Real locations & ARVs (Planning GIS + 2015 Valuation List) · sale history modelled · Zoom in to see every home
Est. value
<$800K
$0.8–1.3M
$1.3–2M
$2–4M
$4M+
Free estimated values on every property in Bermuda — even homes that have never been for sale.
Cahow provides free estimated values for more than 18,000 homes across Bermuda — houses, condos and apartments in every parish. Unlike traditional listings sites, Cahow covers off-market homes too, so you can check what almost any Bermuda property is worth even if it has never been for sale.
Look up the official Annual Rental Value (ARV) for any Bermuda property, straight from the Government's valuation list, and estimate the annual land tax that goes with it. ARVs also determine which homes non-Bermudians are eligible to purchase — Cahow flags eligibility on every property.
Explore home values in Sandys, Southampton, Warwick, Paget, Pembroke, Devonshire, Smith's, Hamilton Parish and St. George's. Search by address, street or traditional Bermudian house name, and see how lot size and location shape each estimate. Also free: the Bermuda land tax calculator and a plain-English guide to what an ARV is.
Search your address, street or house name on Cahow to get a free estimated market value for your Bermuda home in seconds. The Cahow Estimate is built from the Government's official Annual Rental Value (ARV), your parish, and lot size — and it covers every home on the island, including off-market houses that have never been listed for sale. It's a starting point for a conversation with a licensed Bermuda real estate agent, not a formal appraisal.
The Annual Rental Value is the Bermuda Government's estimate of what a property could rent for in a year. Every property on the island is assigned an ARV by the Land Valuation Department, and it's the basis for land tax as well as the threshold that decides which homes non-Bermudians may buy. Cahow lets you look up the official ARV for any address straight from the 2015 Draft Valuation List.
Bermuda land tax is charged on a property's ARV using progressive tax bands — the higher the ARV, the higher the rate on each portion. Homes with multiple valuation units (for example a main house plus an apartment) are taxed per unit, which usually works out cheaper than taxing the combined ARV as one. Use Cahow's ARV Lookup to see any property's ARV, its assessment number, and an illustrative land-tax estimate.
Yes, but only homes above a minimum ARV threshold, and a Government licence is required. The threshold is higher for houses than for condominiums. Cahow flags whether each property is eligible for non-Bermudian buyers right on its page, based on its official ARV.
Yes — holders of a Permanent Resident's Certificate (PRC) can generally purchase a residential property regardless of its ARV, which is broader access than other non-Bermudian buyers get. Licence requirements and policy details change with Government budgets and immigration reform, so confirm the current rules before purchasing. On Cahow, set the buyer filter to "PRC-holder eligible" to browse accordingly, and every home's page notes the PRC position.
Not automatically. Bermuda property rights follow Bermudian status under the Immigration Act — not the passport you carry. A British Overseas Territories Citizen (BOTC) passport on its own does not confer status, so without Bermudian status or a PRC, a BOTC passport holder purchases under the standard non-Bermudian rules: ARV thresholds plus a Government licence. If you believe you may have or qualify for status, confirm with the Department of Immigration — it changes everything about what you can buy.
Each Cahow Estimate starts from the Government ARV, scales it by a per-parish market multiplier, adjusts for lot size, and shows an estimated range rather than a single false-precise number. Estimates are computer-generated from public data and area trends — they are not appraisals or listing prices, and they can't see a renovated kitchen or a new roof. Because the underlying government records date from the 2015 valuation list, homeowners can claim their home to correct outdated details — and every real sale price owners add makes the whole island's estimates sharper. For a home you're serious about, always confirm with a licensed Bermuda appraiser or agent.
Open Cahow's ARV Lookup, search your address, and the property's assessment number (or numbers, for multi-unit homes) appears alongside its ARV and land-tax estimate — the same numbers you need for Government forms and land-tax payments.
By median estimated home value, Southampton and Smith's tend to lead, followed by Paget and Hamilton Parish, with Sandys and St. George's more affordable. See the full ranking and notable streets on Cahow's parish value pages.