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Andros Bahamas real estate occupies the largest island in the Bahamian archipelago — 2,300 square miles of wilderness, reef, and open ocean approximately 31 miles west of Nassau, larger in land area than all other 700 Bahamian islands combined. At its eastern edge runs the world's third largest barrier reef, a 100-mile expanse of coral that drops off into the Tongue of the Ocean, a 6,000-foot underwater canyon that has drawn divers and deep-water researchers to Andros for generations. The island is simultaneously the bonefishing capital of the world, home to the world's largest collection of blue holes, and among the most sparsely developed islands in the Caribbean — a combination that creates a genuine frontier proposition for buyers who want significant land, direct water access, and genuine natural immersion at a price point that Nassau, Abaco, or Eleuthera cannot match.
The island divides naturally into three geographic sections — North Andros, Mangrove Cay, and South Andros — separated by tidal bights that create an intricate system of channels, flats, and sheltered waterways stretching across the island's interior. Each section has its own character and buyer appeal: North Andros anchors the bonefishing culture around Nicholl's Town and the celebrated flats of Lowe Sound, Central Andros offers the infrastructure of Fresh Creek and the international profile of Kamalame Cay, and South Andros provides some of the most remote and affordable waterfront land in the entire Bahamas. A modest population of approximately 7,695 people occupies a thin coastal strip along the island's eastern highway, leaving the vast majority of Andros undeveloped and accessible by boat, air, and a network of interior tracks that reward explorers willing to leave the main road.
Kamalame Cay sits at the luxury apex of the Andros real estate market: a 96-acre private cay off Staniard Creek in Central Andros, one mile from the barrier reef, with resort-residential ownership across five property categories including the only overwater spa in the Bahamas, a private marina, and a three-mile beach. For buyers seeking access to Andros without the operational demands of private land ownership, Kamalame provides a resort management infrastructure that makes island living genuinely practical as a primary or secondary residence. Bond Bahamas serves buyers across both the broader Andros land market and the specific Kamalame Cay ownership context with the market knowledge and cross-island perspective each requires.
| Andros & Kamalame Cay Quick Facts | Detail |
|---|---|
| Island | Andros, The Bahamas — largest island in the Bahamian archipelago; 2,300 sq mi; approximately 31 miles west of Nassau, New Providence; 5th largest island in the Caribbean |
| Geography | Three major sections: North Andros, Mangrove Cay, and South Andros; separated by tidal bights; major settlements include Nicholl's Town, Fresh Creek/Andros Town, Staniard Creek, Mangrove Cay, and Congo Town; population approx. 7,695 (2022) |
| Barrier Reef | World's 3rd largest barrier reef (after Australia and Belize); approximately 100 miles long along the island's eastern shore; 2nd largest in the Caribbean; coral towers reach 35 feet high |
| Kamalame Cay | 96-acre private cay off Staniard Creek, Central Andros; 1 mile from the barrier reef; planned community of approximately 75 residences across 5 property types; only overwater spa in the Bahamas; 3-mile beach; private marina (vessels to 65 ft) |
| Kamalame Cay Prices | Homesites from $1,200,000; turnkey villas (1–4 bedrooms) from approximately $2,400,000 to $6,000,000+; cay closes late August to late October annually (hurricane season) |
| Andros Market | Land from under $50,000 for smaller lots; beachfront parcels from $299,000+; homes from approximately $400,000 to $2,500,000+ for premium waterfront; Andros is more affordable than Nassau, Abaco, or Eleuthera with strong appreciation potential |
| Permanent Residency | Bahamas Economic Permanent Residency (EPR) available to foreign nationals purchasing $1,000,000 USD or more (effective Jan 1, 2025); $1,500,000+ qualifies for priority processing (3–6 months); no Bahamian income, capital gains, or wealth tax |
| Bond Bahamas | (242) 376-6696 | bondbahamas.com | Real Estate Sales, Rentals & Property Management |
Location
Andros sits approximately 31 miles west of Nassau across the deep-water channel of the Tongue of the Ocean, placing the island within a short flight of the Bahamian capital while remaining genuinely remote in character and atmosphere. At 2,300 square miles — larger in total land area than all other Bahamian islands combined — Andros is technically one island in Bahamian administration but in practice an archipelago of three major landmasses: North Andros, Mangrove Cay, and South Andros, each separated by tidal bights that create the labyrinthine waterway system that has made Andros the defining destination of the world's bonefish culture. The island stretches 167 kilometers from north to south and 64 kilometers at its widest point, with virtually the entire resident population of approximately 7,695 people occupying a thin eastern coastal strip along Queen's Highway, leaving the vast western interior as one of the most genuinely unexplored wilderness areas in the Atlantic basin.
