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    <guid>https://www.dupuchrealestate.com/blog/bahamas-beachfront-property/</guid>
    <link>https://www.dupuchrealestate.com/blog/bahamas-beachfront-property/</link>
        <author>helen@erabahamas.com (Helen Dupuch)</author>
        <title>Buying Beachfront Property in The Bahamas: What Foreign Buyers Should Know</title>
    <description> <![CDATA[ 



You can already picture it. Turquoise water a few steps from the door, white sand, your own stretch of shoreline. 


What you may be less sure about is whether a foreigner can actually buy beachfront here, what it truly costs once you get past the listing price, and whether it's a sound place to put your money. All fair questions, and good ones to ask before you fall for a view.


The things that actually decide a good purchase include the smaller details: what it costs to own and insure after the purchase, how exposed the property is, and which island fits how you want to live. We'll walk you through everything and point you to real listings when you're ready to look.


Can Foreigners Buy Beachfront Property in The Bahamas?


Yes. Non-Bahamians can buy beachfront property with the same rights as citizens, and most buyers are surprised by how straightforward it is. 


Under the International Persons Landholding Act, if you're buying a beachfront house or condo as a single-family home, you don't need permission in advance. You simply register the purchase with the Bahamas Investments Board after closing, which your attorney handles as part of the transaction.


There are cases that do call for a permit before you buy. A large undeveloped parcel of vacant land (broadly, five acres or more), or a property you intend to rent out or use commercially, needs a permit from the Investments Board first. If your beachfront plan is a holiday home for your own use on a normal residential lot, that permit step won't apply to you. If it's a rental, it will.


None of these are things you need to navigate on your own. Our BREA-licensed agents guide foreign buyers through registration and any permit steps and connect you with a Bahamian attorney to handle the legal side. 


For the full buying process from offer to closing, see our guide on owning property in The Bahamas, and our piece on whether a US citizen can own property here.





What Beachfront Property Actually Costs in The Bahamas


When you buy beachfront property in The Bahamas, plan for a set of one-time costs at closing and a set of ongoing costs every year you own.


At closing, the two costs that fall to you as the buyer are the government VAT on the conveyance and your legal fees. VAT replaced the old stamp duty on property transfers, and while the rate is graduated for Bahamians, non-Bahamian buyers pay the top rate of 10 of the purchase price (per the BREA schedule; how VAT is split between buyer and seller is set by the sales agreement). 


Attorney fees run around 2.5 of the price, plus VAT, following the Bahamas Bar Association's suggested scale. The agent's commission, by the way, isn't your cost as a buyer: under BREA's commission structure it's customarily paid by the seller.


Every year after that, you'll pay real property tax, insurance, and upkeep. Insurance is the one first-time buyers tend to underestimate on beachfront, so we’ll cover it in its own section below because it matters that much.


A quick word on the figures here: tax and fee rates change. Use these as a planning guide, and let us connect you with a Bahamian attorney to confirm the current numbers for your specific purchase. You can also estimate your financing and read the details on costs and fees.


Real Property Tax on Owner-Occupied Beachfront Homes


If you live in the home yourself, real property tax in The Bahamas is gentler than most foreign buyers expect, because a large first slice of the value is exempt. 


According to the Bahamas Department of Inland Revenue, on an owner-occupied residence the first $300,000 of assessed value is exempt, the next $200,000 is taxed at 0.625, and value above $500,000 is taxed at 1. Pay in full by 31 March and you earn a 10 discount for the year.


One thing to note if you plan to rent the place out rather than live in it: non-owner-occupied and rental properties are assessed differently, so the owner-occupied bands won't apply. 


 


Everything You Need to Know: Hurricanes, Insurance, and Storm Surge


Beachfront is the most beautiful place to own, but also the most exposed. This shouldn't scare you off, but it should shape which property you choose and what you budget.


Hurricane and all-perils insurance in The Bahamas typically runs around 2 of the home's value a year, give or take, and what you pay depends on the property: elevation, how it's built, and how close it sits to the water. A concrete-block home on higher ground is cheaper to insure than a beachfront cottage on stilts.


Two details to remember: Hurricane policies carry a deductible that is a percentage of the insured value, often 2 to 5, which you pay out of pocket before coverage kicks in, so a low premium with a high deductible isn't always the bargain it looks like. 


And storm surge and flood are usually excluded from a standard policy. On the beachfront, that's something to really consider, as it typically needs a separate flood policy. If you’re not careful, the water that makes the property special is the risk you're least covered for.


This is where a local team comes in very handy. We can connect you with a Bahamian insurance broker who understands beachfront risk and can tailor coverage to your specific lot. 


And if you won't be on the island year-round, our property and estate management services can handle the practical side of storm season, from securing the home before a system to walking through it afterward, so an absent owner isn't managing a storm by phone from another country. For a fuller look, read what property buyers should know about hurricane season.


You Own the Lot, Not the Beach


Here's something worth knowing before you picture a private strip of sand: in The Bahamas, nobody owns the beach. Under the Bahamas Public Parks and Public Beaches Authority Act and long-standing property law, title to a beachfront property runs to the high-water mark of ordinary tides, and everything seaward of that line is Crown land, open to the public.


In practice, that means &quot;private beach&quot; is rarely literally true. What you're buying is beachfront position and access, the frontage and the walk to the water, not the sand itself, which stays open to the public. 


Owners are expected to allow reasonable access and can't lawfully block a public access point. So, just keep that in mind when you’re considering beachfront property.





How Much Is &quot;Cheap&quot; Beachfront, Really?


Cheap beachfront property in The Bahamas is something you can find if you know where to look. On some of the Family Islands you can still find beachfront lots in roughly the $20,000 to $50,000 range, like in spots on Cat Island, Long Island, Eleuthera, and Abaco, as we lay out in our guide to the islands.


However, the lot price is typically the cheapest thing about cheap beachfront property. Building on a remote island costs more because materials and labour have to travel to you. Access can mean they have to take a small plane and a boat to reach you. 


And the insurance and storm exposure we just covered apply the same way whether the lot cost you $30,000 or $3 million. So the right question isn't &quot;what's the cheapest lot,&quot; it's &quot;what's the total cost to build, own, and insure this over the years I'll keep it.&quot; If value is what you're after, our guide to the most affordable islands for Bahamas real estate is a good next read.


Which Island Is Right for Your Beachfront Home?


The best island for your beachfront home depends on the trade-off you're willing to make between access and seclusion. There's no true right answer, you just need to assess how you actually want to live.


Nassau and Paradise Island sit at one end. This is where prices are highest, but everything you might want is close by: international flights, hospitals, restaurants, and the deepest pool of buyers when you eventually sell. If you value convenience and liquidity, this is where beachfront makes the most sense.


The Family Islands sit at the other end. Exuma, Eleuthera, Cat Island, Long Island, and Abaco offer more shoreline for your money and far more seclusion, with the trade-off of fewer services and more involved travel. A beachfront home on Eleuthera's pink sand leads to a different life from one a few minutes off a Nassau highway, and the price reflects it.


Matching the island to the person is most of what a good local agent does. Our home buying services cover the islands one by one, and an ERA Dupuch agent can tell you which beachfront pockets on each island fit your budget and your plans. You can start exploring by island: Nassau and New Providence, Paradise Island, Exuma, Eleuthera, and Cat Island.





Is Bahamas Beachfront Property a Good Investment?


The strongest part of the investment case for Bahamas beachfront property is the tax position. The Bahamas has no personal income tax, no capital gains tax, and no inheritance tax. For an international buyer, that is a real advantage.


Well-located, well-managed beachfront can earn as a holiday rental, with industry estimates commonly putting vacation-rental yields somewhere in the region of 4 to 7, and prime-area values have tended to appreciate in recent years. Treat those as ranges and outside estimates,, because occupancy, management, and location can vary returns.


If renting is part of your plan, remember the earlier point: a buy-to-rent property typically requires a permit and is taxed differently from an owner-occupied home. If you do intend to rent, our property management team can handle screening, leases, and rent collection if you so choose. 


For where the market sits now, see our Bahamas real estate report.


Beachfront property in The Bahamas is open to you as a foreign buyer, and it can be a great buy when you weigh insurability, island fit, and the full cost of ownership, not just the view.


When you're ready to see what's on the market, explore beachfront by island — Exuma, Eleuthera, Cat Island, Paradise Island, and Nassau and New Providence — or talk with a BREA-licensed ERA Dupuch agent about the islands and budgets that fit you. 


 


FAQs for Bahamas Beachfront Property


What taxes and fees do I pay when buying property in The Bahamas?


As a buyer, plan for a 10 government VAT on the conveyance (non-Bahamian buyers pay the top 10 rate, with the split set by the sales agreement) and legal fees of around 2.5 plus VAT. 


The agent's commission is customarily the seller's cost. Then there are annual costs: real property tax, insurance, and upkeep. On an owner-occupied home, the first $300,000 of value is exempt from property tax. Rates change, so confirm current figures with a Bahamian attorney.


How much does it cost to insure a beachfront home in The Bahamas?


Hurricane and all-perils insurance typically runs around 2 of the home's value per year, with beachfront properties at the higher end because of their exposure. 


Premiums depend on elevation, construction, and distance from the water. Storm surge and flood are usually excluded from a standard policy and need separate cover, which matters most on beachfront.


What is the cheapest island in The Bahamas to buy beachfront property?


The Family Islands offer the most affordable beachfront, with lots on islands such as Cat Island, Long Island, Eleuthera, and Abaco sometimes available in the $20,000 to $50,000 range. 


Keep in mind that a low lot price doesn't always mean a low total cost. Building on remote islands, harder access, and the same insurance requirements can make &quot;cheap&quot; beachfront cost more to own than it first appears.
 ]]> </description>
    <pubDate>Fri, 11 Sep 2026 05:49:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.dupuchrealestate.com/blog/buying-a-duplex-in-the-bahamas/</guid>
    <link>https://www.dupuchrealestate.com/blog/buying-a-duplex-in-the-bahamas/</link>
        <author>helen@erabahamas.com (Helen Dupuch)</author>
        <title>Buying a Duplex in the Bahamas: A Foreign Buyer's Guide</title>
    <description> <![CDATA[ 



A duplex can be a wonderful investment property, and in the Bahamas the opportunities are abundant. You can choose to rent one side of the property (short or long term) and live in the other, rent both sides, live in both sides, or any combination.


Buying property in the Bahamas is pretty straightforward, but it’s helpful to understand what goes along with owning a rental property before you start looking. In this article we’ll cover: registration or permit, how rental income is taxed in a country with no income tax, what it costs to buy and hold, and how financing works for a foreign buyer.


TL;DR: Buying a Duplex in The Bahamas






Foreigners can buy a duplex in The Bahamas with the same rights as citizens. You don't need residency first.






A private home you'll live in only needs to be registered after purchase. A duplex you intend to rent, both sides or just one, requires a permit before you buy.






The Bahamas has no income tax and no capital gains tax. Short-term rental income is still subject to VAT, and a non-Bahamian owner also needs a Business Licence to rent a unit out.






Owner-occupied tax treatment now requires at least 90 days' occupancy per year for partial exemption, and 183 days for full exemption. 






Foreign buyers can get local mortgages, though the deposit is usually larger than back home.






The details are where a duplex differs from a regular house, so get the permit and rental tax questions answered for your specific property first.






Can Foreigners Buy a Duplex in The Bahamas?


Yes, foreigners can buy a duplex in The Bahamas, and you do not need to become a resident before you do. Under Bahamian law, international buyers have broadly the same property rights as citizens, including the right to own freehold. That's a big reason the market is so open to buyers from the United States, Canada, and Europe.


A duplex is still a residential property. It's two dwelling units in one building, so the thing that sets it apart from a single-family home is how it's used.


If you want the wider picture of foreign ownership first, our guide to owning property in The Bahamas covers the basics that apply to any purchase.





Do You Register a Duplex, or Do You Need a Permit?


For a home you'll actually occupy, a foreign buyer usually doesn't need advance permission. Under the International Persons Landholding Act, if you acquire a condominium or property to be used as owner-occupied property, you don't need a government permit. 


You buy the property and register the purchase with the Bahamas Investment Authority afterward. The same applies to vacant land you'll build an owner-occupied home on, unless the purchase would leave you holding two or more contiguous acres.


A permit is required before you buy anything that falls outside that description, and a conveyance recorded without one is void. That's where a duplex can fall into a different category than a regular home.


The Act defines owner-occupied property as property you occupy and reside in exclusively as a dwelling house, on a permanent or seasonal basis. Renting a portion of the property counts against &quot;exclusively,&quot; so buying with the intention to rent either unit, the other side or both, puts you on the permit route. The registration shortcut is reserved for a building you'll occupy yourself.


The government fee is modest either way (registration is $250 and a permit is $500), so the real cost of getting this wrong is measured in time: a permit has to be sorted before closing, and permits tend to take time for approval.


One more provision worth knowing if your plans might change. When a permit is granted, it records the use you stated. Change that use later, and you'll need to apply to vary the permit, or it stops being valid. The exception is narrow but useful: no variation is needed where the change is from an exclusive dwelling house to property leased or rented on a seasonal basis.


If you're not sure whether you need a permit or not, speak to a local agent who has handled multi-unit purchases and can flag early which side of the line your property sits on, then let your Bahamian attorney confirm it in writing before you commit. Sorting this out at the start is far easier than discovering it at the closing table.





Renting Out a Unit: How the Income Is Taxed


The Bahamas has no income tax and no capital gains tax, so your rental income and any future gain on the property aren't taxed the way they would be in most home countries. For a duplex buyer planning to rent a unit, that changes the math considerably.


Three obligations still apply when you rent a unit out.






The first is VAT on rental income.  Short-term and holiday letting is a VAT-able activity in The Bahamas, so you'll generally need to register with the Department of Inland Revenue and charge VAT on what you collect. A Bahamian individual only has to register once rental turnover passes $100,000 a year. A non-Bahamian owner has to register regardless of turnover. You can collect the VAT yourself or authorise the platform listing your unit to collect and remit it for you.










The second is a Business Licence.  Non-Bahamian owners need one to operate either a short-term vacation rental or a long-term residential rental. A Bahamian individual letting a property doesn't. This catches people offguard, because a single annual lease to one tenant doesn't feel like running a business. But alas, it is. Applications go through Inland Revenue and need Bahamas Investment Authority approval first.










The third is the guest tax on short stays.  Short-term rentals carry a 10 guest tax on the booking, charged on top of VAT, so build both into your nightly rate rather than absorbing them.






There's also a practical consideration that has nothing to do with tax. Many gated communities and condominium associations set their own rules on short-term renting, and some restrict or ban it. Check the community's rules before you count on vacation rental income from one side of a duplex.


A local agent who knows the neighbourhoods will steer you toward the ones that actually allow the rental plan you have in mind, which saves you buying into a building that won't permit it. Run the numbers both ways. 


Living in one unit and renting the other can offset your carrying costs while you enjoy the place, and your own unit may still qualify for the gentler owner-occupied tax treatment. Renting both sides earns more, though either rental plan brings the permit question, VAT, and the property-tax classification into play.





How a Duplex Is Taxed Annually


Your annual property tax bill depends on which class the Department of Inland Revenue puts your property in. Owner-occupied is the cheapest class, so the question that matters is whether your duplex counts.


To qualify, the property has to be your home and nothing else. The Real Property Tax (Amendment) Act, 2025, in force since 1 July 2025, sets two occupancy tests: live there at least 90 days a year to count as owner-occupied at all, and at least 183 days for your annual bill to be capped at $150,000.


Here's the duplex problem. &quot;Your home and nothing else&quot; describes a building you occupy entirely. Put a paying tenant in the other unit and the building is earning income, so it can be classified and taxed as an income property instead.


The 2026 budget legislation deals with this directly. It creates a separate class for foreign owners who live in their Bahamian property, with its own flat rate and annual cap, and it adds a rule written for duplexes, triplexes and fourplexes: the unit you live in is taxed at the owner-occupied rate, and the tax on the rented unit or units is capped separately. So the two halves of one building can be taxed differently.


Rates and thresholds move with the annual budget, so check the current schedule before you rely on any figure.


What It Costs to Buy and Hold a Duplex


Beyond the purchase price, budget for VAT on the conveyance, legal fees, agent commission, and annual property tax. Here's what each one looks like.




    





Cost






Who pays






What to expect








VAT on the conveyance (transfer tax)






Customarily split 50/50 between buyer and seller, but negotiable






The rate changes based on the value of the transaction and on whether the buyer is an individual or a company.Check the current schedule published by the Bahamas Real Estate Association and have your attorney confirm which rate applies to you before you budget.








