Sandyport Real Estate —
A Complete Community Guide

Sandyport property values span a wide range depending on type and waterfront position. One-bedroom apartments and smaller townhomes typically start around $300,000–$450,000. Canal-front single-family homes generally range from $600,000 to $1.8M+, while larger waterfront estates and specially positioned properties can exceed $2 million. Vacant lots in the remaining developable parcels typically range from $150,000 to $400,000. Browse current Sandyport listings at BHHS Bahamas for live pricing across all property types.

Sandyport consistently performs well as an investment. Its location on Cable Beach — Nassau's principal resort corridor — combined with strong rental demand from relocating professionals and families produces solid gross yields typically in the 5–8% range on furnished canal homes. The community's gated security, comprehensive amenities, and the on-site Tambearly School make it a perennial favourite for long-term tenants. Canal-front homes with private docks hold value exceptionally well due to the finite supply of navigable-waterway properties on New Providence. Speak with a BHHS Bahamas investment specialist about Sandyport yield analysis.

Yes. Non-Bahamians may purchase residential property in Sandyport and throughout the Bahamas. Purchases under $2 million in residential property are generally exempt from prior Investment Board approval under current policy, though buyers are advised to confirm current thresholds with qualified Bahamian legal counsel. All foreign buyers must register their purchase with the Investment Board under the International Persons Landholding Act within 30 days of closing. BHHS Bahamas regularly guides international clients through this process.

Sandyport is governed by the Sandyport Homeowners Association Limited. Annual HOA fees vary by property type and lot size but generally range from approximately $2,400 to $6,000 per year for typical residential properties. The HOA maintains 24-hour security, seven community pools, six tennis courts, three playgrounds, communal landscaping, and waterway management — including mandatory boat permit administration for all vessels moored in the community's canals. Fees and any current assessments should be confirmed directly with the HOA and reviewed during due diligence prior to purchase.

Sandyport is one of Nassau's most family-oriented and genuinely liveable communities. Life centres around the canals, pools, marina, and Olde Towne village square — a pedestrian-accessible commercial area with restaurants, a medical clinic, boutiques, and a full fitness centre. Children cycle safely along internal roads and walk to Tambearly School. Residents keep boats docked in their gardens and make spontaneous runs to nearby cays. Golf carts are permitted within the community. The atmosphere balances genuine Bahamian island ease with well-maintained infrastructure and a strong, long-established community identity.

Two real estate-linked residency pathways exist. The Homeowner's Resident Card is available to buyers of residential property at $750,000 or more; it grants annual residency, renewable indefinitely, but does not on its own establish fiscal domicile for tax purposes. The Accelerated Economic Permanent Residency programme requires a minimum investment of $1,500,000 and grants permanent residency — the foundation for a viable fiscal domicile claim when combined with demonstrable physical presence and qualified legal structuring. Many Sandyport properties qualify for the $750,000 threshold; upper-tier canal-front homes qualify for the $1.5M pathway. Contact BHHS Bahamas for referrals to specialist immigration and tax attorneys.

The process begins with a negotiated offer and execution of a Heads of Agreement, accompanied by a 10% deposit held in escrow. A Bahamian attorney then conducts a title search and prepares the Conveyance. Stamp Duty (the government transfer tax) applies at progressive rates from 2.5% to 10% based on purchase price, typically split equally between buyer and seller. Legal fees run approximately 2.5% of the purchase price. Foreign buyers must register the transaction with the Investments Board under the IPLA. The full process from agreement to closing typically takes 60–120 days. BHHS Bahamas agents coordinate all aspects of the process for both local and international buyers.

Sandyport offers canal-front single-family homes, waterfront townhomes, ground-floor and penthouse condominiums, and a small number of remaining vacant lots for custom construction. Sub-communities include Kingfisher Island, Poinciana Cay, Watercolour Cay, Water's Edge, and Beach Lane — each with distinct character and waterfront positioning. The Olde Towne commercial district also offers mixed-use investment opportunities. View all available Sandyport property types at BHHS Bahamas.

Yes. Sandyport Marina Village is a fully gated, 24-hour secured community managed by the Sandyport Homeowners Association Limited. Entry is controlled at the main gate on West Bay Street, and all visitors must be cleared by security. The waterways additionally require mandatory boat permits for all vessels moored within the community's canals — permits are renewed annually and administered by the HOA.

Sandyport sits on West Bay Street at the western end of Cable Beach, approximately 3 miles (5 km) from Lynden Pindling International Airport and 6 miles (10 km) from downtown Nassau. The Cable Beach resort corridor — including Baha Mar, hotels, casinos, and beach clubs — begins immediately adjacent to the community gates. The drive to Nassau's financial district and government buildings typically takes 15–20 minutes in normal traffic.

The Bahamas levies an annual Real Property Tax (RPT). For owner-occupied residential properties: 0.5% on the first $300,000 of assessed value, 0.75% on the next $200,000, and 1% on the balance, with a maximum annual cap of $120,000. Non-owner-occupied residential properties are assessed at 1% of assessed value. Critically, the Bahamas has no income tax, no capital gains tax, no inheritance tax, and no wealth tax — a structural advantage that significantly enhances the net return on Sandyport investments for international buyers.

Yes. Sandyport Marina Village includes a full-service marina forming part of the Olde Towne commercial area, accommodating recreational vessels and accessible via the community's navigable canal system. In addition to the central marina, virtually all residential properties have private boat docks directly accessible from the rear garden — giving residents direct water access without needing to use the communal marina facility at all.

Tambearly International School is located within the Sandyport community, following a U.S.-based curriculum enriched with British, Bahamian, and Canadian educational elements. Children can safely walk or cycle to school from most residences. Its on-site presence is one of the most significant lifestyle differentiators between Sandyport and any other gated community in Nassau, and is a primary driver of family purchase and rental demand. For secondary-age students, Lyford Cay International School, King's College, and Windsor School are within a short drive.

Yes. Sandyport has one of Nassau's most active long-term rental markets, driven by corporate relocations, banking and legal sector tenants, and families tied to Cable Beach schools. Furnished canal-front homes typically achieve monthly rents of $3,500–$8,000+, while apartments range from $1,800–$3,500 per month. Short-term vacation rentals are also viable, subject to HOA guidelines and Bahamian government short-term rental licensing requirements. BHHS Bahamas provides rental management and investment guidance for Sandyport owners.

The three communities serve meaningfully different buyer profiles. Lyford Cay and Old Fort Bay are ultra-private, invitation-restricted (in Lyford Cay's case) western enclaves with entry prices typically starting above $3M and characterised by maximum privacy and exclusivity. Sandyport offers genuine waterfront and canal living at a broader price range ($300K–$2M+), with the significant additional benefit of the on-site school, a commercial village, and Cable Beach / airport adjacency. For buyers whose priority is practical family living combined with a Bahamian waterfront lifestyle — rather than maximum seclusion — Sandyport consistently outperforms on quality of daily life. BHHS Bahamas can advise across all Nassau communities to identify the best match for your priorities.