The island's eastern boundary is defined by the barrier reef — the world's third largest, running approximately 100 miles along the shoreline — which creates a protected inner-reef lagoon of calm water ideal for kayaking, snorkeling, and learning-to-sail conditions, while the outer drop-off delivers the wall diving and blue-water fishing experiences that have established Andros's international reputation among divers and anglers. Just beyond the reef, the Tongue of the Ocean plunges to approximately 6,000 feet in depth, creating one of the most dramatic underwater topographies in the Caribbean and the research environment that drew the US Navy to establish AUTEC — the Atlantic Undersea Test and Evaluation Center — at Andros Town, a presence that contributes to the island's economic base and its functional infrastructure in Central Andros. The combination of protected inner water, world-class reef, deep-water canyon, and interior wilderness places Andros in a category of natural diversity that few places anywhere can claim to match.
The island's four commercial airports — San Andros at Nicholl's Town in the north, Andros Town/Fresh Creek in the center, Clarence A. Bain at Mangrove Cay, and Congo Town in the south — connect each section of Andros to Nassau by flights of approximately 15 minutes, and to South Florida by charter and seaplane within the hour. This access picture means that Andros is simultaneously among the most remote-feeling islands in the Bahamas and among the most practically reachable from the US East Coast, a combination that makes it a compelling case for buyers who want genuine wilderness with operational accessibility on their own timeline.
Private Island Living
Kamalame Cay is a 96-acre private cay off Staniard Creek in Central Andros, located one mile from the barrier reef and accessible by private ferry, seaplane, or helicopter. The community is planned at approximately 75 residences across five property types when complete — marina residences, beach bungalows, ocean-view cottages, ocean-view custom villas, and ocean-view custom estates — with current inventory encompassing both turnkey furnished villas ready for immediate use and undeveloped homesites for buyers who want to build to their own specification within a fully operational resort environment. The Greer family, who have operated Kamalame since its inception as a boutique luxury resort, provide the kind of deeply personal, continuity-of-vision resort management that institutional-scale resort communities cannot replicate.
Kamalame's existing villa collection comprises veranda-wrapped, individually designed beachfront residences with one to four bedrooms, each positioned on the cay's three-mile Atlantic beach with layouts that emphasize indoor-outdoor flow, ocean proximity, and the quiet privacy that distinguishes small-scale private cay living from larger resort communities. Villa features include full kitchens, outdoor showers, barbecue facilities, and in select properties, private plunge pools — configurations that support extended stays and the kind of unhurried daily rhythm that Kamalame ownership is specifically designed to provide.
Current turnkey villa pricing ranges from approximately $2,400,000 to $6,000,000 and above, varying by bedroom count, site position, outlook, and finish specification. Villa ownership provides immediate access to the cay's full amenity infrastructure — beach, pool, overwater spa, tennis, kayaks, paddleboards, bicycles, and assigned golf cart — without the planning and construction timeline that a homesite purchase requires.
Undeveloped homesites at Kamalame offer buyers the flexibility to design and build a custom residence within the cay's operational resort environment, on sites positioned along the oceanfront, near the Great House and spa, or with combined ocean and creek orientation — each offering a meaningfully different setting and use character. Current homesite offerings start at $1,200,000 for qualifying parcels, with some sites including optional preliminary architectural plans from internationally recognized practices familiar with island construction requirements and Kamalame's design standards.
A practical note for homesite buyers: the Bahamas' International Persons Landholding Act requires non-Bahamians purchasing unimproved land to apply for a permit, and unimproved non-Bahamian-owned land that remains undeveloped for two years can attract a 7% annual tax subject to ministerial exemptions — making it important that homesite acquisitions are structured with a realistic and committed build timeline as part of the purchase planning process.
