Buy BAHAMAS Real Estate With Us
Exceptional Properties
New Providence Realty is built on six decades of intimate market knowledge, established relationships, and proven expertise in creating and representing the finest properties in the Bahamas. Our company is built on integrity and professionalism - values that consistently earn our team repeat clients and personal referrals. We bring decades of experience and expertise in navigating the real estate landscape in The Bahamas and across the U.S. and Europe. Our team possesses an in-depth understanding of Bahamian real property law and works closely with top legal advisors to ensure each transaction is secure and seamless.
Club Membership Advantage
Why Invest in The Bahamas
Bahamas Real Estate Costs & Fees
Club Membership Advantage
When you buy your property exclusively through New Providence Realty, you will receive expedited membership consideration at both the Old Fort Bay Club and The Island House. This ensures you are able to bypass the typical application process and 5-year waitlist, granting immediate access to the strong social communities and world-class amenities at both resorts. This unique benefit adds value to your purchase by offering you a seamless transition into the communities and immediate access to their amenities and facilities.
Why Invest in The Bahamas
The Bahamas stands out as one of the most attractive destinations for real estate investment in the Caribbean, offering a unique blend of lifestyle, stability, and financial benefits that appeal to international buyers seeking a second home, retirement haven, or investment property.
Unparalleled Tax Advantages
The Bahamas is a true tax-neutral jurisdiction with no local taxes on capital gains, inheritance, corporate or personal income, dividends, or interest. This structure allows investors to maximize returns and preserve wealth without the burden of many common taxes found elsewhere. Combined with proactive government incentives for investments — including duty waivers and property tax abatements in certain cases — The Bahamas provides a highly favorable environment for long-term asset growth and wealth protection.
Premier International Banking and Financial Hub
As the leading international banking and financial centre of the Caribbean, The Bahamas offers sophisticat
ed financial services, robust infrastructure, and a highly trained workforce. This makes managing investments, conducting business, and handling wealth seamless for global clients.
Strategic Location and Connectivity
Located just a short flight from the United States, The Bahamas provides unparalleled convenience. Direct flights operate regularly from major U.S. cities, as well as from the U.K. and key European hubs, making it easy to travel back and forth for business or leisure. Its proximity to the U.S. East Coast combines island living with accessibility to North American markets.
Familiar Legal and Cultural Environment
English is the official language, and U.S. currency is widely accepted, creating a comfortable environment for North American buyers. Real estate laws are based on English common law principles and are broadly similar to those in the United States, offering familiarity and security in property transactions.
Peace, Stability,and Quality of Life
The Bahamas is a peaceful and stable democracy with a long history of political and economic security. Nassau, the capital, is a vibrant cosmopolitan city featuring world-class amenities, advanced telecommunications, excellent dining, shopping, and healthcare. The country boasts a highly trained workforce and a year-round wonderful tropical climate, perfect for those seeking relaxation or an active island lifestyle. Whether you are looking for a vacation home, rental investment, or permanent residence, The Bahamas delivers exceptional value through its tax benefits, strategic location, and high quality of life. Discover the opportunity to own a piece of paradise in one of the world’s most investor-friendly destinations.
Permanent Residency
Owning real estate in The Bahamas can open the door to Permanent Residency, offering you and your family the freedom to live in the country indefinitely without the need to renew short-term permits.
Economic Permanent Residency (Investor Category)
Foreign nationals who purchase residential real estate may qualify for an Economic Certificate of Permanent Residence. This is one of the most popular routes for international buyers seeking long-term stability in The Bahamas.
Key Requirements (as of 2025/2026):
Minimum investment of USD $1,000,000 in approved Bahamian real estate (or qualifying Zero-Coupon Bonds issued by the Central Bank of The Bahamas).
The qualifying investment must be maintained for a minimum of 10 years
Accelerated consideration is typically given to investments of USD $1.5 million or more.
The property must be held in the applicant’s personal name or through a Bahamian company they control.
Applicants must demonstrate good character, good health, and sufficient financial means to support themselves and their dependents without working in The Bahamas (unless a separate work permit is obtained).
This status is granted for life (unless revoked) and extends to your spouse and dependent children under 18.
Benefits of Permanent Residency
Unlimited stays in The Bahamas with the right to reside permanently.
Easier entry and exit with minimal immigration formalities.
Access to a peaceful, tax-friendly lifestyle while maintaining ties to the U.S., U.K., or Europe.
No path to citizenship through this program (The Bahamas does not currently offer citizenship by investment).
