Nassau 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.