Four Seasons Ocean Club Penthouses, Bahamas
A top-floor residence in a branded Four Seasons resort on Paradise Island, still under construction. It suits a buyer who wants a serviced Caribbean base to lock and leave, is comfortable owning inside a managed resort rather than on a private lot, and can carry the purchase through completion without needing it to earn. I act for you, not the developer. The Bahamas offers residency here, not citizenship — there is no passport at the end of this purchase, at any price.
What you actually own
Construction is under way, so every image of the residences is a developer rendering rather than a photograph of a finished unit; the remaining photographs show the existing resort. Renderings are a statement of intent; the finish schedule annexed to the contract is what you are buying.
A branded residence is two things bolted together. The real estate is yours. The Four Seasons name is attached by a licence and management agreement between the operator and the resort owner — you are not a party to it, and a residence that loses its flag is a materially different asset. I read that agreement before a client gets comfortable.
I am not publishing the bedroom count, the areas or the form of tenure, because I could not verify them independently. Ask me and I will send them from the contract documents, measured and in writing.
The honest cost of holding it
A conveyance to a foreign person is charged VAT at 10% — flat, no bands. On the asking price that is US$1,574,000. The graduated 2.5% to 10% scale applies to Bahamian buyers, not to you. The tax falls jointly and severally on seller and buyer, so who bears it is a matter of contract, and therefore negotiable.
Annual real property tax depends on classification. On published rates, the commercial bands — which the Department applies to foreign-owned rental property — produce roughly $224,850 a year; owner-occupied treatment produces roughly $153,650. That is my arithmetic, not a bill: assessed value is set by the Chief Valuation Officer.
The resort service charge and windstorm insurance are not published anywhere I could verify. I get both in writing, with budgets, before contract.
This property qualifies for the Bahamas Residency by Investment program.
More in Bahamas.
Four Seasons Ocean Club Residences, Bahamas
Two-bedroom-plus-den residences at The Ocean Club, A Four Seasons Resort — 35 storied acres on Paradise Island's five-mile beach, with Four Seasons…
Boutique Villas with Saltwater Pool, Cove Bay
A boutique collection of two-bedroom freehold villas under construction on Anguilla's West End, near Cove Bay.
Four Seasons Beachfront Villas in Anguilla
A four-bedroom, 4.5-bath beachfront villa of 403 square meters within Four Seasons Resort and Residences Anguilla on Meads Bay Beach.
Marina Residences & Villas, Anguilla
A forthcoming marina and oceanfront development in Anguilla offering one- to five-bedroom freehold residences and villas from US$1,500,000, with an optional hotel-managed rental program.
Royal Westmoreland Six-Bedroom Villa, Barbados
A six-bedroom villa set along the fairways of Royal Westmoreland with golf-course and Caribbean Sea views — pool, mature gardens and full resort…
Port St. Charles Lagoon Townhouse, Barbados
A three-bedroom lagoon-front townhouse at Port St. Charles on the West Coast — berth-side living with your yacht moments from the terrace...
Interested in Four Seasons Ocean Club Penthouses, Bahamas?
Book a private call with Dan to explore availability, ownership options and eligibility.
Book a Private CallDan Merriam & Associates acts for the buyer. Our advice is independent, not contingent on any sale, and we hold no brokerage or developer mandate.
Frequently asked questions
What does it cost to hold each year?
Real property tax is the dominant line: roughly $224,850 on the commercial bands, or roughly $153,650 if it qualifies as owner-occupied, on my arithmetic from published rates. On top of that sit the resort service charge and windstorm insurance, neither of which is published — I get both in writing before you sign.
Can I put it in the rental program?
You can, but it is not free upside. Letting to paying guests breaks the statutory requirement that the property be occupied exclusively as a dwelling house, which is what pushes you into the higher commercial band, and income through a collective rental pool sits inside VAT at 10%. Whether the Department treats it as owner-occupied or commercial is the variable that matters, and it turns on how you actually use it — establish that with a Bahamian attorney before you model the tax.
Does this buy me citizenship?
No. The Bahamas runs no citizenship-by-investment program, and neither do Barbados, Anguilla, Turks and Caicos, the British Virgin Islands, Cayman or the Dominican Republic. What is available is economic permanent residence: a minimum $1 million investment, held for at least ten years, with a $200 non-refundable processing fee.
I am a US citizen — does Bahamian residency lower my tax?
No. The United States taxes its citizens on worldwide income regardless of where they live or what residency they hold elsewhere. Take advice from a US tax professional before relying on any claim to the contrary.