Legal fees (your Bahamian attorney)






Buyer






Customarily around 2.5 of the price, with 10 VAT added on the fee. Confirm with your attorney.








Real estate commission






Customarily the seller






Set by agreement between seller and agent.








Investments Board fee






Buyer






$250 to register a purchase, $500 for a permit.








Annual real property tax






Owner, yearly






Depends on how each unit is classified. See the section above.










 The duplex-specific point is in that last row. How your building is classified, and whether its two units are classified the same way, drives the annual bill more than the purchase price does.


Ask your attorney to confirm how your specific duplex will be classified before you settle on a budget, and check the current schedule with Inland Revenue, since the rates and thresholds do change. 


Financing a Duplex as a Foreign Buyer


Foreign buyers can obtain a mortgage from a Bahamian bank, so you're not limited to a cash purchase. What's different from what you might see at home is the down payment. Bahamian lenders set their own terms for foreign buyers and there's no single published national standard, so ask the lender directly and expect to put more money down upfront. 


A rental-earning duplex can also be assessed differently from a home you'll occupy. A lender may weigh the projected rental income and the property's use when they structure your loan. If financing is part of your plan, start the conversation early.


Bank approvals for foreign buyers can take longer than the rest of the purchase, and they often become the step that determines your timeline.





The Buying Process, Step by Step


This overall path will feel familiar if you've bought property before, with a few extra checks that apply for a two-unit property. Here's how it usually goes for a foreign buyer.






Find the property.  Look specifically at duplex and multi-family listings, and confirm it's actually two legal units rather than a single home informally split. You can browse our current Bahamas listings and ask an agent to pull two-unit and multi-family options that fit your plan.






Make an offer.  Your agent helps you price the offer and put it in through the proper channels.






Engage a Bahamian attorney.  Do this early, and use your own attorney, never the seller's. They handle the legal work and the client checks that come before anything else.






Title search and due diligence.  Your attorney verifies a clear title. For a duplex, this is also when you confirm zoning, the legal two-unit status, and any rental permissions or restrictions that affect your plan.






Government approval or registration.  Depending on the permit-versus-register question above, this is either a permit obtained before you buy or a registration completed after. Confirm which one applies to your property.






Closing.  Funds are transferred, the conveyance is executed, and the property becomes yours.






Set up for rental, if that's the plan.  Register for VAT, apply for the Business Licence, line up management, and confirm the community allows your rental approach before you list a unit.






We help foreign buyers source and vet two-unit properties, connect you with trusted Bahamian attorneys, and run the multi-unit checks before closing, so you find out what applies to your duplex well before the closing table.


A duplex works well in a market with no income tax, especially when rental income helps support an owner-occupied unit. It also has more moving parts than a straightforward home, so the buyers who do best are the ones who pin down the permit, VAT, and property-tax questions for their exact property up front.


Ready to look at two-unit properties? Browse our Bahamas listings or contact one of our agents, and we'll help you find a duplex that fits your plan and walk you through what it takes to buy it.


 


FAQs for Buying a Duplex in The Bahamas


Can a US citizen buy a duplex in The Bahamas?


Yes. US citizens can buy a duplex in The Bahamas with the same ownership rights as Bahamian citizens, and you don't need residency first.


If you plan to rent out a unit, check whether that changes your approval requirements because a property bought to rent, in whole or in part, requires a permit before purchase.


Do I need a permit to buy a duplex, or just register it?


It depends on how you'll use it. Under the International Persons Landholding Act, property you acquire to occupy yourself is registered with the Bahamas Investment Authority after purchase. 


A duplex you plan to rent sits outside that, and renting a portion counts the same as renting the whole building, so living in one side with a tenant in the other still means a permit before you buy. Have your attorney confirm which applies to your specific property.


Do I need a Business Licence to rent out one side of my duplex?


If you're a non-Bahamian owner, yes, and it applies to a long-term residential tenant as much as to short holiday stays. You'll also need to register for VAT regardless of how little the unit earns, since the $100,000 turnover threshold only shelters Bahamian individuals.


Can Canadians and other non-US foreigners buy a duplex in The Bahamas?


Yes. The Bahamas welcomes buyers from Canada, Europe, and elsewhere on the same broad terms as US buyers. The ownership rights, the permit-versus-register question, and the local tax treatment work the same way regardless of your home country.


Your own country's tax rules on foreign property and rental income are a separate matter to check at home.


Does buying a duplex help me get residency in The Bahamas?


Property ownership can support a residency application, and an investment of $1,000,000 or more can qualify you for economic permanent residency, a threshold raised from $750,000 on 1 January 2025 and now tied to a ten-year holding requirement. 


A more modestly priced duplex will usually sit below that figure, so don't assume the purchase alone grants residency. It can still support an annual homeowner's residence card. Confirm the current requirements with the Bahamas Department of Immigration.


*This blog is for general information only. We are not certified to give tax or legal advice. Rates and rules change, so please confirm any tax, VAT, permit, licensing, or residency specifics with a qualified Bahamian attorney and the relevant government authority before you buy.
 ]]> </description>
    <pubDate>Fri, 04 Sep 2026 04:30:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.dupuchrealestate.com/blog/new-construction-vs-resale/</guid>
    <link>https://www.dupuchrealestate.com/blog/new-construction-vs-resale/</link>
        <author>helen@erabahamas.com (Helen Dupuch)</author>
        <title>New Construction vs. Resale in The Bahamas: Which Is Best for You?</title>
    <description> <![CDATA[ 



If you are shopping for a home in The Bahamas, one of the first real decisions you will face is whether to build something new or buy an existing home. It is a fair thing to weigh, and a lot of buyers arrive with a habit carried over from the mainland: newer must be safer, so building new must be the better bet. That assumption doesn't always hold up.


New construction versus resale in The Bahamas is not a decision with a single right answer. It depends on three things: the island you are looking at, how quickly you need to move in, and how the insurance and long-term costs shake out for the specific property. 


On some islands, there is very little resale inventory, so building is effectively your only route. On others, a well-kept existing home in an established neighbourhood will get you settled faster and with fewer surprises. The buyers who get burned are usually the ones who picked a side before checking either of those things.


Here is how the two paths actually compare, and a simple way to work out which one fits your situation.


TL;DR: New Construction vs Resale in the Bahamas






There is no universal winner. The right call depends on your island, your timeline, and the property's insurance and running costs.






Building new runs roughly $250 to $750 per square foot and takes about 18 to 24 months or more. Resale gets you the keys on closing.






Newer, code-built homes can be insured more favourably, which matters a great deal in a hurricane market.






On thin-inventory islands, building is often the only realistic way to get the home you want.






Comparing New vs. Resale in The Bahamas


Resale is usually the smarter move if you want to move in quickly, spend a known amount, and buy into a neighbourhood that already has roads, utilities, and amenities in place. 


New construction is usually the better fit if you want to design the home yourself, you want the insurance and maintenance profile of a newer build, or you have your heart set on an island where good resale listings are scarce.


That’s it in a nutshell. Everything below is about working out which of those two descriptions sounds more like you, because the honest answer changes from buyer to buyer and from island to island.


What &quot;New Construction&quot; and &quot;Resale&quot; Actually Mean Here


New construction in The Bahamas usually means one of two things: buying a lot and building a home on it, or purchasing a unit in a development that is still going up. Resale means buying a home that already exists, from the current owner, in an area that is already built out.


For most foreign buyers, the ownership rules are the same either way. If you are buying a single-family home or a condominium on less than two acres, you generally register the purchase after closing rather than seeking approval before it. The main exceptions that trigger a permit requirement are undeveloped land of two or more acres, property you intend to rent out, and commercial development.


So the foreign-buyer paperwork rarely decides this for you. What decides it is cost, timing, risk, and what is actually available where you want to live. If you want the full purchase process from offer to closing, see our guide to buying a house in the Bahamas.





Costs: What to Budget for Each Path


Building almost always costs more per square foot than buyers expect, and resale lets you see the price before you commit. That is the short version.


Right now, construction costs roughly $250 to $750 per square foot in The Bahamas, depending on the level of finish, the island, and the complexity of the build. A modest home sits nearer the bottom of that range; a beachfront villa with imported finishes pushes past the top, and fully custom luxury builds can run well past it. On top of the build itself, you budget for the lot, architectural drawings, permits, and duties on imported materials, since most building materials are shipped in.


Resale works differently. The price is on the table, financing tends to be more straightforward for a finished home, and there is less room for the budget to drift. Some sellers of new-build inventory will offer a discount to a cash buyer paying up front.


Either way, plan for the transaction costs associated with any Bahamian purchase. You pay your own attorney, around 2.5 of the price plus VAT on that fee. The agent commission, 6 on a developed home and 10 on undeveloped land, is normally the seller's cost. And there is VAT on the conveyance itself, a flat 10 for foreign buyers, usually split evenly between buyer and seller. 


You can run different price points through our mortgage calculator, and one of our agents can give you current, island-specific numbers, because a build quote in Long Island and a resale price in Nassau are two very different things. For the full breakdown, see our closing costs and fees page.


New Construction vs. Resale at a Glance


Before we go section by section, here is the whole comparison in one place. There is no universal winner. The right path depends on your island, timeline, and budget.




       





Card






Who it's for






Property needed






Government fees






Term






What it gets you








Home Owner's Residence Card






Anyone who owns a home here, at any value






Own a habitable residence (no minimum value)






~B$100 processing + B$500 issuance






Renewed annually






Entry and stay for you, spouse, and minor children on the home you own








Annual Residence






People who want to reside without buying at the permanent-residence threshold






No property minimum; proof of means






Set by Immigration; renewed yearly






Renewed annually






Legal residence, year to year








Economic Permanent Residence






Buyers who want lifetime status and a citizenship track






Min. US$1,000,000 investment (US$1.5M for fast-track)






~B$100 processing + B$20,000–$25,000 certificate + $300 per family endorsee






Lifetime






Permanent right to reside, family included, eligibility toward citizenship










Timeline: Keys Now vs. Building for 18 to 24 Months


Resale gets you the keys on closing. New construction takes about 18 to 24 months, and often longer on the Family Islands, where crews and materials must be brought in by boat.


That is the single biggest practical difference between the two. If you are relocating for work, school, or a visa, or you want to start earning rental income soon, a resale home is the reliable choice. 


If you are planning to have the property as a future retirement home or a second home and you are not in a hurry, the wait can be worth it for a place built exactly the way you want it. 


Be honest with yourself about the timeline before you fall for a piece of land, because a build has a way of taking every bit of the two years you give it.


Hurricane Risk, Building Codes, and the Insurance Math


These are the things most buyers underweight. In a hurricane market, how a home is built affects both how it holds up and how much it costs to insure every year.


Newer homes built to current codes can be insured more favourably than older homes, which can add up to a good amount of savings over the long term. Plan for hurricane coverage in the region of 2 of a property's value per year, so a meaningful difference in premium adds up. That’s a point in favour of new construction.


It cuts the other way too, so keep reading. A newer home is not automatically bulletproof, and a well-built older home in the right spot can outperform a cheap new build. Elevation, drainage, and the flood zone matter as much as the age of the structure, and they cut across both paths. 


Before you commit to any home, new or resale, one of our agents can help you read a specific property's elevation, flood zone, and likely insurance profile so that you understand exactly what you’re getting into.





Inventory Island by Island


Where you want to live may make the decision for you. On several of the Family Islands, there is very little resale inventory, so building becomes the only way to get the home you want.


On islands like Long Island and Cat Island, and in parts of Eleuthera and Exuma, it’s common to search and find nothing on the market that fits. In that situation, buying a lot and building is not really a preference; it is the only path available. 


In Nassau, on Paradise Island, and in the built-out communities around Exuma, the picture flips. There are quality resale properties in neighbourhoods that already have security, utilities, beach access, and amenities you can’t easily reproduce on a bare lot.


The practical step is to check what already exists on your target island before assuming you have to build or buy. 


Our team tracks what is available and what is coming, on the outer islands where public listings run thin. You can start by browsing current listings for the islands you are considering, from Exuma and Eleuthera to Cat Island and Nassau and New Providence.


Total Cost of Ownership: Looking Past the Sticker Price


The price you pay at closing is not necessarily the price you pay to own. Over a holding period, the two paths can look quite different from how they looked on day one. 


An older resale home can carry higher running costs. Salt air is hard on a building, and in our experience, upkeep in The Bahamas can run anywhere from about $100 to $1,000 a month depending on the property. 


Add the insurance premium for older construction, and a &quot;cheaper&quot; resale can cost more to own than it first appeared to. A new build flips that around: lower near-term maintenance, a warranty on the work, and a friendlier insurance profile, set against the long wait and the risk that comes with any construction project.


Resale value is worth a thought as well. A well-built, well-located home holds value on either path, but liquidity varies by island and price band. Something in an established Nassau community will generally be easier to sell than a one-off custom build in a remote spot, however beautiful that build turns out. If a future sale matters to you, factor it in now.





How to Decide What’s Right for You


You don’t need to overthink this. Line your own situation up against a few plain scenarios, and consider a few things…






If you need to live there within a year, or want rental income soon, buy resale.






If you want a fully custom home and you can wait 18 to 24 months, build.






If you have set your heart on a thin-inventory island, building may simply be your only option, so plan for it.






If you want a predictable cost and an established community with amenities already in place, buy resale.






If the insurance and maintenance savings of a newer, code-built home matter most to you, that points towards new construction.






Most buyers land clearly on one side once they weigh timeline, budget, and island choice together. When folks can’t decide one way or another, the tie-breaker is almost always what is actually available where you want to be, and that is worth checking against real listings rather than guessing. 


So which of those scenarios sounds most like you, and have you checked it against whatis actually on the market where you want to live? One of our agents can determine which of these scenarios best fits your target island and current budget. 


Contact us, and we will walk you through what is available today and what it would cost to build what you want tomorrow.


 


FAQs for new construction vs resale Bahamas


Is it cheaper to build or buy an existing home in The Bahamas?


Buying resale is usually cheaper and more predictable up front. Building runs roughly $250 to $750 per square foot before you add the lot, permits, and import duties, and costs can drift over an 18- to 24-month timeline. Building tends to make financial sense when you already own land, when you want something fully custom, or when there is little to no resale inventory on your island.


How long does it take to build a house in The Bahamas?


Plan for about 18 to 24 months, and often longer on remote islands, where materials and skilled labor must be brought in. A resale purchase, by contrast, is usually complete within a couple of months, and you take the keys on closing.


Do new-construction homes cost less to insure in The Bahamas?


They often can. Newer homes built to current codes tend to insure more favourably than older stock, and hurricane coverage runs in the region of 2 of a property's value per year, so the difference adds up over time.


Age is not the only factor, though. Elevation, drainage, and the flood zone can matter just as much, so it is worth checking a specific property's insurance profile before you decide.
 ]]> </description>
    <pubDate>Sat, 15 Aug 2026 07:40:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.dupuchrealestate.com/blog/buying-a-vacation-home-in-the-bahamas/</guid>
    <link>https://www.dupuchrealestate.com/blog/buying-a-vacation-home-in-the-bahamas/</link>
        <author>helen@erabahamas.com (Helen Dupuch)</author>
        <title>Buying a Vacation Home in the Bahamas: Navigate the Local Real Estate Market Like A Pro</title>
    <description> <![CDATA[ 
Imagine waking up to the gentle sound of waves, with a clear view of the Bahamas' turquoise waters right from your bedroom window. The Bahamas drew a record 12.5 million visitors in 2025, of whom more than 1.8 million were stopover guests who slept on the islands rather than on a ship.


For those who've fallen in love with this tropical paradise, owning a home in the Bahamas becomes the obvious next step. No more checking in and out of hotels or dealing with rented spaces. The place is yours to decorate and return to whenever you like.


Moreover, your property can earn a handsome rental income when you’re not residing there. In the Bahamas’ tourism-driven economy, rental properties are an excellent investment.


Finding the perfect vacation home in the Bahamas can be a reality, and we can help you get there. 


Here is what to work through before you buy.







1. Discover the Finest Vacation Home Communities in the Bahamas


When buying a second home in the Bahamas, thorough research matters for a successful investment. Whether you plan to use it as a primary residence, a vacation property or an investment property, finding the right location that fits your needs and budget is essential.


The Bahamas has over 700 islands and cays. Nassau and Grand Bahama hold most of the population, and everything beyond them is known as the Family Islands, each with its own character. 


