What Is My Condo Worth in Simpson Bay? How Valuations Work in Sint Maarten

It is the first question every owner asks. The answer is not a wish and not an online estimate. It is the price a buyer will pay this season, measured against everything else that buyer can buy on the island. Here is how we work it out for a condo in Simpson Bay, and how you can check our reasoning.

1. The market your condo competes in (26 October 2026)

A buyer looking at Simpson Bay sees the bay's other condos first. On 26 October 2026 these are the condos for sale with us in and around Simpson Bay:

• Puerto Del Sol furnished studio, lagoon view, about 484 sq ft: $335,000, condo fee $334 a month.

• The Hills Residence 1-bedroom, about 807 sq ft: $350,000, fee $350 a month.

• Simpson Bay Yacht Club 1-bedroom with boat slip, about 550 sq ft: $375,000, fee $350 a month.

• New 3-bedroom at The Hills, about 1,100 sq ft: $695,000, fee $600 a month.

• White Sand 2-bedroom beachfront, Beacon Hill, about 1,399 sq ft: $875,000, fee $400 a month.

• Aqualina 2-bedroom beachfront, about 1,800 sq ft: $1,100,000, fee $1,168 a month.

• Le Papillon 3-bedroom beachfront penthouse, about 3,390 sq ft: $2,200,000, fee $1,500 a month.

Island-wide, the same day, 43 condos and penthouses were for sale with us, from $285,000 to $2,950,000, with a median of $650,000. Your buyer will look at many of them. Most compare Simpson Bay with Maho, Cupecoy and Pelican Key before they book a flight. Our comparison of Simpson Bay, Maho and Pelican Key condos shows what they see. For the area itself, read our Simpson Bay neighborhood guide.

2. Comparables come first

A valuation starts with comparables, and the order matters. First, sales in your own building. Then sales in similar buildings in the bay. Then active listings, which show the competition but not the price anyone has paid. An asking price is an opinion. A closed sale is a fact.

Two 1-bedroom units at The Hills Residence show how this works. Our sold properties page shows them at $299,000 (about 560 sq ft) and $315,000 (about 600 sq ft). A larger 1-bedroom in the same building, about 807 sq ft, is for sale at $350,000. That is a comparable set an owner can read in a minute. The same page shows a 3-bedroom marina condo with boat slip at Simpson Bay Yacht Club, about 1,658 sq ft, at $850,000: the reference for the larger units in that building.

From there we adjust: size, floor and position in the building, view, condition, furnishings, parking, and anything special such as a boat slip.

3. The building matters as much as the unit

Buyers buy the building too. They ask about its age and upkeep, the pool and security, how the association is run, and above all the fees. Among the seven condos above, monthly fees run from $334 to $1,500. A higher fee is not a problem if it buys something: beach access, a concierge, insurance included. A fee with nothing visible behind it is.

They will also ask about the reserve fund, any special assessment voted or planned, and the house rules on short-term rentals. Have the budget, the last minutes and the rules ready. Our guide to condo fees, building by building shows how buyers compare them.

4. View and water

In Simpson Bay, water sets the price band. Beachfront units such as Aqualina and Le Papillon sit at the top. Lagoon and marina views come next, and a deeded boat slip, as at Simpson Bay Yacht Club, adds a reason to buy that few units can match. Garden and road views are priced against all of these.

5. The rental record

Many Simpson Bay buyers buy for income, or to cover their costs between visits. For them, documented income beats any projection. Our listings show a rental estimate: for example $31,000 to $40,000 a year for the Simpson Bay Yacht Club unit, and $95,000 to $120,000 for the Aqualina beachfront condo. Your own booking statements, occupancy and expenses for the last full years are worth more than our estimate. Keep them in one file. Our rental-yield study explains how buyers read them.

6. Price per square foot is a check, not the answer

Among the seven condos above, the asking price runs from about $430 to about $690 per square foot. The lowest per foot is the larger 1-bedroom at The Hills Residence; the highest is the furnished lagoon-view studio at Puerto Del Sol. Small units and water views cost more per foot. So we use price per square foot to test a valuation, never to set one.

7. Condition, furnishings and the first impression

Most buyers see your condo first on a phone, often from the US, Canada or Europe. Clean photos, a floor plan and real measurements do more than a new sofa. Fix what a buyer's inspection will find: leaks, air conditioning, doors and hardware. Say whether the furniture is included. Small repairs done before listing protect the price you defend in negotiation.

8. From value to price

A valuation backed by comparables gives you a range. The listing price is where in that range you start, and that is your decision. Priced too high, a condo sits while newer listings take the buyers. Priced inside the range, it is compared fairly.

Know what you keep. On the Dutch side there is no capital gains tax on the sale. The 4% transfer tax is paid by the buyer, and buyers budget about 5.5% in closing costs, so they compare your price with that in mind. Your side is the brokerage fee, any mortgage release and the pro-rata condo fees. Ask us for a net-proceeds estimate with the valuation. Once a purchase agreement is signed, the buyer's deposit, typically 10%, is held by the notary, and closing takes 30 to 60 days depending on financing and the parties involved. Our owner's guide to selling in Sint Maarten walks through every step, and the seller page explains how we market a property.

The price is one number. What you keep is another. Our guide Selling costs in Sint Maarten: what the owner actually pays shows who pays what at closing, with a worked example.

9. If you live abroad

You do not need to be on the island. We handle showings and negotiations, and you can sign by power of attorney. If the condo is rented, our management team can keep it earning until the sale, for a 20% management fee. Andreu Realty is licensed on both sides of the island.

Questions owners ask

What is my condo in Simpson Bay worth?

It depends on the building, size, floor, view, condition, furnishings and rental record. On 26 October 2026 the condos for sale with us in and around Simpson Bay ran from $335,000 to $2,200,000. We give you a valuation backed by comparables, free and confidential.

Which comparables count most?

Closed sales in your own building, then in similar Simpson Bay buildings, then active listings. Our Sold Properties page shows the sales we have handled.

Does the condo fee lower my price?

Not by itself. Buyers weigh the fee against what it pays for: insurance, utilities, beach access, security, upkeep. They also ask about the reserve fund and any special assessment.

Do I pay capital gains tax when I sell?

Not on the Dutch side: there is no capital gains tax on the sale. The 4% transfer tax is paid by the buyer.

How long does it take to close?

30 to 60 days from the signed purchase agreement, depending on financing and the parties involved. The marketing period before that depends mostly on price, presentation and the file.

More answers on our Sint Maarten real estate FAQ.

Next step

Tell us the building, the unit and what is in it. We come back with the comparables, a range and a net-proceeds estimate: a price you can defend. Request your free, confidential valuation.