Bahamian Buyer Guide — Adelaide Village, New Providence
Windsor Lakes Bahamas: A Guide for Established Bahamian Buyers
Windsor Lakes from a Bahamian perspective — verified pricing, the graduated VAT scale that applies to Bahamian buyers, owner-occupied RPT structure, financing through RBC, CIBC and Bank of The Bahamas, and how this development compares to Sandyport, Charlotteville, Westridge and Skyline. Co-broke buyer representation through Glenn Ferguson at 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. Home pricing starts at $1,000,219 (brochure-base 4-bed single-storey), with named architectural lines $1.2M–$1.4M and a $2.7M Triplex investment option. The Bahamian graduated VAT scale (which tops at 10% above $1M) applies only when both buyer and seller are Bahamian — confirm seller-side qualification with your attorney before relying on the $1M threshold-negotiation lever. Owner-occupied RPT exempts the first $300K and caps total RPT at $150K/year. HOA fees projected at $400–$600/month plus VAT. Glenn represents Bahamian buyers on a co-broke basis at no additional cost.
What Windsor Lakes is — for buyers who already know the Nassau market
Windsor Lakes is a new master-planned, gated lakeside community on 65 acres in Adelaide Village, on the southwest end of New Providence. The development is a Capstone Homes project — Robert Myers and Michael Huttman, with Myers' prior portfolio including work at Albany, Ocean Club Estates, Lyford Cay, and Kamalame Cay. For most Bahamian buyers reading this, that pedigree is a known quantity; the question isn't who Capstone is, it's whether Windsor Lakes' pricing, covenant structure, and rental rules suit your purpose.
The community offers 173 homesites: 137 single-family and 36 multifamily. Three lakes are preserved for wildlife — they're not swimmable — with walking trails routed around them. The development is now open and welcoming its first residents. Site work was scheduled for substantial completion by end of 2024 per Windsor Lakes' published timeline; by mid-2026 the infrastructure should be visible on the ground, which is the relevant due-diligence point for a buyer evaluating now.
Exclusive sales and marketing are handled by Bahamas Property Group on behalf of the developer. Other Bahamian brokerages — including Glenn's — represent buyers in the development through the standard co-broke commission structure, which is the same way Bahamian buyers transact across most new developments in the Nassau market.
Where it sits in the Nassau market for Bahamian buyers
The natural Bahamian-buyer comparison set for Windsor Lakes isn't Albany or Lyford Cay — those are different markets at different price points and serve a different audience. Windsor Lakes' actual competitive set among the established Bahamian-resident gated community market includes:
- Sandyport — established western New Providence gated community, mature landscaping, deep resale precedent, primarily 3–4 bedroom homes. Different price point and an older housing stock; Windsor Lakes is newer construction with a modern amenity package.
- Charlotteville — established gated community in western Nassau, single-family homes, mature community with deep Bahamian-resident base.
- Westridge — established gated estate-format community, popular among Bahamian professionals; larger lots, less amenity infrastructure than Windsor Lakes.
- Skyline Heights and Skyline Drive — elevated western New Providence, established Bahamian-resident community, single-family detached homes, no resort-style amenity package.
- Palm Cay — eastern oceanfront marina community; family-oriented, allows short-term rentals, strong dual Bahamian/foreign-buyer demand. Different geography (eastern shore) and different lifestyle (oceanfront vs lakeside).
Windsor Lakes' positioning against this set is that it offers the modern amenity package — clubhouse, fitness, pickleball, padel, walking trails — that most established Bahamian-resident communities don't have, while sitting in a southwest corridor that puts buyers within 10 minutes of the airport and inside the Albany-area gravity. The trade-off is no resale precedent yet (the community is too new) and HOA projections that will reset as the community matures.
Home options and pricing — the two configurations
Windsor Lakes presents home pricing through two parallel channels — a buyer should understand both before any conversation. The brochure lineup carries base-configuration generic descriptions; the named architectural lines on livewindsorlakes.com carry fully-specified Bahamas Island Homes designs with architectural detailing.