Look for safe and reputable areas with ocean-front or canal-front properties with luxurious amenities like pools, clubhouses, and fitness centres. Also, consider the proximity to beaches, restaurants, shopping centres, and schools for convenience and rental appeal. Popular spots like Nassau and Paradise Island are worth a look.


If you need some recommendations for vacation home communities, these are the communities we point buyers toward most often:






Albany






Ocean Club Estates






West Bay Street






Old Fort Bay






Lyford Cay






Palm Cay






Port New Providence






Treasure Cay






Aqualina






Windsor Lakes






Eastern Road






The Pointe






Goldwynn Resort and Residences






Sandyport






Take your time to evaluate the communities and see which one matches how you want to spend your time here. With thorough research, you will find something that fits. And remember, reach out to our agents, and we can help you narrow it down.







2. Explore Home Prices in Your Preferred Area


Keep in mind, costs vary between islands. Nassau and Paradise Island carry higher prices. So, understanding these differences will help you set your budget and investment goals.


Even on a single island, there are factors that play into prices like property size, amenities, and properties near gorgeous beaches. So, you might find smaller homes and condos more budget-friendly compared to larger luxury properties.


To get started, determine your budget and decide what features are must-haves and which ones you can live without. That way, you can narrow down your choices and make the best decision for you.


Then start looking. Check out real estate listings, talk to local agents, and compare online listings for a realistic picture of prices.


If you need some financial help, consider getting pre-approval from local banks for mortgage options. Budget for extra costs such as appraisal fees.







3. Know Your Taxes As a Foreign Buyer


Now the taxes. 


First, you won't have to pay income or inheritance taxes here. But you should understand the real property tax you’ll pay on your second home.


The tax value depends on a few factors like the home price, the number of units, and its purpose. For example, if the place has more than 4 units or is used for commercial purposes, the rate is 0.75 on the first $500,000, 1 for the next $1,500,000, and 1.5 on whatever's left.


Bahamian and foreign owners are no longer treated the same way, and the gap widened this year. Since July 1, 2026, foreign-owned owner-occupied property is its own tax class, charged 0.625 of assessed value per year and capped at $200,000. 


A Bahamian owner-occupier gets the first $300,000 exempt. That exemption does not apply to this class. First-time buyer concessions are also limited to Bahamians, and the graduated VAT scale on conveyance applies to Bahamian citizens and permanent residents, with others at 10. If you plan to use the home yourself for part of the year, ask your attorney which class you fall into before you budget. Here are some more details on real estate taxes and tax benefits.


Another thing to keep in mind is how owning property in the Bahamas might impact your taxes back home. It’s best to talk to a tax advisor to understand whether you’ll need to report your Bahamian real property and income in your home country. They can confirm what you owe at home.







4. Navigate Laws and Permits for Vacation Homes


Foreign investors will need a permit if they intend to buy an undeveloped property of over two acres or plan to use it for commercial purposes (except short-term rental). 


Beyond that, foreign buyers can own freehold property outright, with no restriction on resale. Tax treatment is where the differences sit, covered above.


Just remember to register your acquisitions under the International Persons Landholding Act. It involves some forms and paperwork, so engage a local attorney or real estate agency for the transaction.


Finally, keep an eye out for zoning and environmental regulations that might come into play. Check these early. They affect what you can build and where.







5. Plan Your Long-Term Property Vision


When you're thinking about owning a vacation home, you should also consider how you plan to use it in the long run. That decision shapes most of the others.


If you want it as a retirement home someday, buy for that version of your life rather than this one. Look for an area with all the amenities that matter to you, like community programmes and access to healthcare.


If you plan to rent it out later, research the local rental market first. Check that there is real demand for vacation rentals in that area. 


You will need to register the property as a short-term rental, and the obligations go further than registration. Short-term rental owners collect 10 VAT on rental income and a 10 Hotel Guest Tax from guests. 


Bahamian owners register for VAT once revenue passes $100,000, while non-Bahamian owners register regardless of turnover and also need a business licence. The Department of Inland Revenue has said enforcement is coming, so register before you list. Get familiar with the Bahamas Tenancy Act and the taxes that might apply to your rental income back in your home country.







6. Understand Property Management Costs


Whether renting out your property or using it occasionally, you must factor in the management costs. Especially if you're living abroad, it might be a good idea to hire a reliable property management company or property manager to take care of your property. They handle maintenance and tenant relations, which takes the day-to-day off your hands.


Rental property management usually covers: 






Screening tenants






Sorting out lease terms and agreements






Collecting rent






Taking care of repairs and maintenance






Paying bills and keeping things running smoothly






Finding new tenants when there's a vacancy






Preparing income statements for you






Yearly maintenance checklist for your approval






If you don’t intend to rent out your vacation home, estate management services usually include:






Monthly inspections and handling bills






Housekeeping






Handling mail pickup and delivery






Keeping an eye on household staff






Taking care of any repairs that pop up






Property management can also cover hiring temporary staff, organising guest travel, or even overseeing construction. Set aside a budget for these before you buy.


Insurance matters here too. A solid policy can protect your place against damages, natural disasters, and liability claims. Work with your property management company to make sure you've got the right coverage.


Work these costs into your budget before you buy, not after. 







7. Partner with Trustworthy Experts


When it comes to buying property in the Bahamas, there is a lot to consider, which is why most buyers work with an established agency. A good real estate team knows the local regulations and the costs attached to them. We know the rules that apply to foreign buyers and where they tend to trip people up.


We walk buyers through the sale and transfer process, which is where most people get stuck. 


It can get pretty complex, so having a qualified real estate agency by your side makes a material difference. Experienced real estate agents will handle all that legal paperwork, filing correctly and paying the taxes and fees on time. 







Why Is the Bahamas Your Ideal Destination for a Vacation Home?


If you dream of a perfect spot to invest or settle down, The Bahamas is worth serious consideration. Around 80 of stayover visitors come from the United States, which means the rental market you would be buying into is largely American. And with US baby boomers searching for second homes, The Bahamas is giving them a warm welcome.


The government works with developers on infrastructure, including new roads, marinas, airport expansion, and gated communities like Old Fort Bay, Port New Providence, and more.


There are also real concessions on the books. The Family Island Development Encouragement Act provides duty concessions on building materials and supplies for developments on specified Family Islands, and the Hotels Encouragement Act gives duty-free entry on construction materials and furnishings plus real property tax concessions for the first twenty years, with properties of as few as four guest rooms on a Family Island qualifying. 


Buyers who invest $1,000,000 or more in residential property can apply for economic permanent residence. That threshold rose from $750,000 on January 1, 2025, the investment must be held for at least ten years, and purchases at $1,500,000 and above qualify for accelerated consideration.


So, if you're ready to make your Bahamian dream come true, do your research, get in touch with licensed real estate agents and lawyers, and understand the rules and regulations for buying a vacation home.


We have worked in Bahamian real estate for over 30 years. Get in touch when you are ready to start looking.



 ]]> </description>
    <pubDate>Fri, 14 Aug 2026 10:44:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.dupuchrealestate.com/blog/investing-in-bahamas-real-estate/</guid>
    <link>https://www.dupuchrealestate.com/blog/investing-in-bahamas-real-estate/</link>
        <author>helen@erabahamas.com (Helen Dupuch)</author>
        <title>Investing in Bahamas Real Estate: Costs And Crucial Considerations</title>
    <description> <![CDATA[ 




 The Bahamas is a hotspot for global investors and locals alike. Investing in Bahamas real estate goes beyond picturesque beaches— it's an opportunity to unlock lucrative investments while basking in the island's unique charm. 


 In this guide, Owner-Broker Peter Dupuch discusses the details of investing in Bahamian real estate, offering insights and expert advice to steer you towards success. 


From tourist-driven rental properties to the costs and crucial considerations of buying and selling properties and businesses in The Bahamas, we uncover the wealth of opportunities awaiting savvy investors. 





5 Reasons For Investing in Real Estate in The Bahamas 


Bahamian real estate attracts investors from all around the world as it offers both financial gains and lifestyle benefits. The following are some reasons why investing in The Bahamas real estate is a lucrative venture worth exploring.


1. It’s Incredibly Popular Among Tourists


The Bahamas welcomed a record 12.5 million visitors in 2025, up 11.4 on the year before. Most of that growth came from cruise arrivals, and that distinction actually matters. Cruise passengers sleep on the ship. The visitors who fill a rental are stayovers, and the IMF puts roughly 90 of tourism spending, around 28 of GDP, in that group.


But, here is the part that works in your favour. Hotel capacity is binding at peak periods, and the short-term rental market is growing to absorb what the hotels cannot take. The IMF lists faster growth in short-term vacation rentals as an upside risk for the whole economy. More stayover visitors than hotel beds means rentals fill the difference.


Those who travel to The Bahamas often and stay longer also prefer buying a second home or a vacation home here. First, they don't need to rent or lease a property whenever they're in the country. Second, they can earn rental income when not using it and sell it for profit after a few years, thanks to a steady real estate demand. 


2. Low Transactional Cost


Buying or selling a property in The Bahamas involves few overheads. There's no income, capital gains, or inheritance tax, so you only need to pay value-added tax (VAT), legal fees, and commissions. The total transactional cost is around 15.5 to 20 of the net property price. 


These costs include VAT (previously called government stamp duties), legal fees, recording fees, and real estate agent commissions.


3. Political and Economic Stability


Political and economic stability is crucial for long-term investments, providing a solid base for real estate ventures. 


Since the country's independence in 1973, it has enjoyed stable politics and applied solid economic policies and steady growth. Real GDP grew 3.0 in 2023 and 3.4 in 2024, with 2.8 estimated for 2025, easing toward a long-run rate of about 1.5. 


Inflation has come down to 1.3, and the Bahamian dollar has been pegged one-to-one with the US dollar since 1966. For a buyer holding property over a decade, that steadiness matters more than any single strong year.


Moreover, the Bahamas' governance is modelled after the British system, ensuring transparency and stability. This ideal environment with reduced risks for property ownership makes investors feel confident in buying real estate in The Bahamas.


4. Pro-Landlord Tenancy Laws


Although the demand for rental properties is high, thanks to the huge influx of tourists, renting a vacation home or condo has its challenges. However, you'll be glad to know that the tenancy laws in The Bahamas heavily favour landlords.


The tenant and the landlord decide among themselves the duration and rent of the tenancy and penalties for late payment. Tenants pay for the utilities, but you can decide to include a flat fee in the rent or have them pay separately. 


In case of tenancy at sufferance when eviction is necessary, a landlord can summon police to the residence immediately, if required, without a court order.


Since regulations favour landlord rights, you can easily protect your assets and maintain profitable rental properties. Best of all, you don't pay income tax on your rental earnings. Short-term rental owners do collect VAT and a guest tax from guests, which we cover below.


5. Residency and Citizenship Program


Foreigners can own property in The Bahamas but need a residence permit for an extended stay. Non-Bahamians who own property in the country are automatically eligible for a residence permit. 


Buyers who invest $1,000,000 or more in Bahamian residential property can apply for Economic Permanent Residency. That threshold rose from $750,000 on January 1, 2025, and the investment must be held for at least ten years. Purchases at $1,500,000 and above qualify for accelerated consideration.


With the availability of residency, investors can capitalise on potential appreciation in property values over time, diversify their investment portfolio, and potentially access additional business and employment opportunities within the country. 


This stability and potential for growth make Bahamian real estate a more attractive and profitable investment option for both local and foreign investors.





Taxes Payable on an Investment Property


If you're eyeing Bahamas real estate as a profitable investment venture, then understanding the tax laws and regulations is crucial. Let's explore the taxes applicable to investment properties, their implications, and considerations for a smooth buying process.


Value-Added Tax (VAT) or Stamp Duty


In the Bahamas, stamp duty is a government-imposed tax on property conveyances, applicable to all real estate transactions. This tax is levied each time a property changes ownership, with both buyers and sellers typically sharing the tax burden equally or in decided proportions.


As of July 1, 2023, the following rates came into effect:






2.5 if the value is less than $100,000.00






4 if the value is from $100,000 up to $300,000






6 if the value is from $300,000 up to $500,000






8 if the value is from $500,000 up to $700,000






9 if the value is from $700,000 up to $1 million






10 if the value is over $1 million 






For First-Time Home Buyers:  Bahamian citizens purchasing their first property may be eligible for an exemption from VAT on residential properties or vacant land intended for residential use, provided its value does not exceed $300,000.


Similarly, a 4 VAT will be applicable on a property transaction valued at more than $300,000 but less than $500,000. Bahamian citizens can also obtain a VAT refund on construction or renovation costs for their first home. 


For Foreign Buyers:  Non-Bahamian individual buyers should budget for 10 VAT on the conveyance. The graduated scale above applies to Bahamian citizens and permanent residents. Published guidance is inconsistent on how that scale applies to foreign buyers at lower values, so confirm the figure with your attorney before you sign.


Property Purchased By a Company:  If a property is acquired under a company's name, the transaction will incur a 10 VAT, regardless of the sale value.


VAT on Real Estate Services:  10 VAT applies to all real estate services, such as commissions, appraisals, legal work, insurance, etc.


Annual Real Property Tax


In The Bahamas, you won't pay income tax, but you are legally required to pay annual real property tax. Once the bill is issued, it must be settled according to the Real Property Tax Act to avoid incurring interest. The Department of Inland Revenue assesses the property value and the corresponding property taxes.


The following are real property tax rates applicable to different types of properties and their usage:


Owner-Occupied Property:  If the owners live on the property, they will pay tax according to the following sliding scale:






Up to $300,000 market value: Exempt






Above $300,000 but not exceeding $500,000: 0.625






Exceeding $500,000 market value: 1, capped at $150k annually.






Foreign-owned owner-occupied property:  a new category took effect on July 1, 2026. Non-Bahamians who hold a residence permit, annual work permit or Home Owner Resident Card and live in the property as a dwelling are taxed at 0.625 of assessed value per year, capped at $200,000. The $300,000 exemption that applies to Bahamian owner-occupied property does not apply to this category. If you own here and live here part of the year, check which category you now fall into.


Unimproved Property:  Properties under construction or vacant lands incur tax according to the following rates:






Up to $7,000 market value: $100






Properties valued over $7,000: 2






Bahamian citizens do not pay any tax on unimproved property.


Commercial Property:  Any property owned by a business or intended for commercial activities, including non-owner-occupied and rental properties, incurs the following property tax rates:






Up to $500,000 market value: 0.75






Above $500,000 but not exceeding $2 million market value: 1






Value exceeding $2 million: 1.5






Senior Citizen Benefit:  Aged 65 or older with an NIB Senior Citizen's card are eligible for a property tax exemption below $300,000 and a 50 discount for the remaining balance of home value, provided it does not exceed one million dollars.


Full Payment Benefit:  A 10 discount is given if tax is paid by March 31 of any tax year.


Besides the above benefits, many properties are exempt from real property tax. You should talk to your real estate agent or a legal advisor to understand all the taxes and tax exemptions applicable to your property.





Commissions, Legal Fees, and Other Charges


The cost of hiring experienced realtors and attorneys is worth its weight in gold in terms of saving time, minimising legal risks, and avoiding potential fines or issues arising from misunderstandings of regulations. 


Legal fees:  Typically around 2.5 of the property price, legal fees are paid by both seller and buyer to their respective attorneys. Additionally, you'll pay a small fee to record title deeds at the Public Registry.


Commission:  The seller is typically responsible for paying the real estate commission. 


BREA standard commissions include:






Unimproved Property/Vacant Land: 10 of the sales price






Improved property/Homes/Condos: 6 of the sales price






Commercial property or building: 6 of the sales price






Business: 10 of the sales price






 A 10 VAT is payable on all real estate services, including legal fees, commissions, insurance, and any other miscellaneous charges.





Cost Associated With Rental Property


Rentals in the Bahamas are separated into two broad categories: short-term (holiday or vacation rentals) vs common rentals. The landlord and tenant can freely negotiate the rental amount without government restrictions for both types of rentals.


For common rentals, a security deposit with an advanced payment of two months' rent is required. For holiday rentals, a reservation fee of 20 – 50 is common. 


Remember to draw up a clear agreement to record all terms and conditions, including when you should return the security deposit and when you can keep it.


Registration Fee for Leasing Property 


The International Persons Landholding Act requires all foreigners who plan to lease their properties to register with the Bahamas Investment Authority. The fees are as follows:


Application for registration: $25.00


Application for permit: $25.00


Permit: $500


Certificate of Registration:






$50K or less: $50.00






Between $50K &amp; $101K: $75.00






More than $101K: $100.00






Lease agreements may incur tourism-related taxes and licensing requirements, so renting through a trusted agent like ERA Dupuch Real Estate is best to protect your rights and save money and hassle down the road.


