Your dream vacation home awaits
Use our interactive map to discover more about the different buildings we have available at the resort.
- Ocean-view balconies and terraces facing Bermuda's South Shore
- Fully serviced, fully managed, zero-hassle vacation home ownership
- Well-equipped kitchens and kitchenettes in all condos and studios
- Sizable living areas with 55” Smart TVs and wall beds for guest sleeping
- King-sized, Hilton-standard beds and 50” TVs in the bedrooms
- Access to Hilton global reservations, sales system and rental program
- Easy access to a pink-sand beach, pool bar & grill, restaurant, spa and gym
- Tapestry Collection by Hilton quality all year round
Smiths
Convenient for the main entrance, Smiths also has ample parking close by. Smiths south-easterly aspect means that condo balconies and terraces benefit from day-round sunshine.
With ocean glimpses rather than full ocean views and being in Bermudiana Beach’s first phase of sales probably makes Smiths the best value-for-money resort condominium property in Bermuda.
Filter propertiesSouthampton
Situated close enough to the beach to hear and see the waves breaking on the pink-coral sand, Southampton offers unparalleled ocean-view homeownership. Its south-easterly aspect ensures that condo balconies and terraces are bathed in sunshine throughout the day.
Offering 180-degree ocean views, including stunning sunrises, Southampton is perfect for those seeking a tranquil and scenic retreat at Bermudiana Beach, where the rhythm of the ocean becomes part of your daily life.
Filter propertiesPembroke
Conveniently located at the heart of the resort, Pembroke offers excellent access to the car park, reception building, restaurant & lounge bar, and is still only a short stroll to the pool bar, grill and beach elevator.
The south-easterly aspect ensures that condominium balconies and terraces, all with tantalizing ocean glimpses, enjoy day-round sunshine for most of the day. Pembroke offers a range of studios, and 1- and 3-bedroom condos for sale, from cozy Periwinkle studios to the "Sleeps 8" Allamandas.
Filter propertiesSmiths
Convenient for the main entrance, Smiths also has ample parking close by. Smiths south-easterly aspect means that condo balconies and terraces benefit from day-round sunshine.
With ocean glimpses rather than full ocean views and being in Bermudiana Beach’s first phase of sales probably makes Smiths the best value-for-money resort condominium property in Bermuda.
Southampton
Situated close enough to the beach to hear and see the waves breaking on the pink-coral sand, Southampton offers unparalleled ocean-view homeownership. Its south-easterly aspect ensures that condo balconies and terraces are bathed in sunshine throughout the day.
Offering 180-degree ocean views, including stunning sunrises, Southampton is perfect for those seeking a tranquil and scenic retreat at Bermudiana Beach, where the rhythm of the ocean becomes part of your daily life.
Pembroke
Conveniently located at the heart of the resort, Pembroke offers excellent access to the car park, reception building, restaurant & lounge bar, and is still only a short stroll to the pool bar, grill and beach elevator.
The south-easterly aspect ensures that condominium balconies and terraces, all with tantalizing ocean glimpses, enjoy day-round sunshine for most of the day. Pembroke offers a range of studios, and 1- and 3-bedroom condos for sale, from cozy Periwinkle studios to the "Sleeps 8" Allamandas.