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. 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. |
| Villa Zen | $1,200,000 | 2 | (per brochure) | Available to build. Designed for couples or empty-nesters. |
| Allamanda House | $1,300,000 | 4 | 2,600 | Single-level bungalow. No stairs. |
| Cocoplum House | $1,400,000 | 4 | 2,671 | Two-storey. Oversized second-floor primary suite. |
The brochure-base 4-bed single-storey at $1.0M and the named Allamanda House at $1.3M sit in the same configuration at different specification levels. The $300K spread is what the named architectural line adds over the base configuration. For a Bahamian buyer, the practical question is whether you want the full Bahamas Island Homes architectural package or whether you'd prefer the base configuration with an option to specify finishes independently. Glenn walks through both based on your specific goal.
The VAT picture — where Bahamian status matters most
This is the section that distinguishes a Bahamian-buyer purchase from a foreign-buyer purchase at Windsor Lakes. The Bahamas runs two separate VAT-on-conveyance regimes, and the difference is meaningful at certain price points.
The Bahamian graduated VAT scale
Bahamian citizens pay VAT on conveyance under a graduated scale, with the rate rising as the transaction value rises. Critically, the graduated scale only applies when both buyer and seller are Bahamian citizens. If the seller is a non-Bahamian individual or a company that does not qualify as Bahamian-owned (which can include some developer entities), the entire transaction defaults to the flat 10% rate that applies to foreign buyers. Foreign buyers always pay flat 10%, regardless of who they buy from.
This matters at Windsor Lakes specifically. The development is being sold by Capstone Homes (Robert Myers and Michael Huttman). Whether Capstone Homes qualifies as a Bahamian-owned seller for graduated-VAT purposes is a question for your conveyancing attorney to confirm at offer stage — it depends on the entity structure, beneficial ownership, and how the contract of sale is drafted. Do not assume the graduated scale applies on a Windsor Lakes purchase from the developer until your attorney confirms it. If it does not apply, a Bahamian buyer pays the same 10% as a foreign buyer.
Where the graduated scale does apply (most relevantly on a future resale of a Windsor Lakes home from one Bahamian to another, or on Bahamian-to-Bahamian transactions across the Nassau market more broadly), the rate structure is as follows:
| Transaction value | Bahamian buyer VAT | Foreign buyer VAT |
|---|---|---|
| $100,000 or less | 2.5% | 10% |
| $100,001 – $300,000 | 4% | 10% |
| $300,001 – $500,000 | 6% | 10% |
| $500,001 – $700,000 | 8% | 10% |
| $700,001 – $1,000,000 | 9% | 10% |
| Above $1,000,000 | 10% | 10% |
The practical implication at Windsor Lakes — conditional on seller-side qualification: the brochure-base 4-bed single-storey starts at $1,000,219 — literally $219 over the $1M threshold. If the graduated scale applies to a given transaction, a Bahamian buyer who negotiates the final price to $999,999 or below shifts the transaction into the 9% VAT bracket instead of 10%, saving approximately $10,000 in VAT (or $5,000 to the buyer at a 50/50 split). That's a meaningful negotiation lever, but only where the seller qualifies for the graduated scale. On a Windsor Lakes original purchase from Capstone Homes, this is a question to confirm with your attorney before structuring the offer around it. On any Bahamian-to-Bahamian resale of a Windsor Lakes home in the future, the threshold-negotiation lever does apply unambiguously.
Above $1M, when both parties are Bahamian, the rate is the same 10% that applies to all foreign-buyer transactions. The graduated-scale advantage that benefits Bahamian buyers most heavily on lower-priced transactions disappears at Windsor Lakes' price points anyway. The VAT is conventionally split equally between buyer and seller (so the buyer's effective VAT cost is ~5% of purchase price), but the split is a deal term, not a fixed legal requirement.
