The Sint Maarten Buyer & Investor Guide

How to buy

Buying property in Sint Maarten & Saint-Martin

One island, two countries, one guide. From the first viewing to the notary.

Foreigners can buy on both sides of the island, in their own name or through a company. The currency, the paperwork and the costs change at the border. This guide sets out how a purchase works on the Dutch side (Sint Maarten) and the French side (Saint-Martin), what it costs and where to start. Andreu Realty is licensed on both sides.

Who can buy

There are no restrictions on foreign ownership on either side of the island. You can buy in your own name or through a company. Buying a home does not give you residence: the two sides run separate immigration systems, and a permit on one side is not a permit on the other.

Dutch side or French side

Dutch-side property is priced and paid in US dollars, and the Dutch side holds most of the island's condos and its short-term rental market: Simpson Bay, Maho, Cupecoy, Pelican Key, Indigo Bay and Dawn Beach. French-side property is priced in euros and is known for the private estates of Terres Basses, the beach at Orient Bay and the village of Grand Case. Oyster Pond straddles both.

Buying on the Dutch side

You agree the price through your broker and sign a purchase agreement. A deposit, usually 10%, goes into the escrow account of a civil-law notary. The notary checks the title, prepares the deed and registers the transfer. Closing takes 30 to 60 days, depending on financing and the parties involved. The notary is neutral: they act for the transaction, not for the buyer or the seller.

Buying on the French side

Once the offer is accepted, both parties sign a preliminary contract, the compromis de vente, and the buyer pays a deposit, commonly 5% to 10%, held by the notaire. Conditions such as financing are written into the compromis and protect the deposit if they are not met within its terms. The sale completes by deed before the notaire.

Closing costs

Dutch side: a 4% transfer tax plus notary and registration fees, paid by the buyer, about 5.5% of the price in total. French side: the Collectivité's tax office lists a registration duty of 8% on property sales, with the notaire's fees on top. Ask the notary for a written estimate before you sign.

Financing

Most international buyers pay cash, and many who borrow do it at home against an asset they already own. Several Dutch-side banks say they lend to non-residents, commonly in dollars. French banks lend on the French side, in euros. Plan for a larger down payment than at home.

Taxes while you own

Neither side is tax-free. On the Dutch side, private individuals pay no capital gains tax, but rental income is taxable and an annual land tax applies. On the French side, owners pay the taxe foncière, and capital gains on resale can be taxed, with allowances that grow with the holding period. Your home country may tax you too: confirm your position with the notary and a tax adviser.

Renting it out

Short-term rentals are the island's main income market, concentrated on the Dutch side. Owners who live abroad usually hand the property to a management company. Andreu Realty manages rental properties for owners on the island.

Where to start

Read the island guide for the 13 neighborhoods, then browse villas, condos or every property for sale. Tell us how you plan to use the property and we will shortlist the buildings that fit.

Questions, answered.

Can foreigners buy property in Sint Maarten?

Yes. There are no restrictions on foreign ownership on either the Dutch or the French side. You can buy in your own name or through a company.

Which currency is used?

US dollars on the Dutch side (Sint Maarten) and euros on the French side (Saint-Martin).

How much is the deposit?

Usually 10% on the Dutch side, held in the notary's escrow account, and commonly 5% to 10% on the French side, paid when the compromis de vente is signed and held by the notaire.

What are the closing costs?

On the Dutch side, a 4% transfer tax plus notary and registration fees, about 5.5% of the price in total. On the French side, a registration duty of 8% listed by the Collectivité's tax office, plus the notaire's fees.

Does buying property give me residence?

No. Each side has its own immigration system, and owning a home does not give you a residence permit on either side.

How long does it take to close?

Usually 30 to 60 days from the signed agreement, depending on financing and the parties involved.

Where to go next

Island guide: 13 neighborhoods · Villas for sale · Condos for sale · Every property for sale · Buyer FAQ