Bermuda – Finding Property to Rent

What are the popular rental areas for expats in Bermuda?

Finding accommodation in Bermuda is one of relocation’s biggest challenges. The rental market is extremely tight due to limited land area and restrictions on non-resident property ownership, and rents rank among the world’s highest. Despite this, several parishes have emerged as particularly popular with newcomers, each offering a distinct atmosphere and set of advantages.

Expats primarily settle in central and southern parishes. Paget and Warwick are particularly popular for their proximity to Hamilton, the capital, and the island’s beaches. Paget is an excellent area for families, offering a variety of residential properties from condos to larger family homes, and boasts proximity to major amenities like schools, healthcare, and shopping.

Warwick Parish is one of the most popular choices for families relocating to Bermuda. With excellent schools, safe neighbourhoods, and a strong sense of community, it offers the balance many expat families look for. Warwick offers a unique blend of natural beauty and accessibility, and is known for its stunning landscapes, beaches, and proximity to both Hamilton and other key locations on the island.

Pembroke Parish is a strong option for single professionals and couples who want to live close to the action. With direct access to Hamilton City, it is one of the most convenient locations for those working in Bermuda’s financial and business sectors. Housing here includes modern condos, apartments, and townhouses, and the parish also boasts a vibrant expat community, ensuring newcomers can integrate quickly.

Devonshire Parish offers an excellent balance of location, affordability, and convenience. Its central position means quick access to Hamilton, while the area itself has a quiet, residential atmosphere with plenty of greenery. Compared to western parishes, Devonshire often provides more affordable housing options, including family homes and modern apartments, making it an ideal choice for first-time movers or young professionals seeking a practical base.

Smith’s and Hamilton Parish attract those seeking more tranquillity while remaining accessible. Southampton and Sandys in the west appeal with a relaxed atmosphere and magnificent beaches, though they are farther from the main business centres. Hamilton remains the hub of activity and convenience, but areas like Southampton and St. George’s offer more space and quieter surroundings.

Apartments and modest homes can cost between $2,500 and $5,000 per month (as of 2025), while luxury villas in desirable areas may range from $8,000 to $25,000 monthly. Utilities are not typically included in Bermuda rentals. Tenants are usually responsible for setting up and paying for their own electricity, water, internet, and other utilities, which can be relatively expensive compared to other countries.

What are the main websites for properties to rent in Bermuda?

Bermuda does not operate a centralised Multiple Listing Service (MLS) of the kind common in North America or the centralised portals used in many European countries. Instead, real estate agents share information about listings among themselves, and many properties are listed on individual agency websites. However, several dedicated portals and listing sites do exist.

• PropertySkipper.com — PropertySkipper has a large range of residential properties to rent in Bermuda and describes itself as Bermuda’s number one property portal website, providing an online hub for anyone interested in renting property. The site lists over 200 properties available for rent, all with in-depth property details. Multiple agencies list their inventory here, making it a good starting point for any search.
• BermudaRentals.com (Bermuda Accommodations Inc.) — Since 1991, Bermuda Accommodations Inc. has been helping guests find and rent privately owned villas, cottages and apartments. All units are fully equipped and furnished. While the site focuses partly on shorter-term holiday lets, it is a useful resource for those who need furnished accommodation while conducting a longer-term property search on the ground.
• Coldwell Banker Bermuda Realty — Rental Listings — Bermuda’s largest agency maintains a dedicated rental listings page on its own website, covering a wide range of properties across all price points and parishes. This is one of the most comprehensive single-agency listings pages on the island.
• JBM Realty — JBM Realty’s website carries its own rental listings and feeds inventory into PropertySkipper. JBM Realty’s agents specialise in property sales, rentals, property management, and vacation rentals.
• Expat.com — Bermuda — Expat.com features a Bermuda-specific section with community forums, classifieds, and housing tips shared by residents. It is particularly useful for those wanting peer advice alongside property listings.
• Expat Exchange — Bermuda — Expat Exchange offers a moving guide and community Q&A forum for Bermuda, where members share first-hand rental advice and occasionally post or discuss available properties.

What are the main letting agencies in Bermuda?

Real estate brokers in Bermuda must be licensed by the Bermuda Real Estate Division of the Ministry of Home Affairs. To verify whether a broker is licensed, you can ask for their licence number and check with the ministry. The following are among the most established and active agencies handling long-term rentals for newcomers.

Coldwell Banker Bermuda Realty is a full-service real estate company covering global luxury residential markets, local residential property, commercial real estate, and property management services. Since 1953, Coldwell Banker has been the leading real estate firm in Bermuda and is today the largest on the island, with a team of experienced specialists dedicated to helping clients achieve their real estate goals.

JBM Realty is a boutique real estate agency dedicated to providing exceptional property solutions across Bermuda. With years of experience in the local market, its agents specialise in property sales, rentals, property management, and vacation rentals, and are on hand whether you are looking for the perfect rental or require professional property management services.

All the agencies listed above are registered with the Bermuda Chamber of Commerce’s Real Estate Division. You can view the full directory at bermudachamber.bm. The Bermuda Government also publishes a list of licensed real estate brokers and agents, which can be verified via the official government website at gov.bm.