Worked example — Bahamian buyer at the $1M threshold (graduated scale applies)
Where the graduated scale applies (Bahamian-to-Bahamian transaction): $1,000,219 purchase, 50/50 VAT split — buyer's VAT share = $50,011 at 10%. Negotiate to $999,000 — buyer's VAT share = $44,955 at 9%. Saving on the VAT alone: ~$5,000. Plus the $1,219 saving on the purchase price itself. Where the graduated scale does NOT apply (e.g. seller does not qualify as Bahamian for VAT purposes), both transactions are taxed at 10% and only the price reduction matters. Confirm with your attorney before structuring the offer around the threshold lever.
First Home Owners Stamp Exemption — does it apply at Windsor Lakes?
The Department of Inland Revenue's First Home Owners Stamp Exemption provides VAT relief for first-time Bahamian homebuyers on dwellings where the value does not exceed $300,000. Under the 2022/2023 amendments, the ceiling was reduced from the previous $500,000 to $300,000 — so the relief is now narrower than it was several years ago. Bahamian first-time buyers may also be eligible for a partial VAT refund on construction or renovation costs related to a first home. Above $300,000, the general Bahamian graduated VAT scale applies, subject to the both-parties-Bahamian rule discussed above.
Windsor Lakes' minimum home pricing is well above the $300,000 ceiling on First Home Owners Stamp Exemption relief, so this exemption does not apply at Windsor Lakes. If you are a first-time Bahamian buyer specifically targeting the exemption, Windsor Lakes is structurally above the right price point and Glenn can advise on alternatives in the under-$300K segment.
For Bahamian buyers above the first-time-buyer threshold — the audience for this guide — the relief does not apply and the calculus is the graduated-scale VAT shown above.
Real Property Tax — owner-occupied versus investment treatment
Real Property Tax (RPT) at Windsor Lakes is the same as elsewhere in the Bahamas, but the rate structure differs based on whether you occupy the property as your primary dwelling.
Owner-occupied — most Bahamian buyers
For an owner-occupied home, where the owner resides at the property as their primary dwelling for at least six months per year:
- First $300,000 of assessed value — fully exempt
- $300,001 – $500,000 — 0.625% per annum
- Above $500,000 — 1% per annum
- Annual cap — $150,000 maximum
- Full payment by March 31 each year qualifies for 10% discount on the bill
Worked examples on the named architectural lines, owner-occupied:
| Model | Assessed value | Calculation | Annual RPT |
|---|---|---|---|
| Hibiscus / Villa Zen | $1,200,000 | $0 on first $300K + $1,250 ($300K–$500K @ 0.625%) + $7,000 ($500K–$1.2M @ 1%) | ~$8,250 |
| Allamanda House | $1,300,000 | $0 on first $300K + $1,250 + $8,000 ($500K–$1.3M @ 1%) | ~$9,250 |
| Cocoplum House | $1,400,000 | $0 on first $300K + $1,250 + $9,000 ($500K–$1.4M @ 1%) | ~$10,250 |
Pay by March 31 of any tax year and apply the 10% discount: the Hibiscus annual cost drops to approximately $7,425; the Cocoplum to approximately $9,225. For most Bahamian buyers, the discount is worth structuring the year-end cash management around.
Investment property — non-owner-occupied
If you are buying Windsor Lakes as an investment property and renting it out (subject to the development's 5-night minimum stay rule), the property is classified as non-owner-occupied for RPT purposes:
- 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
On a $1.2M Hibiscus held as investment: approximately $19,000 annually ($5,000 on first $500K + $14,000 on remaining $700K). On a $2.7M Triplex held as investment: approximately $49,000 annually ($5,000 + $44,000). Investment-property RPT is materially higher than owner-occupied — that's a deliberate policy design and it should be priced into your investment thesis from day one.
