When JBM Realty helps a buyer compare Bermuda property, the first question is rarely just, “What is the average house price?” The more useful questions are whether the property is legally available to that buyer, how its condition compares with nearby homes, what its Annual Rental Value means, and how much the purchase will cost after duties, legal work and insurance.
Bermuda’s small, varied market cannot be assessed with one island-wide average. This guide combines public evidence with current JBM Realty listings to help buyers judge value.
Current Bermuda House-Price Landscape
Bermuda does not publish a complete real-time house-price index, so any 2026 guide should distinguish between confirmed evidence, current asking prices and informed market commentary.
The most recent widely reported benchmark came from a May 2025 Royal Gazette market report, which placed the average Bermuda home at approximately BMD $1 million. The same report described a broad “sweet spot” of approximately $1.05 million to $2.5 million for single-family homes, while condominiums ranged from roughly $500,000 for starter units to more than $850,000 for luxury developments. These are market benchmarks, not fixed parish valuations or guaranteed 2026 sale prices.
The report also noted 204 recorded property transactions during 2024, while warning that registration delays could place the eventual total closer to 300. Precise claims about inventory, marketing periods or achieved prices therefore require a dated MLS or agency dataset.
Supply remains structurally limited. The Government of Bermuda’s Land Valuation Statistics for 31 December 2025 record approximately 32,900 residential valuation units across the island. Pembroke contains the largest share, with around 5,470 residential units.
For buyers, the practical lesson is simple: use island-wide averages as context, then assess the individual property using comparable evidence, condition, tenure, location and buyer eligibility.
What JBM Realty’s Current and Sold Listings Show
Public JBM inventory shows the range buyers can encounter. These examples were checked on 28 August 2026. Availability can change, and not every property is eligible for every buyer.
| JBM property | Published price | Status when checked | What it demonstrates |
|---|---|---|---|
| Four-bedroom home near South Road, Warwick | $1,125,000 | For sale | A main family home with a studio income unit can command more than a similar home without secondary accommodation. |
| Five-bedroom property at Pearman’s Hill, Warwick | $995,000 | Under offer | Multi-unit configuration and renovation requirements can pull value in opposite directions. |
| 208 Middle Road, Southampton | $475,000 | Under offer | A lower asking price may reflect the cost and risk of modernisation rather than straightforward value. |
| Spring Benny waterfront lot, Sandys | $700,000 | For sale | Water access, approximately 0.45 acres and approved plans materially distinguish this land from an ordinary inland plot. |
| St Augustine Road, Pembroke | Marketed at $750,000 | Sold | A main residence with two additional units illustrates the value buyers may place on income potential. |
| Patience Avenue, Sandys | Marketed at $585,000 | Sold | A traditional home with a separate apartment and garage shows how flexible accommodation affects buyer appeal. |
Transparency note: JBM’s public sold pages identify the marketed price and sold status, but do not publish the completion price, completion date or total marketing period. The marketed figures above are therefore not described as final sale prices. JBM should only add those details where its internal transaction record confirms them and the client has approved publication.
What Affects House Prices in Bermuda?
Location and Water Exposure
Direct water access, a private dock and an unobstructed outlook can create a substantial premium. Buyers should also examine the less visible implications of a coastal position, including exposure to wind and salt, insurance terms, sea-wall condition and future maintenance.
Parish names alone do not determine value. A well-positioned inland home in Warwick or Paget may be more practical for a family than an exposed coastal property, while proximity to Hamilton can support demand from professional buyers and tenants. In Sandys and Southampton, ferry access, beaches, golf and journey time into Hamilton can all influence the price a buyer is willing to pay.
Condition and Future Capital Expenditure
A renovated property and a fixer-upper should never be compared on asking price alone. Bermuda-specific checks include the condition of the stepped roof, water catchment and tank, hurricane shutters, drainage, electrical systems, damp, corrosion and any history of storm damage.
When JBM presents a property that needs modernisation, such as the Southampton example above, the sensible comparison is:
Purchase price.
Immediate repair and compliance costs.
Time before comfortable occupation.
Insurance availability during renovation.
Likely value after the work is completed.
Additional Units and Rental Potential
Several JBM examples include apartments or secondary accommodation. These can improve affordability for an owner-occupier or broaden future resale appeal, but buyers should verify planning approval, rent-control implications, meter arrangements and realistic net income. An advertised apartment is not automatically a guaranteed return.
Plot, Planning and Development Potential
Land value depends on more than acreage. Zoning, access, topography, services, setbacks and planning consent can determine whether an apparently inexpensive plot is genuinely viable. Approved plans can add practical value, but buyers must check whether approvals remain valid and whether the proposed build still makes financial sense at current construction costs.
Buying as a Non-Bermudian: Check Eligibility Before Price
When JBM guides an international client through a Bermuda search, eligibility should be checked before arranging a long list of viewings. A property can suit the budget and lifestyle but still be unavailable to that purchaser.