The Kamalame amenity platform includes the only overwater spa in the Bahamas — a treatment facility built over the water at the edge of the cay, providing a spa experience that is genuinely singular in the region — alongside clay tennis courts, a yoga pavilion, a freshwater pool, a three-mile Atlantic beach, kayaks, paddleboards, snorkeling gear, and complimentary bicycles and golf carts for resident movement around the cay. The Great House serves as the social anchor of the community, with the Tiki Bar and SugarCane restaurant providing the cay's principal dining and social venues for both resort guests and property owners.
The private marina accommodates sailors and arriving boaters in slips designed for vessels up to 65 feet, with shore power, piped water, laundry, provisioning, ice, and tie-up assistance available, and Morgan's Bluff in North Andros serving as the nearest customs and refueling point for vessels clearing from offshore. The cay closes annually from late August to late October for hurricane season — a seasonality pattern that owners should build into their annual use and guest-planning calendar from the outset of ownership.
Lifestyle
Bonefishing
Andros is recognized as the bonefishing capital of the world, a title earned by the extent and quality of its flats network — miles of tidal shallows in the bights and along the island's coastline where bonefish move in conditions that experienced guides have learned to read with extraordinary precision. The epicenter of the culture is Lowe Sound, a small hamlet approximately four miles north of Nicholl's Town in North Andros, where local guides with generational knowledge of the flats have made the area the standard against which other bonefishing destinations in the world are measured. Cargill Creek is another celebrated location, and the flats that fill the bights between Andros's three major sections provide a fishable system of such scale that regular visitors spend years exploring without exhausting the options.
Beyond bonefish, the Tongue of the Ocean provides big-game opportunity with pelagics — mahi-mahi, wahoo, tuna, and blue marlin — running in the blue water just beyond the reef drop-off, and the inner reef holds large snapper and grouper for bottom fishing in conditions that do not require offshore weather. The combination of world-class flats fishing, productive inner-reef bottom fishing, and open-water pelagic access within minutes of each other by boat makes Andros a genuinely comprehensive fishing destination in a way that few other Bahamian islands can claim.
Barrier Reef and Diving
The Andros Barrier Reef — the world's third largest, second only to Australia and Belize — runs approximately 100 miles along the island's eastern shore, with coral towers reaching 35 feet in height and an inner lagoon protected by the reef structure that provides ideal conditions for snorkeling, shallow diving, and instruction for new divers. Most dive sites are within a ten-minute boat ride from shore-based operators, with the reef's inner side offering coral-head diving packed with sea turtles, rays, sharks, and tropical fish, while the outer wall drops away dramatically into the blue water of the Tongue of the Ocean for wall dives of up to 6,000 feet of vertical relief — an experience that senior divers consistently rank among the most extraordinary available in the Atlantic basin.
Reef conservation is an active priority at Andros, with operators like Andros Beach Club partnering with the Perry Institute for Marine Science and the Reef Rescue Network to maintain coral nurseries — including the world's first blue hole coral nursery — that outplant endangered staghorn coral to re-populate depleted sections of the reef. Owners and visitors with a conservation interest can participate directly in nursery maintenance through structured dive programs, adding a purposeful dimension to time on the water that complements the purely recreational appeal of the reef.
Blue Holes
Andros has the world's largest collection of blue holes — circular caverns in the island's limestone foundation formed during the last ice age when ocean levels were 300 to 400 feet lower, then flooded by rising seas over millennia into the tidal freshwater caves that are unique to the Bahamas. South Andros has the highest concentration of blue holes anywhere on earth, with inland and offshore examples reaching depths exceeding 400 feet, and the variations in shape, size, surrounding environment, and tidal behavior mean that no two blue holes on Andros are identical in character or in what they reveal about the island's geological and hydrological history. The Stargate Blue Hole of South Andros was the subject of a National Geographic cover story, establishing international awareness of Andros as the defining blue hole destination in the world.
