Rosewood Bermuda Residences, Tucker's Point

A whole residence, 1 of 8 homes in a new enclave on the Tucker's Point estate: 6 with 3 bedrooms and 2 penthouses with 4 bedrooms. The category that matters in Bermuda is the hotel residence, a home built as part of a hotel development, which is what lets a non-Bermudian buy it under licence. The developer is TP HoldCo Limited, an affiliate of Gencom, which has owned the resort since 2017. Rosewood runs and names the homes under a licence from the developer and does not own them. Ownership carries membership of the Tucker's Point Beach, Golf and Tennis Club. Elsewhere on the estate, Harbour Court and the Golf Villas sell as deeded tenths, not whole homes.

Owner use runs through the year, with one condition that shapes the whole purchase: the 8 residences must sit in the hotel's rental inventory for 6 months of each year. That was stated in the Senate in June 2026 as a term of the tourism relief granted to the resort. The same election sets the government landholding fee. A buyer who joins the hotel rental programme on its minimum terms pays nothing, and a buyer who keeps the home private pays 6.5 per cent of the value. Letting runs through the hotel, subject to availability. A non-Bermudian may hold no more than 2 Bermudian properties.

The annual charge on these homes is not published, and is confirmed for the specific residence before you commit. For scale, the estate's Harbour Court residence club publishes 2026 owner fees of $4,915 a quarter for a 2 bedroom and $5,566 for a 3 bedroom, covering management, utilities, reserves and full club membership. Land tax is billed twice a year on a property's assessed annual rental value, on bands reaching 55 per cent of that value for private dwellings and 8.9 per cent for tourist properties. On purchase, stamp duty runs from 2.1 per cent to 7.35 per cent above $1.5m, with conveyancing on top, and the buyer pays both in a hotel residence deal.

The homes are run by the hotel's own staff rather than by a managing agent at arm's length. There is a dedicated Director of Residences, 24 hour reception and security, porters, owner storage and a standby generator on the property. The list below is what the developer and the operator publish for owners.

2 buildings of 5 storeys stand on the north eastern corner of the estate, 4 homes in each, above Castle Harbour. OBMI drew them and Lillian Wu Studio of New York furnished them. The published 3 bedroom plan is 2,812 sq ft inside, 261 sq m, with 1,009 sq ft of terrace, 94 sq m, for 3,821 sq ft in all. It holds 3 bathrooms and a cloakroom, a 40 ft great room, a lock off suite, a media room and a 12 ft pool. Kitchens carry Wolf induction cooktops, Sub-Zero refrigerators and Cove dishwashers, floors are oak, and there is a private car garage and golf cart parking.

Rosewood Bermuda has 88 rooms and suites on about 240 acres of estate. Gencom bought the resort in 2017 and spent $25m on a first phase in 2018, on rooms, the lobby, the dining rooms, the beach club and the golf clubhouse, with Dawson Design Associates and Alexander Waterworth Interiors doing that work. There are 7 restaurants and bars and a 12,000 sq ft Sense spa. The golf course is 18 holes and par 70, laid out in 1932 by Charles H. Banks and reworked in 2002 by Roger Rulewich. A second phase of $82m adds pickleball courts and new places to eat and drink.

The estate lies in Hamilton Parish above Castle Harbour and Harrington Sound, next to the houses of Tucker's Town. L.F. Wade International Airport is 15 minutes by car, about 2.6 miles, with direct flights from the eastern United States, Toronto and London, and the island is 2 to 3 hours from the Atlantic seaboard. Hire cars do not exist in Bermuda, so owners move by taxi, house transport, mini electric vehicle, scooter or golf cart. The Beach Club, on the island's largest private pink sand beach, opens from March to January.

A non-Bermudian needs a licence to acquire the property. A Bermudian attorney applies for it once the sale and purchase agreement is signed, and approval takes 2 to 6 months. You supply a banker's reference, personal references and evidence that Bermudians had a fair chance to buy. The licence is normally held in your own name, not through a company or a trust. The landholding fee is waived where the residence goes into the hotel rental programme and is 6.5 per cent where it is kept private. A freehold house outside a hotel development is 12.5 per cent and needs an assessed annual rental value of at least $126,000.

Avory deals with Island Realty in Hamilton, the development manager and listing agent for these homes, and with the residence team at the hotel for stays. After you enquire you get the published floor plan, your position on the waiting list, a named Bermudian attorney for the licence, and word of any resale. The honest limit: all 8 homes sold before completion, so entry is by resale or the list, and owner residence stays are subject to availability. Request access.