Senior citizen / pensioner relief
Per the Real Property Tax Act, Bahamian citizens who are eligible for National Insurance retirement benefits OR who are over the age of 65 are entitled to an additional 50% discount on the RPT balance after the standard $300,000 owner-occupied exemption, for home values not exceeding $1,000,000. The dwelling must be owned and occupied by the pensioner. For a senior buyer at Windsor Lakes:
- The first $300K exemption applies as standard
- The 50% senior/pensioner discount applies to the portion of the RPT calculation between $300K and $1M
- The portion of value above $1M is taxed at the standard rate without senior discount
For a senior Bahamian buying a $1.2M Hibiscus, this means approximately ~$5,125 annually instead of ~$8,250 — a meaningful difference, particularly across a long retirement holding period. Glenn coordinates with the Department of Inland Revenue on RPT registration; senior buyers should confirm NIB pensioner status or age-65+ eligibility documentation at the time of registration to ensure the discount is applied from year one.
Financing — the three certified Windsor Lakes lenders
Windsor Lakes lists three certified lenders for residential mortgages: RBC Royal Bank Bahamas, CIBC FirstCaribbean, and Bank of The Bahamas. All three offer mortgage products to Bahamian residents on Windsor Lakes purchases, subject to standard underwriting.
Mortgage terms — interest rates, LTV ratios, fixed-versus-variable structure, amortisation period, prepayment penalties — vary by lender, by borrower profile, and by the date of application. Glenn does not quote mortgage rates. He is not a mortgage broker, and any rate you see in writing from anyone other than the lender's underwriting department on the day of application is not a real quote.
What Glenn does provide:
- Direct introduction to mortgage officers at all three certified lenders
- Coordination on the timing — your offer, attorney engagement, and mortgage application typically move in parallel rather than sequentially
- Practical guidance on the documentation lenders will request (income verification for self-employed Bahamian professionals, debt-service ratios on existing properties, appraisal coordination)
- An honest read on which lender tends to be most responsive for buyers in your situation, based on prior transactions
Bahamian buyers planning to finance should expect down-payment requirements typically in the 10–20% range on residential mortgages of this size, full income verification, and a property appraisal commissioned by the lender. The mortgage instrument itself is subject to VAT — that VAT is included in the closing-cost framework below.
For Bahamian buyers planning to purchase outright with cash, none of the above applies and the transaction moves faster — your attorney and Glenn coordinate directly with the developer's exclusive sales team without a mortgage approval bottleneck.
Total acquisition cost — what a Bahamian buyer actually writes
Total Bahamian-buyer closing costs at Windsor Lakes run approximately 10–11% of the purchase price all-in for a property over $1M. The components, in approximate order of magnitude:
- Buyer's share of conveyance VAT — at 10% above $1M, conventionally split 50/50, the buyer's share is approximately 5% of purchase price. Mortgage VAT applies separately if financing is involved.
- 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.
- Mortgage VAT (if financing) — VAT is also chargeable on the mortgage instrument at 1% of the value of the amount secured by the property (per Bahamas VAT Act). On a $1.0M mortgage, that's $10,000 in mortgage VAT, in addition to the conveyance VAT.
The 2025 procedural reform — DIR VAT invoice before deed execution
Effective July 1, 2025, the Conveyancing and Law of Property (Amendment) Act 2025 (CLPA) introduced an important new procedural step that affects every Bahamian buyer transaction in 2026:
- VAT invoice required before deed execution. Parties to real estate transactions, their attorneys, and real estate agents are now required to obtain a VAT invoice from the Department of Inland Revenue before executing the conveyance or any other instrument (mortgage deed, lease agreement, etc.). The amount on the provisional invoice may change when the final invoice is issued after the executed instrument is submitted to the DIR for stamping.
- Mortgage disbursement gated to VAT invoice. Lenders (RBC, CIBC FirstCaribbean, Bank of The Bahamas, etc.) are not permitted to disburse or complete loan or mortgage transactions unless a DIR VAT invoice has been issued. This means your attorney's coordination with the DIR portal is on the critical path for closing.
- 30-day post-conveyance declaration. Property owners are now required to file a declaration with the DIR within 30 days of executing any conveyance involving a beneficial-interest transfer. The transferor and any real estate agents involved are jointly and severally liable for a 3% penalty on the consideration if the declaration is not filed in time.
