Dunscombe Allamanda

Price: $903,000

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.

  • 3 Bed
  • 3 Bath
  • Sleeps
  • Level 1 | West
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Condo specifications

All condominiums have Wi-Fi, cable TV, USB sockets, one safe per room, RFID door systems, backup generators and energy-saving, remote-controlled, reversible air-conditioning units.

  • A Fully equipped Kitchen/Dining area - including refrigerator/freezer with ice maker compartment, dishwasher, microwave, cooking induction hob and oven
  • A Living area with queen size wall bed and 55” Smart TV
  • 1 Bedroom with king size bed, 50” Smart TV and ensuite bathroom
  • 1 Bedroom with king size bed, 50” Smart TV
  • 1 Bedroom with queen size wall bed/sitting area. A modular room that can be used for occasional sleeping with a queen size bed or as a living room. With wet bar, under counter refrigerator and 50” Smart TV
  • 2 Additional bathrooms
  • A Laundry area with all-in-one washer/dryer with owner’s locker
  • 200 sq. ft Garden Terrace with outdoor furniture and awning and a 150 sq. ft garden with outdoor furniture and privacy screen

Floor plan

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Take a look for yourself

Why choose the Dunscombe building?

Centrally located

Dunscombe is right at the heart of Bermudiana Beach Resort, meaning the beach, restaurant, gym, spa and bar & grill are just a short walk away..

Stunning surroundings

This building is also wrapped with beautifully landscaped gardens and foliage, giving it the true feel of island lifestyle.


Dunscombe faces southeast, meaning you can fully enjoy balconies or terraces due to the benefit of all-day sunshine.


Own your dream vacation home

Our vast range of properties are available to buy now. From studios to one-, two- and three-bedroom condominiums, Bermudiana Beach Resort has something for everyone.

Inquire now Request a brochure

The opportunity

When you own a Bermudiana Beach condo, you buy much more than the condo itself. While not in residence, Hilton will help you rent your property to hotel guests — you don’t have to lift a finger.

  • A 999-year leasehold means you wholly own your South Shore condo.
  • Enjoy up to three months of owner usage for extended stays each year and have a vacation home designed to optimize rental while you’re away..
  • Rent your condo through Hilton’s global sales and reservation system whenever you’re not in residence.
  • Earn 40% Net Rental Income, with the other 60% covering hotel costs for staff, maintenance, repairs, insurance and more.
  • Our professional management team ensures your condo is maintained to Hilton standards for when you or hotel guests arrive.
  • No need to worry about renting it out yourself. Our team handles inquiries, bookings, check-in, check-out, housekeeping and payment collection.
  • Ownership means access to the 100-million-member Hilton Honors loyalty program, making your rental offering stand out from the crowd.
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Pool Deck From North

Why Bermudiana Beach Resort?

Relax in our ocean-view pool

Our ocean-view pool offers the perfect spot to unwind and take in the breathtaking views of Bermuda’s South Shore. Enjoy the turquoise waters of the North Atlantic before heading to the pool bar for evening drinks.

Access the beach in moments

The island is known for its incredible beaches and you’ll have elevator and stair access to one on your doorstep. Enjoy breakfast on your terrace and moments after you can be walking along our beautiful coral beach.

Explore the resort

Work out indoors or outdoors

For those looking to keep up their daily fitness routine, we’ve got you covered. Work out in our air-conditioned gym or train outside using our outdoor fitness area before that run along the beach.

Enjoy savings across the island

Owners benefit from 10% off food purchased in our on-site restaurant or at our pool bar & grill. Owners also enjoy preferential green fee rates at Port Royal Golf Club.

Inquire about this condo today

Ready to own your dream vacation home?
Our spacious Bermuda condos are now for sale.

Situated on Bermuda’s picturesque coast, our condominiums overlook the turquoise waters of Bermuda’s sub-tropical South Shore.

Plus, when you’re in residence, you’ll get access to a secluded beach via steps or an elevator, an air-conditioned gym, ocean-view pool, on-site pool bar & grill and more.

Inquire about this condo by filling out this form.


Frequently asked questions

About the condos
Buying a condo
Owning a condo

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 quarterly now until conversion of the condos and amenities is fully completed. In July 2022 prices rose by 10%. Those that wait until the hotel opens in June 2023 will buy at full market value. Early birds will however enjoy prices substantially below market value to compensate for the months when they don’t have full amenity and the development team are working on parts of the site.

HOA fees will not be charged until the hotel opens.

Do I buy in Bermuda dollars or US dollars?

Bermuda uses Bermudian dollars and US dollars. The Bermudian Dollar is pegged to the US dollar at 1:1.

Can I get a mortgage to help me buy?

Each institution has its own rules for determining eligibility. Some prefer to lend to prior depositors.

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,

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 able to buy any property on the market with some exceptions.

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

  1. 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.
  2. 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

  1. 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.
  2. Do I need a tax advisor to assess tax liability in my home country?
    Again, you should seek advice from a tax specialist.
  3. Other taxes: 
    There are no other taxes on property.

c. Acquisition License Fee (for overseas buyers only)

  1. 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.
  2. 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?

Yes. Once you have decided on a property/home, and before you sign the ‘Sale & Purchase’ Agreement drawn up by the Seller’s attorney, you will need to retain a good Conveyance Lawyer. At your first meeting, bring as much information about the property, the Seller and the transaction as you possibly can. You will also want to discuss with your lawyer, all likely costs associated with the buy of your condominium, including legal fees, bank administration fees, stamp duty, closing costs, etc.

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?

In Clause 5.6.2 of the SPA it states that if the Licence in Principle is not approved on or before 6months from the date of this Agreement, then either the Vendor or the Purchaser may by written notice rescind this Agreement and refund the Deposit to the Purchaser within 10 Working Days and there shall be no further liability or claim between the Vendor or the Purchaser with respect to this Agreement.

Who pays the legal fees on the transaction?

The legal fees for the preparation of the Sale & Purchase Agreement and Leasehold Agreement are $1,000 + $3,500, paid for by the purchaser. The Attorney Cox Hallet Wilkinson Limited is Bermudiana Beach’s legal representative.

Will I have to go through an anti-money laundering (AML) process?

Since 2018, Bermuda real estate has been subject to globally established and recognized anti-money laundering (AML) legislation, which requires additional due diligence for all sales transactions in Bermuda.

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?

Most Condominium developments create a HomeOwners’ Association (HOA) and use this as a way of controlling shared responsibilities for common areas of the property on behalf of the owner and the developer/operator.

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?

Owners will appoint three representatives, that can rotate annually to share responsibility. The developer will be represented by directors of the hotel management company who will serve in a consultative capacity.

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.

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