New Providence · Nassau · Paradise Island
Homes, condos, and beachfront estates across New Providence — guided by a local expert who knows every community on the island.
14+ years helping buyers across New Providence.
Why New Providence
A genuine tax haven, open to international buyers, a short hop from the U.S. — and home to the Caribbean's most diverse residential market.
No income tax, no capital gains tax, no inheritance tax in the Bahamas.
Confirm home-country obligations with a cross-border tax advisor.
Non-Bahamians can buy residential property — including beachfront — with no prior approval for most homes under two acres.
Purchases from $250,000 support annual residency; $1,000,000+ qualifies you to apply for Economic Permanent Residency.
Daily direct flights to Miami, New York, Toronto, London and Frankfurt — the most accessible offshore base in the Caribbean.
The Island
A 2.5-mile crescent of golden sand and clear turquoise water, lined with resorts like Baha Mar and Goldwynn. Spend the day on the water, then walk to dinner, a casino, or a beach bar as the sun goes down — it's the social heart of the island.
Just across the bridge, Atlantis brings a sprawling water park, marine habitats, and Michelin-level dining, alongside the serene Ocean Club and Four Seasons. It's the island's entertainment engine — and a five-minute trip for residents on either side.
The capital wears its history in pastel: the limestone Queen's Staircase, the pink Georgian buildings of Parliament Square, and the National Art Gallery. Add the Straw Market and rum-tasting walks and you have a downtown built for wandering.
Known locally as "the Fish Fry," this strip of colorful huts serves fresh conch salad, cracked conch, and lobster alongside tropical cocktails. Live music most evenings makes it the island's favorite place to eat like a Bahamian.
The island's western shore is its luxury coastline: gated estates, championship golf, and private marinas framed by calm, clear water. Quiet, green, and exclusive, it's where the Bahamas' international set has gathered for decades.
On the southwest shore, Albany pairs an Ernie Els championship course with a superyacht marina and resort-level recreation. Even beyond its gates, this stretch sets the standard for the island's modern luxury-leisure scene.
Explore Communities
From gated luxury enclaves on the west shore to authentic Bahamian waterfront in the east — explore the twelve communities of New Providence and find the one that fits your life.
WesternLyford CayThe Bahamas' original gated luxury community, developed in the 1950s on the island's western tip. Behind its gates: a private members' club, an 18-hole course, a deep-water marina, and the renowned Lyford Cay International School — a home base for international families who value privacy above all.
Explore Lyford Cay
WesternAlbanyA 600-acre resort community on the southwest shore, built around an Ernie Els championship course and a marina handling vessels to 250 feet. Bjarke Ingels-designed residences, Albany Academy, and resort-level recreation make it the benchmark for modern Bahamian luxury.
Explore Albany
WesternOld Fort BayA gated, family-oriented enclave wrapped around an extensive canal network and a restored colonial fort that now serves as a private beach club. A high share of full-time residents gives it a genuine neighborhood feel, near Lyford Cay School and Windsor Academy.
Explore Old Fort Bay
WesternCable BeachNew Providence's marquee beachfront strip: golden sand, Baha Mar and Goldwynn, restaurants and casinos. It's the heart of the island's beachfront condo market, with strong short-term rental potential that draws lifestyle buyers and investors alike.
Explore Cable Beach
WesternSandyportA walkable, family-friendly canal community of pastel homes, townhomes, and condos with private docks, just west of Cable Beach. Pedestrian-friendly and community-focused, it's a favorite for families and lock-and-leave second-home owners.
Explore Sandyport
WesternWestridgeAn established, leafy residential area between downtown and the western communities, with single-family homes on generous lots. Popular with professionals and local families who want space and water views close to the city.
Explore Westridge
CentralParadise IslandConnected to Nassau by bridge and anchored by Atlantis and the Four Seasons, with premier addresses at Ocean Club Estates, One Ocean, and The Reef. Resort-driven, high-amenity waterfront living for buyers who want everything at the doorstep.
Explore Paradise Island
CentralDowntown NassauThe historic capital: Parliament Square, the Queen's Staircase, galleries, and the cruise port. A compact market of in-town condos and colonial homes for buyers who want to live in the heart of the city, walkable to commerce and culture.
Explore Downtown Nassau
EasternEastern RoadThe older, authentically Bahamian side of the island: a prestigious waterfront road of beachfront estates and established subdivisions. Quieter and more residential than the west, with a strong local character and deep-rooted community.
Explore Eastern Road
EasternPort New ProvidenceA peaceful gated enclave built around deep, calm canals on the eastern end. Short-term rentals are restricted, keeping it genuinely residential — a top pick for boaters who want to live full-time among neighbors who know each other.
Explore Port New Providence
EasternPalm CayA vibrant marina community on the southeastern shore with a full-service marina, beach, pools, and amenities. Short-term rentals are permitted, making its villas, townhomes, and condos especially popular with investors and boaters.
Explore Palm Cay
EasternWintonAn established eastern area (Winton, Winton Heights, Winton Estates) offering some of the most accessible pricing on the island. A mix of single-family homes and condos, central to eastern amenities — strong for first-time buyers and value seekers.
Explore WintonBuyer Resources
Plain-English answers to what international buyers actually ask — taxes, residency, and how a Bahamas purchase really works.
No prior approval for most homes, beachfront welcome, 60-90 day closing.
Read the guide II.$1M+ qualifies for Economic Permanent Residency; the threshold rose Jan 2025.
Read the guide III.No income, capital gains or inheritance tax. What you actually pay annually.
Read the guide IV.Step-by-step from offer to closing, with every cost line explained.
Read the guide V.Match property type to your goal: lifestyle, investment, or residency.
Read the guideFree Guides
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For Buyers
Taxes, residency, closing costs, and the full buying timeline for international buyers.
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For Sellers
Pricing, global marketing, costs, and the listing-to-closing process for owners.
Get the Seller's GuideHow It Works
Browse community guides covering prices, lifestyle, amenities, and who each area suits.
Share your goals, budget and timeline. Paul reaches out personally to match you to the right communities and properties.
From offer to a 60-90 day closing, Paul guides you through attorneys, residency and every step — buyer's commission is paid by the seller.
Common Questions
The questions international buyers ask us most. Still wondering about something? Just reach out.
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Your Local Expert
Realty Team Bahamas Ltd.
Paul Carey is the founder, president, and broker of Realty Team Bahamas Ltd. A licensed Bahamas broker for more than 23 years, he opened the firm in 1998 after a career in public accounting, private banking, and corporate finance. A St. Andrew’s School graduate and Liberty University alumnus, Paul holds the CPA designation along with CRS, BRI, and CIPS real estate credentials. Today he guides local and international buyers through every step of purchasing in New Providence — from Cable Beach condos to Lyford Cay estates, including residency, financing, and closing.