Sapphire Beach Club and Rainbow Beach Club, Cupecoy: Oceanfront Condos for Sale, Fees and Rentals (October 2026)

Two beach clubs, one road, one sunset. Sapphire Beach Club and Rainbow Beach Club sit about 200 metres apart on Rhine Road in Cupecoy, at the western tip of the Dutch side. Both have their own way down to the sand, both allow short-term rentals, and both are freehold. On 27 October 2026, four condos are for sale with Andreu Realty across the two residences, from $345,000 to $650,000. Here is what each building offers, what each unit costs to own, and what to check before you make an offer.

1. What is for sale (27 October 2026)

Sapphire Beach Club, 9 Rhine Road

• Furnished oceanfront studio, seventh floor, renovated in 2020: $345,000. Fee $426 a month, electricity, water, internet and building insurance included. Rented on Airbnb today.

• Oceanfront 2-bedroom, 2-bathroom, seventh floor, about 947 sq ft plus a 183 sq ft balcony: $575,000. Fee $1,010 a month, same inclusions. Delivered vacant.

• Renovated 2-bedroom beachfront, about 1,600 sq ft with two sea-view terraces: $650,000. Fee $1,100 a month. Delivered vacant.

Rainbow Beach Club, 149 Rhine Road

• Furnished 2-bedroom ocean-view condo in the Tower Building, about 1,100 sq ft, built 2007, with a built-in wine cellar: $525,000. Fee $723 a month. Rented today.

For the wider picture, see every condo for sale in Sint Maarten and our Cupecoy neighborhood guide.

2. Sapphire Beach Club: the resort option

Sapphire works like a small resort. The listings describe security around the clock, a reception, a heated pool with a large deck, a beach club with direct access to Cupecoy Beach, a fitness room, a marina, an on-site restaurant and on-site management. Pets are allowed in the units listed.

The detail buyers notice first: for the studio and the 947 sq ft two-bedroom, the monthly fee covers electricity, water, internet and building insurance. On an island where power is a real line in the budget, that makes the cost of owning, and of renting out, easy to plan. For the 1,600 sq ft unit, ask us what its $1,100 fee includes before you compare it.

3. Rainbow Beach Club: the gated garden option

Rainbow is quieter. It is gated and guarded around the clock, with an infinity pool, tropical gardens, a fitness room, an on-site restaurant and a beach club with steps down to the sand. The Tower Building has an elevator and underground parking. The unit for sale faces the pool gardens and the sea, and is sold furnished.

Its fee is $723 a month. Utilities are not listed as included, so budget electricity and water on top.

4. Price per square foot, side by side

A quick check on value, using the asking prices and the sizes in the listings:

• Sapphire 2-bedroom, 947 sq ft: about $607 per sq ft.

• Rainbow 2-bedroom, 1,100 sq ft: about $477 per sq ft.

• Sapphire 2-bedroom, 1,600 sq ft: about $406 per sq ft.

• Cupecoy Beach Club 3-bedroom beachfront, 1,950 sq ft at $1,200,000: about $615 per sq ft.

Price per square foot is a check, not a valuation. Floor, view, renovation, furniture and the rental record move the number. The smaller Sapphire unit is high per foot because it is oceanfront on a high floor, renovated, with utilities in the fee.

5. What it costs to own

Fees first, per year: Sapphire studio $5,112; Sapphire 947 sq ft $12,120; Sapphire 1,600 sq ft $13,200; Rainbow $8,676 plus utilities. Add your own insurance for contents, property tax and upkeep. Our guide to condo fees in Sint Maarten shows how these buildings compare with the rest of the island.

Before an offer, ask for the association's latest accounts and budget, the reserve fund, the house rules on rentals, the minutes of the last meetings and any planned special assessment. We request these for you.

6. Renting it out

Both residences allow short-term rentals. The listing estimates, which are estimates and not promises: the Sapphire studio about $150 to $225 a night; the Sapphire 947 sq ft two-bedroom about $225 to $300 a night; the Sapphire 1,600 sq ft unit $65,000 to $85,000 a year gross; the Rainbow condo about $3,400 a month on a long-term lease.

A simple sum on the Rainbow figure: $3,400 a month is $40,800 a year gross, about 7.8% of the asking price. After a 20% management fee and the $8,676 association fee, about $23,964 is left, about 4.6% of the price, before utilities, insurance, property tax and repairs. Ask for the actual lease and booking history: they count more than any estimate. Our rental yield study covers 64 listings, and our property management team runs rentals for owners at a 20% fee.

7. The other beach options in Cupecoy

If neither building fits, the same stretch of coast has more on 27 October 2026:

• Cupecoy Beach Club beachfront 3-bedroom, about 1,950 sq ft: $1,200,000, fee $1,200 a month.

• Two apartments in one at Cupecoy Beach Club, about 1,600 sq ft: $625,000, fee $933 a month.

• Ocean Blue Residence, new sea-view and lagoon condos, coming soon, from $380,076.

Our Cupecoy condos compared covers Porto Cupecoy, Cupecoy Beach Club, The Cliff, Fourteen and Ocean Blue, and our beachfront condos guide covers the rest of the island.

8. Buying on the Dutch side

Cupecoy is on the Dutch side, where foreign buyers purchase freely. A civil-law notary handles the sale. The buyer pays the 4% transfer tax and budgets about 5.5% in total closing costs: about $31,600 on a $575,000 condo. The deposit, typically 10%, is held by the notary, and closing takes 30 to 60 days from the signed agreement, depending on financing and the parties involved. You can view by video call and sign by power of attorney. The full process is in our buyer's guide.

Questions buyers ask

Where are Sapphire Beach Club and Rainbow Beach Club?

Both are on Rhine Road in Cupecoy, at the western tip of the Dutch side of Sint Maarten, next to the French border. Mullet Bay Beach, Porto Cupecoy, Maho and the airport are a few minutes away by car.

How much does a condo cost at Sapphire Beach Club?

On 27 October 2026, the three Sapphire condos for sale with Andreu Realty ask $345,000 for a furnished studio, $575,000 for an oceanfront 2-bedroom and $650,000 for a renovated 1,600 sq ft 2-bedroom.

What is the condo fee at Rainbow Beach Club?

The 2-bedroom for sale has a fee of $723 a month. At Sapphire, the studio pays $426 and the 947 sq ft 2-bedroom $1,010, both with electricity, water, internet and building insurance included.

Can I rent my condo short term?

Yes. Both residences allow short-term rentals. Check the current house rules in the association documents before you buy.

Can a foreigner buy there?

Yes. On the Dutch side foreign buyers purchase freely. The buyer pays the 4% transfer tax and about 5.5% in total closing costs.

Next step

Ask for the association documents, the rental history and a viewing, in person or by video call. Contact Andreu Realty or call +1 721 550-0150.