Explore rental properties listed with ERA Dupuch Real Estate


Tax on Rental Property


Tax in The Bahamas is pretty straightforward. You pay no income tax, capital gains tax, or inheritance tax. Your rental income is also tax-free whether a business or an individual owns the property. This translates to more profits in your pocket and hassle-free wealth transfer to loved ones. 


Rental property is taxed at the commercial rates listed above in most cases. A property counts as residential only where it has four units or fewer and is owned by a Bahamian citizen, or by someone registered for VAT as a commercial rental establishment. Own more than four dwellings that you do not live in, and each one is classified commercial.


There are still obligations, and they are being enforced. Short-term rental owners collect 10 VAT on rental income and a 10 Hotel Guest Tax from guests, and every property has to be registered on the Department of Inland Revenue portal.


The threshold differs by nationality. Bahamian owners register for VAT once rental revenue passes $100,000. Non-Bahamian owners register regardless of turnover, and also need a business licence. The Department has been direct about this: a foreign owner renting out a property needs both, even on a dollar of turnover.





Best Areas to Invest in The Bahamas


Without a doubt, the most popular place for investment is the main island, New Providence, and its capital city, Nassau. However, each island in The Bahamas has its distinct charm. In recent years, many family islands have undergone rapid developments to attract visitors and provide them with amenities to make their stay comfortable and memorable. 


Choosing the best islands to invest in needs more consideration now. It's best to discuss your investment goals with an experienced realtor to ensure you're making the right choice to achieve your financial goals. 


Peter, our resident real estate expert, shares some of the best areas in The Bahamas to invest in the ever-changing Bahamian real estate market:


1. Nassau: New Construction


Best For:  Multi-million dollar construction projects such as resorts, casinos, upscale condo-hotels and gated communities. 


Nassau, the bustling capital of The Bahamas, stands as the epitome of modernity and luxury. Boasting a vibrant cityscape adorned with skyscrapers and waterfront developments, Nassau offers an unparalleled environment for new construction projects.


With its well-established infrastructure, Nassau provides easy access to essential amenities and services required for construction. From readily available construction materials to skilled labour, the city streamlines the construction process, ensuring efficiency and quality.


Moreover, Nassau's status as a prime tourist destination and a hotspot for real estate activity justifies investments in new construction projects. The demand for upscale condos and luxury developments is consistently high, promising lucrative opportunities for investors and developers alike. Following are some of the booming construction projects in Nassau:


Palm Cay:  Palm Cay is a premier marina-based community offering beachfront living and nearly 200 boat slips. With upscale properties, family-friendly amenities, and proximity to Exuma Cays, it's a top choice for boaters and investors.


Goldwynn Phase 2:  Goldwynn, Nassau's premier boutique beachfront Condominium hotel, offers contemporary island living with prime beachfront access near Baha Mar Resort. With luxury condo-hotel suites and exclusive residences, it caters to residents' needs while providing an opportunity for rental income with no income tax on the earnings.


Aqualina:  Aqualina redefines ultra-luxe living in The Bahamas with 27 exclusive 3- and 4-bedroom residences boasting private elevator access, stunning ocean views, and unmatched finishes. Amenities include an infinity pool, tennis court, and full-service fitness centre, offering a Zen lifestyle. Owners can generate rental income through the flexible rental program.


2. Nassau: Short Term Rentals


Best For:  Investors who want to lease their properties for profit


Nassau is a prime destination for investors seeking lucrative opportunities in short-term rentals. As the most developed and sought-after spot for tourists in The Bahamas, Nassau boasts almost all modern amenities. Short-term rentals here thrive due to high demand from visitors who prefer Nassau as a comfortable temporary home base to visit other family islands. 


Investors can capitalise on short-term rentals, including beachfront condos, luxury villas, and cosy apartments. These properties offer enticing perks such as proximity to pristine beaches, stunning ocean views, access to resort-style amenities, and convenient locations near attractions and dining options. 


With a well-managed rental property, investors can enjoy substantial returns. Condos can rent in Nassau anywhere from $3,500 to $4,500 monthly for beachfront units. Similarly, you can expect around $3,900 for houses and up to $8,500 for beachfront properties.


Delaporte:  From luxurious waterfront residences to vibrant community amenities, Delaporte offers a lifestyle of relaxation and sophistication. In Delporte, you can rent condos for as little as $4,500 to townhouses for up to $725,000. 


Palm Cay:  Renowned for its scenic beach-facing residences and top-notch amenities, Palm Cay rentals for 2-bedroom condos start at $3,500, with larger units and marina views fetching upwards of $10,000.


Eastern Road:  Running along the northern shore of New Providence, Eastern Road stands as one of the island's oldest residential communities. The neighbourhood is entirely residential, with rents beginning from $3,850 for a small house to beyond $12,000 for bigger houses.  


Paradise Island:  Connected to New Providence by two bridges, Paradise Island is a captivating island boasting an array of condos, homes, shops, and amenities. Properties on Paradise Island offer breathtaking views, and rentals start from as low as $3,200 and spike up to $60,000.


3. Exuma Island: Rental Properties


Best For:  Investors interested in rental properties to meet high demand


Exuma offers a peaceful escape from the bustling city life in Nassau. Located 142 miles south of the Bahamian capital, it boasts tranquil natural beauty and a laid-back lifestyle. Residents rely on weekly mail boat deliveries, and the cost of living is relatively higher due to imported goods.


The island has a booming short-term vacation rental market, with notable communities like Tar Bay, Tropic of Cancer Beach, Emerald Bay, Rolleville, Rolletown, and George Town. Monthly rents for two-bedroom units range from $800 to $1,500- $2,000. By contrast, a one-night stay at Musha Cay, a private island resort in the Exumas, can cost between $25,000 and $50,000.


According to Peter, &quot;Exuma has very high short-term rental average daily rates and occupancy rates so there is a dire need for both long-term and short-term rental investment properties. So, it's a good place to invest because if you buy something or build something, you'll be able to rent it easily either long-term or short-term.&quot;


Many construction projects are underway in the Exumas, with costs ranging from $350 to $750 per sq/ft. You can buy a vacant beachfront lot for under $750,000 and a home under $2 million.


4. Eleuthera: Rental Properties 


Best For:  Investors interested in rental properties to meet high demand


Eleuthera is currently an affordable place to buy homes and rental properties, offering a more budget-friendly alternative to New Providence. However, real estate prices are expected to increase with increasing tourist interest in attractions like Hatchet Bay, Devil's Backbone Reef, Rainbow Bay, and French Leave Beach. 


Most of the properties in Eleuthera offer splendid ocean views— you can invest in cosy condos, spacious family homes, and empty lots by the beach. Its closest neighbours, Spanish Wells and Russell Island, are best for peaceful living, while Harbour Island features luxury private mansions commonly frequented by celebrities looking for peace and privacy. 


Like Exumas, Eleuthera is an excellent investment to satisfy the high demand for rental properties. You can buy real estate for as low as $20,000 to more than $42.5 million, with an average price of $386 sq/ft.


5. Nassau: Vacant Lots


Best For:  Investing in projects in the early stages of development


Investing in vacant lots in Nassau presents a unique opportunity for savvy investors to capitalise on appreciating property values. Purchasing lots in the early stages of development offers significant potential for price appreciation as the project progresses. 


&quot;Projects in the early stages of development undergo intrinsic appreciation since property price goes up with the completion of each phase of development,&quot; explains Peter.


Lots with all the necessary permits for construction are particularly desirable, as they mitigate risks and streamline the building process. While vacant lots without permits may come at a lower initial cost, those with approved permits offer more significant long-term investment potential. 


Nassau offers many single-family and multi-family lots in the city's various prestigious gated communities. These lots are even more appealing because they're ready to develop, increasing your chances of quick returns as the project nears completion.


Windsor Lakes:  It's one of the latest gated communities in New Providence, offering single-family lakefront lots, perimeter lots, and multi-family lots in a peaceful setting. Adjacent to Albany Resort, it provides a charming and nature-based lifestyle. Amenities include a clubhouse, gym, pool, playgrounds, and beach access, with an average home price of $1.1M.





 


6. Grand Bahama: Tourism Is Up


Grand Bahama had its strongest year in more than two decades. Total arrivals passed one million for the first time in over 22 years, reaching roughly 1.1 million through December 2025, with air arrivals up 20 year over year and more than 30 above 2019.


Air arrivals are the number to watch. These are visitors who sleep on the island, and the Ministry of Tourism credits the growth directly with lifting hotels, short-term rentals, restaurants and on-island services. Freeport and Lucaya have the infrastructure already built: a deep water harbour, an international airport, and a road network laid out decades ago.


Tip:  Freeport sits inside the Port Area governed by the Hawksbill Creek Agreement, which has its own real property tax position. Inland Revenue lists Freeport as the one exception to property tax across the islands, though how that applies to non-Bahamian owners has shifted over the years. 


7. Abaco: The Rebuild Has Turned a Corner


Abaco recorded its highest visitor arrivals ever in 2025, just under 520,000. Air arrivals grew 5.2, which made it the second-fastest-growing destination in the country by air.


Abaco is boating country. Hope Town, Elbow Cay, Man-O-War and Green Turtle Cay draw sailors and charter crews who come back to the same anchorages year after year, and Marsh Harbour anchors the services. That repeat visitor pattern is what a rental owner wants, because it fills weeks outside the peak season.


Hurricane Dorian is part of this island's story, and buyers ask about it. What we tell them is to look at construction dates and building standards on any property here, and to price insurance before making an offer rather than after.





The Bahamas Real Estate Investment Considerations


With its mesmerising landscapes, tax-friendly regulations, and robust tourism industry, the archipelago has long been a magnet for investors worldwide. However, navigating the nuances of the Bahamian real estate market requires a thorough understanding of the challenges accompanying such investments. 


Let's look at some of these challenges and considerations and what advice Peter gives to navigate them.


High Cost of Selling a Property


With growing demand for holiday homes and private islands, the average property value has increased in The Bahamas. Then there's the VAT and other costs and fees you must pay when buying or selling a property. Some investors feel concerned that the increased selling costs may make it challenging to make profitable investments. 


Peter advises investors to think long-term— instead of thinking about house flipping, keep the property long enough to appreciate. &quot;The key is to buy in the early phase of development or improve the property to make it more valuable,&quot; Peter adds. 


The absence of capital gains and inheritance tax also ensures a high ROI on your property when you sell it. 


Insurance and Hurricane Threats


Many investors feel concerned about hurricanes in the Bahamas, although factually speaking, The Bahamas gets just the same amount of storms and hurricanes as anybody else in Florida or the West Coast. 


Peter notes that more weight is given to hurricanes than necessary. &quot;Instead of worrying about a hurricane which may or may never hit, everyday wear and tear due to north-westly cold fronts or whether the property is in a low-lying area that floods in a regular rain are more important considerations&quot;. 


Due to a constant threat of damage due to proximity to the ocean, &quot;our building code is better so we're better prepared to handle hurricanes and other wear and tear&quot;, Peter explains.


Peter also stresses the importance of investing in hurricane insurance to safeguard investment property. It typically costs around 2 of property value based on location (access to beach, elevation, etc), size, and amenities. 


Permits and Transactions on Island Pace


Embracing the laid-back lifestyle of The Bahamas is part of its allure, but for investors, it can also present challenges. Securing construction permits and finalising sale transactions may meander along on island time, testing the patience of those accustomed to swift processes. 


Peter underscores the importance of engaging reputable real estate agents and attorneys. He stresses the importance of &quot;liaising with the real estate agent and creating a team that will work together to get the job done smoothly and on time&quot;. 


Proactive communication and collaboration with professionals who understand the nuances of navigating Bahamian bureaucracy will minimise stress and ensure projects move forward smoothly and efficiently despite the relaxed pace.


Construction Challenges


Constructing in The Bahamas presents unique challenges, such as high costs and labour shortages. Being an island nation, everything must be imported and duty-paid, contributing to higher construction costs. 


Developed islands like New Providence enjoy easier access to resources, while others face logistical hurdles. Despite these challenges, investing in The Bahamas real estate is lucrative due to robust tourism from major global markets.


&quot;Investors can meet these challenges by carefully selecting a skilled and dedicated team&quot;, Peter advises. Strategic planning and careful resource allocation can offset costs and streamline construction processes.


Investing in Bahamas real estate offers a wealth of opportunities despite the challenges that come with it. From the booming tourism industry to favourable tax laws and stable governance, the investment potential of this island paradise is undeniable. 


With the support of seasoned realtors at ERA Dupuch Real Estate, you'll be equipped to seize the potential of investing in the Bahamas real estate while mitigating challenges.


 
 ]]> </description>
    <pubDate>Fri, 07 Aug 2026 01:23:00 -0400</pubDate>
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    <guid>https://www.dupuchrealestate.com/blog/best-places-to-live-in-the-bahamas/</guid>
    <link>https://www.dupuchrealestate.com/blog/best-places-to-live-in-the-bahamas/</link>
        <author>helen@erabahamas.com (Helen Dupuch)</author>
        <title>The Best Places to Live in The Bahamas: Where to Buy Your Slice of Paradise</title>
    <description> <![CDATA[ 
 


Relocating to The Bahamas isn't just about beaches; it's about finding your perfect spot to call home. Whether you're into beachfront homes with private docks, colourful historic villages, or modern condos with all the perks, you'll find it here.


From the lively energy of Nassau to the peaceful charm of the Family Islands, there's a community that's just right for you. Here, you’ll find a wide variety of homes and lifestyles, each neighbourhood with its own unique vibe.


So, let’s explore the best places to live in The Bahamas, a friendly, welcoming paradise where you can make your dream life a reality.


First, let’s dive into the most famous communities in The Bahamas. From the luxurious lifestyle of Paradise Island, known for its stunning resorts and beautiful beaches, to the serene charm of Eleuthera, where tranquillity meets natural beauty, these communities are the shining stars of The Bahamas.


Table of Contents


Luxury Residences in the Bahamas


Most Affordable Places to Live in the Bahamas


Remote Neighbourhoods with Essential Amenities


Best Communities for Digital Nomads


Nassau Family and Boating Communities


Best Communities for Retirees in the Bahamas


Best Private Islands in the Bahamas


Luxury Residences in the Bahamas





1. Albany, New Providence


Lifestyle:  Ultra LuxurySecurity:  GatedFamous For:  Mega-wealth residents, Tiger's Hero World Challenge, The Sanctuary, and other world-class recreational offerings.Nearest Airport:  Lynden Pindling International Airport


Nestled along the southwest shoreline of New Providence, this world-class community boasts a stunning marina, an 18-hole championship golf course designed by Ernie Els, and relaxing sandy beaches. With a range of accommodation options, from ocean-view villas to custom homes, Albany offers the best in amenities and recreational facilities.


Whether you're soaking up the sun at the beach, perfecting your swing at the golf academy, or enjoying fine dining at places like NINETEEN and Aviva, Albany truly has it all. Developed by billionaire Joe Lewis and the Tavistock Group, Tiger Woods, Ernie Els, and Justin Timberlake, Albany is the epitome of The Bahamas at its finest


Albany Marina is a 71-slip mega-yacht facility that can accommodate vessels up to 250 feet in length. With cutting-edge floating docks, top-notch service, and crew access to Albany Recreational Centre, Albany is a favourite port of call for the luxury boating community.


Explore Properties in Albany





2.  Ocean Club Estates, Paradise Island


Lifestyle:  Luxury MarinaSecurity:  GatedFamous For:  Notable residents, Tom Weiskopf-designed golf course, home to LPGA and NCAA eventsNearest Airport:  Lynden Pindling International Airport


Located on Paradise Island, Ocean Club Estates defines luxury living in The Bahamas. This gated community boasts a world-class 18-hole golf course, pristine beaches, and access to all the incredible facilities of Atlantis Resort and Casino and the Four Seasons Ocean Club.


With only 122 exclusive lots, each boasting beachfront, waterfront, and golf course views, this intimate oceanfront community is renowned worldwide. It’s home to celebrities and ensures members and guests experience the finest living environment in the world.


Within its gates are also located 88 luxury condos with beautiful views of the marina, golf course, and the ocean. Their owners enjoy all the Ocean Club amenities, including tennis, pools, spas, and a casino.


Just a short golf ride from Ocean Club Estates, the Hurricane Hole SuperYacht marina features many more exciting amenities, offering an irresistible blend of island charm and modern convenience.


