Home buying calculators
Plan your savings, see what buying a home in the Bahamas really costs, and find a price that fits your budget. These are estimates to help you plan. Your attorney and lender confirm the final numbers.
1. How much do I need to save?
Enter your savings goal, for example your down payment. See how much to put aside each week and each month, and how many years it takes.
2. What will it cost to buy?
Choose the kind of property, who is buying and how you will pay. You will see the down payment, government VAT, legal fees and other costs, and the loan payment if you borrow.
3. What can I afford?
Start from the monthly payment you are comfortable with. The estimate shows a price range you could look at.
Rates and assumptions used
Everything above uses the numbers below. They were checked on October 5, 2026 and can change. Your attorney confirms the amounts that apply to your purchase.
Government VAT on the transfer of real property (formerly stamp duty)
| Value of the property | Bahamian citizen buying as an individual |
|---|---|
| Up to $100,000 | 2.5% |
| $100,001 to $300,000 | 4% |
| $300,001 to $500,000 | 6% |
| $500,001 to $700,000 | 8% |
| $700,001 to $1,000,000 | 9% |
| Over $1,000,000 | 10% |
- Not a Bahamian citizen (foreign buyers), and transfers to companies: a flat 10%.
- First and only home for a Bahamian citizen: no VAT up to $300,000 and 4% from $300,001 to $500,000.
- The VAT is usually shared 50/50 between buyer and seller, unless the contract says otherwise.
- Legal fees: 2.5% of the price, which is the Bahamas Bar Association suggested scale, plus 10% VAT on the fee.
- Agent’s commission: 6% on developed property and 10% on vacant land, plus VAT. It is normally paid by the seller, so it is shown separately above.
- Mortgage: 7.5% interest over 25 years unless you change them. The bank sets the real rate.
- Other costs allowance: 1% of the price as a rough placeholder for survey, title search, valuation, bank fees and similar costs. It is not a quote.
Not included: annual real property tax, insurance, community or HOA fees, moving and furnishing, and any permit or registration fees for non-Bahamians.
Sources: the Bahamas Real Estate Association page “Taxes & Bahamas Real Estate”, the Bahamas Bar Association suggested fee scale, and the closing practice described in Bahamaland Realty’s own offer form. Rules and rates change, so please confirm with your attorney.
These calculators give estimates for planning only. They are not legal, tax or financial advice and they are not a loan offer.
Want help turning these numbers into a plan?
Message me and I will go through your numbers with you.