For a Bahamian buyer, the practical effect is that your attorney's competence with the new DIR invoice portal matters more in 2026 than it did in 2024. Glenn's attorney referrals are specifically to firms experienced with the post-CLPA workflow — this is one of the reasons attorney choice has become more consequential under the new regime, not less. Confirm any attorney's experience with the DIR VAT portal before engagement.
Worked example — Bahamian buyer, Hibiscus House at $1.2M, owner-occupier, all-cash
$1,200,000 purchase price + $60,000 buyer-side conveyance VAT (50/50 split at 10%) + $18,000–$42,000 attorney fees plus VAT + $3,000 title and disbursements = total acquisition cost approximately $1.28M–$1.31M before first HOA payment. Annual carrying cost going forward: HOA ~$5,500/year (with VAT), RPT ~$7,425/year (with March 31 discount). At this price point, both Bahamian and foreign buyers pay 10% VAT — the Bahamian-specific graduated-scale advantage only matters at price points below $1M, and only where both parties qualify as Bahamian for VAT purposes.
Five-point due diligence framework
This applies to any new development purchase, but the specifics matter at Windsor Lakes:
1. Infrastructure completion status
Site work was scheduled for substantial completion by end of 2024. By mid-2026, that should be visible. Walk the site (or have a representative walk it) before offer to verify roads, utilities, lake banks, perimeter security, the clubhouse, and amenity completion. The Performance Bond protects against developer abandonment 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 lots. Pay attention to orientation for tradewinds and afternoon sun, and whether the lot triggers any specific Design Review Committee constraints. Bahamian buyers often have the advantage of being able to view multiple lots in person rather than relying on satellite imagery — use that.
3. HOA governance and projection durability
The $400/$600 monthly HOA figures are projections. As the community fills, actual operating costs 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? Bahamian buyers in established communities have lived through HOA resets and should ask the developer how Windsor Lakes' transition is structured.
4. Resale comparables — and the absence thereof
Windsor Lakes is too new for meaningful resale comparables inside the community. That means downside scenario in years 1–3 has more uncertainty than a purchase in Sandyport, Charlotteville, or Westridge where resale precedent is deep. Bahamian buyers who plan to hold long-term can absorb this; buyers who anticipate selling in 3–5 years should price the comparables-absence into the offer.
5. Build covenant — for lot-only purchases
Lot purchasers must commence construction within 5 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. If you plan to buy a lot today and build in year 7, that's not permitted under the covenant.
Comparison — Windsor Lakes against the established Bahamian-resident communities
| Community | Entry pricing | Format | Maturity | STR rules |
|---|---|---|---|---|
| Windsor Lakes | $1.0M–$2.7M (homes); lots vary | 173-lot gated; brochure-base or named architectural lines | New (2024–2026 build-out) | 5-night min permitted |
| Sandyport | Varies; mid-tier upward | Mature gated community, single-family + canalside | Established | Generally permitted, varies by HOA |
| Charlotteville | Varies; mid-tier upward | Mature gated, single-family | Established | Restricted to longer-term |
| Westridge | Estate-format, varies | Larger lots, less amenity infrastructure | Established | Generally restricted |
| Skyline Heights / Drive | Single-family, varies | Elevated western New Providence | Established | Generally restricted |
| Palm Cay | $850K+ condos and homes | Eastern oceanfront marina community | Built-out core, expanding | Permitted |
The honest read: Windsor Lakes is competing against Sandyport and Palm Cay primarily. Both offer modern amenity packages, both serve dual Bahamian-and-foreign-buyer demand, both permit short-term rentals. The differences are geography (Windsor Lakes southwest, Sandyport western, Palm Cay eastern), format (Windsor Lakes build-to-suit on a lot vs Sandyport/Palm Cay's broader inventory), and maturity (Windsor Lakes new vs the others built-out).
