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Bermuda Housing and Rentals: The Expat Guide
Updated: October 2026
If you are relocating to Bermuda for work, finding a place to live will be your first major hurdle. The housing market here is fast, expensive, and completely unique compared to North America or Europe.
I have watched many new arrivals panic over sticker shock or sign a lease in a parish that makes their morning commute miserable. You need to know exactly how the local system works before you step off the plane.
At a Glance
| Data Point |
Expectation |
| Average 2-Bed Rent |
$6,200 - $6,500 USD per month |
| Budgeting Rule |
Keep rent under 30 percent of your gross salary |
| Power Provider |
BELCO (Prepare for high summer AC bills) |
| Primary Commute |
Public Bus & Ferry, Scooter, Car |
Who This Guide is For (and Who Should Skip)
This guide is built strictly for incoming work-permit holders, expats, and long-term residents. If you are a tourist looking for a three-day vacation rental, this page will not help you. You should skip over to my
Where to Stay in Bermuda guide instead.
For the long-term crowd, this article covers everything from signing your first lease to navigating the complex rules of buying property as a non-Bermudian.
What Surprises Expats About Bermuda Housing
The first shock is always the price. Currently, rental rates are at historic highs, and inventory moves incredibly fast. If you see a good apartment on a Tuesday, it will likely be rented by Wednesday afternoon.
The second surprise is the winter dampness. Bermuda homes rarely have central heating. From January to March, the humidity combined with 60-degree Fahrenheit nights creates a bone-chilling dampness. You will quickly learn the distinct smell of winter mildew if you fail to buy a good dehumidifier.
Finally, prepare for quirky property layouts. Many traditional Bermuda homes feature steep, slippery limestone steps and narrow driveways tucked behind high walls.
Photo: kansasphoto, flickr, cc by 2.0
The Rental Market: Costs and Expectations
You need to adjust your financial expectations immediately. A basic studio apartment or house-share will cost you between $2,500 and $3,500 per month. If you want a standard two-bedroom apartment, expect to pay between $6,200 and $6,500 per month.
Executive homes with ocean views or swimming pools easily stretch past $12,000 a month. Most rentals come partially furnished, meaning they include major appliances but leave the furniture up to you.
The 30 Percent Salary Rule and Budgeting
I always advise new expats to follow the 30 percent rule. Do not spend more than 30 percent of your gross monthly income on rent. Bermuda is an expensive place to live, and your grocery, electricity, and transportation bills will eat up the rest of your paycheck.
If you earn $10,000 a month, cap your housing budget at $3,000. This might mean living in a smaller place or sharing an apartment, but it will save you from intense financial stress. Make sure you factor in the mandatory security deposit, which is usually equal to one month of rent.
Where to Live in Bermuda: Parish Breakdown
Bermuda is divided into nine parishes. Where you choose to live dictates your daily commute, your weekend lifestyle, and your reliance on public transport.
Houses in Southampton, Bermuda
Photo: Craig Stanfill, flickr, cc by-sa 2.0
Central Parishes (Pembroke, Paget, Devonshire)
If you work in Hamilton or at the King Edward VII Memorial Hospital (KEMH), the central parishes are your best bet. Pembroke puts you right in the city, allowing you to walk to work within Hamilton City.
Paget and Devonshire offer a slightly more suburban feel while keeping your scooter commute under 15 minutes. The trade-off is higher rent and smaller yards.
Western Parishes (Warwick, Southampton, Sandys)
The western end of Bermuda is famous for its
South Shore beaches. Warwick and Southampton are incredibly popular for families who want more space and easy access to
Horseshoe Bay.
Sandys is beautiful and quiet, but the commute into Hamilton can be brutal. Expect heavy traffic on Middle Road during the morning rush.
Eastern Parishes (Smith's, Hamilton Parish, St. George's)
Expats looking for better value and a quieter lifestyle often look east. Smith's and Hamilton Parish offer stunning views of Harrington Sound. St. George's feels like a completely different world with its historic alleys and close-knit community.
Just remember that living near the airport means a longer commute if your office is in Hamilton.
How to Find Houses and Apartments for Rent
Do not wait until you arrive to start looking. The digital real estate landscape in Bermuda is highly centralized, making it easy to scout properties from abroad.
Top Portals: Property Skipper and eMoo
Property Skipper is the dominant MLS-style aggregator on the island. Almost every major real estate agency feeds their listings directly into this site. It is the most accurate reflection of the current market.
For direct-by-owner deals, eMoo.bm is the local go-to. It operates like a local Craigslist. You can find house-shares, cheaper studios, and second-hand furniture and even scooters here. Be prepared for cash-only landlords and less formal lease agreements when using eMoo.
