Moving to the Bahamas: residency options, housing and real costs

Two bills tend to surprise newcomers in their first months in the Bahamas. One is the grocery receipt, which reflects the fact that most of what sits on the shelves arrived by ship. The other is the electricity bill in the first full summer, when the air conditioning barely switches off. Neither appears in listing photos, and both say more about daily life here than the view does.

This guide is for people weighing a move, and it is organised around the decisions you will face, roughly in the order you will face them. It treats immigration in general terms only. It is general information, not legal or immigration advice: categories, requirements and fees change, and the Department of Immigration is the authority on your status. A Bahamian attorney who handles residency work is worth the fee.

Decision 1: What status will you live under?

Your immigration status shapes almost everything else: whether you can work, how long you can stay, and which schools will accept your children. The main routes, in broad terms:

Visiting. Many nationalities can enter as visitors without a visa, but visitors cannot work, and a long stay on visitor status is not a plan.

Remote work permit. The Bahamas offers a one-year permit, known as BEATS, for people employed or self-employed outside the country who want to live here while working remotely. It does not allow you to take a job with a Bahamian employer.

Annual residence permit. For people who want to live here without working locally, including spouses and dependants of Bahamians or of permit holders, people of independent means, and homeowners. It is renewed every year.

Homeowner's resident card. Non-Bahamians who own a home here can apply for an annual card that makes coming and going easier and allows long stays. It is not a work permit.

Work permit. Applied for by the employer, not the employee. The employer generally has to show that no suitably qualified Bahamian is available, which usually means advertising the job locally first. Short-term permits cover work of up to 90 days; longer roles need a long-term permit, renewed periodically. Fees vary with the type of job.

Spousal permit. Spouses of Bahamian citizens can apply for permission to live and work here.

Permanent residence. Granted with or without the right to work, and considered on grounds such as long legal residence, marriage to a Bahamian or substantial investment. There is an accelerated route for major investors, usually through property, with a minimum that has been raised over time; check the current figure with the Department of Immigration.

If you plan to run your own business, you will also need approval from the Bahamas Investment Authority, and many small-business sectors are reserved for Bahamians. Our guide to starting a small business in Nassau explains how that side works.

Decision 2: Which island?

New Providence has most of the country's schools, hospitals, shops and flights, along with its traffic. Grand Bahama, centred on Freeport, is quieter and has its own utilities. The Family Islands offer space and calm, but fewer services, higher prices and a dependence on small planes and mail boats. Spend time on any island before you commit; our first-timer's guide to the Out Islands is a good starting point for comparing them.

Within New Providence, the trade-offs are commute, flood risk, proximity to schools and how close you want to be to the beach. Talk to residents, drive the route to work at rush hour, and visit after heavy rain.

Decision 3: Rent first, then decide about buying

The usual advice is to rent for at least a year. A year lets you live through a hurricane season, test the commute and learn which neighbourhoods suit you before you put money into one.

Renting. Leases commonly run for a year, with a security deposit and rent paid in advance. Furnished and unfurnished homes are both easy to find in Nassau. Before you sign, check:

• Hurricane shutters or impact windows, and who puts the shutters up.
• Whether there is a generator, and who pays to fuel and service it.
• The water supply: mains, cistern or well, and whether there is a filtration system.
• The age and efficiency of the air-conditioning units, since you will pay to run them.
• Signs of flooding or mould, and how high the house sits.
• Which utilities, maintenance and community fees are included in the rent.

Buying. Non-Bahamians can buy homes and condominiums. A purchase of a home for residential use is registered with the Investments Board under the International Persons Landholding Act, a step your attorney handles; larger undeveloped plots and commercial purchases need a permit. On top of the price, budget for transfer taxes, including VAT on most conveyances above a modest value, and legal fees. These are customarily shared between buyer and seller and add a meaningful percentage, so ask your attorney for a full breakdown before you offer.

