Azura Bermuda

A whole residence inside a licensed hotel. Bermuda law calls this a hotel residence: a privately owned home standing on the grounds of a licensed hotel, which is why these homes are open to Bermudians, work permit holders and international buyers alike. Each residence carries its own assessment number, so an owner can register a car on the island. Bermuda's separate rules for houses and condominiums, with their annual rental value thresholds, sit outside this category. Whether a particular residence is held freehold or by long lease is confirmed for the specific residence before you commit.

You decide how much of the year you spend here, and you can change it from year to year. The one fixed obligation is the hotel rental programme: at least 1 bedroom, a lock off hotel key, goes into the programme for 183 days of each calendar year, for a minimum of 5 years. There are no seasons and no set dates, so owners build the schedule themselves, and there is no ceiling on giving the hotel more time. When a residence is let, the hotel manages the booking and the proceeds are split equally with the owner. Guest stays in an owner residence are subject to availability. The hotel does not take pets.

Bermuda levies no tax on earnings, no capital gains tax and no inheritance tax on residents. The recurring public charge is land tax, set as a percentage of the annual rental value that the Land Valuation Office assigns to each unit. Azura itself holds tourism relief under a 2024 government order covering land tax, customs duty, hotel occupancy tax and the employer's share of payroll tax. The estate charge for a residence is not published and is confirmed for the specific residence before you commit. On purchase there is stamp duty on the conveyance, customarily split with the seller, the legal fee for preparing it, and the landholding licence fee.

The hotel runs the residences. Reception and concierge are staffed, a general manager and an on site team are in place, and owners order housekeeping, laundry, grocery stocking, in residence treatments, catering and maintenance as they need them. Some of those carry a separate charge. The list below is what Azura publishes for owners.

The site was the Surf Side Beach Club until Clearwater Development bought it in 2016 and rebuilt it as a hotel with residences, putting more than 47,000,000 USD into the property since. It stands on a bluff on the south shore, with a private beach below it reached by 4 terraces, and 4 pools: the saltwater Ocean Pool at beach level, refreshed by the Atlantic and served by a beach bar, the Terrace Pool, the Palm Pool, and the Sky Pool and sauna on the Seascape roof. SURF, the oceanfront restaurant, opened in December 2024. There is an oceanfront gym and studio, and a spa garden pool behind Nautilus House. The hotel side offers 55 rooms and suites.

Azura was built in 3 phases: 15 residences first, 8 more in the Edgewater building, then 6 in Seascape, designed by Jacob Hocking of CTX Design Group and completed in 2023 with 9 foot ceilings, floor to ceiling glass and the rooftop pool. CTX handled the interiors throughout. Next door at 88 South Road, Nautilus Beach Residences added 12 residences, sold out and finished in spring 2024, some with interiors by Lindbergh and Simmons. Nautilus Ocean Residences followed, with 9.5 foot ceilings, and is still under construction, quoted for completion in early 2027 by the sales agent and in summer 2027 on Azura's own FAQ.

90 South Road, Warwick, on the cliffs above the south shore, beside the Blackburn Smith Nature Reserve and the Railway Trail. Hamilton is 10 minutes away. Elbow Beach is 2 minutes, Warwick Long Bay 5 and Horseshoe Bay 7. L.F. Wade International Airport is a 25 minute drive, St George 35 minutes and the Royal Naval Dockyard 25. Flights run under 2 hours from New York, Boston and Philadelphia, under 3 hours from Toronto, Atlanta and Miami, and 7 hours from London Heathrow. Humpbacks pass the bluff on their northward migration in spring.

A non-Bermudian needs a licence from the minister responsible for immigration, applied for through a Bermuda lawyer, and title is normally held in your own name rather than in a company or a trust. Because these are hotel residences, the application carries an election. Put 1 key into the hotel inventory and the landholding charge is 0% of the value. Keep the residence for private use, which includes letting it privately, and the charge is 6.5%. Moving from inventory to private use later means notifying the minister and paying at the private rate. A purchase here can also support an application for the Bermuda residency certificate, open to people who put 2,500,000 USD into the island.

Avory works with Island Realty Bermuda, the sales office at 88 South Road that handles Azura and Nautilus, and with the hotel's owner services team. After you enquire we send current availability, floorplans and asking prices, arrange a viewing, and introduce a Bermuda lawyer for the landholding licence. For stays we book owner residences and hotel suites directly, subject to availability. Avory is not the developer and does not set prices or grant licences. Request access.