Blue holes appear throughout Andros in unexpected locations — in the middle of pine forests, out on the open flats, inside deep interior channels, and in the ancient reef limestone that forms much of the island's interior terrain — which means that exploring them rewards the kind of deliberate, unhurried island travel that Andros ownership enables. Guided blue hole tours provide context for visitors who want to understand the science and local legend surrounding the holes alongside the experience of diving them, and several locations provide accessible snorkeling experiences for families who want to explore the blue holes without full scuba equipment.
Wildlife and Wilderness
Andros supports one of the most biodiverse terrestrial and marine environments in the Caribbean, with over forty species of wild orchid, rare endemic bird species found nowhere else in the world, wild boar in the island's interior, four-foot-long iguanas, and millions of land crabs occupying the pine forests, mangrove wetlands, freshwater lakes, and deserted beaches that cover the vast majority of the island. The Andros iguana, the Bahama oriole, and several species of Cuban parrot subspecies make Andros a destination for birders and naturalists whose primary interest lies above the waterline rather than below it, and the island's relative inaccessibility has preserved an ecological integrity that the more heavily visited Bahamian islands have lost to development pressure.
Guided "backabush" walks take visitors into the island's interior along historic inland tracks, with local guides providing natural history and cultural context for the medicinal plant knowledge that Androsians have maintained across generations, and the Blue Hole National Park provides a protected wilderness area for structured eco-tourism experiences. The Andros Batik Factory at Fresh Creek, producing the distinctive Androsia fabric that is the island's signature artisan product, gives visitors a connection to the island's cultural heritage that complements the natural experience — a breadth of engagement that distinguishes Andros from the purely beach-and-bar proposition of more heavily developed Bahamian tourism destinations.
Market
The Andros Bahamas real estate market is the most affordable entry point to oceanfront ownership in the Bahamas, with raw beachfront land available at price points that no other established island in the archipelago can match, and an emerging profile driven by increasing international recognition of the island's natural credentials and proximity to Nassau. Raw land parcels on Andros range from under $50,000 for smaller interior lots to several hundred thousand dollars for well-positioned beachfront sites, with notable listings including 0.42-acre beachfront Mangrove Cay parcels, 0.57-acre lots at Pleasant Harbor for $599,000, and large estate-scale tracts (200 to 300 acres) commanding $10 to $16 million for buyers seeking private island-scale landholdings. Existing homes on Andros reflect the same value proposition, with a 4-bedroom, 4-bathroom Fresh Creek waterfront home recently listed at $475,000 and a 5-bedroom, 5-bathroom Pleasant Harbor estate on 1.33 acres listed at $2,490,000 — price ranges that would purchase dramatically less in Nassau, Abaco, or Eleuthera.
Kamalame Cay occupies the luxury tier of the Andros market with homesites starting at $1,200,000 and turnkey villas ranging from approximately $2,400,000 to $6,000,000 and above, representing a premium justified by the resort infrastructure, operational management, three-mile private beach, barrier reef proximity, and the distinctive amenity set that includes the only overwater spa in the Bahamas. The broader Bahamas market posted a median sales price of $512,500 in Q2 2025 (up 9.04% year over year) and a first-half 2025 median of $600,000 (up 41.18% year over year), reflecting the international buyer demand that has lifted the market from its post-hurricane baseline — and Andros, as the most underdeveloped major island in the archipelago, is increasingly identified by buyers and market observers as the market with the strongest remaining appreciation potential relative to current pricing. Bond Bahamas provides Andros-specific market guidance and cross-island comparative context for buyers evaluating this market against Nassau, Abaco, Exuma, Eleuthera, or Caribbean alternatives.
2,300 sq mi
Largest Bahamas Island
From $1.2M
Kamalame Homesites
3rd Largest
Barrier Reef Worldwide
0%
Capital Gains Tax
For buyers who qualify under the Bahamas Economic Permanent Residency programme, Kamalame Cay ownership by definition meets the $1,000,000 investment threshold, and virtually all Kamalame purchases meet the $1,500,000 priority processing threshold as well — creating a situation where the lifestyle acquisition and the formal residency application proceed simultaneously without requiring any additional qualifying investment. The Bahamas' zero personal income tax, zero capital gains tax, and zero wealth tax environment makes this combination of island ownership, resort infrastructure, and formal residency one of the most complete propositions available to international buyers anywhere in the English-speaking Caribbean.