Smiths Allamanda
This beautiful property is the largest condo type available in the resort. With a large, fully furnished outdoor space and occupancy for eight guests, it's perfect if you want plenty of room to relaSmiths Allamanda
- 3 Bed
- 3 Bath
- Sleeps: 8
- Level: 1
Smiths Periwinkle
This modern studio-condo is the ideal base to make the most of island and resort life. At the end of the day, come back to a stylish place to relax and go again the next day.Smiths Periwinkle
- Studio
- 1 Bath
- Sleeps: 4
- Level: 1
Pembroke Allamanda
This beautiful property is the largest condo type available in the resort. With a large, fully furnished outdoor space and occupancy for eight guests, it's perfect if you want plenty of room to relax.Pembroke Allamanda
- 3 Bed
- 3 Bath
- Sleeps: 8
- Level: 1
Pembroke Allamanda
This beautiful property is the largest condo type available in the resort. With a large, fully furnished outdoor space and occupancy for eight guests, it's perfect if you want plenty of room to relax.Pembroke Allamanda
- 3 Bed
- 3 Bath
- Sleeps: 8
- Level: 1
Southampton Allamanda
This beautiful property is the largest condo type available in the resort. With a large, fully furnished outdoor space and occupancy for eight guests, it's perfect if you want plenty of room to relax.Southampton Allamanda
- 3 Bed
- 3 Bath
- Sleeps: 8
- Level: 1
Southampton Periwinkle
This modern studio-condo is the ideal base to make the most of island and resort life. At the end of the day, come back to a stylish place to relax and go again the next day.Southampton Periwinkle
- Studio
- 1 Bath
- Sleeps: 4
- Level: 1
Southampton Coralita
This property is perfect for those who want a place to escape. Located on the first floor and with private outdoor space, it’s the perfect island escape.Southampton Coralita
- 1 Bed
- 1 Bath
- Sleeps: 4
- Level: 1
Southampton Allamanda
This beautiful property is the largest condo type available in the resort. With a large, fully furnished outdoor space and occupancy for eight guests, it's perfect if you want plenty of room to relax.Southampton Allamanda
- 3 Bed
- 3 Bath
- Sleeps: 8
- Level: 1
Smiths Coralita
This property is perfect for those who want a place to escape. Located on the first floor and with private outdoor space, it’s the perfect island escape.Smiths Coralita
- 1 Bed
- 1 Bath
- Sleeps: 4
- Level: 1
Pembroke Coralita
This property is perfect for those who want a place to escape. Located on the second floor with a private outdoor balcony, it’s the perfect island escape.Pembroke Coralita
- 1 Bed
- 1 Bath
- Sleeps: 4
- Level: 2
Pembroke Periwinkle
This modern studio-condo is the ideal base to make the most of island and resort life. At the end of the day, come back to a stylish place to relax and go again the next day.Pembroke Periwinkle
- Studio
- 1 Bath
- Sleeps: 4
- Level: 2
Pembroke Periwinkle
This modern studio-condo is the ideal base to make the most of island and resort life. At the end of the day, come back to a stylish place to relax and go again the next day.Pembroke Periwinkle
- Studio
- 1 Bath
- Sleeps: 4
- Level: 2
Pembroke Coralita
This property is perfect for those who want a place to escape. Located on the second floor with a private outdoor balcony, it’s the perfect island escape.Pembroke Coralita
- 1 Bed
- 1 Bath
- Sleeps: 4
- Level: 2
Southampton Buttonwood
With sunrise and sunset views, this second floor, end property is the ideal setting for entertaining friends.Southampton Buttonwood
- 2 Bed
- 2 Bath
- Sleeps: 6
- Level: 2
Southampton Periwinkle
This modern studio-condo is the ideal base to make the most of island and resort life. At the end of the day, come back to a stylish place to relax and go again the next day.Southampton Periwinkle
- Studio
- 1 Bath
- Sleeps: 4
- Level: 2
Smiths Allamanda
This beautiful property is the largest condo type available in the resort. With a large, fully furnished outdoor space and occupancy for eight guests, it's perfect if you want plenty of room to relax.Smiths Allamanda
- 3 Bed
- 3 Bath
- Sleeps: 8
- Level: 1
Pembroke Coralita
This property is perfect for those who want a place to escape. Located on the third floor with a private outdoor balcony, it’s the perfect island escape.Pembroke Coralita
- 1 Bed
- 1 Bath