Paradise Island is also home to The Reef at Atlantis, a beachfront condo-hotel that pairs Atlantis amenities with the flexibility of a managed rental programme.


Explore properties at Ocean Club Estates





3. Harbour Island, Eleuthera


Lifestyle:  Laidback LuxurySecurity:  UngatedFamous For:  Celebrity homeowners, Pink Sands Beach, Authentic island livingNearest Airport:  International Airport and White Crown FBO


Harbour Island is the crown jewel of Eleuthera. This enchanting Bahamian paradise beckons with its world-famous Pink Sands Beach, delicious restaurants, boutique stores, and local merchants.


Accessible via North Eleuthera, which boasts an International Airport and White Crown FBO, Harbour Island is the go-to spot for the rich and famous.


You can explore your options in waterfront real estate, with luxurious villas, cute cottages, single-family estates, and open lots for sale. The homes and lots here are ideal for primary residences, vacation homes, and investment.


On Harbour Island, you'll discover a vibrant community where the relaxed Bahamian lifestyle meets luxury living. No mega resorts or casinos here— just a world of sun, sea, and endless relaxation in this Bahamian gem.


Whether you're surfing in the warm waters or simply basking in the beauty of this idyllic island, Harbour Island promises an unforgettable experience.


Explore properties in Harbour Island


Most Affordable Places to Live in the Bahamas


If you're looking for a budget-friendly place in paradise, you're in luck The Bahamas has some fantastic, affordable communities that won't break the bank. Let's explore these gems and discover how you can enjoy the Bahamian lifestyle without emptying your pockets.





4. Freeport, Grand Bahama


Lifestyle:  Island ResortSecurity:  Mix of gated and ungated communitiesFamous For:  Popular spot for movie shoots, classic Bahamian lifestyle, affordable property pricesNearest Airport:  Freeport Airport


Freeport is the second-largest city in the Bahamas after the capital, Nassau. Known as the second city of The Bahamas, it has vibrant neighbourhoods that are known for their relaxed island living and affordability.


Located on the northern coast of Grand Bahama Island, Freeport offers an array of affordable housing options, from cosy condos to family-friendly neighbourhoods. Grand Bahama offers real estate investors the classic Bahamian lifestyle, sun, sand and sea, at a lower cost, with property prices being significantly lower than in the capital.


You can also shop duty-free at Port Lucaya Marketplace and snag exciting deals on jewellery, clothing, and more.


For those who love nature, the Lucayan National Park is less than half an hour’s drive away and boasts stunning caves and mangroves, perfect for exploring.


The city's welcoming community and proximity to beautiful beaches like Xanadu Beach make it a fantastic choice for those seeking an affordable yet charming Bahamian lifestyle.


Explore properties in Freeport and Grand Bahamas





5. Eleuthera


Lifestyle:  Island styleSecurity:  Gated and ungatedFamous For:  Glass Window Bridge, Hatchet Bay, French Leave Beach, Devil’s Backbone ReefNearest Airport:  North Eleuthera International Airport


Eleuthera is a long island that boasts a variety of waterfront properties, from cosy condos to spacious family homes and empty lots. Whether you're seeking solitude in secluded communities or the vibrant atmosphere of towns, Eleuthera's relaxed lifestyle has something for everyone.


It’s a captivating place to live and offers a more affordable option compared to New Providence, at least for now. However, you can expect real estate prices to rise, as more tourists are drawn to attractions like Hatchet Bay, Devil's Backbone Reef, pristine French Leave Beach, and more


Eleuthera comprises several islands, each with its unique charm — Spanish Wells and Russell Island offer tranquillity and convenience, while central Eleuthera is a surfer's paradise featuring stunning beaches like Rainbow Bay. North Eleuthera serves as the gateway to glamorous Harbour Island due to its international airport.


It’s a quick boat ride away from the Glass Window Bridge, a 30-foot-wide strip of rock where you’re treated to a stunning view. On one side, you have the deep blue waters of the Atlantic Ocean, and on the other, the glistening hues of the Bight of Eleuthera.


Explore properties in Eleuthera





 6. Abaco


Lifestyle:  Island BoatingSecurity:  Mix of gated and ungatedFamous For:  Sailing capital of The Bahamas, Hope Town’s candy-striped lighthouse, proximity to FloridaNearest Airport:  Leonard M. Thompson International Airport, Marsh Harbour


Abaco stretches across more than 120 miles of islands and cays in the northern Bahamas, and it has long been the country’s boating and sailing heart. The Sea of Abaco sits sheltered on two sides by land, which makes for calm, forgiving waters and some of the easiest island-hopping anywhere in the region.


Marsh Harbour anchors the area as the third-largest town in The Bahamas, with marinas, restaurants, shops, and services that keep daily life practical. From there, a short ferry reaches the Loyalist cays. Hope Town on Elbow Cay is known for its candy-striped lighthouse, pastel clapboard cottages, and a tight-knit community, while Green Turtle Cay and Guana Cay add quiet beaches, working harbours, and a handful of well-loved beach bars.


Property here runs the full range, from affordable inland homes and condos to canal-front houses with private docks and higher-end estates in resort communities like Treasure Cay and Winding Bay. Sitting about 200 miles off the Florida coast, Abaco is a practical choice for buyers who need to reach the U.S. mainland often.


Explore properties in Abaco


Remote Neighbourhoods with Essential Amenities


For those searching for a quiet escape from the hustle and bustle, these remote Bahamian islands offer the peaceful living you're after. Though slightly off the radar, they provide a serene backdrop for those seeking to put down roots in paradise.





7. Inagua Island


Lifestyle:  Remote IslandSecurity:  Ungated SecureFamous For:  Birder’s Paradise, Proximity to Cuba and HaitiAirport:  Great Inagua Airport


Down in Inagua, The Bahamas' southernmost island, you're closer to Cuba and Haiti than bustling New Providence


This island is a slice of untouched paradise, over half of which is dedicated to Inagua National Park. Here, you'll find over 80,000 flamingos, once nearly extinct, along with rare birds such as pelicans, herons, egrets, and Bahama pintail ducks.


The island's heart, Mathew Town, is not only its capital but also home to the only harbour. It's where you'll find Morton Saltworks, a significant employer on the island and North America’s second-largest solar salt operation.


The island's remote charm makes it a unique spot for those seeking a tranquil, unspoilt paradise to call home. You won't come across cruise crowds or high-rise condominium complexes here. Instead, you'll find cute cottages, oceanfront villas, and open lots ready for you to build your dream house.


Explore properties in Inagua


 





8. Cat Island


Lifestyle:  IslandSecurity:  Ungated secureFamous For:  Homeland of late Sir Sidney Poitier, Mount Alvernia, Annual Rake &amp; Scrape FestivalNearest Airport:  Arthur’s Town Airport


History and natural beauty meld harmoniously in Cat Island and beckon those seeking a unique Bahamian real estate experience. This island's real estate story is a tale of survival and serenity, dating back to the 1600s when Nassau residents sought refuge from pirates here.


Today, Cat Island offers a tranquil lifestyle and elevated living, quite literally. It boasts the highest point in The Bahamas, Mount Alvernia, standing tall at 206 feet.


Cat Island's real estate landscape is a mix of beachfront properties and charming remnants of old American refugee manor homes. This island, where the legendary actor Sir Sidney Poitier spent his childhood, is a haven for those seeking unspoiled, rustic charm.


Miles of beachfront and waterfront properties grace both sides of the island, with breathtaking panoramas from hilltop estates.


While modern amenities are sparse, Cat Island's rich history and untouched beauty make it a hidden gem worth exploring for your dream home.


Explore properties on Cat Island


Best Communities for Digital Nomads


Looking to work in The Bahamas while enjoying island life? You’re in luck because there are many fantastic locations in The Bahamas where you can work remotely with a view of turquoise waters and swaying palms. Let's explore some of the best digital nomad-friendly communities





9. Spanish Wells


Lifestyle:  Laid backSecurity:  Ungated, secureFamous For:  Crawfishing capital of The Bahamas, excellent internet service, close to NassauNearest Airport:  Northern Eleuthera Airport


Picture yourself waking up to uncrowded, world-class white sand beaches with reliable internet access… that’s Spanish Wells


It’s a quaint island in the Bahamas that offers the perfect blend of tranquillity, stunning beaches, and essential amenities for digital nomads seeking a new home. Moreover, you’ll be able to find your favourite imported products in stores here easily


Choose a cosy seaside cottage or build your dream house on one of the empty lots with stunning views. Since it’s a small island (about five miles around), you can fully immerse yourself in the local culture while indulging in its famous lobster delicacies.


Beyond relaxation and lobster feasts, Spanish Wells offers activities like snorkelling, fishing, and diving, making it easy to balance work and leisure in its serene and laid-back atmosphere. Plus, with excellent internet service and proximity to Nassau for occasional city trips, Spanish Wells is more than a vacation spot— it's a digital nomad's dream come true.


Explore properties in Spanish Wells





10. Nassau


Lifestyle: CitySecurity:  Gated and UngatedFamous For:  Capital of The Bahamas, Atlantis Resort and Casino and Baha MarNearest Airport:  Lynden Pindling International Airport


Nassau, the vibrant capital of The Bahamas, is where island charm meets modern connectivity, making it an enticing destination for digital nomads. Home to iconic mega-hotels like Atlantis Resort and Casino and Baha Mar, Nassau offers a bustling hub of culture and entertainment.


For digital nomads craving high-speed internet, Nassau has you covered, and Starlink is now live across The Bahamas, delivering fast, low-latency service even on the Family Islands. You’ll find reliable high-speed connectivity wherever you roam in this tropical paradise.


But Nassau isn't just about work; it's a city that celebrates life. Explore its rich culture, savour delicious Bahamian cuisine, and bask in the warmth of the locals. And when it comes to real estate, Nassau offers diverse options, from modern condos to charming historic homes catering to various lifestyles and budgets.


Along the coast, Cable Beach lines West Bay Street with beachfront condos and the Baha Mar resort, while The Pointe brings marina-side residences, shops, and dining to the edge of downtown.


So, whether you're seeking a cosy island escape or a lively urban experience, Nassau's blend of connectivity, amenities, culture, and cuisine makes it an ideal destination for digital nomads looking to call The Bahamas home.


Explore properties in Nassau


Nassau Family and Boating Communities


Raising a family or keeping a boat in your backyard? New Providence has a cluster of gated, waterfront communities built for exactly that. These neighbourhoods pair calm canals and private docks with pools, playgrounds, and quick access to Nassau's schools, shops, and marinas.





11. Old Fort Bay


Lifestyle:  Historic LuxurySecurity:  GatedFamous For:  Restored 18th-century fort, Old Fort Bay Club, canal-front and beachfront estatesNearest Airport:  Lynden Pindling International Airport


On the western shore of New Providence, about 10 miles from downtown Nassau, Old Fort Bay wraps refined living around a genuine piece of history. The community takes its name and its centrepiece from an 18th-century British fort, restored and folded into the Old Fort Bay Club.


Homes here lean toward Venetian villas and Bahamian Colonial estates, many with canal frontage, private docks, and direct beach access. Lush tropical landscaping and a quiet, club-style atmosphere give the neighbourhood its character.


Families gravitate to Old Fort Bay for its security and its schools. Lyford Cay International School sits next door, with Windsor School and other options close by. Set adjacent to Lyford Cay and minutes from the airport, it offers privacy without cutting you off from everyday amenities.


Explore properties in Old Fort Bay





12. Sandyport


Lifestyle:  Family WaterfrontSecurity:  GatedFamous For:  Colourful canal-front homes, Olde Towne centre, proximity to international schoolsNearest Airport:  Lynden Pindling International Airport


Sandyport sits on the western side of Nassau, just off Cable Beach, spread across a network of canals that give most homes their own stretch of waterfront. Colourful townhomes and single-family houses line the water, some with private beach access and others a short walk from the sand.


The community leans family and expat, with a steady mix of professionals and second-home owners. Its Olde Towne centre keeps shops, cafés, and services within the neighbourhood, and Baha Mar's dining and entertainment sit about 10 to 15 minutes away.


Schools are a big part of the draw. Tambearly International School is a bike ride away, and King's College, Windsor, and Lyford Cay International School are all a short drive. Add three pools, tennis and basketball courts, and a full fitness centre at Club One, and Sandyport works as a place to settle in rather than simply buy into.


Explore properties in Sandyport





13. Palm Cay


Lifestyle:  Marina LivingSecurity:  GatedFamous For:  Full-service marina with direct access to the Exumas, no rental restrictions, resort amenitiesNearest Airport:  Lynden Pindling International Airport


Palm Cay runs along the southeastern shore of New Providence, built around a full-service marina with close to 200 slips. For boaters, that means a straight run out to the Exumas, with your dock a short walk from your door.


Inside the gates, life moves at an easy pace. Calm canals, walkable streets, playgrounds, and a private beach make it a favourite for families, while the clubhouse, resort-style pools, spa, gym, and on-site dining cover day-to-day needs. Homes span beachfront estates, canal-facing houses with private docks, townhomes, and marina-view condos and penthouses.


One detail sets Palm Cay apart for investors: it allows both short-term and long-term rentals without restriction. Demand is high, and inventory stays limited, so homes here tend to hold their value and sell quickly.


Explore properties in Palm Cay





14. Port New Providence


Lifestyle:  Canal-front BoatingSecurity:  GatedFamous For:  Deep ocean-access canals, Seapointe townhomes, quiet residential feelNearest Airport:  Lynden Pindling International Airport


Tucked along the southeastern coast next to Palm Cay, Port New Providence is a gated, canal-front community where the pace runs slow and the water sits right outside the back door. The canals here are deep, wide, and calm, and they lead straight to the ocean with no commercial traffic, which makes for easy sailing and paddling.


Homes are mostly spacious canal-front estates and beachfront villas, with the Seapointe townhomes offering a smaller, well-managed enclave that has its own pool, beach, and cabana. Neighbourhoods like Port New Providence sell quickly because there are so few listings and so few owners selling.


The community sits about two minutes from St. Andrew's International School and close to a full-service marina at Palm Cay, shops, and a gym. Families settle here for the space and the safety: wide streets, large lots, and canals that double as the kids' playground.


Explore properties in Port New Providence


Best Communities for Retirees in the Bahamas


If you're moving to The Bahamas to enjoy your golden years under the tropical sun, you're in for a treat. Here, you'll find fantastic options for retirement in The Bahamas, with peaceful communities, warm weather, and plenty of activities to keep you happily retired.





15. Caves Heights


Lifestyle:  City LuxurySecurity:  GatedFamous For:  Notable residents, spectacular ocean views, easy access to amenitiesNearest Airport:  Lynden Pindling International Airport


Nestled within seven acres of lush tropical greenery and overlooking a pristine sandy beach, Caves Heights is where your dream of retiring in paradise can become a reality. This gated community offers a range of luxurious 2- and 3-bedroom condominiums as well as 4-bedroom grand penthouses.


Located in the western part of Nassau, just a stone's throw away from the dazzling Baha Mar resort and casino, Caves Heights boasts notable residents like Australian tennis pro Nick Kyrgios


With stunning ocean views from every floor, elevator access, and proximity to essential amenities like the airport, medical facilities, shops, and restaurants, Caves Heights is the perfect haven for retirees and a beloved choice for local empty nesters and snowbirds alike.


Explore properties in Caves Heights





16. Lyford Cay


Lifestyle:  Exclusive LuxurySecurity:  GatedFamous For:  Original exclusive gated community, notable residents like the late Sean Connery and the Bacardi familyNearest Airport:  Lynden Pindling International Airport


Nestled on New Providence Island, Lyford Cay is another excellent choice for those who wish to retire in The Bahamas. Known as the original exclusive gated community, it boasts esteemed residents like the late Sean Connery and the Bacardi family.


Here, retirees can relish in the perfect blend of serenity and sophistication. Enjoy great golf, tennis, exquisite dining, an amazing beach, and, of course, boating from the marina.


Lyford Cay offers supreme luxury living with over 300 elegant homes set on 1,000 lush acres. It's a world-class oasis where retirees can savour scenic water views, open green spaces, and the exclusivity of the Lyford Cay Club.


Explore properties in Lyford Cay





17. Delaporte Point


Lifestyle:  OceanfrontSecurity:  GatedFamous For:  Classic Mediterranean aesthetics, proximity to amenities, investmentNearest Airport:  Lynden Pindling International Airport


Delaporte Point, a charming gated community on a picturesque peninsula in The Bahamas, is perfect for retirement.


With its classic Mediterranean-style architecture featuring white exteriors and red tile roofs, it offers timeless beauty.


