The Cliff, Cupecoy: Condos for Sale, Prices, Fees and Rentals (November 2026)

1 day ago

5 min read

Sandstone cliffs. Open sea. A gated residence at the western tip of the Dutch side. The Cliff is one of Cupecoy's most complete oceanfront residences, and on 5 November 2026 Andreu Realty has two condos there: one for sale at $985,000 and one under contract at $825,000. This guide covers the building, what its units were listed at, what it costs to own, what it can rent for and what to check before you make an offer.

1. What is for sale (5 November 2026)

8th-floor 2-bedroom ocean view condo, MLS 1118, one level below the top: 2 bedrooms, 2.5 bathrooms, about 1,700 sq ft including a 300 sq ft covered terrace, fully furnished, vacant: $985,000, fee $1,800 a month.
Corner 2-bedroom condo, MLS 11212: 2 bedrooms, 2 bathrooms, about 1,600 sq ft, fully furnished: $825,000, fee $1,700 a month. Under contract, so ask us before you plan around it.

That is about $579 per sq ft for the 8th-floor condo, counting the terrace, and about $516 for the corner unit.

2. The building

The Cliff stands at 7 Rhine Road in Cupecoy, built in 2008 according to our current listings. It is gated and guarded around the clock, with a concierge, CCTV and an underground garage.

The amenities are the draw: an infinity pool, a heated pool and jacuzzi above the sea, an indoor pool, a spa with sauna, a fitness center, tennis and pickleball courts, an on-site restaurant and a beach club with direct access to the sand. On-site management and a rental program are in place.

Inside the 8th-floor unit, floor-to-ceiling glass opens onto the terrace, floors are travertine, and the kitchen is built around a granite island. That listing also shows impact windows, a backup generator, a water cistern and fiber internet. Finishes differ from unit to unit, so judge each one on its own.

3. What earlier units were listed at

Two Cliff condos listed with Andreu Realty are now sold. The prices below are the asking prices shown on our listings.

2-bedroom, 2.5-bathroom oceanfront condo, about 1,754 sq ft, refurbished, Roche Bobois furniture, two balconies: $920,000, fee $1,861 a month.
6th-floor 2-bedroom, 2.5-bathroom condo, about 2,153 sq ft, sea, lagoon and golf course views: $899,000, fee $2,120 a month.

That is about $525 and $418 per sq ft. Today's two listings sit at $516 and $579, so the $985,000 condo is at the top of that range, on a high floor with a direct ocean view. See our recent sales.

4. What it costs to own

Fees on our four Cliff listings run from $1,700 to $2,120 a month. At $1,800, that is $21,600 a year. This is more than a two-bedroom at Sapphire Beach Club, where our listings show $1,010 to $1,100, and Porto Cupecoy two-bedrooms show $435 to $975. Our condo fees guide compares buildings across the island.

Ask exactly what each fee includes. Budget as well for electricity and water if they are not in the fee, contents insurance and the yearly property tax.

5. Renting it out

Short-term rentals are allowed and the building runs its own rental program. The estimates on our listings:

8th-floor condo: about $5,500 a month long term.
Corner condo: about $350 a night in low season at 60% occupancy, and $450 a night in high season at 80%.
6th-floor sold condo: about $4,500 a month.

A worked example on the 8th-floor condo. $5,500 a month is $66,000 a year, or 6.7% of the price before costs. Take off the $21,600 fee and you have $44,400, or 4.5%. Andreu Realty's rental management charges 20%, which leaves about $31,200, or 3.2%, before utilities, insurance and tax. These are estimates, not promises. Real income depends on the unit, the season and how it is run.

For the corner condo, those nightly figures work out to about $6,300 gross in a 30-day low-season month and about $10,800 in a high-season month, before fees and costs.

6. Cupecoy around the building

Cupecoy is where sandstone cliffs drop to the beach, right beside the French border. Mullet Bay Beach and the golf course are next door. Porto Cupecoy, Maho's restaurants and the airport are a few minutes away.

Other choices nearby, all with Andreu Realty today: a 2-bedroom at Sapphire Beach Club at $575,000, a top-floor 2-bedroom at Porto Cupecoy at $790,000 and a 3-bedroom at Cupecoy Beach Club at $1,200,000. Our Cupecoy buildings comparison sets them side by side, and every building is on the condos page.

7. Buying on the Dutch side

Cupecoy is on the Dutch side, where foreign buyers purchase freely. The sale goes through a civil-law notary. The buyer pays the 4% transfer tax, total closing costs are about 5.5%, and closing takes 30 to 60 days depending on financing and the parties involved. There is no capital gains tax on the Dutch side. Buyers abroad can view by video call and sign by power of attorney. The buyer guide walks through each step.

8. What to check before you make an offer

What the monthly fee includes, and the association's budget, accounts and reserve fund.
The house rules on rentals and how the building's rental program works.
The exact floor area, and how much of it is terrace.
The view from that floor, seen in person or by live video.
The rental record of the unit, if it has one.
What furniture is included in the sale.
Which parking space comes with the unit.

Frequently asked questions

Where is The Cliff in Sint Maarten?

At 7 Rhine Road in Cupecoy, on the western tip of the Dutch side beside the French border. Mullet Bay Beach and the golf course are next door, and the airport is a few minutes away.

How much does a condo cost at The Cliff?

On 5 November 2026, Andreu Realty lists an 8th-floor 2-bedroom at $985,000, and a corner 2-bedroom at $825,000 is under contract. Two earlier units were listed at $899,000 and $920,000.

What is the monthly fee at The Cliff?

$1,800 a month for the condo for sale and $1,700 for the unit under contract. Fees on our four Cliff listings ran from $1,700 to $2,120, so ask what each one includes.

Can I rent my condo at The Cliff?

Yes. Short-term rentals are allowed and the building has its own rental program. Our listing estimates long-term income of about $5,500 a month on the 8th-floor condo. Check the current house rules in the association documents before you buy.

Can a foreigner buy at The Cliff?

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 figures and a viewing, in person or by video call. Contact Andreu Realty or call +1 721 550-0150. Prices and availability are dated 5 November 2026 and change, so we confirm them before any viewing.

Source: Andreu Realty listings, read on 5 November 2026.