Bermuda Property Market Forecast 2027: Prices, Supply and Buyer Demand

Quick Summary: Bermuda Property Market Outlook for 2027

Several indicators point to a market where buyers should continue paying close attention to supply and individual property quality.

• Public 2026 reporting describes strong residential demand and limited inventory.
• Butterfield Bank's president and CFO said in July 2026 that Bermuda's residential market was experiencing multiple offers and strong demand.
• A June 2026 report from The Royal Gazette quoted Coldwell Banker Bermuda Realty's agency manager describing the market as the strongest since 2005 to 2006, with a lack of inventory in both sales and rentals.
• Bermuda's Department of Land Valuation is preparing a new Valuation List that will take effect for land tax purposes on 1 January 2027.
• The Government's 2025 land valuation statistics recorded approximately 32,900 residential valuation units.
• Property Group's live listings show substantial differences between properties within the same parish, making individual comparables more useful than a single parish average.

Trying to decide whether 2027 is the right year to buy property in Bermuda?

The more useful question is not simply whether prices will rise or fall. Buyers need to understand what is actually available, how supply is changing, which property types are attracting demand, and how location and eligibility affect the shortlist.

That matters particularly in Bermuda, where the residential market is relatively small and individual properties can differ substantially in location, condition, land, views, ownership structure and eligibility.

The Property Group's current inventory demonstrates that range. At the time of review, its listings included houses, condominiums, land and fractional interests across different parishes and price points.

Browse current Bermuda properties for sale

This 2027 Bermuda property market forecast therefore uses three types of evidence:

1. Government of Bermuda property and valuation information.
2. Public 2026 reporting from Bermuda's banking and real estate sector.
3. Current Property Group listing evidence showing what buyers can actually compare in the market.

These indicators support a cautious working outlook for 2027: buyers may continue to face competition for well located and appropriately priced properties, while higher priced, unusual or condition-sensitive properties can behave differently.

How This 2027 Bermuda Property Forecast Was Built

A forecast should explain where its numbers and conclusions come from.

The original version of this article included exact parish-level price ranges, percentage increases and average days on market without identifying a transaction dataset or methodology capable of supporting those figures.

Those figures have therefore been removed.

The revised forecast uses publicly checkable evidence instead.

Government Property Data

The Government of Bermuda's Land Valuation Department reported approximately 36,700 valuation units at the end of 2025, including approximately 32,900 residential units. Pembroke had the largest number of residential valuation units, with approximately 5,470, or 17% of the residential stock.

The Department also reported inspecting 471 properties in 2025, serving 447 proposals to amend the Valuation List and reviewing more than 600 Notices of Transfer relating to property transactions.

These figures provide useful context for the size and administrative activity of the property market, although they are not the same thing as a sales-price index. They should not be used to calculate house price appreciation directly.

View Bermuda Government land valuation statistics

The 2027 Valuation List

The Government is preparing a new Valuation List for Bermuda.

The new list is scheduled to be published on 31 December 2026 and take effect for land tax purposes on 1 January 2027. The Annual Rental Values will be based on rental levels as of 1 July 2025.

This distinction is important for buyers.

An Annual Rental Value is not the same as an asking price or sale price. It is a government valuation measure used for purposes including property taxation and other government functions.

The 2027 Valuation List should therefore be monitored as an important market data point, but buyers should not interpret an ARV as a direct prediction of what a property will sell for.

What the Evidence Suggests for Bermuda Property Prices in 2027

The available evidence supports a market in which price performance is likely to remain highly property-specific.

A well located home that is correctly priced and ready for occupation can face a very different buyer response from an older property requiring substantial capital expenditure.

The same applies to condominiums.

A condominium with strong management, appropriate reserve funding, good insurance arrangements and a desirable location may attract a different audience from a unit with significant upcoming maintenance requirements.

The practical forecast for 2027 is therefore not that every Bermuda property will rise by a fixed percentage.

Instead, buyers should expect the following factors to remain important:

• Scarcity of suitable inventory.
• Exact location.
• Property condition.
• Asking price relative to comparable properties.
• Land and outdoor space.
• Water views or waterfront access.
• Additional accommodation.
• Condominium fees and building condition.
• Buyer eligibility.
• Financing and transaction costs.