For a Bahamian buyer who knows these communities personally and has friends, family or colleagues in each, the comparison is more nuanced than a written guide can capture — and that's where a buyer's agent earns the relationship.
"Bahamian buyers usually know the established communities — they've been to dinner parties in Sandyport, school runs in Westridge, sundowners at Palm Cay. What they don't always have is the comparable visibility into a brand-new development. That's where my role matters. I walk Windsor Lakes with you the way you'd walk it with a knowledgeable friend who's already done the due diligence."Glenn Ferguson — BREA-licensed Bahamas real estate agent, Nassau, New Providence
How buyer representation works for a Bahamian buyer at Windsor Lakes
Exclusive sales and marketing for Windsor Lakes is handled by Bahamas Property Group. That's a normal arrangement for a master-planned new development in Nassau. It does not mean a Bahamian buyer should walk into Windsor Lakes unrepresented.
The co-broke commission structure applies: the seller (developer) pays the commission on closed transactions, and where the buyer brings their own agent, the listing brokerage and buyer's brokerage split the commission. The buyer pays nothing additional for representation. This is the standard structure across Bahamian residential transactions, and it applies regardless of buyer nationality — Bahamian buyers have the same access to co-broke buyer representation as foreign buyers.
What Glenn provides as your buyer's representative at Windsor Lakes:
- Independent comparison across the Nassau gated community market — Windsor Lakes alongside Sandyport, Charlotteville, Westridge, Skyline, Palm Cay — based on your specific situation, not a sales pitch for one development.
- Lot- and home-specific due diligence — orientation, lake proximity, Design Review constraints, infrastructure completion, build-cost reality.
- Lender introductions — direct contact at RBC, CIBC FirstCaribbean and Bank of The Bahamas, with practical guidance on documentation and timing.
- Bahamian attorney referrals — to firms experienced in residential conveyancing, with current fee quotes obtained in writing before commitment.
- RPT registration coordination — including senior-citizen-discount registration where applicable.
- Negotiation — on price, deposit terms, build timeline, the VAT split, and any developer concessions available at the current sales phase. The $1M VAT threshold negotiation discussed above is one specific lever; there are others.
- Closing and post-close registration coordination.
None of this costs you more than going direct to the listing brokerage. The commission split exists either way; the question is who holds your interest in the transaction.
Frequently asked questions — Bahamian buyer focus
What is the VAT rate for Bahamian buyers on a Windsor Lakes purchase?
Bahamian citizens pay VAT on conveyance under a graduated scale when both buyer and seller are Bahamian citizens: 2.5% on transactions of $100,000 or less; 4% on $100,001 to $300,000; 6% on $300,001 to $500,000; 8% on $500,001 to $700,000; 9% on $700,001 to $1,000,000; and 10% on transactions over $1,000,000. If the seller is not Bahamian (for example, a developer that does not qualify as a Bahamian-owned entity), the transaction defaults to the flat 10% rate, regardless of buyer status. Foreign buyers always pay flat 10%. Windsor Lakes is being sold by Capstone Homes; whether the seller-side qualifies for the graduated scale should be confirmed with your conveyancing attorney before relying on it. Where the graduated scale does apply, a negotiated final price below $1,000,000 drops into the 9% bracket — a meaningful saving worth working into the offer strategy.
Does the First Home Owners Stamp Exemption apply at Windsor Lakes?
The Department of Inland Revenue's First Home Owners Stamp Exemption provides VAT relief for first-time Bahamian homebuyers on dwellings where the value does not exceed $300,000. Under the 2022/2023 amendments, the ceiling was reduced from the previous $500,000 to $300,000. Above $300,000, the general Bahamian graduated VAT scale applies (subject to the both-parties-Bahamian rule). Windsor Lakes home pricing is above $1M, so the First Home Owners Stamp Exemption does not apply at Windsor Lakes. Bahamian first-time buyers seeking that relief would need to look at properties below $300,000 — a different segment of the Nassau market. Glenn can advise on first-home options if Windsor Lakes is above the right price point.
