Bermuda · peer dashboard
Bacardi’s $1,068 per advertised square foot is the fixed Astra benchmark. Compare each rival’s asking-price ratio, then stress duty, licence fees and the workbook cap-rate economics with the live controls below. Asking prices and advertised areas are not verified closed-sale evidence.
Applied to each property’s progressive statutory duty. Astra uses a 50% buyer share; this does not change the legal duty bands.
A uniform acquisition scenario for comparison. Astra’s house rate is 12.5%; each row also retains its statutory category reference.
Net income after 10% vacancy, 8% management and the fixed High Model 6 expense baseline of $125,000, divided by ask.
Locked to Astra High Model 6. The $657,041 total is Astra’s five-year figure after 2.5% annual cost inflation. The expense basis does not move with the sliders and is held constant across rivals for comparability.
++26.0% vs Bacardi · $8.75M ask · 6,500 advertised sq ft
Astra: Bacardi -20.7% versus this rival
Structured field says 6,500 sq ft; narrative says over 5,500 interior sq ft.
++7.7% vs Bacardi · $6.90M ask · 6,000 advertised sq ft
Astra: Bacardi -7.1% versus this rival
The 6,000 sq ft describes the main house; separate pool-house accommodation may be additional.
Astra reference · $5.85M ask · 5,478 advertised sq ft
Advertised total area; measured interior area still needs reconciliation.
-14.3% vs Bacardi · $7.50M ask · 8,200 advertised sq ft
Astra: Bacardi +16.8% versus this rival
Larger, elevated, multi-level home near Tucker’s Town; a value-per-foot control, not a budget equivalent.
-27.1% vs Bacardi · $4.95M ask · 6,357.67 advertised sq ft
Astra: Bacardi +37.2% versus this rival
Listing also describes a 6,000 sq ft residence; at that area Bacardi’s premium is 29.4%.
This primary table contains only Astra’s printed comparison set: Bacardi, Walsingham, Glebe House, Caper Collis and Te Koko. Every ratio uses Astra’s printed ask and advertised-area denominator. They are asking-price comparisons, not verified closed sales. Duty, licence and target-cap controls remain scenarios; the $125,000 expense baseline does not change.
The cottage at $5.85M needs $6,824,713 of cash to enter and would have to appreciate +11.1% a year just to match renting. Shoreby House is the closest of the set, and it is still short of the hurdle. Every peer is run through the formulas in the earlier ten-year Astra workbook; only the public ask and statutory licence category change by property. This is a controlled ValueAtlas comparison, not the latest Astra report’s opinion of each rival.
Personal equity hurdle · Buyer-set return requirement · 2026-09-11.
Astra's base case is +2% nominal; bear is −1%, bull +4%.
Defaults to the measured $15,500 median of printed luxury house rents. Printed range across the record: $8,000 – $30,000. Astra assumed $18,000.
User/model assumption: Buyer-set return requirement, dated 2026-09-11. Compare all Bermuda rates.
Each rival now uses High Model 6’s fixed $125,000 first-year expense baseline, 2.5% annual cost inflation and $657,041 five-year carrying total. Entry and exit mechanics retain the workbook’s 50% buyer/seller duty shares, $50,000 legal allowance, 5.0% commission and 0.5% selling legal cost.
Download authoritative five-year report ↓| Property | Ask at Sep 2026 | Bear · −1% · Sep 2036 | Base · +2% · Sep 2036 | Bull · +4% · Sep 2036 |
|---|---|---|---|---|
| Bacardi on the RocksTarget | $5.85M | $5.29M | $7.13M | $8.66M |
| Walsingham | $4.95M | $4.48M | $6.03M | $7.33M |
| Glebe House | $7.50M | $6.78M | $9.14M | $11.10M |
| Caper Collis | $6.90M | $6.24M | $8.41M | $10.21M |
| Te Koko | $8.75M | $7.91M | $10.67M | $12.95M |
| Shoreby House | $3.25M | $2.94M | $3.96M | $4.81M |
| Inverurie Executive Suites | $5.00M | $4.52M | $6.09M | $7.40M |
The same unmodified Astra paths are compounded from each public asking price over the workbook's own horizon — entry 11 September 2026, exit 11 September 2036, 10 years. No rival has a verified sale price or an Astra appraisal, so “closest” means the smallest arithmetic gap to Bacardi's $7.13M base-case gross exit—not equivalent quality or value.
