Every Albany showing opens with the same sentence from the sales team: property here runs from roughly $3 million to $30 million and beyond. The number is accurate. It is also close to useless for comparison, because it treats a marina penthouse and a five-acre lot near the equestrian center as points on one continuous scale. They are not. They belong to two different pricing systems that happen to share a gate, a beach, and a mailing address.
That distinction matters more in 2026 than it has in any year since Albany opened, because one of those two systems just ran out of room to grow.
Ten Buildings, and Then No More
Albany's marina residences went up one building at a time over roughly fifteen years, each commissioned from a different architecture firm. The full roster reads like a small design-world reunion: Orchid by Morris Adjmi, Gemini by HKS, Charles by Gwathmey Siegel, Lantern also by Morris Adjmi, Honeycomb and Cube by Bjarke Ingels Group, Tetris by OOAK, Squire by Squire and Partners, and finally Coral and Cirrus. Coral handed over its first units at the end of 2024. Cirrus, on the marina's eastern edge, is scheduled to hand over its final units before the end of 2026.
Cirrus is also, by the community's own account, the tenth and last residential building the marina masterplan calls for. Once its remaining units close, every future marina residence sale at Albany becomes a resale. Not a smaller allocation of new construction. No new construction at all, permanently, on that stretch of water.
The size range inside just four of those ten buildings shows how far from uniform the marina product already is:
| Building | Architect | Residences | Size range |
|---|---|---|---|
| Coral | Bjarke Ingels Group | 24 | 4,925 to over 22,000 sq ft |
| Cirrus | Squire and Partners | 14 | 7,600 to over 13,800 sq ft |
| Squire | Squire and Partners | 26 | 2,700 to nearly 7,900 sq ft |
| Orchid | Morris Adjmi | 9 | 2,500 to 11,500 sq ft |
Charles, on the marina's northwestern corner, adds four- and five-bedroom residences running 4,700 to 6,350 square feet. A one-bedroom-equivalent Squire unit and an eight-level Coral penthouse sit on the same dock and carry entirely different economics, which is the first sign that "marina residence" is not a single price tier at all.
What a Marina Square Foot Actually Costs
Here is where the arithmetic gets specific. One Orchid penthouse, listed publicly in February 2026 at $28,600,000 for 11,365 square feet, works out to just over $2,500 per square foot. Set that against the broader Caribbean picture: Savills' Caribbean Islands research for 2024/25 puts prime Bahamian residential stock at an average of about $1,290 per square foot.
That is not a modest premium. Albany's marina product is pricing at nearly double the country's own prime benchmark on a per-foot basis, before anyone accounts for the view, the finish level, or the dock outside the door.
The reason is not mysterious once the two economies are separated. A prime Bahamian villa competes against other prime villas across New Providence and the surrounding gated communities, a market with real, if limited, supply. A marina residence at Albany competes against nine other buildings and, as of 2026, no future ones. Scarcity that is architecturally permanent prices differently than scarcity that is merely fashionable this year.
The Other Half of Albany Doesn't Play by the Same Rules
Walk five minutes from the marina to the beachfront and the economics reset entirely. Custom homes on the beachfront and beachwalk sites, and along the golf course, run from about 27,000 to 41,000 square feet, several multiples the size of even the largest marina unit. These sites are not converting to resale-only. Villas, custom homes, and remaining estate lots continue to be built to order, which is a fundamentally different supply story than "ten buildings, no eleventh."
Estate lots vary even more widely than the built product does. Some custom-home lots run in the 12,500 to 18,000 square foot range, closer to a generous residential parcel than an estate. The Equestrian Ranchette home sites, positioned around Albany's equestrian center, are a different category of asset altogether: three to five acres each, the largest home sites the community offers. A buyer comparing an Equestrian Ranchette lot to a marina residence is not pricing two versions of the same scarcity. One purchase is acreage and privacy. The other is one of a fixed, permanently capped number of addresses on a dock.
Villas split the difference again. Albany's courtyard-style villas, offered in beachfront, club, and oceanview versions, run up to roughly 6,000 square feet, built for pool and garden living rather than slip frontage, and priced closer to the entry end of the community's range than the marina penthouses at the top of it.
Across all four categories combined, Albany now counts more than 230 private residences inside its 600-acre perimeter. That is a small number for a community carrying this much amenity infrastructure, and it is one reason buyers so often compare listings on price alone when the more useful comparison is which of the four economies each listing actually belongs to.
A buyer weighing two Albany listings at similar headline prices should ask one question before touring either: is this a marina unit competing against nine sibling buildings and no future ones, or a custom site competing against however many serviced beachfront, golf course, or ranchette parcels still remain. The answer changes what the price is actually measuring.
Reading the Range Correctly
For a buyer working from a Bahamas-wide budget, the useful takeaway is not that Albany runs expensive relative to the rest of the country's prime market, though on a marina-unit basis it clearly does. The useful takeaway is that the $3 million to $30 million range quoted at the gate describes two products moving through two different supply mechanics, and a serious comparison separates them before it weighs finish level, view, or distance to the clubhouse. Buyers who skip that step end up comparing the price of permanent scarcity to the price of square footage, and wondering why the two numbers never quite reconcile.
If you are weighing a marina residence against a custom beachfront, golf course, or ranchette site at Albany, or trying to work out where a specific listing sits inside these two economies, The Hillier Team can walk the comparison building by building and lot by lot. Get a Free Home Valuation, or reach out directly before your next tour to talk through what the price on a specific listing is actually priced against.