Are there other ways to find property rentals in Bermuda?

Given how tight the rental market is, many successful tenants in Bermuda find their properties through channels that never appear on any official listing platform. Diversifying your search strategy significantly improves your chances.

Word of mouth and community networks

Good, reasonably priced apartment rentals do exist in Bermuda, but they often never make it as far as newspaper adverts. Experienced residents recommend telling everyone you know that you are looking for a place to rent, and keeping your ear to the ground to find out who is due to move off the island — and asking whether their apartment might be coming up for rent. This is particularly effective in a small island community where professional networks are tight-knit.

Employer and HR departments

Many companies that hire workers from overseas have experience helping staff find accommodation. It is worth asking your employer’s HR department whether they maintain a list of recommended landlords or agencies, or whether any relocation support is offered as part of your package. Many employers in Bermuda include education allowances in expat compensation packages given the high cost of private schooling — and similar relocation support for housing is not uncommon.

Social media groups

Expat-focused social media groups for Bermuda are worth joining to ask about available rentals. Facebook groups such as “Bermuda Expats” and “Bermuda Housing” are used by both landlords and outgoing tenants to advertise properties directly, often before they are formally listed with an agency. You can also search for rental properties on social media sites including Facebook.

Local newspapers and classifieds

You can also look for rental postings in local newspapers and magazines. The Royal Gazette — Bermuda’s main daily newspaper, available at royalgazette.com — publishes property classifieds and is a long-established resource for both landlords and tenants. Some smaller landlords, particularly those renting out annexe apartments attached to their homes, prefer to advertise locally rather than through agents.

The “annexe apartment” market

A common rental setup in Bermuda is a one-bedroom apartment attached to the landlord’s house. In the past, when mortgages in Bermuda were not available for more than a five or ten year period, homeowners built self-contained apartments on the side of their properties to generate rental income. These self-contained units rarely appear on agency listings, so networking and talking to local contacts is often the only way to access them.

Short-term lets as a bridging option

If you are arriving in Bermuda without accommodation already secured, platforms such as Vrbo and Bermuda Accommodations Inc. can provide furnished short-term accommodation while you conduct your longer-term search in person. Both furnished and unfurnished rentals are available in Bermuda, with furnished options being more popular among expats. Searching in person gives you the advantage of viewing properties quickly, which matters in a market where finding rentals in Bermuda can be competitive, especially in popular areas and during peak seasons — the market is relatively small, so it is essential to start your search early and be prepared to act quickly when you find a suitable property.

Frequently asked questions

Can expats rent any property in Bermuda?

Bermuda imposes strict restrictions on foreign property ownership to protect the local market. Only properties designated with an Annual Rental Value (ARV) above a high threshold can be purchased by non-Bermudians, and these are very limited. Renting remains the only realistic option for the vast majority of expats, and work permit holders face no legal barriers to renting — availability remains the primary challenge.

What documents do I need to rent in Bermuda?

When renting an apartment in Bermuda, you will typically need to provide proof of employment or income, a reference from a previous landlord, and a copy of your passport. If you are a non-Bermudian, you may also need to provide a copy of your work permit.

Do I need a lawyer to sign a rental agreement in Bermuda?

While it is not mandatory to have a lawyer when renting an apartment in Bermuda, it can be beneficial, especially for those unfamiliar with local laws. A lawyer can review the lease agreement, ensure that it is fair and legal, and provide advice on your rights and obligations as a tenant. Legal fees can vary, so it is advisable to get a quote before engaging a lawyer.

Are utilities included in Bermuda rental prices?

Utilities are not typically included in Bermuda rentals. Tenants are usually responsible for setting up and paying for their own electricity, water, internet, and other utilities. These services can be relatively expensive compared to other countries, so it is essential to budget accordingly. Ask the landlord for an estimate of monthly utility costs.

What upfront costs should I expect when renting in Bermuda?

A security deposit is typically held by the landlord and returned at the end of the lease, provided there is no damage to the property beyond normal wear and tear. Some landlords may also require the first month’s rent in advance. If you use a real estate agent, you may need to pay an agency fee, typically calculated as a percentage of the annual rent. Other upfront costs can include utility connection fees and moving expenses.

Is it better to rent furnished or unfurnished in Bermuda?

Both furnished and unfurnished rentals are available in Bermuda, with furnished options being more popular among expats. Given the high cost of importing furniture — import duties on goods can be significant — furnished properties are often the more practical and cost-effective choice, especially for shorter-term stays or those arriving without household belongings.

Which parish is best for families with children?

Warwick and Devonshire are popular among families due to their schools, safe neighbourhoods, and balance of green space with suburban amenities. Families often choose these parishes to enjoy community living with easy access to Hamilton.

How do I verify that a letting agent is properly licensed in Bermuda?

Real estate brokers in Bermuda must be licensed by the Bermuda Real Estate Division of the Ministry of Home Affairs. To verify whether a broker is licensed, you can ask for their licence number and check with the ministry. Alternatively, you can look for their credentials on the agency’s website or ask for references from previous clients. The Bermuda Government publishes an updated list of licensed brokers and agents at gov.bm.