The Best Neighborhoods in Sint Maarten and Saint-Martin, Area by Area

May 6

5 min read

Updated: Nov 2

The best neighborhood in Sint Maarten depends on how you will use the property. Buying to rent short-term points you to Simpson Bay, Maho or Cupecoy. Living here full time often means Cole Bay, Pelican Key or Point Blanche. Privacy and a long hold point to Indigo Bay, Terres Basses or the hills above Oyster Pond. Here is how we describe each area to clients, side by side.

Dutch side: the rental belt

Simpson Bay is the center of the island's day-to-day life. It wraps around the Simpson Bay Lagoon, which the two countries share, with marinas, restaurants and the airport a few minutes away. Property is mostly condos and townhouses, many with lagoon or marina frontage, plus a beach strip on the south side. It suits buyers who want to rent and residents who want everything close. Check: traffic on Airport Road at peak times, and noise under the flight path at the western end.

Maho is the busiest resort pocket on the island: the famous beach at the end of the runway, casinos, bars and resort-style condos. It is built for short-term rentals and suits owners who will hand the unit to a manager. Check: association rules, fees and the state of common areas, which vary a lot between buildings.

Cupecoy sits on the cliffs west of Maho, with sunset views and a cluster of high-rise condos, several with resort amenities. The American University of the Caribbean medical school is nearby, which supports longer-term rentals alongside holiday stays. Porto Cupecoy adds a small marina village. Check: the building's reserve fund and any planned special assessments.

Dutch side: where residents live

Pelican Key is a peninsula south of Simpson Bay with condos and houses, calmer than Maho but close to everything. Popular with full-time residents and part-time owners who still want to rent.

Cole Bay rises from the lagoon into the hills. Houses and small complexes, many with lagoon views, and practical access to shops and schools. It is where a lot of working residents live. Check: road access on the steeper streets.

Point Blanche and Philipsburg face Great Bay, the capital and the cruise port. Point Blanche has hillside condos looking over the harbor. Buyers who work in town like it; short-term rental demand is thinner than in Simpson Bay.

Dutch side: space and views

Indigo Bay is a planned community on the south coast between Philipsburg and Cole Bay, with villas, condos and its own beach. The Setai St. Maarten, announced in December 2025 on the former Vie L'Ven site, is planned there with completion targeted for 2028. Today, villas start around $1.5 million and condos around $900,000.

Dawn Beach and Oyster Pond sit on the east coast, where the trade winds keep things cooler. The JW Marriott opened on Dawn Beach in 2024. Oyster Pond, shared with the French side, has a marina and a quieter, residential feel. It suits buyers who want space and are happy to drive to Simpson Bay.

French side

Terres Basses is a private enclave of large estates on the western tip, near Baie Longue, Baie aux Prunes and Baie Rouge. It is the island's top end. We sold Villa Always there at €3.5 million. Buyers here want privacy, land and a long hold; high-end villa rentals are strong in season.

Baie Nettlé is a strip between the lagoon and the sea near Marigot, with apartments and small residences. A more affordable entry to the French side, with lagoon sunsets and easy access to both sides.

Marigot is the French side's capital: the market, the marina and the waterfront. Apartments above shops and small residences suit buyers who want to walk to everything.

Grand Case is a village of restaurants along a single beach road, busiest on Tuesday nights in high season. Property is limited, mostly small residences and a few villas on the hills behind the village. It suits buyers who will use the home often.

Orient Bay has the island's best-known long beach and its beach clubs, with villas, residences and apartments. Holiday rental demand is strong.

Anse Marcel is a sheltered cove in the north with a marina and resort residences. Quiet, with protected water.

How we would choose

For rental income: Simpson Bay, Maho, Cupecoy on the Dutch side; Orient Bay on the French side.
For full-time living: Cole Bay, Pelican Key, Point Blanche, Baie Nettlé.
For privacy and a long hold: Indigo Bay, Terres Basses, the hills above Oyster Pond and Dawn Beach.

Whichever area you pick, the building or the plot matters more than the postcode. Our island guide has more on each area, and you can filter properties for sale by neighborhood.

On the market now: what our listings cost in each area (2 November 2026)

Asking prices on Andreu Realty's own listings on 2 November 2026; units marked new are pre-sales or coming soon. Several areas have only one or two listings, so read these as examples, not averages.

Cupecoy: condos from $345,000 at Sapphire Beach Club; new La Maddalena townhouses at $657,632
Maho: condos from $285,000 at La Terrasse
Simpson Bay: condos from $335,000 at Puerto Del Sol; a villa at $1,550,000
Pelican Key: from $340,000, a new Concord studio; villas from $1,900,000
Point Blanche: condos from $458,800 at Vivid Residences; an oceanfront villa at $1,080,000
Cay Hill and Little Bay: condos from $380,000 at Belair Plaza to $650,000 at Solea
Indigo Bay: new villas from $3,250,000
French side: a new villa in Grand Case at $920,000 and an estate in Terres Basses at $7,150,000

The full table, with medians and bedroom counts, is in Sint Maarten property prices by area. To compare buildings, read Cupecoy condos compared and Simpson Bay, Maho and Pelican Key condos compared.

Questions we get

What is the best area to buy a rental condo in Sint Maarten? Simpson Bay, Maho and Cupecoy hold most of the Dutch side's short-term rental inventory. Check the building's rental rules and history before the view.

Where do most full-time residents live? Many live in Cole Bay, Pelican Key, Simpson Bay and around Philipsburg, close to work, schools and shops.

Is the French side more expensive? It depends on the area. Terres Basses is the island's top end, while Baie Nettlé and Marigot offer more accessible prices. Closing costs are higher on the French side.

Can I buy on either side as a foreigner? Yes. Each side has its own process and notary. We are licensed on both, so talk to us about the areas on your shortlist.

For current figures, see Sint Maarten property prices by area and new developments for sale in 2026.

Looking at condos in particular? Read Buying a condo in Sint Maarten (SXM): prices, areas, fees and how it works.

Ready to look at what is on the market? Browse our condos for sale in Sint Maarten and villas for sale in Sint Maarten, or see every property for sale.

Explore each area in detail, with homes for sale, prices and a map: Cupecoy, Simpson Bay, Maho, Pelican Key, Indigo Bay, Cole Bay, Cay Hill & Little Bay, Point Blanche, Guana Bay, Oyster Pond & Dawn Beach, Terres Basses, Orient Bay, Grand Case. See them all in our island guide.