سرمایه‌گذاری در املاک و مستغلات در باهاما: تحلیل بازار املاک جزیره به جزیره

Real estate investment in The Bahamas blends strong tourism demand with a stable offshore market and proximity to the United States. Record visitor arrivals in 2025, a digitalized foreign ownership process, updated residency thresholds, and a VAT regime that has replaced traditional stamp duty on realty make 2025–2026 a defining period for evaluating the Bahamas property market.

This guide covers the macro picture, island-by-island market conditions, foreign ownership rules, residency programs, the full tax framework, rental yields, and holding costs — everything a foreign investor needs before committing capital.

Bahamas real estate market overview

The Bahamas entered 2026 on the back of record tourism and sustained financing activity — two pillars that support property demand across the archipelago.

• گردشگری: International arrivals reached 12.5 million in 2025, up 11.4% year-on-year. Sea and cruise passengers accounted for 10.8 million (+13.8%), while air arrivals were approximately 1.7 million.
• تولید ناخالص ملی: Nominal GDP reached an estimated USD 16.1 billion in 2025 (4.5% growth), providing a solid macroeconomic backdrop for housing and construction cycles.
• Mortgage activity: New residential mortgage disbursements totaled BSD 126.1 million in H1 2025, up 3.7% year-on-year, signaling continued buyer financing availability.
• روند قیمت‌ها: The Nassau/New Providence median sale price stood at USD 514,000 in Q1 2026 (average USD 1,145,324), down from a Q1 2025 spike to USD 850,000 median — suggesting normalization after a high-value transaction cluster.

Key policy updates for property investors

Tourism and demand drivers

Tourism is the primary demand engine for Bahamian housing — particularly short-term rentals, branded residences, and lock-up-and-leave second homes. The 12.5 million visitors in 2025 reinforced absorption in gateway and resort markets, supporting nightly rates and occupancy across seasons.

Hotel and vacation rental performance (2025)

مقررات اجاره کوتاه مدت

The Bahamas requires mandatory registration for all rental stays of 45 days or fewer. Operators must hold both a Business License and a Tourism License (Ministry of Tourism and Aviation), register with the Department of Inland Revenue, and comply with VAT obligations under the VAT Act. The government contracted Avenu for compliance enforcement — unregistered operators face fines. These regulations were introduced in March 2023 and strengthened through 2025–2026.

Island-by-island market analysis

Nassau and New Providence

The core tourism and commercial hub. The Q1 2026 median sale price was USD 514,000 with an average of USD 1,145,324. Key developments include the Baha Mar USD 700 million expansion (345 hotel rooms plus 77 branded residences, targeting 2029 completion) and Aqualina at Cable Beach (60 residences, phase 2 circa 2025). Nassau offers established condo and villa markets, proximity to international schools and services, and strong short-term rental infrastructure. Estimated gross rental yields run 5–7%.

Exuma and the Exuma Cays

High-leisure appeal and exclusive cays attract second-home buyers seeking water access and boutique resort communities. The active median list price is approximately USD 1.995 million, with Q1 2025 median sales reaching USD 3 million. Waterfront property ranges from roughly USD 60,000–100,000 for non-prime lots to USD 10–45 million for cays and estates. Vacation rental occupancy stands at a strong 61.0% — the highest among the major islands.

اباکو

Post-Hurricane Dorian rebuilding has shown remarkable resilience and renewed momentum through 2026. Treasure Cay is in an active rebirth phase under a new developer, and infrastructure upgrades include solar-powered municipal water systems in Marsh Harbour. The focus remains on boating amenities, marinas, and coastal communities that draw lifestyle buyers.

جزیره Eleuthera و بندرگاه

Boutique luxury destinations prized for beach frontage and low-density living. Harbour Island listings range from USD 1.8 million to over USD 21 million, with the concentration at USD 3–11 million. Eleuthera waterfront properties typically trade in the USD 2–6 million range.

بینهینی

Florida-proximate weekend market with resort marina amenities. Resorts World Bimini remains operational with improved H1 2025 revenue, though Genting describes overall performance as financially underperforming. A USD 70 million government-backed airport expansion is underway, which should strengthen access and property values.

باهامای بزرگ

A value-oriented option with dual residential and industrial/logistics/Free Trade Zone positioning. Broker-reported rental yields run 8–10% or higher — significantly above the Nassau average of 5–7%. Post-hurricane recovery continues with improving leisure inventory in select submarkets, making this the archipelago’s most affordable entry point for yield-focused investors.

Andros and the Out Islands

Emerging eco-tourism and private-island concepts. Eco-tourism potential is widely recognized, though specific 2025–2026 development projects remain limited. Infrastructure due diligence is essential — utilities, access, and insurance availability vary significantly.

Rental yields and holding costs

Gross rental yields by island

National STR performance data (early 2026): median annual revenue approximately USD 47,000–48,000, average occupancy 53%, and average daily rate around USD 251.

Annual holding costs

Foreign ownership rules and Landholding Act permits

Foreigners may purchase property in The Bahamas subject to the International Persons Landholding Act (IPLA). As of December 1, 2024, all applications must be filed electronically through the Bahamas Investment Authority (BIA) SharePoint-based portal — paper applications are no longer accepted.

