Investment Property in St Maarten / St Martin: The 2026 Investor's Guide

Is Sint Maarten a good investment? It can be. It depends on what you buy, which side of the island you buy on, and whether you count every cost before you count the income. This guide is for buyers who want the property to earn: rental condos, villas, apartment buildings and commercial space.

We sell and manage property on both the Dutch and the French side. Here is how we look at an investment purchase, with figures from our own listings on 13 October 2026.

Is Sint Maarten a good investment?

Three things work in the island's favour.

• Demand. The first half of 2026 brought 566,722 air arrivals, according to the Department of Statistics (STAT). Stayover visitors, not cruise passengers, fill rental calendars.

• Choice of system. The Dutch side runs on the US dollar and Dutch civil law. The French side runs on the euro and French property law. Foreigners can buy on both.

• Low friction on the Dutch side. Closing costs commonly total about 5.5%, including a 4% transfer tax. Private individuals pay no capital gains tax there, though companies and professional investors can be treated differently.

Three things work against it: hurricanes, high running costs, and buildings that restrict short stays. A good investment here is one that survives all three.

Five ways to invest in island property

1. Rental condos. The most common entry point. On 13 October 2026 we list 38 condos and penthouses from $285,000 to $2,950,000, with a median asking price of $650,000. Simpson Bay, Maho and Cupecoy concentrate short-term demand: close to the airport, beaches and restaurants. See every condo for sale in Sint Maarten.

2. Villas. Higher price, higher nightly rate, more upkeep. Our 16 villas run from $920,000 to $7,150,000, median $1,925,000. See the villas for sale.

3. Income properties. Apartment buildings and homes with separate units, often let long term. Seven are for sale now, from $495,000 to $3,800,000. Our guide to income properties covers them building by building.

4. Commercial space. Two units at Belair Plaza in Cay Hill are coming to market: retail space at $465,000 and an office at $416,000.

5. Businesses and boat slips. A going business brings income from day one, and a different set of checks. A boat slip at Porto Cupecoy is listed at $180,000. See the businesses for sale.

Income properties on the market now (13 October 2026)

• House with 2 apartments in Saunders: $495,000.

• 3-apartment complex in Almond Grove: $950,000.

• Oceanfront villa with two separate apartments, Point Blanche: $1,080,000.

• Beachfront 3-apartment building in Simpson Bay: $1,300,000.

• 9-unit apartment complex in Beacon Hill: $1,450,000.

• Villa with 2 separate apartments in Guana Bay: $1,990,000.

• Le Diamant Blanc apartment building, Oyster Pond: $3,800,000.

For a smaller ticket, the 1-bedroom investment condo in Maho is listed at $310,000, fully furnished, with a $352 monthly fee. Browse every property for sale.

The costs that decide your return

Gross rent is a vanity number. Count these first.

• Closing costs. About 5.5% on the Dutch side. On the French side, the Collectivité lists a registration duty of 8%, before the notaire's fees.

• Condo fees. On the 26 condos we list with a published monthly fee, $350 to $1,500 a month, median $661. Our condo fees guide goes building by building.

• Insurance. Windstorm cover is essential. The deductible is often a percentage of insured value.

• Utilities and upkeep. Electricity is expensive and salt air is hard on air conditioning, appliances and metal fittings.

• Management. Andreu Realty manages rentals for 20% of rental revenue. See property management.

A unit that grosses less but costs far less to hold often nets more. Our guide to maximizing rental returns shows where owners gain and lose.

Taxes investors should plan for

Neither side is tax-free. On the Dutch side, rental income is taxable, and short-term rentals can carry turnover tax and room tax. On the French side, furnished tourist rentals must be declared to the Collectivité, owners pay an annual taxe foncière, and capital gains on resale can be taxed. Your home country taxes you too. Read our property tax guide, then get written advice from the notary and a tax adviser.

Financing an investment purchase

Most of our international clients pay cash. Banks on the Dutch side, including WIB, RBC and Republic Bank, state that they lend to non-residents; French banks lend on the French side, in euros. Industry sources put typical loan-to-value for international buyers at around 60% to 70%. Many investors borrow at home instead and arrive as cash buyers. Details in our non-resident financing guide.

Dutch side or French side for an investor?

On 13 October 2026, 61 of our 63 listings are on the Dutch side. Lower closing costs, the dollar and a deep short-stay market around Simpson Bay, Maho and Cupecoy make it the usual choice for rental investors. The French side suits buyers who want the euro, French law and villages such as Grand Case and Orient Bay, and who accept higher closing costs. Compare them in Dutch side or French side?.

Residence through investment

On the Dutch side, the Government of Sint Maarten's 2025 requirement list includes an Investor permit: a local bank confirms a business and/or real estate investment of XCG 900,000 in total within 12 months. At the fixed rate of XCG 1.79 to the dollar, that is about $503,000. The rules change; confirm them with the Immigration and Border Protection Service before you rely on them.

Risks to price in

• Hurricanes. The season runs from 1 June to 30 November. Ask how a building fared in 2017 and what was rebuilt. See our hurricane plan for owners.

• Building rules. Some associations restrict short-term rentals. Read the house rules before the offer.

• Title. Some Dutch-side land is on long lease (erfpacht) rather than freehold. The notary confirms which.

• Currency. French-side deeds are in euros; the dollar cost moves with the exchange rate.

Questions investors ask

Is Sint Maarten a good investment?

It can be, for a property that rents and that you hold with every cost counted. Demand is strong: STAT counted 566,722 air arrivals in the first half of 2026. The risks are hurricanes, running costs and building rules on short stays.

What investment properties are for sale in St Maarten?

On 13 October 2026, Andreu Realty lists 63 properties for sale, including 38 condos from $285,000, 16 villas from $920,000, seven income properties from $495,000 to $3,800,000, two commercial units and a boat slip.

How much does it cost to buy an investment property on the Dutch side?

Closing costs commonly total about 5.5% of the price, including the 4% transfer tax paid by the buyer. On a $650,000 condo, that is about $35,750.

Is there capital gains tax in Sint Maarten?

Private individuals pay no capital gains tax on the Dutch side. Companies and professional investors can be treated differently. On the French side, gains on resale can be taxed. Confirm your position with a tax adviser.

Can investing in property give me residence in Sint Maarten?

The 2025 requirement list includes an Investor permit for a business and/or real estate investment of XCG 900,000 (about $503,000) confirmed by a local bank. Check the current rules with the immigration service.

Sources: Department of Statistics Sint Maarten (STAT), air arrivals January to June 2026; Collectivité de Saint-Martin tax office (impots-saint-martin.fr); Guide to Doing Business Dutch Caribbean, property transfer costs; Government of Sint Maarten, Immigration and Border Protection Service, residence permit requirements (2025); Centrale Bank van Curaçao en Sint Maarten (XCG rate); NOAA (hurricane season). Listing figures: Andreu Realty, 13 October 2026. This article is general information, not tax, legal or investment advice.

Want to run the numbers on a specific property? Contact Andreu Realty or read the buyer's guide.