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. It is positioned between Albany Resort and the historic Adelaide Village settlement, with quick access to beaches, schools, and Lynden Pindling International Airport — roughly a ten-minute drive.
What home options are offered at Windsor Lakes?
Windsor Lakes offers two pricing 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 a Triplex Residence Option (three individual homes within one design) from $2,700,000. The named architectural lines on livewindsorlakes.com are: 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. Lot-only pricing varies by location and lakefront proximity.
What financing is available to Bahamian buyers at Windsor Lakes?
Windsor Lakes lists three certified lenders: RBC Royal Bank Bahamas, CIBC FirstCaribbean, and Bank of The Bahamas. All three offer residential mortgage products to Bahamian residents on Windsor Lakes purchases, subject to standard underwriting (income verification, debt-service ratios, down payment requirements, and property valuation). Mortgage terms — interest rates, LTV, fixed-vs-variable structure, amortisation period — vary by lender and borrower profile. Glenn introduces Bahamian buyers to lender contacts at all three institutions and lets buyers compare quotes; he is not a mortgage broker and does not quote rates himself.
What is the Real Property Tax (RPT) on a Windsor Lakes home for an owner-occupier?
For an owner-occupied home — meaning the owner resides at the property as their primary dwelling — Bahamian RPT structure is: the first $300,000 of assessed value is fully exempt; $300,001 to $500,000 at 0.625% per annum; above $500,000 at 1% per annum. Capped at $150,000 annually under the Real Property Tax Amendment Act No. 43 of 2025. On a $1.2M Hibiscus House occupied as primary dwelling, annual RPT runs approximately $8,250. On a $1.4M Cocoplum, approximately $10,250. Payment by March 31 each year qualifies for a 10% discount on the bill.
Can a Bahamian senior citizen receive RPT relief on a Windsor Lakes home?
Yes. Per the Real Property Tax Act and Alexiou Knowles & Co. published guidance, Bahamian citizens who are eligible for National Insurance retirement benefits OR who are over the age of 65 are entitled to a 50% reduction on the RPT balance after the standard owner-occupied $300,000 exemption. The dwelling home must be owned and occupied by the pensioner. The reduction applies up to home values of $1,000,000; portions of value above $1,000,000 are taxed at the standard rate. For a senior buying a Hibiscus House at $1.2M, the standard $300K exemption applies, the senior 50% discount applies to the portion between $300K and $1M, and the portion above $1M is taxed at the standard rate. Glenn coordinates with the Department of Inland Revenue on RPT registration; senior buyers should confirm NIB pensioner status or age-65+ eligibility documentation at the time of registration.
Are short-term rentals allowed at Windsor Lakes?
Yes. Per Windsor Lakes' published rules, 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. For a Bahamian buyer evaluating Windsor Lakes as an investment property rather than a primary residence, this affects RPT classification — investment properties are taxed at the non-owner-occupied rate (1% on first $500,000, 2% above $500,000, capped at $150,000 annually) rather than the owner-occupier rate.
How does Windsor Lakes compare for a Bahamian buyer to other established Nassau communities?
Windsor Lakes is a new master-planned development competing primarily with established Bahamian-resident-targeted gated communities such as Sandyport, Charlotteville, Westridge, Skyline Heights, and Palm Cay. It sits at a higher entry price than most of the established Bahamian-resident communities, and is structurally targeted at established professionals and investors. The trade-off is between Windsor Lakes' newer infrastructure, modern amenity package, and lakeside positioning versus the established communities' resale precedent, mature landscaping and known HOA history. Glenn provides side-by-side comparison based on the buyer's specific situation.
What does Glenn Ferguson provide as buyer's agent at Windsor Lakes?
Glenn Ferguson is a BREA-licensed buyer's agent who represents Bahamian 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. For Bahamian buyers specifically, Glenn provides: independent comparison across the Nassau gated community market, lender introductions, attorney referrals, RPT registration coordination, and negotiation. He has been active in the Nassau market for 24+ years.