Bahamas Real Estate Costs & Fees
Purchasing real estate in The Bahamas—whether residential homes, commercial buildings, or vacant land—involves several government taxes and fees. The primary transaction tax is Value Added Tax (VAT) on the conveyance (formerly known as stamp tax/duty), which replaced or subsumed traditional stamp duty for most real property transfers.
Typical Real Estate Trasaction
In a typical real estate transaction, the costs are as follows:
Seller's Fees: Half of the VAT on the sale, Real Estate Commission, plus their own Legal Fees.
Buyer's Fees: Half of the VAT on the sale, plus their own Legal Fees.
Government VAT (formerly the Stamp Tax)
VAT rates differ between Bahamian citizens/permanent residents (often with graduated lower rates, especially for first-time buyers) and foreigners/non-Bahamians (typically a flat higher rate). These taxes generally apply to the purchase price or market value of the property. VAT on the conveyance is often shared equally (50/50) between buyer and seller by custom, though this is negotiable—buyers should budget conservatively. Important Note: Always consult us for the most current rates, as they can change and also depend on specifics like first-time buyer status, property use, location (e.g., Family Islands exemptions for Bahamians), and ownership structure (individual vs. company). Non-Bahamians may need approval from the Bahamas Investment Authority for certain purchases.
VAT on Property Conveyance (Transaction Tax). This is the main one-time tax paid on the transfer of title.
For Bahamian Citizens / Permanent Residents (Individuals):
Graduated rates (effective as of July 2023):
Up to $100,000: 2.5%
$100,001 – $300,000: 4%
$300,001 – $500,000: 6%
$500,001 – $700,000: 8%
$700,001 – $1,000,000: 9%
Over $1,000,000: 10%
First-time home buyers (Bahamian citizens):
Potentially 0% up to $300,000 and 4% on $300,001–$500,000 (with possible refunds for construction/renovation).
First $300,000: Exempt
$300,001 – $500,000: 0.625%
Over $500,000: 1% (capped at around $120,000 per year)
Bahamian seniors (65+) may qualify for additional discounts (e.g., 50% on the balance up to $1M).
Commercial Properties / Buildings (or foreign-owned rentals, or >4 units)
First $500,000: 0.75%
$500,001 – $2,000,000: 1%
Over $2,000,000: 1.5%
Vacant / Unimproved Land:
Bahamian citizens: Generally exempt from real property tax on unimproved land (and often on Family Islands properties).
Foreigners / Non-Bahamians:
First $7,000: Flat $100
Over $7,000: 2% of the remaining value (higher rates encourage development).
Real Estate Legal Fees
Legal fees in the Bahamas can vary depending on the complexity of the transaction, but they typically average around 2.5% of the property’s selling price.
There is also a modest recording fee payable when the title deeds are lodged and recorded at the Public Registry.
Buyer and Seller are each responsible for their own attorney’s fees.
All legal fees are subject to 10% VAT, as are most professional services in The Bahamas.
It is always advisable to use an attorney for your purchase. New Providence Realty can recommend one to you.
Real Estate Commissions
BREA standard commissions are as follows:
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
Commissions are subject to 10% VAT (as are all services). The seller is usually responsible for payment of real estate commission on a gross price.
Annual Property Tax
This is an ongoing ownership tax based on the assessed market value of the land and improvements. Rates vary by property type, use (owner-occupied vs. rental/commercial), and owner nationality. Taxes are due annually (discounts for early full payment). Non-payment can block sales, permits, or title transfers.
Owner-Occupied Residential Properties (Homes where the owner lives there):
Generally the same structure for qualifying Bahamians and non-Bahamians (with some exemptions/discounts favoring Bahamians):
First $300,000: Exempt
$300,001 – $500,000: 0.625%
Over $500,000: 1% (capped at around $120,000 per year)
Bahamian seniors (65+) may qualify for additional discounts (e.g., 50% on the balance up to $1M).
Commercial Properties / Buildings (or foreign-owned rentals, or >4 units):
First $500,000: 0.75%
$500,001 – $2,000,000: 1%
Over $2,000,000: 1.5%
Vacant / Unimproved Land:
Bahamian citizens: Generally exempt from real property tax on unimproved land (and often on Family Islands properties).
Foreigners / Non-Bahamians:
First $7,000: Flat $100
Over $7,000: 2% of the remaining value (higher rates encourage development).
Other Notes on Annual Tax:
Bahamians often enjoy broader exemptions (e.g., Family Islands, unimproved land).
Rental income or commercial use can reclassify a property and increase the tax rate.
Assessments are done by the Department of Inland Revenue; owners must declare changes.