This is more useful for an actual buyer than applying the same percentage increase to every property in a parish.

Use Live Property Group Inventory to Test the Forecast

A market forecast becomes more useful when it is tested against actual properties.

At the time of review, Property Group's public inventory included several useful examples.

The Glebe House in Hamilton Parish was listed at $7.5 million.

JOS MAYNE JER in Warwick was listed at BMD $2.1 million.

The Havens Unit #1 in Warwick was listed at BMD $1.775 million.

Mount Langton in Pembroke was listed at $1.35 million.

These are asking prices and listing snapshots. They are not evidence of completed transaction prices and should not be treated as parish benchmarks.

Their value is different. They demonstrate the range of properties a buyer may encounter within individual parishes.

For example, two properties in Warwick can have very different prices because one may be a detached residence while another is a condominium with a different ownership and maintenance structure.

Browse current Bermuda houses for sale

Supply Is Likely to Remain a Major Buyer Consideration

Bermuda's physical size places natural limits on the amount of new residential supply that can be created.

The Government's 2025 valuation statistics recorded approximately 32,900 residential valuation units across Bermuda.

That figure includes the existing residential stock rather than available sales inventory.

This distinction matters.

A large residential stock does not mean that a buyer can easily find the exact property they want. Many homes are owner occupied, rented, unsuitable for a particular buyer, unavailable to a particular category of purchaser or simply not on the market.

The June 2026 reporting about limited sales and rental inventory provides additional evidence that available stock, rather than total housing stock, is an important issue.

For buyers with flexible requirements, this may mean comparing several properties before deciding.

For buyers requiring a particular parish, bedroom count, waterfront position, budget or eligibility category, the search can be much narrower.

Houses, Condominiums or Land?

Houses

Detached houses remain an important part of Bermuda's residential market.

Property Group's current listings illustrate the wide range within this category.

A premium Hamilton Parish residence can sit at a dramatically different price from a central condominium or a smaller family home.

For buyers, bedroom count alone is not enough for comparison.

Location, lot size, condition, views, additional accommodation, parking, outdoor space and renovation history can all affect the purchasing decision.

Browse current Bermuda houses for sale

Condominiums

Condominiums provide another route into the market.

They may appeal to buyers who prefer a lower-maintenance ownership structure or who want access to a location without purchasing a large private lot.

The key 2027 consideration is total ownership cost rather than headline asking price.

Buyers should review:

• Monthly condominium fees.
• Reserve funds.
• Insurance.
• Building condition.
• Planned major works.
• Management arrangements.
• Rules affecting alterations or use.

A lower asking price does not automatically mean lower long term cost.

View current Bermuda condominiums

Land

Land requires a different form of analysis.

The purchase price is only the beginning.

Buyers should investigate access, utilities, planning requirements, topography, permitted development, construction costs and professional fees.

The Property Group's current land inventory includes opportunities across several Bermuda parishes, giving buyers a practical starting point for comparing actual sites.

Browse Bermuda lots and land

Parish by Parish: What Buyers Should Watch in 2027

Bermuda's nine parishes offer different combinations of location, lifestyle, housing stock and accessibility.

Rather than assigning unsupported transaction totals or exact percentage increases to each parish, the more useful approach is to identify the factors likely to influence demand.

Paget

Paget should remain attractive to buyers prioritising a central location, established residential neighborhoods and convenient access to Hamilton.

Homes with desirable settings, attractive outlooks or proximity to established amenities can be difficult to replace when suitable inventory is limited.

This can give strong properties pricing support even when buyers remain selective elsewhere.

2027 buyer strategy: Establish financing, ownership eligibility and your essential requirements before the right Paget home appears.

Read The Property Group's guide to living in Paget

Pembroke

Pembroke's proximity to Hamilton gives it a different demand profile from more residential or remote parts of Bermuda.

Its varied housing stock also means buyers should not treat Pembroke as one uniform market.

A renovated home near Hamilton and a property requiring substantial improvements may attract very different buyers even when their headline specifications look similar.

This can create opportunities for purchasers who understand renovation requirements and can accurately estimate the total cost of ownership.

2027 buyer strategy: Compare renovated and unrenovated properties according to total acquisition and improvement costs, not asking price alone.

