The Bermuda property market
Built from 392 live listings across 24 agents, re-read every night. Asking prices, not sold prices.
$1,250,000median asking price$7,600 pcmmedian rent7.7%gross yield if you let it$650,000per bedroom255for sale137to rent
What another bedroom costs
| Bedrooms | Median asking price | Step up |
|---|---|---|
| 1 bed | $950,000 | — |
| 2 bed | $950,000 | no difference |
| 3 bed | $2,150,000 | +$1,200,000 |
| 4 bed | $2,650,000 | +$500,000 |
| 5 bed | $4,500,000 | +$1,850,000 |
Biggest price reductions
Reduced -13.3%
Think Real Estate
Hamilton House - Third Floor
City of Hamilton · Commercial
$14,531 pcm
Reduced -10.7%
Coldwell Banker Bermuda Realty
Crawford
Southampton · Residential
$1,295,000
32
Reduced -9.3%
Coldwell Banker Bermuda Realty
Atlantis Unit 510 Poseidon
City of Hamilton · Apartment
$975,000
12
Reduced -8.8%
Coldwell Banker Bermuda Realty
Creek View House
Pembroke · Residential
$775,000
21
Reduced -4.4%
Coldwell Banker Bermuda Realty
Barristers Court
Sandys · Residential
$1,075,000
31
New this week
New
Coldwell Banker Bermuda Realty
Mizzentop – Spyglass
Warwick · Apartment
$1,875,000
33
New
Crisson Real Estate
A Charming, Idyllic Cottage that You will fall in love with
Crisson Real Estate
$1,250,000
New
Crisson Real Estate
Commercial Opportunity Front & Parliament Street
Crisson Real Estate
$5,000,000
Longest on the market
Coldwell Banker Bermuda Realty
Central home with apartment
Devonshire · Residential
$950,000
22
Measured from the day we first saw the listing, not the day it was first advertised.
What every property is officially valued at
Annual Rental Value assessed for every property on the island (34,738 units). Bermuda publishes no sale-price register, so ARV is the official measure of what a property is worth to rent. The median across all 34,738 assessed units is $26,400 a year.
| Parish | Units assessed | Median annual rental value |
|---|---|---|
| Paget | 2,956 | $36,000 |
| City of Hamilton | 2,008 | $34,800 |
| Smiths | 2,953 | $34,800 |
| Hamilton | 2,772 | $29,400 |
| Southampton | 3,256 | $27,600 |
| Warwick | 4,812 | $25,200 |
| St. George's | 2,180 | $24,600 |
| Devonshire | 3,443 | $24,000 |
| Sandys | 3,665 | $24,000 |
| Pembroke | 5,709 | $22,800 |
| Town of St. George | 981 | $21,600 |
Source: Bermuda Land Valuation Department — Valuation List · see the data
Areas
| Area | Listings | Median asking | Median rent | Gross yield |
|---|---|---|---|---|
| City of Hamilton | 71 | $2,600,000 | $9,000 | 4.2% |
| Paget | 48 | $975,000 | $9,000 | 11.1% |
| St George's | 44 | $1,910,000 | $18,000 | 11.3% |
| Warwick | 38 | $1,100,000 | $6,500 | 7.1% |
| Pembroke | 31 | $795,000 | $8,000 | — |
| Southampton | 23 | $745,000 | $9,000 | — |
| Sandys | 19 | $460,000 | $8,500 | — |
| Hamilton Parish | 15 | $2,400,000 | $7,000 | 3.5% |
| Smith's | 14 | $1,995,000 | $18,000 | 10.8% |
| Devonshire | 12 | $1,000,000 | $7,950 | 9.5% |
Things worth knowing
What things cost
Which bedroom costs the most in Bermuda?
Going from 4 bedrooms to 5 adds $1,850,000 to the median asking price — more than any other step on the ladder.
What would make this wrong: A 5-bed house is not a 4-bed house with a room added — it is usually a bigger plot in a different place. This is the price of a different kind of home, not the price of a bedroom.
See what this is built from
Development
Where is Bermuda actually being built?
City of Hamilton accounts for 13% of every new dwelling proposed on the island — 142 of 1,136.
What would make this wrong: Proposed, not built. One large scheme can carry a whole parish, and a refusal or an abandonment leaves the number standing.
See what this is built from
The market
How concentrated is Bermuda's market?
Three agents hold 63% of everything advertised — 114, 74, 59 listings out of 392. 24 agents share the rest.
What would make this wrong: It counts adverts, not sales. An agency that lists everything it is asked to and one that sells everything it lists look identical here.
See what this is built from