Luxury Real Estate in St Maarten / St Martin: Villas and Penthouses for Sale (October 2026)

Luxury on this island is not a word in a brochure. It is a position on the water, a house built for hurricane season and paperwork that holds up. Here is what the top of the market looks like today, home by home.

On 14 October 2026, Andreu Realty lists 14 homes at $1.5 million or more: 12 villas and 2 penthouses, from $1,550,000 to $7,150,000. The median is $2,200,000. Thirteen are on the Dutch side; one is in Terres Basses, on the French side. Every price and detail below comes from our own listings on that date.

What makes a home "luxury" in St Maarten

• Position. Beachfront, a private dock on the lagoon, or an ocean view nobody can build out. The address sets the price more than the finishes.

• Protection. Hurricane-impact windows or shutters, a backup generator, stored or reverse-osmosis water. The Atlantic season runs from June 1 to November 30.

• Privacy and security. A gated road or estate, guards and cameras. Most of the homes below sit in gated communities.

• Outdoor living. Pools, covered terraces, outdoor kitchens. You will live outside more than in.

• Clean paper. Clear title, permits for every addition and, if you plan to rent, the right to rent short-term.

Luxury homes for sale now: $1.5 million and up

From Andreu Realty's listings on 14 October 2026, highest price first.

• Villa Avanti, Terres Basses: $7,150,000. 5 bedrooms, 6 baths, 8,114 sq ft, built 2018. A private estate on the French side with ocean views, a safe room, impact windows and its own reverse-osmosis water.

• Villa Shiaou, Cupecoy: $3,750,000. 8 bedrooms, 7 baths, 13,573 sq ft on the lagoon, with a private dock, pool and backup generator, in a gated community.

• Infinity Villas by Elie Saab, Highline, Indigo Bay: $3,708,000. 5 bedrooms, 6 baths. New (2025), with infinity pool, elevator, concierge and shared beach access.

• Infinity Villas by Elie Saab, Frontline, Indigo Bay: $3,250,000. 4 bedrooms, 5 baths. New (2025), infinity pool, elevator and smart-home system.

• Aquamarina 4-bedroom penthouse, Maho: $2,950,000. 4 bedrooms, 5 baths, rooftop pool, elevator, gated with 24/7 security.

• Villa Lagoon, Point Pirouette: $2,900,000. New 3-bedroom, 4-bath waterfront villa (2025), 3,500 sq ft, private pool and boat slip. Community fee $250 a month.

• Villa Oceane, Pelican Key: $2,200,000. 5 bedrooms, 5 baths, 3,971 sq ft, private pool and a panoramic ocean view.

• Le Papillon beachfront penthouse, Simpson Bay: $2,200,000. 3 bedrooms, 4 baths, 3,390 sq ft, direct beach access, rooftop terrace with jacuzzi and outdoor kitchen. Fees $1,500 a month.

• Villa with two apartments, Guana Bay: $1,990,000. A 3-bedroom villa plus two separate apartments, built 2025, with infinity pool and solar panels, in a gated community.

• Aqua Villa, Cupecoy: $1,950,000. 4 bedrooms, 5 baths, 6,183 sq ft, new (2025), boat slip at the marina, infinity pool, 24/7 security and concierge.

• Villa Del Mar, Pelican Key: $1,900,000. 4 bedrooms, 3 baths, built 2012, ocean view, impact windows and an electric gate.

• New waterfront Aqua Villa, Cupecoy: $1,650,000. 3 bedrooms, 4 baths, new (2025), boat slip, gated marina community with 24/7 security.

• Villa Sophia, Almond Grove: $1,590,000. 5 bedrooms, 6 baths, 5,000 sq ft, private pool, panoramic view, gated estate with 24/7 security.

• Villa with studio, Simpson Bay: $1,550,000. 4 bedrooms, 4 baths, built 2018, infinity pool, lagoon and marina views, room to expand.

See every villa on our villas for sale page, or every condo on the condos for sale page. Our luxury condos guide covers the condos and penthouses from $1 million.

Where the luxury homes are

• Terres Basses. The French side's private estate on the western tip, above Baie Rouge, Plum Bay and Baie Longue. Large plots, an owners' association and strict rules. We sold Villa Always here for €3.5 million. Read our Terres Basses buyer's guide.