The avoided-rent figure the Astra 6 assessment used. An assumption, kept for comparability. Every rent on this page is an advertised asking rent from a live listing, dated and sourced in the record below.
The selected $18,000 monthly scenario runs through Astra's own purchase model — rent less 10% vacancy, less 8% management, less the workbook's first-year ownership costs, over the ask. The spread compares that workbook cap rate with the selected +7.0% hurdle.
| Rival | Ask | Scenario rent | Astra cap rate | Vs rate hurdle | Astra net income | Gross ask division | Required appreciation |
|---|---|---|---|---|---|---|---|
| Bacardi on the Rocks | $5.85M | $18,000/mo | +0.7% | -6.3% | $39,092 | +3.7% | +11.1% |
| Walsingham | $4.95M | $18,000/mo | +0.8% | -6.2% | $39,092 | +4.4% | +10.9% |
| Glebe House | $7.50M | $18,000/mo | +0.5% | -6.5% | $39,092 | +2.9% | +11.4% |
| Caper Collis | $6.90M | $18,000/mo | +0.6% | -6.4% | $39,092 | +3.1% | +11.3% |
| Te Koko | $8.75M | $18,000/mo | +0.4% | -6.6% | $39,092 | +2.5% | +11.6% |
| Shoreby House | $3.25M | $18,000/mo | +1.2% | -5.8% | $39,092 | +6.6% | +10.1% |
| Inverurie Executive Suites | $5.00M | $18,000/mo | +0.8% | -6.2% | $39,092 | +4.3% | +8.2% |
| Property | Ask | $/sq ft | Rent basis | Duty | Licence fee | Cash in | Appeal | 5-yr verdict |
|---|---|---|---|---|---|---|---|---|
| Shoreby House Paget · house | $3.25M | $1,192 | none printed | $97,913 | $406,250 12.5% | $3.80M | 72/100 | No buy $-1.51M vs renting |
| Inverurie Executive Suites Paget · commercial | $5.00M | $385 | none printed | $162,225 | $0 0.0% | $5.21M | 75/100 | No buy $-1.73M vs renting |
| Walsingham Smith's · estate | $4.95M | $779 | none printed | $160,388 | $618,750 12.5% | $5.78M | 66/100 | No buy $-2.57M vs renting |
| Bacardi on the Rocks Smith's · estate | $5.85M | $1,068 | $18,000/mo | $193,463 | $731,250 12.5% | $6.82M | 72/100 | No buy $-3.14M vs renting |
Five-year arithmetic
Legal position · Non-Bermudian · residential valuation unit ARV $138,000, above the $126,000 restricted-person floor, so a non-Bermudian may apply for a licence to acquire. 12.5% land-holding charge. Letting the cottage needs Ministerial permission. Buyer appeal · judgement Location8/10 Scarcity6/10 Amenity9/10 Legal ease7/10 Resale liquidity5/10 Smith's Parish, minutes from the beach, 15 to Hamilton, with pool, cottage and furnishings — the turnkey score is the highest in the set. Scarcity is only mid: 0.9 acres, no dock and no direct waterfront. Liquidity is the weak leg. At $5.85M the resale bid is restricted persons who clear the $126,000 ARV floor and will pay a 12.5% charge, which is a very short list. | ||||||||
| Caper Collis Hamilton · estate | $6.90M | $1,150 | none printed | $232,050 | $862,500 12.5% | $8.04M | 0/100 | No buy $-3.79M vs renting |
| Glebe House Hamilton · estate | $7.50M | $915 | none printed | $254,100 | $937,500 12.5% | $8.74M | 0/100 | No buy $-4.17M vs renting |
| Te Koko Warwick · estate | $8.75M | $1,346 | none printed | $300,038 | $1,093,750 12.5% | $10.19M | 0/100 | No buy $-4.95M vs renting |
Tap any row for its five-year arithmetic, its legal position and its appeal scoring. Buyer duty is 50% of the progressive conveyance-duty calculation, exactly as assumed in Astra's workbook. The licence fee is the published land-holding-charge rate for each property's category — 12.5% on a house, 0% on hotel inventory. Astra High Model 6's $125,000 first-year expense baseline is held constant across the comparison because no rival publishes an equivalent cost schedule; it is measured for the cottage and an explicitly controlled assumption for every rival.