- Sleeps: 4
- Level: 3
Pembroke Periwinkle
This modern studio-condo is the ideal base to make the most of island and resort life. At the end of the day, come back to a stylish place to relax and go again the next day.Pembroke Periwinkle
- Studio
- 1 Bath
- Sleeps: 4
- Level: 3
Pembroke Periwinkle
This modern studio-condo is the ideal base to make the most of island and resort life. At the end of the day, come back to a stylish place to relax and go again the next day.Pembroke Periwinkle
- Studio
- 1 Bath
- Sleeps: 4
- Level: 3
Pembroke Coralita
This property is perfect for those who want a place to escape. Located on the third floor with a private outdoor balcony, it’s the perfect island escape.Pembroke Coralita
- 1 Bed
- 1 Bath
- Sleeps: 4
- Level: 3
Southampton Coralita
This property is perfect for those who want a place to escape. Located on the second floor with a private outdoor balcony, it’s the perfect island escape.Southampton Coralita
- 1 Bed
- 1 Bath
- Sleeps: 4
- Level: 2
Southampton Buttonwood
With sunrise and sunset views, this second-floor, end property is the ideal setting for entertaining friends.Southampton Buttonwood
- 2 Bed
- 2 Bath
- Sleeps: 6
- Level: 2
Southampton Buttonwood
With sunrise and sunset views, this third-floor, end property is the ideal setting for entertaining friends.Southampton Buttonwood
- 2 Bed
- 2 Bath
- Sleeps: 6
- Level: 3
Southampton Periwinkle
This modern studio-condo is the ideal base to make the most of island and resort life. At the end of the day, come back to a stylish place to relax and go again the next day.Southampton Periwinkle
- Studio
- 1 Bath
- Sleeps: 4
- Level: 3
Southampton Coralita
This property is perfect for those who want a place to escape. Located on the third floor with a private outdoor balcony, it’s the perfect island escape.Southampton Coralita
- 1 Bed
- 1 Bath
- Sleeps: 4
- Level: 3
Southampton Buttonwood
With sunrise and sunset views, this third-floor, end property is the ideal setting for entertaining friends.Southampton Buttonwood
- 2 Bed
- 2 Bath
- Sleeps: 6
- Level: 3
Smiths Buttonwood
With sunrise and sunset views, this second-floor, end property is the ideal setting for entertaining friends.Smiths Buttonwood
- 2 Bed
- 2 Bath
- Sleeps: 6
- Level: 2
Smiths Buttonwood
With sunrise and sunset views, this second-floor, end property is the ideal setting for entertaining friends.Smiths Buttonwood
- 2 Bed
- 2 Bath
- Sleeps: 6
- Level: 2
Smiths Buttonwood
With sunrise and sunset views, this third-floor, end property is the ideal setting for entertaining friends.Smiths Buttonwood
- 2 Bed
- 2 Bath
- Sleeps: 6
- Level: 3
Smiths Buttonwood
With sunrise and sunset views, this third-floor, end property is the ideal setting for entertaining friends.Smiths Buttonwood
- 2 Bed
- 2 Bath
- Sleeps: 6
- Level: 3
Smiths Periwinkle
This modern studio-condo is the ideal base to make the most of island and resort life. At the end of the day, come back to a stylish place to relax and go again the next day.Smiths Periwinkle
- Studio
- 1 Bath
- Sleeps: 4
- Level: 2
Smiths Periwinkle
This modern studio-condo is the ideal base to make the most of island and resort life. At the end of the day, come back to a stylish place to relax and go again the next day.Smiths Periwinkle
- Studio
- 1 Bath
- Sleeps: 4
- Level: 3
Frequently asked questions
Can the interior design be customized?
The interior design is pre-determined to comply with Hilton standards. Apart from location and property type, each condo’s interior design is identical, so that it's easier to market hotel rooms as a collective.
How are the residential buildings and hotel constructed?
Bermudiana Beach Resort follows the same resilient building practices that have kept Bermuda safe from storms for over 400 years.
Using International Building Code masonry construction methods, the residences and hotel facilities are built with concrete foundations and floors and concrete block walls.
Roofs are constructed using resilient timber secured with hurricane clips, with traditional Bermuda profile roof sheathing glued and screwed to the roof assembly.
Since being built Bermuda has weathered several Atlantic storms and Bermudiana Beach Resort has performed without incident.
Which properties will be fully-accessible?
