Buying a Condo in Sint Maarten (SXM): Prices, Areas, Fees and How It Works

Buying a condo in Sint Maarten is straightforward for a foreign buyer. There are no restrictions on foreign ownership, an independent civil-law notary handles the title and the money, and you can close without being on the island. The real questions are which building, what the monthly fees are, and whether the numbers still work once those fees are counted.

This guide uses the condos we have for sale as of 30 September 2026, so the prices and fees below are from real listings, not estimates. You can see them all on our condos for sale in Sint Maarten page.

What a condo costs in Sint Maarten today

Andreu Realty currently lists 40 condos and penthouses for sale, from $285,000 to $2,950,000. The middle of the market is $650,000: half of our condo listings are priced below that and half above.

• Under $400,000: one-bedrooms and studios in Maho, Simpson Bay, Pelican Key and Oyster Pond. Examples: a poolside one-bedroom in Maho Village at $285,000 and a turnkey one-bedroom at The Hills in Simpson Bay at $350,000.

• $450,000 to $700,000: two-bedrooms in Cupecoy, Maho, Point Blanche and Little Bay, including Blue Marine in Maho at $490,000 and several residences at Cupecoy Beach Club, Sapphire Beach Club and Fourteen at Mullet Bay around $650,000.

• $750,000 to $1,400,000: larger marina and beachfront residences, mostly in Porto Cupecoy, plus The Cliff and White Sand in Beacon Hill.

• Above $2,000,000: penthouses, such as Le Papillon on Simpson Bay beach at $2,200,000 and the four-bedroom penthouse at Aquamarina at $2,950,000.

Where the condos are

Nearly half of our condo listings (19 of 40) are in Cupecoy, priced from $380,000 to $1,399,000. It is where the large residences are: Porto Cupecoy with its marina village, Cupecoy Beach Club, Rainbow and Sapphire Beach Club, The Cliff and Fourteen at Mullet Bay, next to the golf course and the medical university.

Simpson Bay and Maho are the walkable choices, close to the airport, restaurants and nightlife, with entry prices from $285,000 in Maho and $350,000 in Simpson Bay. Pelican Key starts at $340,000 for a new ocean-view studio. Point Blanche and Cay Hill and Little Bay, closer to Philipsburg, offer newer buildings from $380,000 to $725,000.

Comparing buildings in Cupecoy? See Cupecoy condos compared: Porto Cupecoy, Cupecoy Beach Club, The Cliff, Fourteen and Ocean Blue.

Monthly association fees: the number buyers forget

Every condo carries a monthly fee to the owners' association. On our current listings it runs from about $350 a month for a one-bedroom at The Hills or Simpson Bay Yacht Club to $1,700 a month for a two-bedroom at The Cliff. Two-bedrooms in Porto Cupecoy are mostly between $595 and $721 a month. Some buildings bill quarterly.

Ask what the fee covers before you compare two buildings. Building insurance, the reserve fund, security, the pool, the gym and common-area utilities are included in some fees and billed separately in others. A lower price with a high fee can cost more over ten years than the reverse.

How the purchase works

• You make a written offer; once accepted, a purchase agreement is signed and a deposit is paid to the notary.

• An independent civil-law notary verifies the title and registers the deed. The notary acts for both sides.

• Allow about 30 to 60 days from signed agreement to keys.

• You can close remotely by giving the notary a power of attorney.

• Buyer closing costs on the Dutch side usually total about 5.5% of the price, including the 4% transfer tax. Pricing is subject to change.

Some local banks lend to foreign buyers, typically with a 20% to 40% down payment, and many buyers pay cash. Our financing guide for non-residents and the Sint Maarten real estate FAQ cover both in more detail.

Renting your condo when you are away

Short-term rentals are a well-established part of the market on the Dutch side, and condos near the beaches of Simpson Bay, Maho and Cupecoy rent best. Typical estimated gross yields for condos are 6% to 10% a year, depending on the location, the building and how it is managed. Check the building's own rental rules first: a few restrict short stays.

If you want it handled for you, Andreu Realty's property management fee is 20%. Association fees, insurance and utilities vary by building and come on top, so work out the net figure, not the gross.

New build or resale

Several new developments are selling now: Ocean Blue Residence in Cupecoy, Vivid Residences in Point Blanche, Concord Residences in Pelican Key, and Belair Plaza and MountBlu Estate in Cay Hill. A new build gives you a modern layout and staged payments, but the association fee is sometimes still to be set, so ask for the budget. A resale shows you the real fee, the real rental history and the state of the building.

Before you sign: five checks

• The association fee, what it includes, and whether a special assessment is planned.

• The reserve fund and the building's insurance cover, including hurricane cover.

• The rental rules of the building, if you plan to rent.

• Parking, storage and, on the lagoon, whether a boat slip is included or sold separately.

• Recent sales in the same building, which your agent can provide.

Tell us your budget and the area you like, and we will send you the condos that fit, including ones that are not public yet: create a property alert or contact Andreu Realty. Prefer a house? See our villas for sale in Sint Maarten, or read condo or villa: how to choose.