Rented, not sold. A restricted person may rent any Bermuda dwelling with no licence, no 12.5% charge, no duty and no land tax liability of their own — which is precisely the alternative the buy/no-buy verdict scores against.
Private dock and tennis court on 1.325 acres, furnished, five bedrooms — a better house than the subject on amenity and scarcity, available for $25,000 a month with no licence, no duty and no land-holding charge. Renting carries no exit-liquidity risk at all, which is why it scores highest on both legal legs.
Sales are private in Bermuda; rents are advertised. Every figure below is an asking rent an agent printed on a live listing, so the rent side of this verdict is measured rather than assumed. Two listings are advertised POA — they are counted in the sample and left out of every average.
Live residential listings tracked
The like-for-like basis for an estate
Floor to branded-residence ceiling
Astra's own workbook reads +0.7% at $18,000/mo
| Listing | Parish | Type | Asking rent | Yield on $5.85M | Source |
|---|---|---|---|---|---|
| Soundwinds Furnished estate with private dock and tennis court — the closest printed like-for-like to the subject cottage. | Warwick | 5 bed house · furnished | $25,000/mo | +5.1% | Listing ↗ |
| St. Regis Residences — 3 bed Branded-residence waterfront condo with hotel service. The highest printed residential asking rent on the island feed. | St. George's | 3 bed condo · furnished | $30,000/mo | +6.2% | Listing ↗ |
| St. Regis Residences — 2 bed Same branded scheme, smaller unit. Shows the service premium sits in the brand, not the square footage. | St. George's | 2 bed condo · furnished | $25,000/mo | +5.1% | Listing ↗ |
| Tropical Retreat Unfurnished four-bed house, advertised available 1 October. Featured listing. | Devonshire | 4 bed house · unfurnished | $15,500/mo | +3.2% | Listing ↗ |
| Dream Home Four-bed Paget house — the parish with the island's highest median household income. | Paget | 4 bed house · unstated | $15,000/mo | +3.1% | Listing ↗ |
| West Lane Furnished four-bed at the far East End. Sets the floor for a whole-house family letting. | St. George's | 4 bed house · furnished | $8,000/mo | +1.6% | Listing ↗ |
| Ariel Advertised POA — price on application. Same parish as the subject, but no figure is printed, so none is assumed. | Smith's | 4 bed house · unstated | POA | — | Listing ↗ |
| Shihato Furnished four-bed advertised POA. Counted in the sample size, excluded from every average. | Pembroke | 4 bed house · furnished | POA | — | Listing ↗ |
At the measured $15,500 luxury-house median, Astra's own workbook formula turns the cottage's $5.85M ask into a +0.2% cap rate, against +0.7% at Astra's $18,000 rent assumption. To reach the +4.5% gross prime reference it would need $21,938 a month — more than the highest residential rent printed anywhere on the island feed ($30,000 at St. Regis Residences). That gap is the bearish price signal, and it is the same evidence that feeds the forecast band on the price history page.
Appeal weighting: location 25%, scarcity 20%, amenity 20%, legal ease 20%, resale liquidity 15%. Those five scores are editorial judgement against stated reasoning, not measurement, and no published index of buyer preference exists to check them against.