When a permit is required

• Under 5 acres, residential use: Registration only — no permit needed
• 5 acres or more, or any commercial use: Full IPLA permit required
• No categorical foreign ownership bans exist by island or zone

IPLA application document checklist

• Statutory IPLA Schedule form (signed by non-Bahamian applicant or attorney)
• Proof of identity — passport, birth certificate, marriage certificate
• Copy of conveyance or title documents
• Copy of site plan showing size and location
• Real Property Tax assessment number (where applicable)
• Evidence of RPT payment (current, where applicable)
• For companies: certificate of incorporation plus due diligence documents per beneficial owner
• Copy of conveyance showing stamp duty payment and backing sheet (post-acquisition registrations)
• Government fee payment

Buyer compliance checklist

• Engage local counsel early for title verification and contract terms
• Confirm whether your transaction requires an IPLA permit and file via the BIA online system
• Coordinate bank KYC, source-of-funds documentation, and escrow arrangements
• Align closing with VAT disclosures to avoid the Section 47C penalty
• Stress-test holding costs (insurance, HOA/strata, hurricane resilience) and property management
• Build lead time into your closing schedule — approval times vary based on application completeness

Residency and investor programs

Economic Permanent Residence (EPR)

The minimum qualifying investment was raised from BSD 750,000 to BSD 1,000,000 effective January 1, 2025, under the Immigration (Amendment) (No. 2) Act 2024. The investment must be maintained for 10 years. Deeds of gift are excluded, and applicants face a 90-day deadline for fee payment after approval.

EPR eligibility requirements:

• Application form and letter of request to the Director of Immigration
• Valid passport (certified copy)
• Two passport photos (2×2 inches, white background)
• Original or certified birth certificate
• Police certificate — clean criminal record covering the last 5 years, no more than 6 months old
• Medical certificate — good health, no more than 30 days old
• Personal references (typically two or more)
• Evidence of qualifying BSD 1,000,000 investment (deed of conveyance or Central Bank confirmation for bonds)
• Undertaking to maintain the investment for 10 years

هزینه‌های دولتی: Approximately BSD 15,000–20,000 for the principal applicant; approximately BSD 300 per dependent. زمان پردازش: 8–12 months for a complete, uncontested application (range: 6–18 months).

Other residence options for property owners

• Home Owner’s Resident Card: Available under the IPLA for non-Bahamians owning habitable property. Renewed annually. Does not confer work rights. Processing fee approximately BSD 100 (non-refundable); issuance approximately BSD 500 per card.
• Annual Residence Permit: For homeowners and seasonal residents. Renewable annually with no work rights. A practical option for investors who visit regularly but do not meet the EPR threshold.
• Standard Permanent Residence: Available through marriage to a Bahamian citizen (after 5 years), 20 or more years of lawful residence, or 10 or more years of government service. No investment threshold — but not applicable to most foreign investors.

For broader context on residency and citizenship planning across jurisdictions, see our guides on اجازه اقامت و شهروندان.

Taxes on property transactions

VAT on real estate transfers

VAT has replaced traditional stamp duty on realty conveyances. The Stamp Act 2024 Second Schedule explicitly exempts deeds of conveyance, re-conveyance, assignment, exchange, or transfer of realty. The same banded VAT schedule applies to both new-build sales and resales — the rate depends on the transferee type and value bracket, not whether the property is new or pre-owned.

First-time Bahamian homebuyers receive a reduced 4% rate on properties valued $300,000–$500,000. Bahamian companies pay 2.5% (under $100k) or 10% (all other brackets).

VAT enforcement — Section 47C penalty

Under the Value Added Tax (Amendment) (No. 2) Act, 2025, Section 47C, real estate agents must file a prescribed declaration within 30 days of any conveyance. Failure triggers a penalty of 3% of the consideration paid or payable. This provision commenced July 1, 2025 and remains in effect. It is specifically a declaration filing penalty — not a general failure-to-collect-VAT penalty.

مالیات بر املاک

For comparative tax planning across jurisdictions, see our overview on مالیات.

The buying process for foreign investors

A disciplined approach to compliance, closing coordination, and island selection is key to outcomes in the Bahamas property market. The typical acquisition follows these stages:

• 1. Property selection and due diligence: Engage local counsel for title verification, survey, and environmental checks. Confirm zoning, encumbrances, and any outstanding property tax liabilities.
• 2. Sale agreement: Execute a purchase and sale agreement with clear terms on price, deposit (typically 10%), conditions, and closing timeline.
• 3. IPLA compliance: Determine whether an IPLA permit is required (5+ acres or commercial use). If so, file electronically via the BIA portal with all required documents.
• 4. Financing and funds transfer: Coordinate bank KYC, source-of-funds documentation, and Central Bank of The Bahamas exchange-control approval for foreign currency transfers.
• 5. بستن: Pay the banded VAT (the sole transfer tax — no separate stamp duty). Ensure the agent files the Section 47C declaration within 30 days. Register the conveyance with the Registrar General.
• 6. Post-closing: Register for real property tax, set up property management, arrange insurance (budget 1–3% of value annually for hurricane coverage), and if applicable, apply for a Home Owner’s Resident Card or EPR.

For comparative processes in other jurisdictions, review our guides on املاک و مستغلات معاملات و ثبت نام تجاری.

سوالات متداول

Last updated 29 April 2026. This guide is for informational purposes and does not constitute legal or investment advice. Government fees, tax rates, and program requirements may change — verify current figures before making commitments.