Gated Communities in Sint Maarten: Where to Buy, What You Get, What It Costs

"Gated community" is one of the first things buyers ask us about, and for good reason. On an island where most owners are away for part of the year, a gate, a guard and a management office are what make a second home easy to own. Here is how gated living works in Sint Maarten, which communities we are selling in right now, and what the prices look like. Inventory and prices are from Andreu Realty listings on 5 October 2026.

Most of what we sell is gated. More than 50 of our 63 active listings sit in a residence with gated access or 24-hour security. That is not a luxury niche here: it is the normal way condos and many villas are built on the Dutch side of the island.

What "gated" means in Sint Maarten

Three kinds of gated living exist on the island, and the fees, the rules and the feel are different in each:

• A gated condominium residence. One building or a few, a barrier at the entrance, a guard post or camera system, a shared pool, and often underground parking and a backup generator. The monthly fee covers security, the pool, landscaping and the building's insurance. Most of our condo listings are this type.

• A gated marina or resort community. A wider estate with its own marina, tennis courts, gym and sometimes a beach club. Porto Cupecoy is the clearest example.

• A gated villa estate. A private road behind a gate with individual villas, each with its own pool. Red Pond Estates and the Infinity Villas at Indigo Bay are the ones we currently list.

Where the gated communities are, with what is for sale today

Cupecoy. The largest concentration of gated residences on the island, next to the golf course and the French border. Porto Cupecoy (marina, tennis, gym, 24/7 gated security, underground parking, hurricane shutters, backup generator): our listings run from $595,000 for a one-bedroom with marina view to $1,399,000 for a single-level penthouse with private pool; boat slips start at $180,000. Cupecoy Beach Club (private beach access, pool, gym, 24-hour security): two-bedrooms at $625,000 to $650,000, a three-bedroom at $1,200,000. Fourteen Mullet Bay: one-bedrooms at $650,000. Ocean Blue Residence: from $380,076 to $1,190,272 for the penthouse. And Villa Shiaou, an eight-bedroom estate behind its own gate, at $3,750,000. See the Cupecoy neighborhood guide.

Maho. Aquamarina (gym, marina, 24/7 security): a villa with private garden at $1,495,000 and a four-bedroom penthouse at $2,950,000. Blue Marine Residence: a two-bedroom at $490,000, with one of the area's largest pools, a hot tub, a fitness center and underground parking. La Terrasse at Royal Islander Club: a poolside one-bedroom at $285,000 with 24/7 security. See Maho.

Simpson Bay and Cole Bay. The Hills Residence (rooftop pool, gym, concierge, 24/7 gated security): a one-bedroom at $350,000 and a new three-bedroom at $695,000. Simpson Bay Yacht Club (pool, tennis, 24/7 gated security, lagoon side): a one-bedroom at $375,000. See Simpson Bay and Cole Bay.

Pelican Key. Concord Residences (gated, 24/7 security, pool deck, gym): a studio at $340,000, a two-bedroom at $650,000 and a penthouse at $1,100,000. See Pelican Key.

Indigo Bay. Infinity Villas by Elie Saab, a gated community with infinity pools and beach access: Frontline four-bedroom villas from $3,250,000 and Highline five-bedroom villas at $3,708,000. See Indigo Bay.

Red Pond, Point Blanche, Oyster Pond, Cay Hill. A four-bedroom villa with saltwater pool in Red Pond Estates at $1,490,000. Vivid Residences in Point Blanche: a two-bedroom at $458,800. Princess Heights in Oyster Pond: a one-bedroom at $299,000. New gated three-bedroom condos in Cay Hill at $725,000, with elevator, generator and 24/7 security.

French side. Lotus, a new gated development in Grand Case: three-bedroom villas with private pool from $920,000.

What it costs beyond the price

• Monthly fees. Every gated residence charges a monthly fee for security, the pool, landscaping and insurance. The amount depends on the amenities; we give you the exact figure for each listing before you visit.

• Closing costs. On the Dutch side, a buyer's closing costs come to about 5.5% of the price (transfer tax and notary) and a purchase typically closes in 30 to 60 days. French-side purchases go through a French notaire with higher fees. Details in our Sint Maarten real estate FAQ.

• Insurance and reserves. Ask for the residence's insurance certificate and the reserve fund balance. A well-run residence has both ready.

Rental income in a gated residence

Gated residences with a pool and security are what short-term guests book and what long-term tenants pay more for. They are also the easiest properties to own from abroad: the gate handles access, the management office handles the building, and a rental manager handles the guests. Andreu Realty's rental management service takes care of marketing, check-ins, cleaning and reporting for a 20% fee, so an owner in Montreal or Paris sees the income without the work.

What to check before you buy

• The fee statement for the last two years and the reserve fund.

• Backup generator, hurricane shutters and the age of the roof: the three things that matter after a storm.

• The rental rules: some residences restrict short-term rentals, others are built for them.

• Who runs the gate: an owners' association or the developer, and what the handover plan is in a new development.

• Parking, elevator and storage, which decide how a condo rents and resells.

Questions we get

Can foreigners buy in a gated community in Sint Maarten? Yes. Foreigners buy freely on both the Dutch and the French side, in gated residences or anywhere else.

What is the least expensive gated condo you have? On 5 October 2026, the poolside one-bedroom at La Terrasse in Maho Village at $285,000 and the one-bedroom at Princess Heights in Oyster Pond at $299,000.

Which gated community has a marina? Porto Cupecoy has its own full-service marina with boat slips for sale; Simpson Bay Yacht Club sits on the lagoon with marina views.

Do gated communities allow short-term rentals? It depends on the residence rules. We check the rules for every listing before you make an offer.

Browse all condos for sale in Sint Maarten and villas for sale in Sint Maarten, read the buyer guide, or contact Andreu Realty and tell us which gated community you have in mind.

Prices and availability as of 5 October 2026 from Andreu Realty listings; they change as properties sell.