Paradise Island City Guide

Exuma City Guide

City guide

Exuma, a 365-island chain in the central Bahamas anchored by Great Exuma and the hub town of George Town, is the country's fastest-rising Out Island market. Famous for the swimming pigs, Thunderball Grotto and some of the planet's clearest water, it has shifted from sleepy backwater to sought-after second-home and resort-residence destination, with prices rising steadily as the islands gain global fame. The market spans attainable inland lots and homes from around US$300,000 to luxury resort residences at Grand Isle and Emerald Bay, where villas and penthouses run from roughly US$1.5M to US$3.75M; beachfront and sea-to-sea estates can exceed US$5M. Prime product sits around US$500-$1,200 per square foot. Resort-managed villas at Grand Isle deliver strong vacation-rental performance, with gross yields commonly 7-9%+ given high nightly rates and managed programs. The Bahamas' tax neutrality and unrestricted foreign ownership apply equally here; sub-five-acre homes need only Investments Board registration, closing costs centre on 10% VAT plus ~2.5% legal fees, and US$750,000+ purchases qualify for permanent residency. Limited inventory and rising fame point to continued appreciation through 2026.

Freeport City Guide

City guide

Freeport, the planned commercial city on Grand Bahama Island, is the Bahamas' value-and-recovery market and the most affordable of the major foreign-investor destinations. Operating under the unique Hawksbill Creek Agreement free-trade zone, it offers duty and tax concessions that appeal to businesses and investors. After post-hurricane and pandemic slowdowns the market is on a clear upward trajectory: the island-wide median home price is roughly US$475,000, far below New Providence, while waterfront Lucaya homes range from about US$399,000 to US$4.5M (median near US$1.29M) and premium West End estates run US$1.7M to US$6.5M. Prime product sits around US$300-$700 per square foot. Crucially, yields are strong for the price: Lucaya waterfront homes with pools and docks generate 8-9% annual yields. Major catalysts, a large new cruise port and an airport overhaul, are moving from planning into reality, tightening supply and lifting values into 2026. Foreign ownership is unrestricted with only Investments Board registration for sub-five-acre homes, closing costs centre on 10% VAT plus ~2.5% legal fees, and US$750,000+ purchases qualify for permanent residency. Freeport is the Bahamas play for value, yield and infrastructure-led upside.

Nassau City Guide

City guide

Nassau, the Bahamian capital on New Providence Island, is the Caribbean's premier tax-neutral luxury property market and the entry point for most foreign investors. Average sale prices across New Providence climbed sharply through 2025, with the island-wide average sale price near US$939,000 and waterfront values up 15.4% year-on-year. Mid-market homes trade around US$700,000-$750,000, while luxury beachfront condos start near US$3 million and trophy estates in gated enclaves reach US$15-40 million. Prime product runs roughly US$750-$2,500 per square foot depending on location and water frontage. There is no income, capital-gains, inheritance or annual property tax beyond the Real Property Tax bands, making net yields attractive: long-term gross rental yields average about 6.5%, while well-run short-term vacation rentals can reach 8-10%+. Foreigners face no ownership restrictions; residential purchases under five acres need only registration with the Investments Board. Buyers budget for 10% VAT on the conveyance (typically split with the seller) plus ~2.5% legal fees. A property purchase of US$750,000+ qualifies for permanent residency, with expedited processing above US$1.5 million. Limited resale supply in gated communities keeps the prestige segment tight and appreciating into 2026.

Bahamas country guide

Country guide