Warwick

Warwick can offer a useful balance between access to central Bermuda and the residential character of the western side of the island.

It can suit both house buyers and purchasers considering condominium living.

Newer condominium inventory can be attractive to buyers seeking modern construction and fewer immediate maintenance concerns, but each development should still be assessed individually.

2027 buyer strategy: Compare management, insurance, maintenance charges and future capital requirements alongside the purchase price.

Devonshire

Devonshire can appeal to buyers seeking established residential surroundings, usable outdoor space and reasonable access to Hamilton.

Homes with larger lots, gardens and practical family layouts can attract buyers whose priorities differ from those focused on beachfront or resort amenities.

2027 buyer strategy: Compare usable land, layout, privacy and property condition rather than relying only on bedroom count.

Hamilton Parish

Hamilton Parish demonstrates the wide spread that can exist within a single parish.

Property Group's current inventory has included The Glebe House at $7.5 million and Springfield at $1.8 million.

Those listings show why a parish cannot reasonably be represented by one simple price point.

Water views, land, house size, condition and location within the parish can materially change the buyer's decision.

See current Hamilton Parish property

St. George's

St. George's offers a different eastern Bermuda setting and includes both residential properties and land opportunities.

For buyers, location should be assessed in terms of everyday use rather than simply comparing the asking price with central parishes.

Property Group's land inventory has included opportunities in St. George's, giving buyers examples of how waterfront and development potential can affect land value.

Smith's

Smith's can provide another option for buyers who want an established residential setting while maintaining a broader search than the central parishes alone.

Land buyers should pay particular attention to the usable and developable portion of a site rather than relying only on total acreage.

Sandys

Sandys may appeal to buyers who have greater geographic flexibility and place more importance on western Bermuda living.

The relevant 2027 comparison is likely to be between property price and the buyer's actual lifestyle requirements.

Commute, condition, land and long term ownership costs should all form part of the assessment.

Southampton

Southampton combines residential communities, coastline and western access.

Property Group's inventory has included Coral Acres, Whale Bay Condo and land on Lighthouse Hill Road.

These examples illustrate why property type can matter as much as parish.

A condominium, detached home and undeveloped lot in Southampton represent three different financial and lifestyle decisions.

What Current Inventory Tells Us About Buyer Demand

The strongest evidence available to a buyer is often the combination of market conditions and current listings.

Public 2026 reporting indicates strong demand and limited inventory, while Property Group's current listings demonstrate substantial variation between properties.

This suggests that buyers should not treat all demand as equal.

A buyer looking for a particular type of property may face a very different market from a buyer with flexible requirements.

Local Buyers

Local buyers need to consider affordability, financing, household requirements and available stock.

A condominium, smaller house and premium detached residence can attract different buyer groups.

Permanent Resident Certificate Holders

PRC holders have specific rights and purchasing considerations.

Current eligibility should always be confirmed before making a shortlist.

Overseas Buyers

Overseas buyers need to establish eligibility before treating every public listing as an available option.

Bermuda has specific requirements governing property purchases by restricted persons, while separate arrangements apply to qualifying residency and investment programmes.

The Government's EIRC programme also identifies Bermuda real estate as one possible qualifying investment category.

This does not mean every overseas buyer qualifies or that every property is eligible.

Legal and immigration advice should therefore be obtained before a purchase decision.

View Bermuda properties for overseas buyers

The 2027 Valuation List Could Become an Important Reference Point

The Government's new Valuation List is one of the most significant property-related developments heading into 2027.

The list will be published on 31 December 2026 and will take effect for land tax purposes on 1 January 2027.

It will be based on rental levels as of 1 July 2025.

For buyers, this creates an important distinction between three different numbers:

• Asking price: What the seller is currently requesting.
• Transaction price: What a buyer and seller actually agree.
• Annual Rental Value: The government valuation measure used for specific official purposes.

These figures should not be treated as interchangeable.

The new valuation data may provide useful additional context for property owners and buyers, but a serious purchase decision should still be based on property-specific evidence and current comparable properties.

Risks Buyers Should Investigate in 2027

Older Condominiums

Review reserve funds, insurance, maintenance records and planned major works.

