Four Seasons Ocean Club Residences, Bahamas
A two-bedroom-plus-den condominium at The Ocean Club on Paradise Island, part of a 67-residence Four Seasons-managed collection. It does not exist yet — ground was broken on 20 January 2025, completion is scheduled for 2028, and every image of the residences themselves is a rendering. The remaining photographs show the existing resort the residences are being built into. It suits a buyer who wants a serviced, lock-and-leave home at a proven address and is comfortable committing capital for years before using it. I act for you here, not for Four Seasons or the developer.
What you actually own
Sixty-seven turnkey, Four Seasons-managed condominiums delivered furnished, built by Two Roads Development with Access, interiors by Champalimaud Design. "Full ownership" is the marketing phrase; the title you receive, what the common elements include, and what the management agreement obliges you to accept sit in the condominium declaration and the purchase agreement, not the brochure. Four things are published nowhere I could find: the annual service charge, the reserve-fund policy, the rental-program split, and the terms on which Four Seasons can change the management arrangement. Demand all four before a deposit. Delivery has already moved once — reporting in January 2024 had 2027 — so treat 2028 as a target, and settle in writing where deposits sit and who can draw on them.
The honest cost of holding it
Transfer tax is a flat 10 percent on a conveyance of real property to a foreign person under the Third Schedule to the Value Added Tax Act — roughly US$731,000 at the asking price. At this level that is not a foreigner surcharge: a Bahamian buyer pays 10 percent on value above US$1,000,000. Liability falls jointly and severally on buyer and seller, so who bears it is a contract term, not a rule. A mortgage is charged separately at 1 percent. Annual property tax turns on classification — applying the published bands gives roughly US$45,500 residential, US$69,000 owner-occupied, or US$98,000 commercial, which is the band the Department's wording points at for foreign-owned rentals. How the Department classifies seasonal owner-occupation is worth confirming in writing, because the band it lands in drives the bill.
This property qualifies for the Bahamas Residency by Investment program.
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Interested in Four Seasons Ocean Club Residences, 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?
Property tax alone runs somewhere between roughly US$45,500 and US$98,000 depending on how the unit is classified, with a 10 percent discount for paying in full by 31 March. The service charge, reserve contributions and insurance are all unpublished, and unknown is not zero — I would not model this purchase until the developer produces a carrying-cost schedule.
Can I rent it out?
Yes, at your option, through the Four Seasons rental program — but no split, minimum-nights obligation or blackout rules on your own use have been published. Letting to resort guests also breaks the "exclusively as your dwelling house" test for owner-occupied tax treatment, and section 5(2) of the VAT Act requires pooled rental arrangements to register and pay tax, so ask whether any rate quoted to you is before or after that.
Does this qualify for citizenship or residency?
Residency only — The Bahamas runs no citizenship program, so there is no passport at the end of this. The economic-investor route to permanent residence starts at US$1.0 million in real estate or Central Bank zero-coupon bonds, against a US$200 processing fee, with the asset held for a minimum of 10 years; the certificate then runs for life unless revoked. US citizens are taxed on worldwide income wherever they live, and no Caribbean residency changes that.
What is the catch?
It is pre-construction, and the resale market before delivery is thin — 67 units, and an early seller competes with the developer's own remaining inventory at prices they do not set. The ten-year holding requirement makes this a decade-long commitment if residency is the reason for buying. Buy it for the asset and the use, not the yield.