Since Delaporte allows short-term vacation rentals, it’s an excellent choice for savvy investors and seniors who’d like to stay only some of the time in The Bahamas. It has a super central location near Baha Mar and Cable Beach's amenities.


Whether you prefer oceanfront condos, easy-care apartments, or serene garden units, Delaporte has something for every budget. Spend your golden years enjoying full ocean views, two inviting pools, and 24-hour security. With water activities, nearby shops, and property management options, it's an ideal place to call home or invest.


Discover properties in Delaporte Point


Best Private Islands in the Bahamas


The Bahamas boasts some of the most exquisite private islands where you can retreat to your own exclusive oasis, surrounded by turquoise waters and pristine beaches. Not surprisingly, many A-listers call this nook of paradise home. Let’s delve into the captivating details of some of the best private islands in The Bahamas— where island living reaches its zenith





18. Musha Cay


Lifestyle:  Ultra LuxurySecurity:  Extremely private and secureFamous For:  Ultimate island getaway, Notable guests like Oprah Winfrey and Google co-founder Sergey BrinNearest Airport:  Georgetown Airport on the island of Great Exuma


Musha Cay, The Bahamas' hidden gem, is a paradise known for its exclusivity and ultimate privacy. Owned by legendary illusionist David Copperfield, it's the luxury island living at its finest.


This ultra-private tropical retreat, available for exclusive rental only, offers dream-like experiences for up to 24 guests of your choice. With 700 lush acres spread across 11 islands, 40 secluded sugar sand beaches, and five spectacular guest houses, Musha Cay promises the pinnacle of luxury and seclusion.


It's the perfect real estate haven for those seeking the ultimate private island lifestyle in The Bahamas.





19. Little Hall’s Pond Cay


Lifestyle:  Private IslandSecurity:  Extremely private and secureFamous For:  Private island retreat of movie star Johnny DeppNearest Airport:  Staniel Cay Airport


Little Hall’s Pond Cay is a 45-acre private paradise bought by Johnny Depp in 2004 while he was filming Pirates of the Caribbean.


With crystal-clear waters lapping at pristine sandy beaches, it's a scuba diver's dream and a nature lover's haven. This slice of heaven features a ranch-style house with a 360-degree view, all powered by solar energy.


With a rich history as Johnny Depp's spiritual oasis, it's a unique, multimillion-dollar property offering unrestricted private island access, making it a real estate gem in the Caribbean. Unfortunately (though understandably), it’s closed to public and rental access.





20. Private Islands of Exuma Cays


Lifestyle:  Ultra LuxurySecurity:  Extremely private and secureFamous For:  Notable residents and celebrity guestsNearest Airport:  Staniel Cay Airport


When it comes to exclusive island living in The Bahamas, the Exuma Cays are a slice of heaven— with some islands becoming available for purchase from time to time. These 360-plus islands stretch for a jaw-dropping 100 miles, always within sight of each other. It's like a dream


As you explore Exuma Cays real estate, your journey begins at Highbourne Cay in the North. Many boaters dock here to stock up on supplies before continuing south.


Heading south, you'll reach Norman's Cay, where you might even run into celebrities like Michael Douglas and Lenny Kravitz, casually enjoying lunch at MacDuff's restaurant.


Even further south are private islands like Cistern Cay, Halls Pond Cay, and the famous Musha Cay, which we've discussed earlier.


If you're seeking the pinnacle of luxury and privacy in paradise, consider owning your very own private island in The Bahamas.


Explore properties on Private Islands


In The Bahamas, living the dream is just a real estate decision away. From the luxurious opulence of Albany and Ocean Club Estates to the affordability and natural beauty of Freeport and Eleuthera, there’s a community for everyone, whether you’re an investor, retiree, digital nomad or someone looking for peace and solitude in remote Bahamian islands.


Ready to embark on your Bahamian adventure? Reach out to ERA Dupuch Real Estate, and let's turn your dream into reality Your island paradise awaits.


 
 ]]> </description>
    <pubDate>Sun, 19 Jul 2026 05:34:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.dupuchrealestate.com/blog/bahamas-permanent-residency/</guid>
    <link>https://www.dupuchrealestate.com/blog/bahamas-permanent-residency/</link>
        <author>helen@erabahamas.com (Helen Dupuch)</author>
        <title>Bahamas Permanent Residency: The Complete Guide for Property Buyers</title>
    <description> <![CDATA[ 



If you've been reading about Bahamas permanent residency, you've probably run into a big, intimidating number: a million dollars, invested through a special programme, arranged by an immigration consultant. This is certainly one way to obtain permanent residency in the Bahamas. It's also, for a lot of buyers, more than you actually need.


Here's the part that not every article online will tell you. In The Bahamas, residency follows property. The moment you own a home here, you can apply for a Home Owner's Residence Card, no matter what the property is worth. Full Economic Permanent Residence, the lifetime status that puts you on the road to citizenship, is a separate and pricier step that only some buyers want. Knowing which one you're actually after will change your plan of action.


We've helped many international buyers make this move, so this guide walks you through it the way we'd talk you through it in the office: which residency card fits your plans, what it really costs, the tax realities, and how to apply.


Disclaimer: this is general information, not legal or tax advice. Immigration thresholds and fees change (they changed in 2025), so confirm the current figures with the Bahamas Department of Immigration or your attorney before you rely on them.


TL;DR: Bahamas Residency for Property Buyers






A Home Owner's Residence Card is available to any non-Bahamian who owns a home here, at any value, for modest government fees.






Full Economic Permanent Residence now requires a minimum US$1,000,000 real estate investment (up from $750,000 on 1 January 2025), with accelerated review for investments of US$1,500,000 or more.






There's no minimum stay requirement, so you don't have to live here full-time to keep your status.






The Bahamas charges no income, capital gains, or inheritance tax. If you're a US citizen, that does not cancel your US tax obligations.






Do You Actually Need Permanent Residency to Live in The Bahamas?


For many foreign buyers, no. Owning Bahamian property already gives you a route to legal residency through the Home Owner's Residence Card, and that comes with any purchase regardless of price.


This is where a lot of the online advice pushes people toward the most expensive door. The citizenship-by-investment firms lead with Economic Permanent Residence, the million-dollar programme, because that's the product they sell. It's a real option, and for some buyers it's the right one. For a second-home owner who visits often and simply wants to come and go freely, it can be far more than the situation calls for. 


The Bahamas has long welcomed foreign owners, and non-Bahamians (including Americans) can buy here with broadly the same rights as citizens, except for a permit requirement for very large or multiple holdings.


So the first question isn't &quot;which programme do I enrol in?&quot; It's &quot;What do I want residency to do for me?&quot; If you want to understand what owning here involves first, our guide on owning property in The Bahamas covers the ground, and if you're wondering whether Americans can own at all, we answer that here.


The Three Ways Foreign Buyers Get Residency


There isn't one Bahamas residency. There are a few, and picking the right one saves you real money and paperwork. Most foreign buyers are choosing between three.




       





Card






Who it's for






Property needed






Government fees






Term






What it gets you








Home Owner's Residence Card






Anyone who owns a home here, at any value






Own a habitable residence (no minimum value)






~B$100 processing + B$500 issuance






Renewed annually






Entry and stay for you, spouse, and minor children on the home you own








Annual Residence






People who want to reside without buying at the permanent-residence threshold






No property minimum; proof of means






Set by Immigration; renewed yearly






Renewed annually






Legal residence, year to year








Economic Permanent Residence






Buyers who want lifetime status and a citizenship track






Min. US$1,000,000 investment (US$1.5M for fast-track)






~B$100 processing + B$20,000–$25,000 certificate + $300 per family endorsee






Lifetime






Permanent right to reside, family included, eligibility toward citizenship











Fees above are from the Bahamas Immigration fee scale and the Home Owner Identification page; confirm the current schedule when you apply.


Homeowner's Residence Card


If you own a home in The Bahamas, you can apply for a Home Owner's Residence Card no matter what the property is worth. It's the entry point most buyers start with. It lets you, your spouse, and your minor children enter and remain here for the life of the card, and you renew it each year for a modest fee. 


It's designed to smooth your entry rather than grant full resident status, so it doesn't put you on the citizenship track. For a second-home owner who visits regularly, it's frequently all you need.


Annual Residence


Annual Residence suits someone who wants to live here without buying at the permanent-residence threshold. You apply, show you can support yourself, and renew it yearly. It's a holding pattern more than a destination, useful while you decide whether to commit to permanent status.


Economic Permanent Residence


This is the one people usually mean by &quot;Bahamas permanent residency.&quot; It's a lifetime status tied to a qualifying property investment; it covers your family, and it's the path that can lead toward citizenship over time. It's also the one with the serious price tag, so it's worth being precise about the number.


The Economic Permanent Resident Investment Threshold 


Economic Permanent Residence now requires a minimum investment of US$1,000,000 in Bahamian real estate (or in Central Bank Zero-Coupon Bonds), held for at least 10 years. Invest US$1,500,000 or more and your application qualifies for accelerated review.


If you've seen a lower figure floating around, that's because the minimum was US$750,000 until 1 January 2025, when the government raised it to a million. Many guides still cite the old number. The current requirements are set out by the Bahamas Department of Immigration.


If lifetime permanent residency is genuinely your goal, the higher your investment, the faster and smoother the process runs. When a buyer tells us residency is part of the plan, we line up homes at the level that qualifies for the outcome they want, whether that's a straightforward Home Owner's Card or the full million-dollar route. 


You can browse homes in that range with us and know the residency box is handled.





What It Costs Beyond the Property


The purchase price is one thing to consider, but a few other costs come with buying and applying for residency in the Bahamas, and you'll want them in the budget from day one.






Immigration fees.  A non-refundable processing fee of about B$100 applies to residency applications. The Home Owner's Card adds a B$500 issuance fee. An Economic Permanent Residence certificate carries a one-time government fee of roughly B$20,000, or B$25,000 if you want the right to work in your own business, plus $300 for each family member endorsed. See the Immigration fee scale for the current schedule.










Value Added Tax on the purchase.  Non-Bahamian buyers pay 10 VAT on the property conveyance (VAT replaced the old stamp duty), and buyer and seller often split the government portion by agreement. Our breakdown of Bahamas closing costs and fees lays this out.










Annual real property tax.  Owner-occupied homes worth under $300,000 pay no property tax. Above that, the rate runs 0.625 on the next band and 1 on value over $500,000, capped at $120k per annum. The specifics live in our guide to tax in The Bahamas.










Legal fees.  You'll engage a Bahamian attorney for the purchase and for the residency application, and their fees are separate from the government's.






The Tax Question


Yes, the Bahamas charges no income tax, no capital gains tax, and no inheritance tax, and rental income earned here is currently tax-free. And it's a big part of why buyers look to own here. 


However, it’s important to remember that if you're a US citizen, residency in the Bahamas does not exempt you from US taxes. The United States taxes its citizens on their worldwide income no matter where they live, so becoming a Bahamas resident doesn't switch off your US filing obligations. The Bahamas being tax-neutral is a real benefit; just remember it doesn’t necessarily mean you’ll be living tax-free.


We are not certified to give tax advice, and this is general information only. For anything specific to your situation, especially cross-border, talk to a qualified tax professional in your home country.


Bahamas Minimum Stay and Tax Residency


No, there's no minimum stay requirement to hold Bahamian residency. You can keep the status without living here full time, which is part of why it appeals to people who split the year between countries.


Worth separating two ideas that get muddled: holding a residency card is not the same as being tax-resident. Where you owe tax depends on your own country's rules and how much time you spend in each place, not simply on holding a Bahamian card. 


If your goal is to change your tax residency, that's a conversation for a cross-border tax adviser, and it's a different question from getting the residency card itself.





How to Apply, Step by Step


The process is more straightforward than the paperwork makes it look, especially with an agent and attorney who've done it before.






Buy the qualifying property.  This is step one, because the residency application rests on it. When residency is part of your plan, we match you to listings that meet the threshold for the card you want and coordinate the purchase so the timing works.






Engage a Bahamian attorney.  You'll want one for the purchase anyway; they also prepare and lodge the residency application.






Gather your documents.  Expect to provide a valid passport, a police certificate of good character, a medical certificate, a financial reference, passport photos, and proof of your property ownership (the conveyance) with real property tax paid up to date.






Submit the application and pay the fees.  Your attorney files with the Department of Immigration.






Wait for a decision.  Approval is at the discretion of the immigration authorities.






On timing:  commonly cited estimates put Economic Permanent Residence at roughly 6 to 18 months from the completion of the application, with the US$1.5M fast-track taking less time. The Department of Immigration doesn't publish a fixed timeline, so treat those as estimates, not promises. It depends on your file and the current queue, and we can talk through a realistic read for your situation.


The Honest Downsides


Island life is wonderful, but it isn't frictionless. The cost of living runs higher than many buyers expect, because so much is imported. Getting things done can move at &quot;island time,&quot; which is charming on holiday and occasionally frustrating when you need a contractor. And hurricane season is a real part of the calendar you plan around, not a detail.


We cover the trade-offs candidly in what living in The Bahamas is really like, because a buyer who knows what they're signing up for is a happier owner than one sold a postcard.


For a lot of our clients, residency turns out to be the easy part once the right home is sorted. If that's the position you'd like to be in, we can point you to qualifying homes and connect you with the attorneys who handle the applications. 


Talk to an ERA Dupuch agent about which residency path fits the purchase you're considering.


 


FAQs for Bahamas Permanent Residency


Can a US citizen live permanently in The Bahamas?


Yes. A US citizen can live in The Bahamas by owning property and holding the corresponding residency, ranging from a Home Owner's Residence Card to full Economic Permanent Residence. Americans can buy Bahamian real estate with broadly the same rights as citizens, then apply based on that ownership.


How much do you have to invest in property to get permanent residency?


For a Homeowner's Residence Card, there's no minimum property value. For full Economic Permanent Residence, the minimum investment is US$1,000,000 in real estate (up from $750,000 as of 1 January 2025), with US$1,500,000 qualifying for accelerated review, per the Bahamas Department of Immigration.


Does The Bahamas allow dual citizenship?


Generally, no, for adults. The Bahamas does not recognise dual citizenship for adults, so someone who becomes a Bahamian citizen is normally required to renounce their other nationality (there's a limited exception for those who acquire two nationalities at birth, up to age 21), per the US Embassy in Nassau. This only matters if you pursue citizenship. Residency does not affect your existing nationality, so holding a Bahamas residency card doesn't ask you to give anything up.


Do you pay income tax as a Bahamas resident?


No, the Bahamas has no personal income tax, so residents don't pay Bahamian income tax on their earnings, and there are no capital gains or inheritance taxes either. If you're a US citizen, though, you still owe US tax on your worldwide income regardless of your Bahamas residency.
 ]]> </description>
    <pubDate>Sat, 18 Jul 2026 07:15:00 -0400</pubDate>
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    <guid>https://www.dupuchrealestate.com/blog/nassau-vs-family-islands/</guid>
    <link>https://www.dupuchrealestate.com/blog/nassau-vs-family-islands/</link>
        <author>helen@erabahamas.com (Helen Dupuch)</author>
        <title>Nassau vs. the Family Islands: Which Is Right for You?</title>
    <description> <![CDATA[ 
 


This is the question we hear quite often: A buyer has decided on the Bahamas, done their research, maybe visited once or twice, but they aren’t sure which area they’d actually want to live. Nassau feels busy. The Family Islands feel remote. Neither feels quite right on paper.


The honest answer is that both are right, depending entirely on what you're looking for. Nassau and the Family Islands aren't better or worse versions of the same thing. They're two completely different ways of living in the Bahamas.


Here's how we think about it after 30 years of helping buyers make this call.






Nassau suits buyers who prioritise amenities, schools, healthcare, flight access, and rental income potential.






The Family Islands suit buyers who prioritise space, privacy, a slower pace, and direct access to nature.






The right answer depends on how you plan to use the property, how often you travel, and what you're willing to trade off.






Most buyers who struggle with this decision are comparing the wrong things.






Nassau Gives You the Bahamas With a Safety Net


Nassau is where most of the country's infrastructure lives. International schools, private hospitals, direct flights to a dozen US cities, and a deep property market with many options to choose from. It's the practical choice.


For buyers moving full-time with school-age children, it's often the only real option. The same goes for anyone who travels frequently for work. Nassau's Lynden Pindling International Airport connects directly to Miami, New York, Atlanta, Toronto, and London, among others. On a Family Island, you're adding at least one connection to almost every journey.