Under Bermuda’s current Minimum Annual Rental Values Regulations, the minimum ARV for “all other restricted persons” is $126,000 for a non-condominium residential unit and $25,800 for a condominium unit. Condominium eligibility is also affected by the legal status of the unit and development, so an ARV figure alone is not sufficient confirmation.
ARV is not the property’s market rent or sale value. It is a government valuation used within the land-tax and licensing systems. The current list is still based on the 2015 valuation cycle. The Government has confirmed that a new Valuation List will take effect on 1 January 2027, based on rental values as at 1 July 2025.
JBM recommends confirming four points before treating any property as a realistic option:
Whether the purchaser requires an Alien Landholding Licence.
Whether the exact property qualifies for that purchaser.
Which land-holding charge and legal requirements apply.
Whether the intended use, including any rental plan, is permitted.
For a fuller explanation, read JBM’s guide for non-Bermudian buyers.
What Buyers Should Budget Beyond the Price
The original version of this guide treated stamp duty as a flat percentage and referred to an annual foreign-owner licence fee. That is not an accurate basis for budgeting.
The Government’s current stamp-duty schedule for transfers of Bermuda land is progressive:
| Portion of value | Stamp-duty rate |
| First $100,000 | 2.10% |
| Next $400,000 | 3.15% |
| Next $500,000 | 4.20% |
| Next $500,000 | 6.30% |
| Value above $1.5 million | 7.35% |
For example, applying that schedule to a $1,125,000 transfer produces stamp duty of $43,575 before any relief, exemption or contractual apportionment. A Bermuda lawyer should confirm the applicable calculation and each party’s responsibility before contracts are signed.
For a typical non-Bermudian buyer in the “all other restricted persons” category, the consolidated Land-Holding Charges Regulations show a charge of 12.5% for a non-condominium residence and 8% for a condominium. These are acquisition charges, not recurring annual licence fees. Different categories and specialist exceptions can apply.
Buyers should also obtain property-specific estimates for:
Legal advice and conveyancing.
Licence preparation where required.
Survey and structural inspection.
Land tax, which is based on ARV and paid twice yearly.
Building and hurricane insurance.
Condominium or shared-service charges.
Roof, water tank, drainage and general maintenance.
Renovation, furnishings and utility connections.
How JBM Helps Buyers Assess Value
JBM’s recommended approach is to build the comparison from the property outward rather than force the property into an island-wide average.
First, compare recent completed transactions that genuinely match the property type and micro-location. Next, adjust for condition, income units, water access, views, plot utility and planning status. Finally, test the full acquisition and ownership costs against the buyer’s intended use.
This method also explains why ARV should not be used as a substitute for market value. ARV serves a statutory purpose, while a professional valuation considers current buyer demand and comparable property evidence. Owners and purchasers can request a confidential JBM Realty valuation for property-specific advice.
A Real JBM Buyer Perspective
Finding the right property does not always happen quickly. JBM’s published testimonials include B.N., a Bermuda buyer whose search lasted two and a half years. They wrote: “I will always recommend you as an agent to anyone I know that is looking to buy, sell or rent.”
Good representation is not simply about arranging viewings. It is about maintaining a disciplined search, checking practical details and avoiding an unsuitable or incorrectly priced property. More client experiences are available on JBM’s testimonials page.
Frequently Asked Questions
What is the average house price in Bermuda in 2026?
There is no complete official real-time 2026 average. A May 2025 market report placed the average home at approximately $1 million, with a broad single-family-home range of $1.05 million to $2.5 million. Current asking prices and individual completed sales should be used alongside that benchmark.
Can foreigners buy any house in Bermuda?
No. Non-Bermudian buyers generally require government approval and must focus on qualifying property. The purchaser’s status, the property type, ARV and any condominium designation must be checked before an offer becomes unconditional.
Is ARV the same as a property valuation?
No. ARV is a statutory annual rental value used for purposes including land tax and foreign-buyer eligibility. It does not establish the price a buyer should pay.
Is the non-Bermudian land-holding charge annual?
No. The land-holding charge associated with acquiring the property is an acquisition charge. Owners may still face recurring costs such as land tax, insurance, maintenance and approved rental-related charges.
How should I compare a house, condominium and building lot?
Compare the total project rather than only the asking price. A house may require renovation, a condominium may have substantial shared charges, and a plot may involve planning, infrastructure and construction risk. Eligibility and financing may also differ.
Where can I see current Bermuda properties?
Browse all JBM Realty properties for sale. Because inventory and statuses change, contact the team to confirm availability and whether a particular property is suitable for your circumstances.
Speak to JBM Realty About Your Bermuda Property Search
The right Bermuda purchase is not necessarily the cheapest listing or the property with the most impressive view. It is the home or land that is legally available to you, properly assessed, realistically budgeted and aligned with how you plan to use it.
Contact JBM Realty for local guidance, request a shortlist of suitable properties or call +1 441-234-2050 to discuss your buying plans.