Real Estate Agencies
If you have a high budget or a corporate relocation package, work directly with the heavy hitters. Agencies like Rego Sotheby's International Realty, Coldwell Banker Bermuda Realty, and The Property Group handle the bulk of executive rentals. Look for their physical offices along Front Street and Reid Street in Hamilton if you want to walk in and speak to an agent.
The Word of Mouth Network
Despite all the technology, Bermuda still runs on word of mouth. The fastest way to secure a great lease is to tell everyone in your new office that you are looking. Many of the best apartments never hit the open market. They are passed down from departing expats to incoming staff.
Pro-Tip: Always ask the landlord if the property is on a shared water tank. If your neighbors are careless with their water usage during a summer drought, you might end up paying for a water truck delivery out of pocket.
The Renting Process and Common Mistakes
Once you find a place, you need to act immediately. Have your employment letter, references, and deposit money ready to go.
Deposits, Leases, and Rent Control
Standard leases run for 12 months. You will need to provide a security deposit equal to one month of rent, plus your first month of rent upfront. Bermuda does have rent control, but it only applies to properties with a lower Annual Rental Value (ARV). Most modern expat apartments sit above the rent control threshold, meaning landlords can increase rent at market rates when your lease expires.
Common Mistakes to Avoid
The biggest mistake new arrivals make is underestimating the commute. A five-mile drive in Bermuda takes much longer than it does in the US, especially when you are stuck behind a slow-moving bus on a single-lane road.
Another common error is expecting North American amenities. Central air conditioning is rare. You will rely on split-system AC units, which are expensive to run.
Buying Property in Bermuda as a Non-Bermudian
If you plan to stay long-term, buying property might cross your mind. However, the Bermuda government strictly regulates foreign ownership to protect the local housing market.
The ARV System and Revaluation
Non-Bermudians can only purchase properties that fall within the highest tier of the Annual Rental Value (ARV) system.
As of the latest revaluations, this means expats are generally restricted to buying houses with a minimum Annual Rental Value (ARV) of $126,000, which typically translates to a market value of roughly $3 million to $4.5 million or higher.
The pool of eligible homes is small, making it a highly competitive luxury market.
Alien Landholding Licences (ALL) and Fees
Buying the house is only the first expense. Non-Bermudians must apply for an Alien Landholding Licence (ALL). The current government fee for this license is a massive 12.5 percent of the purchase price for a freestanding house.
If you buy an eligible condominium, the fee drops to 8 percent. You must factor these taxes into your initial purchasing budget.
Practical Details for Moving In
Setting up your utilities requires some patience. You will need to visit BELCO to set up your electricity account, which usually requires a deposit.
Internet service is fast but expensive, with providers like One Communications and Digicel dominating the market.
Do not forget to prepare for the climate. Before winter hits, buy a dehumidifier for every bedroom and an electric blanket. You will need it when January rolls around.
Alternatives to Traditional Long-Term Rentals
If a standard 12-month lease does not fit your timeline, you have other options. Short-term executive rentals are available, though they carry a heavy premium.
House-sharing is incredibly common for single expats. It cuts your living costs in half and provides an instant social circle. Check the eMoo forums or ask your HR department if they sponsor initial housing for your first 30 days on the island.
About the Author
By Raj Bhattacharya
Raj has been writing about Bermuda since 2008, when he launched bermuda-attractions.com, one of the longest-standing independent guides to the island. A Certified Bermuda Specialist (Bermuda Tourism Authority), his work draws on personal visits, local contacts in Bermuda, and questions and trip reports from thousands of readers over the years.
Learn more about Raj Bhattacharya
Related Articles
1) Check out
Bermuda Real Estate to know about properties in Bermuda, what it takes to own or rent one, and how to go about closing the right deal.
2) Check out
Moving to Bermuda for everything that you should know for relocating to and living in the island.
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Visitors' Reviews and Comments
Kay Ellen (February 2015)
Having rented in Bermuda and knowing lots of people in similar situations we all have the same stories to tell. When a deposit is handed over, this is rarely paid back to the tenant, despite best efforts to keep the house clean and report anything that needs repairing. We all agree that the best way to avoid being ripped off is not to pay the last months rent to avoid being out of pocket unfairly.
Boban Thomas (May 2014)
I am coming to work in Bermuda at the KEMH as a physician. What would be the good places to look for an apartment to live for a single person. Would prefer something that looks out to the sea but nothing fancy inside. Thank you for all the information. This is a fabulous website. How do you find time to provide this service.
Raj (bermuda-attractions.com) May 2014
Hi, emoo.bm is usually a good local site to start your search. Stay in or around Paget parish for easy commuting to KEMH. Hamilton or Warwick would also be fine.
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