The gated community market in Nassau is mature and varied. Lyford Cay and Ocean Club Estates sit at the luxury end. Sandyport and Palm Cay offer strong value at a lower price point. Port New Providence and Delaporte appeal to buyers who want gated living without the premium price tag.


For investors, Nassau offers the strongest rental demand and the most liquid resale market. Palm Cay and a handful of other communities permit short-term vacation rentals, which most Nassau developments don't. Worth confirming before you buy if rental income is part of the plan.


But, there are trade offs. Nassau has traffic. It has crime in certain areas, though gated communities mitigate most of that risk. And it doesn't have that feeling of stepping off the world that draws a lot of buyers to the Bahamas in the first place. If you arrived expecting turquoise water and silence and found a capital city instead, Nassau can take some adjustment


The Family Islands Give You the Bahamas Unfiltered


The Family Islands are what most people picture when they imagine living in the Bahamas. Smaller communities, direct beach access, a pace of life that feels slowed down. The trade-off is that the infrastructure Nassau takes for granted simply isn't there.


Each island has its own character:


Abaco is the boating capital of the Bahamas, a network of protected waters, charming cays, and a well-established expat community that rebuilt with real resilience after Hurricane Dorian.


Infrastructure has improved steadily since, and buyer interest has followed — particularly among boating and lifestyle buyers who want amenity access without Nassau's pace.


Eleuthera attracts buyers looking for privacy and unspoiled surroundings. It runs long and narrow, with dramatically different communities along its length, from the surf culture of the north to the pink sand of Harbour Island. Demand has been strong and consistent, with properties in the mid-market moving faster than most buyers expect.


Exuma is the luxury and privacy play. It stands out for its portfolio of luxury second homes and private island developments, and inventory has always been tight. Buyers who wait for the right property to come along often wait a long time.


Harbour Island sits just off the northeast tip of Eleuthera, small and sophisticated and navigable by golf cart. It has a devoted following among buyers who've found it and never looked elsewhere.


Some things to note: healthcare outside Nassau and Grand Bahama ranges from adequate to limited. Abaco's Marsh Harbour has the most developed medical infrastructure among the Family Islands, including the Auskell Medical Centre and the Integrated Medical Centre, though serious emergencies still require transport to Nassau or the US. Everywhere else relies on government community clinics operating weekday hours. For retirees in particular, this deserves serious consideration before committing to a location. Schools are limited or non-existent on many islands. Logistics costs run higher. And when something breaks or needs replacing, getting it sorted takes longer than most buyers initially expect.


Five Trade-offs To Consider


Most buyers get tripped up comparing things that shouldn’t drive the decision. Here are five considerations that do.






    



Factor


Nassau


Family Islands




Healthcare


Private hospitals, specialists, 24-hour emergency care


Government clinics on most islands; serious care requires Nassau or the US




Schools


Strong private and international options


Very limited; home-schooling common on smaller islands




Flight Access


Direct to the US, Canada, and the UK


Connecting flights via Nassau in most cases




Property Liquidity


Deep market, faster resale


Thinner market, longer resale timelines




Day-to-Day Convenience


Supermarkets, restaurants, and services on hand


Higher logistics costs; some goods hard to source locally










Questions to Ask Yourself Before You Decide


These are the questions we'd ask any buyer sitting across from us.


How often will you travel? If you're in and out frequently, adding a Nassau connection to every trip adds up fast. Nassau is the clear answer for frequent travellers.


Are you moving full-time or part-time? Full-time residents, especially with children, need infrastructure that most Family Islands can't provide. Part-time buyers have far more flexibility.


How important is healthcare proximity? If you or a family member has ongoing medical needs, Nassau is the safer choice. The Family Islands are manageable for most healthy residents, but proximity to specialist care matters more as you age. Our healthcare in the Bahamas guide covers the detail by island.


What's your honest relationship with convenience? Some buyers say they want to escape city life and mean it. Others say it and, six months in, discover they miss plentiful restaurants and reliable internet. Be honest about which camp you're in.


Is rental income part of the plan? Nassau has stronger short-term rental demand and more communities that permit it. Family Island properties, particularly in Exuma and Eleuthera, attract premium short-term rates but operate in thinner markets with more variable occupancy.


What does your gut say? Buyers who fall in love with a Family Island usually know it on the first visit. If you've been to Nassau a dozen times and never felt the pull of somewhere quieter, you probably won't miss it.





What We Tell Most Buyers


There's no wrong answer here, only wrong assumptions. The buyers who regret their choice are almost always the ones who optimised for price or investment potential and ignored the lifestyle fit, or who romanticised island life without considering what it actually means to live somewhere remote.


The best thing you can do before committing is spend real time in both. A week as a tourist tells you almost nothing. A month renting locally, dealing with the grocery run and the internet and the travel logistics, tells you a great deal more.


When you're ready to narrow it down, our agents have helped buyers work through this decision across every island in the archipelago. For a deeper look at specific communities and price points, our guides to living in the Bahamas, the best places to live in the Bahamas, and cost of living across the islands cover the detail.


 


Frequently Asked Questions


1. Is Nassau or the Family Islands better for investment? 


Nassau generally offers stronger rental demand, more liquidity, and a faster resale market, making it the more reliable investment choice for most buyers. That said, Exuma and Eleuthera have delivered strong price appreciation, and beachfront properties on the right Family Islands command premium short-term rental rates. The answer depends on your investment horizon and whether you plan to use the property yourself.


2. Can I get good internet on the Family Islands? 


Connectivity has improved considerably across the main Family Islands over the past five years. Abaco, Eleuthera, and Exuma all have reliable broadband in the more developed areas, and satellite options like Starlink have changed the picture for more remote locations. It's worth verifying coverage for your specific target area before committing.


3. Is healthcare a real concern on the Family Islands? 


For routine care, most Family Islands have adequate government clinics. For anything beyond that, specialist care, surgery, serious emergencies, you're looking at Nassau or the US. For healthy buyers using a property part-time, this is manageable. For full-time residents or retirees with ongoing health needs, it's a genuine factor that deserves weight. 


4. How do I choose between specific Family Islands? 


Abaco for boating and a built-out expat community. Eleuthera for privacy, surf, and Harbour Island's boutique character. Exuma for luxury, seclusion, and access to some of the most extraordinary water in the Bahamas.


Each has a distinct character, and the right one usually becomes clear once you've visited. Our guide to the best places to live in the Bahamas goes deeper on each.


 



 ]]> </description>
    <pubDate>Fri, 26 Jun 2026 16:21:00 -0400</pubDate>
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<item>
    <guid>https://www.dupuchrealestate.com/blog/moving-to-bahamas/</guid>
    <link>https://www.dupuchrealestate.com/blog/moving-to-bahamas/</link>
        <author>helen@erabahamas.com (Helen Dupuch)</author>
        <title>Moving to The Bahamas: Moving Strategies and Tips From Real Estate Experts</title>
    <description> <![CDATA[ 

 


Nestled amidst breathtaking natural beauty, The Bahamas is a dream destination for Europeans and Americans drawn to its vibrant local culture and enticing nightlife. With direct flights from major cities in the US, Canada, and the UK, the Bahamas is a favourite destination among expatriates considering moving to the Bahamas.


The Bahamian archipelago is graced with around 340 days of abundant sunshine and a diverse natural landscape that beckons vacationers, snowbirds, and nature enthusiasts alike. Yet, this tropical paradise offers more than idyllic weather and pristine beaches.


It’s an English-speaking country with a stable democracy and a tax-friendly environment, assuring an expatriate-friendly atmosphere. The Bahamas' thriving real estate market is notable for diverse, affordable luxury housing options. 


The key to unlocking your island dreams? Partner with a trusted real estate agency, making your move to The Bahamas an effortless reality.


TL;DR: 




Americans can move to the Bahamas without a visa for up to 90 days. 


Permanent residency requires a qualifying $1M investment as of January 2025. 


No income, capital gains, or inheritance tax. 


Belongings are subject to import duties of 25–45. 


A work permit is required for employment.




Find a Reliable Real Estate Agent Now





Your Options for Moving to The Bahamas


There are multiple options for getting permits and immigration for those interested in relocation. Here are the two most common options for non-Bahamians to move to The Bahamas.


Permanent Residence: You can live and work in The Bahamas with a Home Owner's Card, which you can apply for if you own a property or an island in the country.


Expert Tip: As of January 2025, investors purchasing qualifying real estate or zero-coupon bonds valued at $1,000,000 or more are eligible for Economic Permanent Residency (EPR). Purchases above $1,500,000 typically receive priority processing.


Work Permit: If you wish to work in The Bahamas as an employee or a business owner, you can get a work permit to live there.


Expert Tip: If you intend to bring your furry pals with you, you’ll need an Import Permit from the Department of Agriculture.





Finding a Place To Live in The Bahamas


The Bahamas has over 700 islands, each with its unique lifestyle, housing options, amenities, and challenges for those considering moving to The Bahamas. 


New Providence and Grand Bahama are typically the most favoured destinations for permanent settlement, with options like Albany, Lyford Cay, and Ocean Club Estates, attracting luxury tourists, celebrity guests, and residents.  


Other places, such as the islands of Abaco and Eleuthera, are popular among tourists looking for vacation houses or retirees seeking a retirement home away from bustling urban centres like Nassau and Freeport.


The Bahamas offers diverse real estate options catering to various lifestyles and preferences. From cosy condos to spacious single-family homes and opulent beachfront estates, there's something for everyone seeking to make The Bahamas their new home.


Buying a Home


For expats looking to buy property in The Bahamas, the first step should always be to engage the services of a licensed real estate agency to ensure a smooth and secure transaction. At ERA Dupuch Real Estate, our expert agents and brokers bring a wealth of knowledge and experience to guide you through the intricate process of acquiring your new home.


Buying a home in The Bahamas entails various obligations and negotiations for home prices, commissions, legal fees, and applicable taxes. Additionally, if you wish to renovate or upgrade your property, you will need approval from authorities, a process our experts can assist you with.


Here’s an estimated home price for two of the most popular property types in the Bahamas across different islands.






    



Location


Approximate/Median Price of a Condo


Approximate/Median Price of a Beach House




Nassau


$549,000


$1,550,000




Exuma


$550,000


$3,000,000




Cat Island


N/A


$737,500




Treasure Cay


$495,000


$495,000










*Prices are indicative and reflect general market ranges. Contact an ERA Dupuch agent for current listings and accurate pricing in your target area.


Explore properties for sale in The Bahamas





Renting a Home


When you’re making the life-changing decision to relocate to a place as beautiful and diverse as The Bahamas, it's crucial to approach it thoughtfully. 


If you know what kind of property you want, you can confidently secure the home of your dreams. However, if you'd like to shop around and become more familiar with your options before making a long-term commitment, many opt for short-term rentals in different neighbourhoods.


This approach offers an excellent opportunity to explore the region and determine the best place to call home.


Short-Term Rentals:  These are perfect for stays under 90 days, allowing you the flexibility to experience various areas before settling down.


Long-Term Rentals:  Typically, you’ll need to secure a lease for a minimum of one year for a long-term stay. It will allow you enough time to settle in, search for your permanent residence, and complete the buying process.


Most rental properties in The Bahamas come furnished, either partially or fully, so you don’t need to worry about basic furniture and essential appliances while you’re still looking around.


In Nassau, long-term rentals average around $2,200/month for a 1-bedroom, $3,200 for a 2-bedroom, and $4,500 for a 3-bedroom unit. Beachfront and luxury properties run considerably higher. In contrast, more affordable coastal options can be found in areas like Treasure Cay and Abaco.


Expert Tip: While short-term rentals offer flexibility, they can become costly in the long run, so carefully plan your long-term stay in rentals.


When it comes to lease agreements, you'll encounter two main types: Gross lease covers all expenses in the rent, including utilities, taxes, and maintenance costs, whereas, in a net lease, the tenant is responsible for paying utility bills, property taxes, and maintenance, in addition to the agreed-upon rent.


Expert Tip: Remember, the Bahamian legal system generally favours landlords over tenants, so it's essential to familiarise yourself with your legal rights before signing any tenancy agreement to ensure a smooth and secure rental experience.


Explore Rentals in The Bahamas





Choosing the Right Property


Remember to factor in the lifestyle, living costs, and investment goals when selecting the right property for your family's needs. Also, make sure the property is hurricane-resistant.


Beachfront properties offer breathtaking views but come at a premium, while inland options are more budget-friendly. 


If you’re buying a property purely for investment, evaluate rental rates and resale potential to ensure smart investments, especially in tourist-centric areas like Treasure Cay or Inagua, so plan accordingly for your dream island life.





Expert Tips for Expats Moving to The Bahamas


Our real estate experts offer invaluable advice for people interested in relocating to The Bahamas:


Engage a Real Estate Agent: Leverage their local insight, market knowledge, negotiation prowess, and legal know-how to secure the best property deals.


Do Your Research: While agents are essential, you should research yourself to find the ideal neighbourhood and property type for your family since your real estate agents may not answer some questions for you legally.


Identify Deal Breakers: Assess transportation access, safety, pet-friendliness, schools, and budget constraints to discover your non-negotiables.


Get Your Finance in Order: While looking for your ideal home in The Bahamas, remember to organise your finances as well— factor in currency exchange, taxes, local costs, and other legal matters.


Understand Immigration Limitations: Familiarise yourself with immigration regulations, including residency, work permits, property ownership, and investment laws.


Financial Assessment: Evaluate your financial health, income, and long-term objectives to determine your housing budget. Stay updated on the Bahamian real estate market by consulting local experts and monitoring market trends in stable or growing areas.


Choose the Best Real Estate Agents in The Bahamas





How Much Does It Cost To Move to The Bahamas


Relocating to the Bahamas is relatively easy, with friendly immigration laws. Since it’s an island nation, your belongings will have to be shipped or flown in— you will have many logistics options. Though the cost of living can be higher, expats favour the Bahamas for its tropical climate, unique lifestyle, and tax relief.


Taxes


It won’t be incorrect to call The Bahamas a tax haven since there’s no income, capital gains, or inheritance tax. The government relies on indirect taxes such as import duties, stamp taxes, and value-added tax (VAT) to sustain the nation's financial infrastructure.


Businesses in The Bahamas are subject to licence fees, property tax, and national insurance contributions. Understanding this tax landscape is crucial for relocating and investing in this tropical paradise.


Real Estate Costs and Commissions


You should understand the various costs and fees involved in purchasing property to accurately estimate the cost of moving to the Bahamas. You will pay property tax based on the home's price, which varies with the property's location and condition, among other factors.


Buyers also pay a one-time stamp duty, calculated as a percentage of the property's value. Real estate agents charge a commission of around 6 of the sale price. Additionally, if you’re buying a condominium or a property in a gated community, you will typically pay maintenance fees to cover shared expenses and upkeep.


Cost of Living


Cost of living in the Bahamas is generally higher because the islands need to import most of the goods from overseas. The estimated monthly cost of living for a family of four can be around $6,395, excluding rent. Monthly grocery costs are among the higher line items, driven by import duties on most staple goods, whereas utilities, including electricity, cooling, water, and garbage, can cost about $318 monthly.


Transportation Cost


Public transportation in The Bahamas varies by location. For example, the capital, Nassau, has buses, taxis, and jitneys, while other islands have limited options. In gated communities and on small islands, golf carts are a popular means of transport. 


On average, gasoline costs around $1.46 per litre, while a single jitney ride costs $1.25–$1.50, with no formal monthly pass system. Boats are a go-to choice for island hopping, but charter airlines are also available for quicker inter-island travel.


Learn More About the Cost of Living in The Bahamas





How Is It Like Living in The Bahamas for Someone Relocating From Outside of the Country


For an expat moving to The Bahamas, the first thing you’ll need to get used to is the ‘Island Time’ Things can take a little longer than you may be used to. For example, closing dates are not as precise as in the US or UK. 


The key is to be patient and enjoy the relaxed pace of life. 


Moving to The Bahamas entails a laid-back, sunny lifestyle that attracts people from the US, Canada, Europe, and other parts of the world. This island nation blends British heritage with American influence— you will find many similarities and a few differences 


Healthcare is similar to what you're used to, though some specialised care may require travel to the US. 


Expert Tip: Make sure your health insurance includes overseas coverage.


Those looking for employment can find opportunities in teaching, banking and accounting, but a work permit is necessary. If you're moving with kids, you will discover diverse schooling options with British, US, and International curriculums, which may influence your choice of location when buying a home.


