Investment property: Bermuda

Updated 5 October 2026

Bermuda is one of the most expensive and most restricted housing markets in the world.

The territory is small and the law protects housing for Bermudians: foreigners can access only the top segment of the market, and every purchase needs a government licence. In return the buyer gets an asset in a stable jurisdiction with English law, a currency pegged to the US dollar and no capital gains tax.

What a foreigner can buy

The threshold is based not on price but on the property's annual rental value set by government assessment. The government revises thresholds and licence fee rates, so we check them on the deal date. A foreigner can usually own only one residential property in Bermuda.

Where foreigners buy

• Tucker's Town in the east - an exclusive area of seafront homes and golf courses.
• Paget and Warwick in the south - homes near the pink-sand beaches of the south shore.
• Hamilton and surroundings - condos close to the business centre, convenient for those working on the island.
• Hotel and resort projects - managed units where sales to foreigners are allowed from the outset.

The area affects not only price but whether a property meets the foreigners' threshold, so selection starts with checking the assessed value.

The purchase licence

A foreigner's purchase is approved by the Minister on the buyer's application: identity, reputation and source of funds are checked. The licence fee is a percentage of the price and is higher for houses than for condos. Review usually takes several months, so the contract is made conditional on the licence and the deposit is held by the attorney.

Taxes and costs

• Stamp duty on purchase - on a progressive scale based on price.
• The licence fee for a foreigner - a percentage of the price.
• Annual land tax - on a progressive scale based on ARV.
• No capital gains tax on sale.
• Attorney and title check - by agreement.

How the deal works

• Choosing a property that meets the foreigners' threshold.
• A sale contract conditional on the licence, with the deposit held by the attorney.
• A licence application with identity and funds documents.
• After approval - payment, stamp duty, licence fee and registration.

Property and the right to live in Bermuda

A purchase alone does not give the right to live and work in Bermuda. But a property investment can count towards the economic investor programme: with investment of $2.5 million or more in Bermuda, a foreigner receives an Economic Investment Certificate with the right to reside, and after five years can apply for a Residential Certificate. A foreigner can let property only with permission, so we check the rental plan before purchase.

Common buyer mistakes

• Choosing a property below the foreigners' threshold - no licence will be granted.
• A contract without a licence condition: if the licence is refused, the deposit is hard to recover.
• Budgeting without the licence fee and stamp duty.
• Expecting a right to live on the island from the purchase itself.

What we do

We select properties available to foreigners, check the assessed value and title, prepare the licence application and source of funds documents, and handle the deal with a Bermuda attorney. If the goal is to live in Bermuda, we tie the purchase to the Economic Investment Certificate and a Bermuda bank account.

What we do

• Property shortlist for your investment goal
• Legal due diligence on the property
• End-to-end transaction support
• Ownership structuring (company, trust)
• Property management and letting

See also

Company formation · Business account · Personal account · Country taxes · All country programs

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