Buying a Villa in Sint Maarten (SXM): Prices, Areas and What to Check

A villa in Sint Maarten gives you land, privacy and a pool of your own, and it asks more of you than a condo: you insure it, maintain it and prepare it for hurricane season yourself. Foreign buyers can own freely on the Dutch side, a civil-law notary secures the title, and the purchase can be closed from abroad.

This guide uses the villas we have for sale as of 30 September 2026, so the prices below come from real listings. You can see them all on our villas for sale in Sint Maarten page.

What a villa costs in Sint Maarten today

Andreu Realty currently lists 18 villas and houses for sale, from $495,000 to $7,150,000. The 16 detached villas start at $920,000, and half of them are priced under about $1.9 million.

• Under $1.6 million: three- to five-bedroom villas in Grand Case, Point Blanche, Red Pond, Maho, Simpson Bay and Almond Grove. Examples: a new-build villa in Grand Case at $920,000 and an oceanfront villa with two apartments in Point Blanche at $1,080,000.

• $1.65 million to $2.2 million: waterfront and ocean-view villas in Cupecoy, Pelican Key and Guana Bay, including Aqua Villa in Cupecoy with a boat slip at $1,950,000.

• $2.9 million to $3.75 million: new and designer villas in Point Pirouette and Indigo Bay, and Villa Shiaou, eight bedrooms in Cupecoy, at $3,750,000.

• At the top of the market: Villa Avanti, a private estate in Terres Basses, at $7,150,000.

Where the villas are

On the Dutch side, Cupecoy has waterfront villas on the lagoon from $1,650,000 to $3,750,000. Indigo Bay is where the new designer villas are, from $3,250,000. Pelican Key offers ocean views a few minutes from Simpson Bay, at $1,900,000 to $2,200,000. Guana Bay, Red Pond and Point Blanche face the Atlantic and give you more space for the price.

On the French side, Terres Basses is the island's private estate of large plots, and Grand Case puts you near the restaurants and a calm bay. The purchase there follows French rules: see buying property on the French side of Saint-Martin.

Villa or condo: what changes

A villa has no monthly association fee unless it sits in a gated community, but every cost is yours: insurance, pool and garden care, the cistern, the generator, the roof. Add them up before you compare a villa with a condo at the same price. Our condo or villa comparison goes through it cost by cost, and the condo buying guide covers the alternative.

How the purchase works on the Dutch side

• You make a written offer; once accepted, a purchase agreement is signed and a deposit of about 10% 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 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. Our financing guide for non-residents explains what they ask for.

Renting your villa

Vacation rentals are allowed on the Dutch side and permitted, with registration, on the French side. Each of our listings shows an estimated gross rental income. For example, the four-bedroom villa with pool in Simpson Bay at $1,550,000 carries an estimate of $135,000 to $170,000 a year. These are estimates, not guarantees, and insurance, utilities, maintenance and the 20% management fee come out of the gross figure.

Before you sign: six checks

• Whether the land is freehold or held on a long lease, and the remaining term.

• Hurricane protection: the roof, shutters or impact windows, and what the insurance costs.

• Water and power: cistern capacity, generator, solar.

• The access road, who maintains it, and any gated-community fee.

• Building permits for extensions, apartments and the pool.

• The rental history, if the villa is sold as an investment.

Our checklist of five things to check before buying a luxury villa goes deeper. Tell us your budget and the area you like and we will send you the villas that fit, including ones that are not public yet: create a property alert or contact Andreu Realty.

Working to a budget? See Sint Maarten villas under $2 million.

More questions? Our Sint Maarten real estate FAQ answers the ones buyers and sellers ask most.