Land With Development Constraints

Investigate access, utilities, planning requirements, topography and construction feasibility.

Major Renovation Projects

Obtain professional estimates before assuming that a lower asking price represents a lower total cost.

Waterfront Properties

Waterfront exposure can introduce additional maintenance, insurance and infrastructure considerations.

Eligibility

Confirm that you are eligible to purchase the specific property before spending significant time and money pursuing it.

A More Defensible 2027 Market Forecast

Based on the evidence available as of 2026, the working outlook can be expressed in three scenarios rather than unsupported parish-level percentages.

Base Market Signal

Strong demand and limited available inventory may continue to support firm asking prices for well located, appropriately priced properties.

Property-Specific Divergence

Properties with unusual layouts, substantial renovation requirements, high ownership costs or pricing that is difficult to justify may behave differently from highly sought-after homes.

Buyer Opportunity

Buyers with clearly defined requirements may benefit from monitoring inventory early, comparing current alternatives and being prepared to act when a suitable property appears.

This is a more transparent forecast than assigning every parish a fixed annual percentage without a published transaction dataset.

Should You Buy Bermuda Property in 2027?

The available evidence does not provide a reason to treat 2027 as a single market-wide opportunity or problem.

The more useful approach is property-specific.

Before buying, ask:

Where do you need to live?

Consider work, schools, family, transportation and daily routines.

Which property type fits your life?

A detached home may provide land and privacy but require more maintenance. A condominium may offer convenience but introduce monthly fees and shared management.

What is your complete budget?

Include legal costs, financing, insurance, maintenance, taxes, condominium fees and potential renovation expenses.

How flexible are your requirements?

A buyer who can consider several parishes and property types has a different search from someone requiring one specific location and property configuration.

The forecast should help define the search. It should not replace inspection, legal review, valuation or other professional due diligence.

Frequently Asked Questions

Will Bermuda property prices rise in 2027?

Public 2026 market reporting indicates strong demand and limited inventory, while Government valuation work provides additional information about Bermuda's property stock. These indicators support a market where well positioned properties may continue to attract attention, but they do not establish a guaranteed island-wide percentage increase.

Which Bermuda parish should buyers consider in 2027?

That depends on budget, location, property type, lifestyle and eligibility.

Paget and Pembroke provide access to central Bermuda. Warwick offers a broad residential mix. Southampton and Sandys provide western options. Hamilton Parish and St. George's provide different eastern settings.

Will the new Valuation List determine property sale prices?

No.

The Government's Annual Rental Value is a separate valuation measure. It should not be treated as the same thing as an asking price or completed sale price.

Are there condominiums for sale in Bermuda?

Yes. Property Group maintains a live condominium sales inventory.

View condominiums for sale

Can overseas buyers purchase Bermuda property?

Qualifying purchasers may be able to acquire eligible Bermuda property, subject to applicable rules, licensing and eligibility requirements. Buyers should confirm their position before pursuing a specific property.

View properties for overseas buyers

Can I buy land in Bermuda?

Land is available for sale, but eligibility, planning, access, utilities and development potential need to be assessed for the individual property.

View current lots and land

Should I rely on parish average prices?

No single parish average can capture the differences between individual properties.

Current comparable properties are more useful once a buyer has identified a specific location, property type and budget.

Start Your Bermuda Property Search With Live Market Evidence

The most useful way to approach the 2027 Bermuda property market is to combine broad market evidence with current property-level information.

Government data shows the scale of Bermuda's residential stock and the significance of the 2027 Valuation List.

2026 market reporting provides evidence of strong demand and constrained inventory.

Property Group's live listings show what buyers can actually compare today.

That combination is more useful than an unsupported prediction that every parish will move by the same percentage.

If you are planning a purchase, start by defining your preferred parishes, property type, budget and eligibility requirements.

Browse Bermuda properties for sale

You can also explore current houses, condominiums and land:

• Bermuda houses for sale
• Bermuda condominiums for sale
• Bermuda lots and land for sale

If you are planning a purchase, contact The Property Group at 441 234 6900 to discuss your requirements and current availability.

Contact The Property Group

The Property Group Ltd.
Nautilus House
82 South Road
Warwick WK08
Bermuda

Phone: 441 234 6900
Email: info@tpg.bm