Title is established by an attorney's search of recorded deeds, and on some Family Islands, land held in common by extended families can make a clean title harder to prove. Real property tax is charged each year, with different treatment for owner-occupied homes and for Bahamian and foreign owners; check the current schedule with the Department of Inland Revenue. Local mortgages are hard to get without residency, so many foreign buyers pay cash or borrow at home. Price windstorm insurance before you fall in love with a waterfront house.

Decision 4: Budget for running a household

Electricity. Bahamas Power and Light supplies New Providence and most Family Islands, and Freeport has its own private utility. Bills include a fuel charge that moves with oil prices, and summer bills can be far higher than winter ones in a home cooled around the clock. Many households keep a generator, and rooftop solar has become more common.

Water. On New Providence, mains water comes from the Water & Sewerage Corporation, and many residents drink bottled or filtered water. On smaller islands, cisterns that collect rainwater and reverse-osmosis plants are common.

Phone and internet. There are two mobile networks, and broadband is widely available in Nassau. Speeds and choice drop off on the Family Islands, so check coverage at the exact address if you work online.

Cars. Driving is on the left. Imported vehicles carry heavy duties, so cars cost noticeably more than in the United States, and used imports from Japan are a large part of the market. Fuel costs more too.

Health cover. Private health insurance is close to essential for newcomers. Nassau has private hospitals and clinics, but serious cases are often referred to Florida, so look for a policy that includes air ambulance cover.

Decision 5: Schools

Government schools follow the national curriculum and prepare students for the Bahamas Junior Certificate and the Bahamas General Certificate of Secondary Education. Many families who move here choose independent schools, which vary widely in curriculum, size and fees; some offer international programmes alongside the national exams. Popular schools have waiting lists, so start admissions conversations months before you arrive, and visit in person if you can.

Your children's immigration status matters here. They will normally need to be covered as dependants on your permit, and schools will ask for the paperwork. The school year starts in late August or early September, which is worth keeping in mind when you set a moving date.

Decision 6: Groceries and imported goods

Most food in Bahamian stores is imported, much of it through Florida, and shipping, customs duty and handling all show up in the price. Imported brands can cost well above what you are used to; local produce, fish and conch are better value when you can find them. Potter's Cay Dock, under the bridge to Paradise Island, is the place to start in Nassau for fish, conch and fruit.

Learn the seasons. Crawfish, the local spiny lobster, is closed from 1 April to 31 July, so 1 August brings the first of the new season to market. Nassau grouper is closed from 1 December to the end of February. Mangoes and other tree fruits are at their best in summer.

On tax, the standard rate of VAT is 10 per cent. Since 1 April 2025, most unprepared food sold by grocery stores and similar shops carries a reduced rate of 5 per cent, while restaurant meals and prepared food stay at the standard rate.

If you ship household goods, expect duty and VAT on most items when they clear customs. A customs broker will save you time; ask what concessions, if any, apply to used personal effects before you pack.

Finally, think about timing. Arriving in the peak hurricane months of August to October means setting up a home while watching the forecasts. If you do, our hurricane season household calendar lists what to buy and check first.

Frequently asked questions

Can I work in the Bahamas on an annual residence permit?

No. An annual residence permit, like the homeowner's card, allows you to live here but not to take local employment. Working for a Bahamian employer requires a work permit applied for by that employer, and running a business needs separate approvals.

Is there income tax in the Bahamas?

There is no personal income tax. Residents pay VAT, customs duties on imports, real property tax and, if employed or self-employed, National Insurance contributions. Your home country may still tax you, particularly if you are a US citizen, so take advice there too.

Should I rent or buy when I first arrive?

Rent, in most cases. A year of renting shows you the neighbourhoods, the commute and a full hurricane season before you commit capital. It also gives your attorney time to check titles on any property you like.

How expensive is everyday life compared with the United States?

For most households, noticeably more expensive. Groceries, electricity, cars and fuel all cost more, largely because so much is imported. Buying local food in season, running an efficient home and avoiding imported brands where you can make a real difference.