While the first step is to contact a Bermuda Property lawyer here is some information to get you started.  This is just an overview and is not intended to be legal advice.  This information is just the tip of the iceberg.  In order to keep it short and to the point we have left out Acquistion of tourist accommodations/hotel, undeveloped land, inheritance, voluntary conveyance etc.

Licence to Acquire Property:

A non-Bermudian wishing to acquire property in Bermuda must obtain a licence from the Minister responsible for immigration.  Applicants must complete the prescribed form and are required to supply a banker's reference and two personal references from people who have known them for at least three years.  The referees need not be Bermudian, although this is preferable.  Evidence must also be given to show that Bermudians have been given a fair opportunity to acquire the property.  Copies of advertisements appearing in local newspapers are currently satisfactory evidence.  A licence when granted, will contain a number of conditions.

Licence Fee:

The fees for the grant of a licence issued by the Minister responsible for immigration to a non-Bermudian to acquire property in Bermuda are currently:

Acquisition of a House

In order for a freehold house to qualify for purchase by a non-Bermudian (other than one with a Permanent Resident's Certificate), it must have an Annual Rental Value ("A.R.V") at lease equivalent to the minimum established by the Government from time to time.  Currently the minimum A.R.V. is set at $126,000, ensuring that only the higher valued properties are available for non-Bermudian purchase.  (It should be noted that the A.R.V. is established by the Land Valuation Office from time to time and the amount of Land Tax payable is calculated as a percentage of the A.R.V; the A.R.V. is a notional value and does not indicate the amount of rent a property would achieve if let on the open market).

Acquisition of Condominiums

Condominiums are only available for purchase by certain categories of non-Bermudians, being Permanent Resident Certificate holders, holders of residential certificates and individuals with a close Bermuda "nexus" (such as the non-Bermudian parent or child of a Bermudian).  The minimum A.R.V for such persons without a Bermuda "nexus" is $25,800.  There is no minimum for those with a Bermuda "nexus".

Title to Property

Generally, a non-Bermudian who is granted a licence to acquire property will be required, under the terms of that licence, to hold the property in his individual name and will be permitted to hold title through a company or a trust.  This is intended to prevent property from remaining in non-Bermudian ownership indefinitely.  A limited exception exists whereby a property may be held in a trust for a limited time period not exceeding the life of the named beneficiary or surviving beneficiary where there is more than one.  An application for a licence permitting such ownership structure will be considered on a case-by-case basis.


There is no income or profits tax, withholding tax, capital gains tax, capital transfer tax, estate duty or inheritance tax payable by persons ordinarily resident in Bermuda.  As previously mentioned, Land Tax is payable by a property owner and is calculated as a percentage of the A.R.V.  Certain deeds, for example, conveyances of freehold and leasehold property and mortgages, attract ad valorem stamp duty.  Further, ad valorem stamp duty is payable on the Affidavit of Value of the estate of a person who dies owning property in Bermuda, but only upon the value of the Bermuda asset.


To reiterate, this information is not legal advice, and it is highly recommended to seek and hire a Bermuda Lawyer to assist you in acquiring Bermuda Real Estate.  Kim Sheen Properties make no representation as to the accuracy of this information.  This is simply for information purposes only. 

Bermuda’s real estate community is subject to similar AML/ATF (Anti Money Laundering/Anti-Terror Financing) laws, regulations and guidelines that are already in effect in many other jurisdictions.

Real estate brokers are now required to obtain far more information than in the past.

You will be asked to complete forms that are similar in content to those your bank or your lawyer may have already requested. While this may seem to be a duplicated effort, it is now mandatory under Bermuda Law and Kim Sheen Properties promises to make the paperwork as painless as possible and would like to assure all our clients that all information provided, will remain confidential.

he Land Valuation Department inspects properties around Bermuda, taking photos and measurements to establish the annual rental value.


There are always appropriate steps to investing in real estate.  However, there are also inappropriate steps vendors/landlords can walk down when it comes time to put their property on the market.  In my 35 years of being in the business I see the same mistakes over & over when all they had to do was to listen to the voice of an experienced professional.


Outdated Design Features That Need To Go!!

There are some outdated design features that could cause huge problems in your home should you decide to sell or rent it. You may love a particular style, but the majority of buyers & renters might not. You want to grab the attention of the buyer/renter in a positive way. Remember a WOW factor!


