) at $1,400,000. Named-line shared specification: quartz kitchen countertops with custom cabinetry, impact-rated windows, 9-foot ceilings, full appliance package, covered porch. Lot-only pricing varies by location, size and lakefront proximity. Glenn confirms current pricing and configuration before any offer is presented.
What are the HOA fees at Windsor Lakes?
Per Windsor Lakes' published projections, HOA fees are projected at $400 per month for single-family lots and $600 per month for multifamily lots, plus VAT. The fees cover security, community landscaping, building upkeep and amenity insurance. HOA projections are subject to change and should be confirmed in writing before offer.
Are short-term rentals allowed at Windsor Lakes?
Yes. Short-term rentals are permitted with a five-night minimum stay required. Renters and guests must be registered with security before entering the community. The developer may also offer a rental programme for participating homeowners. Buyers should confirm current rental rules in writing before offer.
Is there a mandatory build period at Windsor Lakes?
Yes. Windsor Lakes lot purchasers must commence construction within five years of completion of the lot purchase, and must complete construction within 18 months of breaking ground. All home plans must be reviewed and approved by the Windsor Lakes Design Review Committee. This rules out long-term land banking without development.
Can foreigners buy property at Windsor Lakes?
Yes. Under the International Persons Landholding Act of 1994, foreign nationals may purchase residential property in the Bahamas under two acres in freehold title with the same rights as Bahamian citizens. No government permit is required for residential lots of this size. The conveyance VAT, legal fees and registration requirements at Windsor Lakes are the same as elsewhere in the Bahamas.
Does buying at Windsor Lakes qualify for Bahamas residency?
A property purchase at Windsor Lakes entitles the buyer to apply for a Home Owners Resident Card, which grants annual renewable residency. To qualify for Economic Permanent Residency (EPR), the total qualifying real estate investment must be at least $1,000,000 USD (effective January 1, 2025). Investments of $1,500,000 or more access the government's accelerated processing track. All Windsor Lakes home configurations exceed the $1M base EPR threshold: brochure-base 4-bed single-storey from $1,000,219; brochure-base 4-bed two-storey from $1,138,875; named architectural lines from $1.2M to $1.4M (Hibiscus, Villa Zen, Allamanda, Cocoplum); and the $2.7M Triplex Residence Option, which sits well above the $1.5M accelerated tier on its own. Combining a home with the lot underneath, or combining adjacent lots, routinely reaches the accelerated tier. Buyers below the EPR investment threshold still qualify for the Home Owners Resident Card route. See the EPR residency guide.
What are the closing costs on a Windsor Lakes purchase?
Total closing costs typically run approximately 11% to 12% of the purchase price all-in. The largest component is the flat 10% government conveyance VAT, often split between buyer and seller by negotiation. Legal fees are charged on a percentage basis: the customary Bahamas Bar Association scale fee for one side is 2.5% plus 10% VAT, with sliding-scale reductions on higher-value purchases. In December 2025 the Bar Association proposed a higher minimum scale; that proposal remained unresolved at publication. In practice, attorney fees on a $1M+ transaction in 2026 typically range approximately 1.5% to 3.5% plus VAT depending on attorney and negotiation. Title search and disbursements add several thousand dollars more.
Does Glenn Ferguson have access to Windsor Lakes inventory?
Glenn Ferguson is a BREA-licensed buyer's agent who represents foreign buyers across all Nassau and Out Island developments — including Windsor Lakes. Exclusive sales and marketing for Windsor Lakes is handled by Bahamas Property Group on behalf of the developer; Glenn's role is to represent buyers through the standard Bahamas co-broke commission structure, in which the seller pays commission and there is no additional cost to the buyer for representation. Glenn provides foreign-buyer-specific guidance: comparison with other Nassau communities, EPR coordination, attorney referrals, due diligence and post-close registration.