Buy a House Near One of the Best Beaches in The Bahamas


Moving to The Bahamas is a significant life decision, and our seasoned real estate experts can ensure a smooth relocation. With their extensive experience in the Bahamas real estate market, our agents will guide you through researching your new destination, meeting all necessary legal requirements, and providing ongoing support. 


Contact ERA Dupuch Real Estate now to make your island dream a reality.





Frequently Asked Questions About Moving to The Bahamas


1. Can Americans move to the Bahamas permanently?


Yes. Americans can move to The Bahamas permanently through two main pathways: Economic Permanent Residency (EPR), which requires a qualifying real estate or zero-coupon bond investment of $1,000,000 or more, or a Home Owner's Card for property owners who don't meet the EPR threshold. Those working in The Bahamas additionally need a work permit. There are no restrictions on Americans purchasing property here.


2. How long can a US citizen stay in The Bahamas without a visa?


US citizens can stay in The Bahamas for up to 90 days without a visa, with a valid passport and proof of onward travel. For longer stays, a residency pathway or an annual work permit is required. Canadians enjoy a longer visa-free period of up to eight months.


3. Do I need to pay US taxes if I move to the Bahamas?


US citizens are taxed on worldwide income regardless of where they live, so moving to the Bahamas does not eliminate your US tax obligation. However, the Bahamas imposes no additional income, capital gains, or inheritance tax, meaning your total tax burden is limited to what the US charges. Many American expats use the Foreign Earned Income Exclusion (FEIE) to reduce their effective rate significantly. We recommend consulting a tax professional familiar with US expat obligations before making the move.


4. Can I bring my pets when moving to The Bahamas?


Yes, but you will need an Import Permit from the Bahamas Department of Agriculture before your pet arrives. Requirements include a current health certificate issued by a licensed veterinarian and proof of up-to-date vaccinations. It's worth starting this process well ahead of your move date, as processing times vary.


5. How hard is it to ship belongings to The Bahamas?


Most people moving to The Bahamas ship their belongings by sea freight or fly with essentials in advance. Import duties on household goods average 25–45 of declared value, plus 10 VAT — which is why many long-term residents choose to buy furnished properties rather than ship everything from home.


Engaging a customs broker familiar with Bahamian import regulations will save time and avoid surprises at the dock.
 ]]> </description>
    <pubDate>Wed, 24 Jun 2026 21:58:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.dupuchrealestate.com/blog/living-in-the-bahamas/</guid>
    <link>https://www.dupuchrealestate.com/blog/living-in-the-bahamas/</link>
        <author>helen@erabahamas.com (Helen Dupuch)</author>
        <title>Living in The Bahamas: Here’s What You Should Know Before Buying a Home</title>
    <description> <![CDATA[ 



Crystal-clear waters, white sandy beaches, and a warm tropical climate have made The Bahamas an attractive destination for travellers and vacationers from around the world. 


But this paradise is more than a temporary escape for an increasing number of people considering putting down roots in this stunning archipelago. 


For the last decade, the immigrant influx in The Bahamas has been steadily increasing. According to The Bahamas 2022 Census (our most recent), net migration almost doubled between 2010 and 2022, accounting for half of the population growth in 2022. 


Living in The Bahamas, even short-term, is a dream many share. With its booming real estate market and a surge in newcomers, it's essential to understand the intricacies of calling these islands home. 


In this blog, we will guide you to the Bahamian way of life, the legal aspects of owning property in The Bahamas, popular neighbourhoods, and much more. Whether you're thinking about moving to The Bahamas temporarily or living here long-term, we've got you covered. So, let’s discover what it truly means to be part of the vibrant and welcoming Bahamian community.


TL;DR: 




The Bahamas has no income, capital gains, or inheritance tax. 


Nassau is the most expensive market, with single-person living costs around $1,970/month excluding rent. 


Economic Permanent Residency requires a minimum $1M property investment as of January 2025. 


English-speaking, politically stable, and 50 miles from Florida.







What It’s Like To Live in The Bahamas


The Bahamas is a unique blend of tropical paradise and vibrant culture. From pristine beaches to a welcoming community, the Bahamian way of life has its own charm. Of course, living in the Bahamas has pros and cons, and we'll share the various aspects of this captivating experience with you. 


Whether you're drawn to the relaxed island pace, the stunning natural beauty, or the rich cultural heritage, we've got the inside scoop on what life is really like in this captivating island nation.


Cost of living in The Bahamas


The cost of living in The Bahamas is generally higher— whether it's the price of goods or housing, living in this tropical paradise can be considered a premium experience.


However, it's important to note that the cost of living can vary depending on your chosen island and the neighbourhood.


While Nassau, the capital city, has the most amenities and the highest expenses, other islands, such as Eleuthera, Exuma or Abaco, may provide a more affordable way of life. 


According to Numbeo, a single person in Nassau should budget approximately $1,970 per month in living expenses, excluding rent. Since Nassau accommodates a spectrum of lifestyles and budgets, it offers both affordable options and luxurious enclaves for those seeking an elevated standard of living.


In contrast, Eleuthera and Exuma offer more affordable options for those who wish to enjoy the Bahamian lifestyle without the bustling city expenses. Still, it’s your lifestyle that will dictate your expenses. For example, some items in Eleuthera may be priced up to 40 higher than in Nassau.


Unique Bahamian Culture


The Bahamian way of life reflects a vibrant tapestry woven with African, Caribbean, and British colonial influences. The rhythms of Goombay and Rake and Scrape music add a melodic thread to this rich cultural mosaic.


The heart of Bahamian vitality beats strongly during the Junkanoo Festival, a captivating celebration of music, dance, and art. It's an iconic symbol of the lively Bahamian spirit.


Hospitality is deeply rooted in the Bahamian ethos. The warm and welcoming nature of the Bahamian people is evident in their interactions, making newcomers feel like part of the community. The Family Islands, in particular, emphasise close-knit relationships where everyone is considered a neighbour.


The lifestyle is generally laid-back, and everything runs on the unhurried rhythm of Island Time. Many expats find it challenging at first but grow to cherish the peace and calm unique to life in The Bahamas.


Expat Community in The Bahamas


New Providence boasts a thriving expat community, making it effortlessly simple to connect with like-minded individuals. Expatriates can often discover many opportunities to forge friendships and shared interests. 


You can form social bonds through school connections, women's clubs, and specialised groups like cooking or running clubs. With activities ranging from rugby and ball hockey leagues to sailing groups and volunteer opportunities, there's a diverse array of options for every taste.


The inclusive atmosphere extends to clubhouses on the island, where memberships offer a chance to meet fellow expats, though they might cost slightly more than comparable clubs in the US.





Working in The Bahamas


 For those seeking employment in The Bahamas, opportunities abound in teaching, banking, and accounting. However, it's important to note that you’ll need a work permit whether you work as an employee or an entrepreneur. 


The growth of remote work has made The Bahamas an increasingly popular base for digital nomads and executives who no longer need to be tied to a specific city. 


Quality of Education 


The Bahamas has a robust private education system with options to suit all budgets and academic preferences, providing locals and expats with world-class education opportunities for their children.


Each one of the private schools in The Bahamas is unique in setting, culture, and curriculum. However, many expatriates prefer International Baccalaureate programs, offered by three schools in Nassau and one in Lyford Cay. 


You can also find specialised academies which cover subjects like Equestrian, Golf, Marine Biology, Music, STEM, and Tennis and provide unique learning experiences. 


Many expatriate students in The Bahamas pursue higher education abroad or attend the University of The Bahamas (UB). UB stands as the nation's premier tertiary institution, symbolising the country's aspirations. Since its inception in 1974, the university's commitment to excellence has made it an esteemed choice for those seeking higher education opportunities within the islands.


Condition of Healthcare


Healthcare in the Bahamas has seen substantial improvements, notably in Nassau and Grand Bahama, with new facilities and qualified medical professionals enhancing overall health. 


The government’s Healthy Lifestyle Initiatives promote public well-being and make medical care accessible through public hospitals, community clinics, and private healthcare centres. 


You can avail primary health care benefits with National Health Insurance Bahamas or seek private insurance options, which are also readily available. With major US cities a short flight away and easily accessible from Bahamian islands, healthcare is not a significant issue while living in the Bahamas.





Legal Considerations When Buying a Home in The Bahamas


When considering a move to the Bahamas, individuals often face the decision to rent or buy. You will find abundant options for both. However, many people prefer to buy property in The Bahamas since it appreciates well over the years, and you can earn handsome rental income when you’re not living there. 


Buying property in The Bahamas is easy, and your real estate agent will make sure you fulfil all the legal obligations properly. Let's look at some legal aspects of buying a home in this tropical paradise.


Process of Buying Property as an Expat in The Bahamas


Buying real estate in The Bahamas is a straightforward process, but we recommend you engage a real estate agency to understand your options and find the best deal. Here are the exact steps to buy a house in The Bahamas.






Select an Agent: Engage a local realtor to navigate the diverse real estate options across the islands.






Understand Costs: Determine your budget and consider additional costs like VAT, Real Property Tax, and legal fees.






Legal Considerations: Non-Bahamians may need permits for certain property types and register their purchase with the Foreign Investment Board.






Choose Property Type: Decide on a property type based on lifestyle and budget, such as condos for convenience or beachfront houses for luxury living.






Tour Selected Properties: Utilise in-person or virtual tours to assess shortlisted properties.






Negotiate the Price and Close the Sale: Leverage local market expertise to secure the best deal and navigate closing processes.






Learn more about buying a property in The Bahamas


Capital Gains Tax


Capital gains tax is not applicable in the Bahamas, offering a favourable tax-free environment for property investors. This helps preserve their wealth and potentially boost their overall returns, making real estate investments in The Bahamas quite lucrative and profitable.


Real Property Tax


The annual property tax is calculated based on the property’s market value, usage, and ownership. The tax rate varies, and exemptions may apply. It's a key consideration for homeowners, impacting their financial responsibilities and influencing the overall cost of property ownership.


Value-Added Tax (VAT)


Non-Bahamian buyers pay 10 VAT on purchases over $100,000 and 2.5 on purchases below $100,000. Buyers are obligated to pay half of the VAT.


Regulations for Permanent Residency


As of January 2025, the Economic Permanent Residency (EPR) threshold was raised to $1,000,000, with investments required to be held for a minimum of ten years. Purchases above $1,500,000 typically receive priority processing.


Permits for Foreigners Buying Property in The Bahamas


Foreign buyers need permits when buying properties over 2 acres, rental properties, or properties for commercial purposes. They also enjoy the same rights and tax exemptions as Bahamian citizens. 





Some Popular Areas To Consider When Buying a Home in The Bahamas


Whether you prefer beachfront homes with private docks, colourful historic villages, or modern condos with all the perks, you'll find them all in this diverse island country. The most populated island in The Bahamas, Nassau, has a lively energy that attracts people from around the world. 


On the other hand, the Family Islands are known for their peaceful charm and true island lifestyle. Let’s look at these islands and their notable communities briefly so you can find the neighbourhood that is most suitable for you. 


Best Neighbourhoods in Nassau


Nassau/New Providence is The Bahamas' most densely populated island, known for its spectacular developments, profitable investment, and lavish amenities. Here are some neighbourhoods in Nassau that are popular among expatriate residents.


Lyford Cay:  Located in the west of New Providence, Lyford Cay is a luxury gated community with a fantastic beach, golf course, club, marina and school. Wealthy locals, expats, and investors who want a grand, luxury home should look into Lyford Cay.


Sandyport:  Sandyport is a canal-based community with mid-size homes and townhouses. It’s extremely popular with locals and expats alike for its family-friendly neighbourhood and proximity to many amenities. 


Port New Providence:  It’s a canal-based community with its own private beach, becoming increasingly popular among expats. In this gated community, you can find large homes on large lots and condos at Seapointe.


Delaporte:  It’s an oceanfront gated community near Cable Beach Strip. This community attracts investors and homebuyers for its central location and smaller, affordable townhomes.


Goldwynn:  Goldwynn Phase 2, The Penthouses at Goldwynn, offer the ultimate beachfront living in Nassau. These luxury penthouse suites are the epitome of modern luxury, with sweeping panoramic ocean views and exclusive amenities


Ocean Club Estates:  Ocean Club Estates is an exclusive luxury beachfront community on Paradise Island, known for its golf course and harbourfront homes and condos.


Palm Cay:  It’s one of the few communities allowing vacation rentals, making it hugely popular with investors. Beachfront, marina-based Palm Cay has a full suite of amenities and features single-family homes and condos in multiple sizes and price points.


Windsor Lakes:  It’s one of the newest communities in New Providence, located next door to Albany. Windsor Lakes offers affordable single and multifamily lots and home packages. This gated western community is perfect for locals and investors alike, whether they wish to buy real estate in The Bahamas to live or rent out for income.





Popular Islands To Live on in The Bahamas


The lifestyle and cost of living in the Bahamas vary significantly across its islands. The island's location, available amenities, and accessibility are all important factors to consider when deciding where to live in the Bahamas. Let’s discuss a few popular Family Islands and what it's like to live there.


Cat Island:  Known for its natural beauty, Cat Island has limited housing options. It’s best for those seeking a simpler, more remote lifestyle. Some notable communities are Pigeon Cay, Hawks Nest, Greenwood, and Fernandez Bay, offering a peaceful island experience without gated communities or high-end amenities.


Exuma Cays:  The cost of living is high in Exuma, and short-term rentals are more common in communities like Tar Bay, Tropic of Cancer Beach, Emerald Bay, Rolleville, Rolletown, George Town, and others. Furthermore, there are more than 360 jaw-dropping private islands for those seeking the pinnacle of luxury and privacy in paradise. The world-famous Halls Pond Cay and Musha Cay are also in Exuma Cays. 


Treasure Cay:  A picturesque beachfront paradise just 30 minutes by air from South Florida. Real estate offerings range from charming beach bungalows and resort-style condominiums to opulent luxury estates. Treasure Cay is an attractive destination for a serene, cost-effective beachfront living experience.


Inagua Island:  The Bahamas' southernmost island, Inagua, is closer to Cuba and Haiti than bustling New Providence Mathew Town is the island’s heart, its capital, and the only harbour. Here, you can buy cute cottages, oceanfront villas, and open lots ready for you to build your dream house. 


Picture yourself in the Bahamas— sunny beaches, lively culture, and friendly folks. Living here means embracing island vibes and making it your own. Learn about neighbourhoods, cultural flavours, and buying property with ERA Dupuch Real Estate as your guide. Ready to call the Bahamas home? Reach out to us today and start your island journey


 


Frequently Asked Questions About Living in The Bahamas


1. Is it easy for foreigners to live in The Bahamas?


Yes, relatively so. The Bahamas is English-speaking, politically stable, and has a well-established framework for foreign property ownership and residency. Non-Bahamians can apply for permanent residency through property ownership, and the process is straightforward with the right legal guidance. The main adjustment is practical rather than bureaucratic: the cost of living is high, most goods are imported, and things move at a slower pace than most newcomers are used to.


2. How much money do you need to live comfortably in The Bahamas?


A single person living comfortably in Nassau should budget $4,000 to $6,000 per month, including housing. Families of four realistically need $8,000 to $12,000 per month depending on schooling choices, lifestyle, and island. The Family Islands can offer lower property costs but often higher prices on imported goods.


3. Do expats pay tax in The Bahamas?


No — the Bahamas levies no income tax, capital gains tax, or inheritance tax on residents. The primary taxes are VAT (10 on most goods and services) and Real Property Tax. For most expats relocating from high-tax jurisdictions, the tax environment is a significant financial advantage.


4. Is The Bahamas safe to live in?


The Bahamas is generally safe for expats, particularly within gated communities, which make up a large proportion of the expat housing market. Nassau has areas with higher crime rates, and it's worth researching neighbourhoods before committing to a location. The Family Islands have considerably lower crime rates and a tighter community feel. As with any destination, local knowledge makes a real difference.


5. Can you drink the tap water in The Bahamas?


Yes Nassau's tap water is treated and safe to drink, which sets The Bahamas apart from many Caribbean destinations. On some of the smaller Family Islands, residents rely on rainwater collection or bottled water, so it's worth checking locally before you settle.


6. What is the best island to live on in The Bahamas?


Nassau is the practical choice for most expats, offering the most amenities, international schools, private hospitals, and direct flights to the US and UK. The Family Islands — Abaco, Eleuthera, Exuma — suit those looking for a quieter pace, closer community, and more natural surroundings, with the trade-off of fewer services and higher logistics costs. Our guide to the best places to live in The Bahamas covers each island in more detail.


 
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    <pubDate>Mon, 22 Jun 2026 07:42:00 -0400</pubDate>
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