There will be one fully-accessible, 3-bedroom condo at Bermudiana Beach. Groundfloor Astwood #4, 1 Atlantic Crescent, has a lock-off that will allow two separate hotel rooms to become a fully-accessible 1 King Bedroom Grand Suite and a 1 King Bedroom Deluxe Suite. Astwood has been chosen owing to its proximity to the entrance, reception and amenities.
If a buyer wants a particular condominium to be made fully-accessible this can be considered subject to the above.
What are the list prices of the condos at Bermudiana Beach?
Prices start at $412,500 for studios, $459,000 for 1-bedroom, $614,000 for 2-bedrooms and $825,000 for 3-bedroom homes.
Prices will increase to full market value shortly after the hotel opens. The condos are priced below market value until then.
HOA fees will not be charged until the hotel opens.
Do I buy in Bermuda dollars or US dollars?
Can I get a mortgage to help me buy?
Local lenders may offer residential mortgage products to overseas buyers although there are some restrictions as it relates to US citizens due to regulatory rules. However, interest rates are significantly lower in other countries so many overseas buyers use their assets at home to raise the necessary capital and effectively buy in Bermuda as cash buyers. We will refer you to local lenders for those seeking a mortgage.
What property can a non-Bermudian buy in Bermuda?
Non-Bermudians may only buy property valued above a set minimum Annual Rental Value (ARV). The minimum ARV for houses is $126,000 and $25,800 for condominiums. The ARV is used to determine land tax and is not necessarily a reflection of market value.Houses with a qualifying ARV start at approximately $2,350,000 and condominiums at approximately $320,000. ARVs may be viewed on the Land Valuation Department’s website, www.landvaluation.gov.bm.
The effect of these guidelines means that only the highest valued properties are available to non-Bermudian buyers. Non-Bermudians must acquire an Acquisition License to buy a property in Bermuda. A Non-Bermudian is permitted to own up to two properties. A non-Bermudian is not permitted to acquire vacant land except in specific tourism developments.
Non-Bermudians who buy property are not able to rent it out for short-term or holiday rentals unless it's in a specific hotel tourism designated development. Non-Bermudians may be granted permission to rent their property on a longer term basis upon application to the Department of Immigration which is subject to a tax of 7.25%.
What property can a Bermudian and holder of a Permanent Resident Certificate (PRC) buy in Bermuda?
A PRC is not permitted to acquire vacant land, a property that is part of a Government Scheme, and may not rent out a property that they own which has two assessment numbers.
A PRC is permitted to own up to two properties.
A PRC married to a Bermudian no longer needs to apply for a license to own real estate when purchasing jointly.
Are there any other property buying costs?
a. Stamp Duty
- In Bermuda Stamp Duties are charged on a sliding scale: 2% on the first $100,000; 3% on the next $400,000 (up to $500,000); 4% on the next $500,000 (up to $1 million); 6% on the next $500,000 (up to $1.5 million); and 7% on everything above $1.5 million. (Thus, any property sale for more than $1,500,000 will incur stamp duty of $67 ,000 plus 7% of the value above $1,500,000.) This cost is then normally shared between the buyer and seller.
- At Bermudiana Beach stamp duty is waived completely. Based on our Phase 1 price list this represents a saving to the buyer of between $5,000 and $20,000.
b. Other Tax Matters
- Are there tax benefits if I buy at Bermudiana Beach?
You will need to seek advice from a tax specialist with expertise in your own country’s laws to assist you with this. - Do I need a tax advisor to assess tax liability in my home country?
Again, you should seek advice from a tax specialist. - Other taxes:
There are no other taxes on property.
c. Acquisition License Fee (for overseas buyers only)
- Non-Bermudian buyers have to obtain an Acquisition License from the government to buy property in Bermuda. Applications are made through a local attorney of their choosing and at present cost 8% of the purchase price for a single home or 6% of the purchase price for a condo.
- Because owner occupancy is limited to 90 days a year, the Acquisition
License fee at Bermudiana Beach is waived. Based on current prices this
represents a saving to the buyer of between $25,000 and $70,000.
