Perched along Bermuda’s South Shore, The Southampton Residences Special Development Order (SDO) represents the next chapter in the island’s most storied coastal destination. The masterplan, introducing a residential component, thoughtfully celebrates Bermuda’s natural beauty, architectural heritage, and spirit of renewal, creating a timeless retreat that blurs the boundaries between land and sea.
The design philosophy for the residences is rooted in a profound sense of place, honouring Bermuda’s natural and cultural heritage. The residences are nestled within terraced landscapes and framed by views of the Atlantic Ocean and Great Sound. Traditional Bermudian elements such as whitewashed roofs, limestone walls, and soft pastel facades are reinterpreted with a contemporary sensibility, resulting in architecture that is refined and distinctly of its setting.
Across the site, distinct residential neighborhoods unfold in harmony with the terrain. Turtle Hill Residences rise along the hillside, Golf Residences align with the fairways of the award-winning Turtle Hill Golf Club, South Road Residences settle into the cliffside, Hilltop Residences trace the course, and Great Sound Lawn offers elevated ocean views. Each enclave is designed to balance privacy, visual connection, and integration with the surrounding landscape.
Beyond its design, the project also represents a significant investment in Bermuda’s long-term prosperity, creating local jobs, supporting small businesses, and strengthening the island’s year-round tourism economy. Environmental stewardship is central to the vision, with 7.5 acres of Protected Conservation Areas dedicated to preserving and enhancing Bermuda’s natural and cultural heritage.
Residential Component Highlights
Turtle Hill Residences
A collection of hillside homes thoughtfully designed to merge with the natural terrain and maximise panoramic ocean views.
Golf
Residences
Homes positioned along the fairways of Turtle Hill Golf Club, blending luxury living with a sense of place.
South Road Residences
Cliffside homes offering privacy and unobstructed views of the Atlantic Ocean.
Hill Top
Residences
Unfolding in two distinct wings, North and South, following the contours of the golf course, providing elevated perspectives and integration with the landscape.
Great Sound
Lawn
A collection of residences set within a steep, terraced slope offering panoramic views and natural elevation.
Overall Economic Impact
Employment Creation
The project will introduce up to 159 tourist accommodation units and up to 91 residential units, generating meaningful year-round employment opportunities for Bermudians.
Business
Driver
Local business will benefit from the steady increase in visitors throughout the year, supporting Bermuda’s economy.
Elevated Destination
The Southampton Residences strengthen Bermuda’s reputation as a premier coastal destination, attracting both seasonal and year-round residents and enhancing the island’s global appeal.
Community & Environmental Benefits
Heritage
Conservation
Protected Conservation Areas totaling 7.5 acres, including the preservation of historic gun emplacements, safeguarding the property’s cultural and environmental heritage.
Railway Trail Connectivity
A restored segment of the historic Bermuda Railway Trail will provide a safe pedestrian and cycling link, connecting the residences to the broader community and promoting active, sustainable mobility.
South Road Improvements
Realignment of South Road to correct camber, improving roadway safety and enhancing community connectivity.
Biodiversity
Enhanced bird habitats and plantings of native and endemic trees and shrubs across the campus to support biodiversity and ecological health.
Infrastructure Upgrades
Modernisation of wastewater treatment plants and surrounding infrastructure to improve water quality and system efficiency.
Frequently Asked Questions
How many residences will be built?
The Special Development Order (SDO) allows for the development of up to 159 tourist accommodation units and up to 91 residential units within buildings of 2 to 4 storeys and associated development such as common areas and recreational facilities. Units will be a mix of 2, 3 and 4 bedrooms.
When will construction of the Residences start?
The Residences project is still in the planning and design phase, and additional approvals and permits are required before construction can begin. No construction activity is anticipated in 2026.
What is the difference between the tourist units and the residential units?
The SDO allows for up to 159 tourism units and up to 91 residential units. Tourism units will be branded under the hotel brand and able to participate in the hotel’s rental program. They will contribute to the hotel’s available room inventory and expand the hotel’s product type by offering 2-, 3- and 4-bedroom units to visitors.
The residential units are zoned as residential and are intended to be used as permanent residences.
Will the residences be built all at once or in phases?
The Residences will not be developed at once but instead will be built in phases. The SDO legislation establishes a specific phasing requirement of the different components of the master plan. The first units to be developed will consist of tourism units and are expected to be developed in phases in accordance with market demand.
Will Bermudians be eligible to buy the residences?
Yes. The Residences will be available for purchase by Bermudians as well as non-Bermudians.
Will the Turtle Hill Golf Course remain an 18-hole course?
The Turtle Hill Golf Course will remain an 18-hole course.
What environmental protections are planned?
The SDO outlines the creation of three Protected Conservation Areas totaling 7.5 acres. Efforts to protect and enhance the property’s cultural, sustainable and environmental heritage include historic gun emplacements, improvements to the Railway Trail within the campus, dedicated conservation areas, enhanced habitats for birds, and extensive planting of native and endemic trees and shrubs.
Where can the plans be viewed?
The plans for the residential project will be available for the public to view once they have been submitted to the Department of Planning. Additionally, for more information and updates on the Southampton Residences SDO, please visit www.southamptonresidences.com
