Rental Yields in St Maarten / St Martin: What 64 Listings Estimate (October 2026)

3 days ago

5 min read

What does a rental property in St Maarten / St Martin actually earn? Brochures quote a number. We prefer to show our working. Every listing on our site carries Andreu Realty's estimate of a year's rental income. On 17 October 2026, 64 listings for sale or under contract carry one. We set each estimate against its asking price. Here is what came out.

These are estimates of gross income, not a promise. They are a starting point for your own numbers, and the costs that follow are where returns are won or lost. For the full investor picture, read our investor's guide.

The short answer

Median estimated gross yield, all 64 listings: 9.6% a year.
Condos and penthouses (40 listings): median 8.8%.
Villas and houses (17): median 10.5%.
Apartment buildings and multi-unit homes (4): median 12.0%.
After our 20% management fee and the association fee, the 29 condos with a published fee have a median of 5.9%, before insurance, utilities and taxes.

How we worked out these numbers

For each listing we took the middle of the rental-income range shown on the listing and divided it by the asking price on 17 October 2026. That is the gross yield. For the "after fees" figure we took off 20% for management (the Andreu Realty property management fee) and twelve months of the association fee shown on the listing.

What is not in either figure: insurance, electricity and water, cleaning and linen, booking-platform commissions, repairs and reserves, and taxes. Those come next, and they matter.

Yield by property type

Condos and penthouses: 40 listings, median 8.8%, from 5.4% to 14.4%.
Villas and houses: 17 listings, median 10.5%, from 7.1% to 12.6%.
Apartment buildings and multi-unit homes: 4 listings, median 12.0%, from 8.4% to 16.2%. See income properties for sale.
Commercial units: 2 listings at Belair Plaza, Cay Hill, about 7.3%.
One boat slip at Porto Cupecoy: about 9.7%.

Villas earn more per dollar than condos on our estimates because they rent by the house, at weekly rates, and carry no association fee. They also carry every cost themselves: pool, garden, roof, insurance.

Yield by price

Under $500,000: 15 listings, median 9.6%.
$500,000 to $1 million: 23 listings, median 8.4%.
$1 million to $2 million: 17 listings, median 9.8%.
$2 million and up: 9 listings, median 9.8%.

The middle band is lowest. It is full of two-bedroom marina and ocean-view condos, where the view is in the price and the fee is in the running costs.

Yield by area

Small samples, so read these as a guide, not a ranking.

Cupecoy: 24 listings, median 9.7%.
Simpson Bay: 6 listings, median 9.7%.
Maho: 5 listings, median 10.7%.
Pelican Key: 5 listings, median 9.4%.
Cay Hill: 4 listings, median 7.0% (two commercial units and new-build condos).
Point Blanche: 3 listings, median 8.7%.
Indigo Bay: 2 villas, median 11.6%. Guana Bay: 2 listings, median 11.1%.

The highest estimated yields on the market now

Asking price, our rental estimate and the gross yield on 17 October 2026.

9-unit apartment complex, Beacon Hill: $1,450,000; $205,000 to $265,000 a year; 16.2%.
1-bedroom investment condo, The Emerald, Maho: $310,000; about $44,600 a year; 14.4% gross, 10.1% after management and fees.
Beachfront 3-apartment building, Simpson Bay: $1,300,000; $155,000 to $200,000; 13.7%.
5-bedroom duplex condo, Guana Bay: $460,000; $55,000 to $70,000; 13.6%.
Modern 3-bedroom condo, Cupecoy: $750,000; $85,000 to $110,000; 13.0% gross, 8.8% after.
Aqua Villa, 4 bedrooms with boat slip, Cupecoy: $1,950,000; $215,000 to $275,000; 12.6%.
Oceanfront villa with two apartments, Point Blanche: $1,080,000; $115,000 to $150,000; 12.3%.
La Maddalena townhouses, Cupecoy: from $625,000; $65,000 to $85,000; 12.0%.
3-bedroom ocean-view condo, Porto Cupecoy: $895,000; $95,000 to $120,000; 12.0% gross, 8.7% after.
Princess Heights 1-bedroom, Oyster Pond: $299,000; $31,000 to $40,000; 11.9% gross, 6.9% after.

Condo fees decide the condo return

On the 29 condos with a published fee, the association fee takes a median 12% of the estimated rent, and up to a third. A marina condo with its own boat slip asks $1,290,000 and estimates 5.4% gross; after management and fees it is 3.4%. A $310,000 one-bedroom in Maho nets three times that. Pick the building for its fee and its reserve fund, not only for its view. Our condo fees guide goes building by building.

Gross is not net: the costs still to come

Insurance. Windstorm cover, and its deductible, which is often a percentage of the insured value.
Electricity. GEBE's base rate plus fuel clause came to XCG 0.70 per kWh for May 2026, about US$0.39 (St. Maarten News). Air conditioning drives the bill.
Running a rental. Cleaning, linen, guest supplies and booking-platform commissions.
Repairs and reserves. Salt air is hard on pumps, roofs and shutters.
Taxes. Rental income is taxable on both sides. On the Dutch side, businesses charge a 5% turnover tax (Grant Thornton). Our property tax guide explains both sides.
Buying costs. About 5.5% of the price on the Dutch side; an 8% registration duty plus the notaire's fees on the French side. They come out of your first-year return.

How to test a listing's estimate

Ask for twelve months of booking history and owner statements.
Ask for the association budget, the reserve fund and any special assessment voted or planned.
Check the building's rules on short-term rentals before you count on nightly rates.
Compare the unit with what already rents in the same building.

Questions investors ask

What rental yield can I expect in St Maarten?

On 17 October 2026, the median estimated gross yield across the 64 Andreu Realty listings with a rental estimate is 9.6%. For condos with a published fee, the median after 20% management and the association fee is 5.9%, before insurance, utilities and taxes.

Is Sint Maarten a good investment for rental income?

It can be, if the unit rents and its costs are low. Demand is there: the Department of Statistics counted 566,722 air arrivals in the first half of 2026. The return depends on the building's fee, its rental rules and how the home is run.

Which property type has the highest yield?

On our listings, apartment buildings and multi-unit homes: median 12.0% gross across four listings. Villas and houses follow at 10.5%, condos at 8.8%.

Which area has the highest rental yield?

Samples are small. Maho has a median of 10.7% across five listings, Cupecoy and Simpson Bay 9.7%. The building and the unit matter more than the area.

What does property management cost?

Andreu Realty charges 20% of rental income, with the first month free and no upfront costs. See property management.

Next step

Tell us your budget and the return you need. We will show you the listings that fit, with the documents to check the numbers. Set a property alert or talk to us. See every property for sale.

Sources: Andreu Realty listings, 17 October 2026 (asking prices, association fees and the rental-income estimate on each listing; estimates are not a guarantee of income); Andreu Realty property management terms; St. Maarten News, rising energy costs, June 2026 (GEBE rates); Grant Thornton, Sint Maarten indirect tax guide; Department of Statistics Sint Maarten (STAT), air arrivals, first half of 2026.