14 Reasons to Work With a REALTOR®

REALTORS® aren’t just agents. They’re professional members of the National Association of REALTORS® and subscribe to its strict code of ethics. Kim Sheen is has been a proud member since 1988! This is the REALTOR® difference for home sellers and buyers:

  1. An expert guide. Selling a home usually requires dozens of forms.  A knowledgeable expert will help you prepare the best deal, and avoid delays or costly mistakes. Also, there’s a lot of jargon involved, so you want to work with a professional who can speak the language.
  2. Property marketing power. Property doesn’t sell due to advertising alone. A large share of real estate sales comes as the result of a practitioner’s contacts with previous clients, friends, and family. When a property is marketed by a REALTOR®, you do not have to allow strangers into your home. Your REALTOR® will generally pre-screen and accompany qualified prospects through your property.
  3. Negotiation knowledge. There are many factors up for discussion in a deal. A REALTOR® will look at every angle from your perspective, including crafting a purchase agreement that allows you the flexibility you need to take that next step.
  4. Up-to-date experience. Most people sell only a few homes in a lifetime, usually with quite a few years in between each sale. Even if you’ve done it before, laws and regulations change. REALTORS® handle hundreds of transactions over the course of their career.
  5. Your rock during emotional moments. A home is so much more than four walls and a roof. And for most people, property represents the biggest purchase and sale they’ll ever make. Having a concerned, but objective, third party helps you stay focused on the issues most important to you.
  6. Ethical treatment. Every REALTOR® must adhere to a strict code of ethics, which is based on professionalism and protection of the public. As a REALTOR®’s client, you can expect honest and ethical treatment in all transaction-related matters.  *code of ethics can be found on about me page*
  7. Neighborhood Knowledge.  REALTOR®’s either possess intimate knowledge or they know where to find the industry buzz about your neighborhood. They can identify comparable sales and hand these facts to you, in addition to pointing you in the direction where you can find more data. For example, you may know that a home down the street was on the market for $1,350,000, but a REALTOR® will know it had upgrades and sold at $1,120,000 after 105 days on the market and after twice falling out of contract.
  8. Price Guidance.  Contrary to what some people believe, REALTOR®s do not select prices for sellers or buyers. However, a REALTOR® will help to guide clients to make the right choices for themselves based on what has sold/rented in the past 6-12 months.   It's imperative to know location and condition of property.   Then based on market supply, demand and the conditions, the REALTOR® will advise of the best possible asking price the market will bear.
  9. Market Conditions Information. REALTOR®s can disclose market conditions, which will govern your selling or buying process. Many factors determine how you will proceed. Data such as the average per square foot cost of similar homes, median and average sales prices, average days on market and ratios of list-to-sold prices, among other criteria, will have a huge bearing on what you ultimately decide to do.
  10. Professional Networking. REALTOR®s network with other professionals, many of whom provide services that you will need to buy or sell. Due to legal liability, many REALTOR®s will hesitate to recommend a certain individual or company over another, but they do know which vendors have a reputation for efficiency, competency and competitive pricing.
  11. Negotiation Skills & Confidentiality.  REALTOR®s negotiate well because, unlike most buyers and sellers, they can remove themselves from the emotional aspects of the transaction and because they are skilled. It’s part of their job description. Good REALTOR®s are not messengers, delivering buyer’s offers to sellers and vice versa. They are professionals who are trained to present their client’s case in the best light and agree to hold client information confidential from competing interests.
  12. Answer Questions After Closing.  A REALTOR® will be there way after the closing.  Sometimes during the rush of a transaction some things get over looked.  Not to worry you can contact Kim Sheen and she will be ready to assist.
  13. Develop Relationships for Future Business.  The basis for a REALTOR®s success and continued career in real estate is referrals. Few REALTOR®s wouldn't survive if their livelihood was dependent on consistently drumming up new business. This emphasis gives agents strong incentives to make certain clients are happy and satisfied. It also means that a REALTOR® who stays in the business will be there for you when you need to hire a REALTOR® again.
  14. Professionals who have strong ethical practices.  They care about their job and they are trained that way. With a skillful REALTOR® by your side you can be sure that you’ll be treated professionally, while your best interests will be put first. Your goal will be attained, as you will strategize together.

Bottom line. So, all in all, either because we talk about price guidance, negotiation skills, networking knowledge or handling the huge amounts of paperwork, REALTOR®s are a must in any real estate transaction you intend to close. Having the support you need, the attention you deserve and the information you require will prove to be valuable as the entire transaction will go smoother. Kim Sheen will be there to help you make an informed decision and handle all eventualities.

I look forward to being with you every step of the way! 

Kim Sheen, REALTOR®


“Open Listing” means owner of the property can let as many agents as possible to market his/her property & will pay a commission only to an agent who can find the buyer/renter to the owner. In this case, any agent with the potential buyer/renter can approach owner directly & close the deal, other agents all lose out & get nothing at all.