• Indigo Bay. A gated Dutch-side community on its own beach, with new villas and The Setai St. Maarten resort planned for 2028. Here is what the Setai means for nearby property.

• Cupecoy and Point Pirouette. Waterfront on Simpson Bay Lagoon. Four of the 14 homes come with a boat slip or private dock: Villa Shiaou, Villa Lagoon and the two Aqua Villas. See all homes with a boat slip.

• Pelican Key. Hillside villas with ocean views, close to Simpson Bay's restaurants: Villa Oceane and Villa Del Mar.

• Simpson Bay and Maho. Beach and lagoon living near the airport and the marinas: Le Papillon, the Aquamarina penthouse and the Simpson Bay villa.

• Guana Bay and Almond Grove. Quieter residential areas away from the busiest beaches.

What your budget buys at the top

• $1.5 million to $2 million: six homes. A 3- to 5-bedroom villa with a pool, mostly in a gated community. In Cupecoy, a new villa with its own boat slip.

• $2 million to $3 million: four homes. Two penthouses (Le Papillon on the beach, Aquamarina with a rooftop pool), Villa Oceane in Pelican Key and the new Villa Lagoon with its own slip.

• $3 million and up: four homes. The two Infinity Villas in Indigo Bay, Villa Shiaou on the lagoon and Villa Avanti in Terres Basses.

Want more choice below $2 million? See Sint Maarten villas under $2 million.

Dutch side or French side at this price

At $2 million, the side of the border changes the closing bill by tens of thousands of dollars.

• Dutch side (Sint Maarten). Prices in US dollars and a civil-law notary. Total closing costs commonly run about 5.5% of the price, including the 4% transfer tax the buyer pays. On a $2,200,000 home, that is about $121,000.

• French side (Saint-Martin). Prices in euros, a French notaire, French civil law. The Collectivité's tax office lists a registration duty of 8% on property sales, with the notaire's fees on top. Ask the notaire for a written estimate before you sign. Our French-side buying guide walks through each step.

Thirteen of today's 14 luxury homes are on the Dutch side. Compare both systems in Dutch side or French side?

What to check before you make an offer

• The construction file. Roof anchoring, impact glass or shutters on every opening, waterproofing, and what was rebuilt after Hurricane Irma in 2017, with permits.

• The insurance quote. Windstorm deductibles are often a percentage of the insured value. Get the quote before you sign.

• The community rules. Association charges, works already voted, and whether short-term rental is allowed.

• The slip, if there is one. Its size, and whether it transfers with the home.

• Rental history, not projections. Ask for two seasons of bookings and gross income.

Our five things to check before buying a luxury villa goes deeper.

Owning a luxury home from abroad

A large home needs someone on the ground: pool and garden care, AC servicing, a hurricane plan and a check after every storm. Andreu Realty's property management team looks after rentals and upkeep for owners, for a fee of 20% of rental revenue. Our hurricane guide for owners sets out the plan.

Questions we get

How much does a luxury home cost in St Maarten?

On 14 October 2026, the 14 homes Andreu Realty lists at $1.5 million or more range from $1,550,000 to $7,150,000. The median is $2,200,000.

Where are the most expensive homes on the island?

Terres Basses, on the French side, has the island's largest private estates; Villa Avanti there is listed at $7,150,000. On the Dutch side, the top of the market is in Indigo Bay, Cupecoy and Pelican Key.

Can foreigners buy a luxury villa in St Maarten or St Martin?

Yes. There is no restriction on foreign buyers on either side of the island. The purchase goes through a notary.

What are the closing costs on a luxury home?

On the Dutch side, about 5.5% of the price, including the 4% transfer tax. On the French side, the registration duty alone is 8%, plus the notaire's fees.

Are there luxury homes with a boat slip?

Yes. On 14 October 2026, four of our listings at $1.5 million or more have a slip or private dock on Simpson Bay Lagoon: Villa Shiaou, Villa Lagoon and two Aqua Villas, from $1,650,000.

Many homes at this level sell quietly. Set up a property alert, call +1 721 550-0150, WhatsApp +590 690 08-2220 or write to contact@andreurealty.com. Andreu Realty is licensed on both sides of the island.