Condos for Sale
in the Bahamas

Yes. Foreign nationals face no restrictions on purchasing condominium property in the Bahamas. Freehold ownership rights are identical to those of Bahamian citizens — you own the unit and a proportional share of common areas (strata title) with the same legal protections. No nationality-based permit is required for residential condo purchases. The only additional cost for foreign buyers relative to Bahamian buyers is that both pay the same flat 10% government VAT on conveyance. There are no minimum holding periods and no restrictions on rental income or future resale to any buyer, foreign or local.

Nassau condos range from approximately $375,000 for entry-level marina-front units at Palm Cay on the eastern shore through to $6M+ for ultra-luxury beachfront penthouses. The Cable Beach and Paradise Island luxury tier — where the most internationally recognised condo developments are concentrated — typically starts between $900,000 and $1.2M for a two-bedroom unit. Aqualina Cable Beach, the most exclusive low-density building on Cable Beach, begins at $2.65M. Glenn Ferguson provides a personalised shortlist across your specific budget range and area preference — contact him with your target budget and he will send current MLS-listed options with pricing.

Total buyer-side closing costs typically run 8% to 11% above the purchase price for foreign buyers. The three main components are: (1) a flat 10% government VAT on conveyance — applied to the full purchase price, no exceptions, same rate for all buyers; (2) legal fees of 2.5% to 3.5% of the purchase price plus a further 10% VAT on those fees; and (3) title search and disbursements of $2,000 to $4,000. On a $2.65M Aqualina purchase that adds approximately $340,000 to $372,000 to the headline price. On a $375,000 Palm Cay unit it adds $33,750 to $41,250. Glenn provides a full personalised line-item breakdown before any offer is prepared. See the closing costs guide.

The answer depends entirely on priorities. Cable Beach is Nassau's prestige western beachfront corridor — Aqualina, One Cable Beach, and Baha Mar Residences all sit on this stretch, each offering a different combination of privacy, scale, and resort amenities. It is the strongest location for buyers prioritising direct beachfront access and proximity to Baha Mar's dining and entertainment district. Paradise Island — specifically One Ocean — suits buyers who want Atlantis and The Ocean Club on their doorstep and the highest short-term rental demand in the Bahamas. Palm Cay on Nassau's eastern shore offers the best value entry point with marina access, though it lacks direct beach frontage on the scale of Cable Beach. Glenn provides objective comparison and can show property at all three locations in a single visit or virtually.

Yes, at the qualifying threshold. Condo purchases at $1,000,000 or above (the EPR minimum effective January 1, 2025, increased from $750,000) qualify for Economic Permanent Residency application under the Bahamas Investment Act. Purchases at $1.5M or above access the accelerated processing track, with approvals typically issued within approximately 3 weeks. EPR grants indefinite right of residence in the Bahamas — no annual reporting, no income declaration, no minimum days in-country requirement. It does not include work rights. The standard government fee is $20,000 ($25,000 with work rights). Glenn files the EPR application concurrently with the purchase closing as part of his standard buyer representation service. See the full Bahamas EPR guide.

Under the Real Property Tax Amendment Act No. 43 of 2025, non-owner-occupied condominiums are taxed at 1% on the first $500,000 of assessed value and 2% on assessed value above $500,000, subject to an absolute annual cap of $150,000. This cap is structurally advantageous for high-value Cable Beach units: a $2.65M property with full non-owner-occupied RPT would otherwise face a theoretical liability of over $40,000 per year — capped at $150,000 for the highest-value properties. Owner-occupied primary residences qualify for lower rates with the first $300,000 of value exempt. The Bahamas charges no capital gains tax, no inheritance tax, and no income tax on rental proceeds. See the property tax guide.

Yes, subject to the rental rules of each building's HOA — and this is the critical due diligence step that buyers must confirm before making an offer, not after. Some Nassau buildings permit short-term lets freely; others restrict them to 30+ days minimum or prohibit them entirely. Glenn reviews HOA documents for every building before a shortlist is prepared, so rental restrictions are factored in from the start. Where short-term letting is permitted, the Bahamas imposes no income tax on rental proceeds earned by non-residents. The 10% short-term rental VAT applies to nightly rates and must be remitted to the Bahamas government quarterly. Nassau STR average daily rates were $510.80 as of August 2025 (AirDNA, CBOB), and the Bahamas received 12.5 million visitors in the 12 months to January 2026 (Ministry of Tourism, January 28, 2026) — sustaining occupancy that makes qualifying condos economically attractive for rental use.

A standard Bahamas condo transaction closes within 60 to 90 days from the date of an accepted offer. This covers the attorney's title search and due diligence (typically 3 to 4 weeks), conveyance document preparation and execution, government VAT processing, and registration at the Registry of Records. All-cash purchases with clean title and no complications can close faster — sometimes in 30 to 45 days. Transactions where the buyer is purchasing remotely can be managed by power of attorney, eliminating the need to travel to Nassau for closing. Glenn coordinates all parties throughout and provides timeline updates at every stage.

The three principal luxury developments on Cable Beach serve different buyer profiles and there is no single "best." Aqualina Cable Beach — 27 ultra-luxury residences from $2.65M — suits buyers who prioritise genuine private-scale exclusivity: fewer than 30 households sharing the building, no hotel brand affiliation, and direct beachfront ownership without resort traffic. One Cable Beach Residences offers a comparable boutique specification at a smaller overall footprint. Baha Mar Residences suits buyers who want the full suite of resort services — golf, beach club, spa, dining, and casino — as part of their ownership. Glenn shows all three and provides objective comparison based on your stated priorities.