Access
From Nassau
The quickest and most common route to Kamalame Cay is via shared charter from Nassau's Lynden Pindling International Airport to Fresh Creek/Andros Town Airport, a flight of approximately 15 minutes. Titan Air operates this route twice daily at 7:00 am and 4:00 pm (returning at 7:30 am and 4:30 pm) at approximately $186 roundtrip with no Saturday service, while Le Air departs at 6:45 am and 3:00 pm (returning at 7:00 am and 3:15 pm) at approximately $170 roundtrip with no Sunday service. From the airport, a taxi transfer of approximately 20 minutes (US$60 for up to 2 guests) reaches the Kamalame ferry dock, and an 8-minute private ferry crossing completes the arrival on the cay.
For a more direct arrival experience, private seaplanes land directly on Kamalame Cay's Atlantic shoreline — Seaplane Safaris operates this route for approximately $3,500 one way in a 5-passenger aircraft, and guests who clear via Nassau international immigration can be on the cay within 30 to 45 minutes of landing. Titan Air Charter also offers 9 to 19-passenger aircraft for private charter from Nassau at approximately $2,500 to $4,600 roundtrip for groups requiring more flexibility than the scheduled shared services provide.
From South Florida
Andros is approximately one hour from Miami-Dade or Broward County by air and approximately 90 minutes from Fort Lauderdale Executive Airport, making South Florida-to-Andros one of the most time-efficient Caribbean island arrivals available to US East Coast buyers. Makers Air operates shared charter flights from Fort Lauderdale Executive directly to Andros Town and San Andros airports at approximately $890 roundtrip per person, with international customs clearable at Bimini, Fresh Creek, or San Andros. For private arrivals, Tropic Ocean Airways offers an 8-passenger seaplane from Miami at approximately $6,500 one way, landing directly on the Kamalame Cay shoreline for a truly door-to-island arrival experience.
Blessings Aviation provides 5 to 8-passenger private charter from Fort Lauderdale Executive (FXE) to Fresh Creek with one-way fares ranging from approximately $1,166 to $2,798, and Air Flight Charters operates 7-passenger Cessna 402 aircraft from Fort Lauderdale at approximately $3,200 one way — options that give regular Andros visitors a range of price-to-convenience trade-offs across the private charter market. All aircraft are prohibited from flying over Bahamian waters after sunset and before sunrise, which requires careful alignment between international flight arrival times and inter-island charter schedules.
By Sea and North Andros Access
Nassau's Potter's Cay Dock provides regular government ferry service to North Andros with the MV Lisa J. II, departing mid-week for Morgan's Bluff, Mastic Point, and Nicholl's Town and returning on Tuesdays — a service that connects North Andros to Nassau's main port but operates on a schedule that suits freight and resident commuting more than visitor timing. Fresh Creek in Central Andros is served by daily ferry service from Nassau as well, with the Sealink making the journey in approximately 2.5 hours, offering a scenic and affordable surface alternative to air travel for those with flexible schedules and no time pressure.
The Kamalame Cay marina welcomes private vessel arrivals in slips designed for vessels up to 65 feet, with Morgan's Bluff in North Andros designated as the customs and refueling point for boats arriving from offshore. Private boaters transiting from Nassau, the Berry Islands, or directly from Florida will find Andros well-positioned on the western edge of the Bahamas island chain, and the Kamalame marina's operational infrastructure makes it a practical staging point for extended Bahamian cruising itineraries that combine Andros with Exuma, the Berrys, or the Abaco cays to the north.
Residency
The Bahamas Economic Permanent Residency (EPR) programme offers foreign nationals who purchase qualifying residential property a pathway to formal permanent residency status in a jurisdiction with no personal income tax, no capital gains tax, no inheritance tax, and no wealth tax. Updated effective January 1, 2025, the minimum qualifying investment is $1,000,000 USD — a threshold that Kamalame Cay ownership meets by definition across all property categories, and that a significant portion of the broader Andros beachfront and premium waterfront market also satisfies. For buyers whose ownership motivation combines lifestyle and formal residency, the combination of Andros's natural environment, Kamalame Cay's resort infrastructure, and the Bahamas' favorable tax structure is among the most compelling available in the English-speaking Caribbean.