On what basis do I own the property?
At Bermudiana Beach your condo is real estate that you individually and wholly-own.
You own it by deeded title on a 999-year leasehold basis.
You own through what is known as Condominium Ownership –“Condominium” is a legal term used in the U.S and most Canadian provinces. In the US, the laws governing condominium development and ownership can vary from State to State. Nevertheless, it is universally understood to mean a development consisting of residential dwellings that are individually and wholly-owned.
Beyond your doorstep, common areas, amenities and hotel facilities are owned by Bermudiana Development Co Ltd.What is a 999-leasehold interest?
Condominiums in Bermuda are typically owned as leasehold interests. At Bermudiana Beach the length of the lease is 999 years – “the leasehold equivalent of freehold”!
You will have to pay a monthly amount for maintenance, which covers the running of the general amenities (see points 4 and 5 below, plus a one-off payment that buys you ownership of the lease until you either sell it, or it expires.
Leasehold purchases generally occur in buildings that comprise more than one unit, such as blocks of condos/apartments. Alterations are limited in accordance with the head lease as well as other restrictions imposed by the landlord/owners committee. You will have some input on the condo rules and regulations as owners will be consulted via the AGM.
Leases can vary greatly in length. Most recent developments in Bermuda are sold with a 999-year lease.
As a leaseholder, you are in no way obligated to retain the lease. You can sell at any time.
Will I need a local attorney?
Do I need an Overseas Buyer's License to buy a condo in Bermuda?
As an overseas buyer you would normally need an Overseas Landholding License in order to buy a property in Bermuda.
As an overseas buyer you would normally need an Acquisition License (also known as a Landholding License) in order to buy a property in Bermuda.
But at Bermudiana Beach, owing to a specific Government legislation for Bermudiana Beach, this license fee is waived provided you put your condominium into the hotel rental program.
Based on the average price of the condos at Bermudiana Beach we estimate that this results in a saving to the buyer of approximately $50,000 compared to the purchase of a traditional condominium.
What happens if my Acquisition License isn’t granted?
Who pays the legal fees on the transaction?
Will I have to go through an anti-money laundering (AML) process?
All related and supporting documentation will have to be submitted to the regulatory body upon the execution of a Sale and buy Agreement.
Your attorney/agent will need to see your identification (passport, driver’s license) or
receive an original certified copy of these. They will assist you through this process.
Can I occupy year round or are there owner usage restrictions?
Section 3 of the Bermuda Immigration and Protection (Tourist Accommodation and Hotel Residences) Regulations 2010, allows owners the right to occupy tourism-designated property for a maximum period of 90 days in any given calendar year.
Bermudiana Beach’s condominiums are classified as hotel residences rather than as condominiums in a normal apartment building and therefore we have to comply with the above.
So, if you own at Bermudiana Beach, you, your family and your friends can use your condo for up to 90 days (3 months) each year.
You are limited to 30 day's usage in Bermudiana Beach's High Season (May through August).
Furthermore, you can't occupy your condo for more than 21 consecutive days in any calendar year.
Usage doesn't have to be on consecutive days and can be broken into as many vacations and short breaks as you like.
The other 275 days, plus any days and weeks you don't use from your usage allocation, can be made available for rent through the rental program.
These controls are in place to maximise potential rental income for the owner and hotel management company alike.
How is the co-ownership relationship between condo owners and resort owners managed?
At Bermudiana Beach a new HOA has been created: South Shore Homeowner’s Association. SSHOA will be consulted on all major issues relating to the operation of the condos.
How will the HomeOwner’s Association be structured and who will be running it?
HOA budgets and accounts will be produced on a regular basis, and the HOA will keep a register of owners readily available for inspection.
An AGM will be called each year to review annual accounts and decide on capital issues.
If I buy will I have automatic residency in Bermuda?
The granting of a work permit is entirely separate from the issue of home ownership. You won’t be allowed automatic residence in Bermuda and renting out such property requires special permission from the Minister of Immigration.