EPR Standard Path
Minimum investment of $1,000,000 USD in qualifying residential real estate (effective January 1, 2025); application processed through the Bahamas Department of Immigration; standard processing timeline up to 18 months; EPR certificate holders must maintain the qualifying investment for a minimum of 10 years; no Bahamian nationality restrictions; no minimum annual physical residency requirement
Priority Processing
Investment of $1,500,000 USD or more qualifies for priority processing with a typical timeline of 3 to 6 months; Kamalame Cay villa purchases beginning at approximately $2,400,000 qualify automatically; priority processing provides a defined timeline advantage for buyers whose relocation or tax planning requires residency status within a specific calendar window; Bond Bahamas maintains a dedicated Permanent Residency resource with current programme details
Tax Environment
No personal income tax; no capital gains tax; no inheritance tax; no wealth tax; VAT applies to goods and services at standard Bahamian rates; modest annual property tax applies; for internationally mobile buyers whose residency decision is tax-motivated as well as lifestyle-motivated, the Bahamas' structure combined with the quality of life available at Kamalame Cay creates one of the most complete and practical island residency propositions in the region
Andros & Kamalame Cay Bahamas Real Estate
Bond Bahamas serves the Andros and Kamalame Cay market with the specific expertise that both segments require: deep familiarity with the Kamalame Cay ownership process, available villa and homesite inventory, and the resort's management and seasonal structure, combined with broad knowledge of the wider Andros land market — beachfront lots, canal-front properties, and large-tract opportunities across North, Central, and South Andros — that places Andros ownership in its proper context relative to the other islands of the Bahamian archipelago.
For buyers comparing Andros to Nassau, Abaco, Exuma, Eleuthera, or other Caribbean markets, Bond Bahamas provides the cross-island perspective to articulate why Andros represents a genuine proposition rather than simply a cheaper alternative — and for those whose search has already focused on Kamalame Cay specifically, the firm provides access to available inventory across all five property categories and the structured ownership guidance that the Kamalame purchase process rewards. The team is reachable at (242) 376-6696.
Meet the TeamAndros Bahamas real estate covers beachfront estates, canal-front homes, vacant land, and private island residences across the largest island in the Bahamas — 2,300 square miles, approximately 31 miles west of Nassau, and home to the world's third largest barrier reef, the world's largest collection of blue holes, and the bonefishing capital of the world.
Kamalame Cay is a 96-acre private cay off Staniard Creek in Central Andros, positioned one mile from the barrier reef, offering resort-residential ownership across five property types — marina residences, beach bungalows, ocean-view cottages, ocean-view custom villas, and ocean-view custom estates — with planned capacity of approximately 75 residences; homesites start at $1.2M and turnkey villas range from approximately $2.4M to $6M+.
Andros land prices range from under $50,000 for smaller parcels to hundreds of thousands for beachfront lots; homes range from approximately $400,000 for modest residences to $2.5M+ for premium waterfront properties; Kamalame Cay sits at the luxury tier with homesites from $1.2M and villas from approximately $2.4M.
Andros is recognized as the bonefishing capital of the world, offers access to the world's third largest barrier reef for diving and snorkeling, has the highest concentration of blue holes anywhere on earth, and features the Tongue of the Ocean — a 6,000-foot underwater canyon — along its eastern shore.
Andros has four commercial airports serving different parts of the island; shared charter flights from Nassau to Fresh Creek (Central Andros) operate daily via Titan Air (~$186 roundtrip) and Le Air (~$170 roundtrip), with the flight taking approximately 15 minutes; private seaplanes can land directly on Kamalame Cay's shoreline, and Miami or Fort Lauderdale is approximately one hour away by private or charter aircraft.
Browse current Andros and Kamalame Cay listings or connect with Bond Bahamas directly to discuss Kamalame villa and homesite availability, broader Andros land and beachfront opportunities, permanent residency qualification, and how Andros compares to other Bahamian islands for your specific priorities. Bond Bahamas brings the depth of community knowledge and the breadth of national market perspective that any Andros purchase decision deserves. Call (242) 376-6696 to speak with the team.
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