The Insider's Guide to Buying Property in St Barts

Welcome to the 7th Heaven Properties guide to buying property in St Barts, your essential companion for navigating the enchanting appeal of one of the most desirable destinations in the region.

The very definition of elegant luxury living in the Caribbean, St Barts has one of the most exclusive property markets in the region.

Discover the charm of this chic French Caribbean island, find out why property buyers are investing in real estate in St Barts and delve into the real estate market with a showcase of property listings and blog posts highlighting the island’s unique qualities and advantages.

From the ins and outs of buying property in St Barts to an essential overview of relevant taxes, this is your ultimate go-to resource.

Aerial view of St Barts St Jean Beach, St Barts

Overview - The St Barts Real Estate Market

The Alluring Island of St Barts: A Sanctuary of Opulence and Serenity

Nestled within the radiant waters of the Caribbean, St Barts emerges as a jewel of unparalleled allure. This petite volcanic island, spanning just eight square miles, effortlessly transcends its size by exuding an air of sophistication and magnificence. St Barts captivates the hearts of elite travelers and luxury property connoisseurs, beckoning them to indulge in its lavish embrace.

Painting With Nature’s Palette: The Vibrant Beauty of St Barts

St Barts is a masterpiece crafted by nature’s most exquisite brushstrokes. The island boasts 22 immaculate beaches with fine, white sand, and mesmerizing cerulean waters that glisten like a sea of sapphires. Its coastal allure is perfectly complemented by the lush, verdant hillsides teeming with life. Cacti, wildflowers, palms, and fragrant frangipani intermingle, creating a rich, tropical tapestry that unfolds against the brilliant blue sea.

Real Estate That Rises Above: Distinctive Properties in an Idyllic Setting

The real estate market in St Barts is a rarefied atmosphere where discerning buyers find themselves immersed in the upper echelons of luxury. This ultra-exclusive market caters to those with a taste for elegance and sophistication, offering properties that range from lavish beachfront villas to hillside retreats with panoramic views. Here, stunning contemporary homes and classic French Caribbean villas blend seamlessly with the island’s natural beauty to create a harmonious and serene ambiance.

A Tapestry of Chic Lifestyle: Sophistication Meets Island Charm

The culture of St Barts presents a delightful fusion of French sophistication and Caribbean warmth. Home to around 10,000 residents, fondly referred to as Barthélémois, the island exudes an inviting atmosphere that envelops visitors like a captivating, fragrant breeze. This enchanting blend of elegance and exuberance permeates the island’s art, cuisine, and music, creating a harmonious symphony where the island’s vibrant rhythms intertwine gracefully with the refined nuances of French flair.

Discovering the Allure of St Barts: Key Attractions and Timeless Beauty

From bustling Gustavia, where yachts jostle for position in the harbor against a backdrop of terracotta-roofed buildings, to the tranquil seclusion of Colombier Beach, accessible only by boat or a scenic hike, St Barts has a wealth of attractions that entice visitors to explore. The island’s Eden Rock, perched on a rocky promontory, is a legendary hotel and a testament to the island’s enduring glamour. As one meanders through the picturesque streets of St Barts, the allure of the island is palpable.

Prime Locations for Discerning Buyers: Exclusive Neighborhoods and Coveted Addresses

St Barts offers an array of stunning locations for property buyers to choose from. Chic Gustavia, with its vibrant harbor and luxury boutiques, is a magnet for those seeking a base by the waterfront. Meanwhile, the prestigious neighborhood of Gouverneur, with its sweeping views and private, secluded villas, is a haven for those craving an exclusive retreat. The picturesque village of St Jean, nestled between rolling hills and turquoise waters, is another sought-after locale, providing the perfect balance between island charm and modern convenience.

A World of Unparalleled Luxury: St Barts, the Ultimate Caribbean Dream

In a corner of the Caribbean where time seems to slow down, St Barts emerges as a radiant beacon of luxury and elegance. This island paradise, renowned for its breathtaking beauty, exceptional real estate offerings, and sophisticated lifestyle, has become the quintessence of refined island living. It is a destination where the pursuit of excellence defines a way of life and where visions of owning a slice of paradise become tangible.

St Barts entices those with an appreciation for life’s finer things, providing a sanctuary of sophistication, grace, and serenity. A testament to its magnetic appeal, the island has evolved into a blissful sanctuary for celebrities, entrepreneurs, and connoisseurs of truly remarkable living experiences.

Ultimately, St Barts is more than just a stunning Caribbean destination; it stands as a symbol of luxury and the perfect balance between nature’s splendor and human artistry. For the privileged few who call it home, St Barts embodies the pinnacle of Caribbean dreams – an island haven where the world’s most coveted homes and a vibrant, cosmopolitan culture merge to fashion an unforgettable experience.

“For the privileged few who call it home, St Barts embodies the pinnacle of Caribbean dreams – an island haven where the world’s most coveted homes and a vibrant, cosmopolitan culture merge to fashion an unforgettable experience”

Why Invest?

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One of the world’s most sought after destinations.

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Strong, highly desirable real estate market.

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No restrictions on foreign nationals purchasing property.

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No annual real estate tax.

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Very high rental income generating potential due to the prestigious nature of the island’s luxury tourism sector.

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Dramatic natural beauty and outstanding beaches considered among the best in the world.

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Wide range of entertainment options from glamorous boutiques to gourmet restaurants.

Buying Process, Fees & Taxes

Can foreigners buy property in St Barts?

Yes, foreigners can buy property in St Barts and the island welcomes investment from overseas buyers. There are no restrictions on foreign buyers acquiring real estate in St Barts and a buyer does not need to be a resident of St Barts or France.

Buying process

Buying property in St Barts is a relatively simple process, which typically involves the following steps:

  1. Begin your property search.
  2. Find your perfect property and submit an offer which will typically include the proposed purchase price and any conditions you may have.
  3. Once you have made an offer on a property in St Barts and that offer has been accepted by the seller, a notary (notaire) will be instructed to draft a Purchase and Sales Agreement which includes comprehensive terms such as the agreed date of closing. A notaire is a lawyer specializing in real estate with the power to clear title and register the deed.
  4. Once the Purchase and Sales Agreement has been signed by both buyer and seller, the buyer will need to pay a deposit of at least 10% into an escrow account held by the notaire.
  5. Sales are normally closed within 60 to 90 days, by which time the buyer will pay the balance as well as all required taxes and fees and a Deed of Sale will be officially registered.
Fees & taxes

Notary Fees

Buyers are responsible for paying notary fees.

Transfer Tax

Buyers are also responsible for paying a one-time transfer tax of approximately 5% depending on the purchase price.

Property Tax

There is no annual property tax in St Barts.

Best Places to Buy

Colombier & Flamands

Colombier and Flamands are both located on the north-western tip of St Barts, on the Leeward (Sous le Vent) side of the island. Quiet Colombier beach, also referred to as Rockefeller’s beach, is renowned as one of the very best beaches on the island and villas overlooking it are among the St Barts real estate market’s most sought-after properties. Nearby Flamands Beach is also extremely highly regarded for its powder-soft white sand and seclusion.

Gustavia & Corossol

Slightly further south on the western coast of St Barts, there are also some beautiful homes for sale in and around the charming village of Corossol and the capital Gustavia. While Corossol offers a quiet escape, Gustavia is home to world-class restaurants, cafes and boutiques. Both locations offer beautiful views of St Barts’ coastline and the turquoise sea.

St Jean Bay, Lorient, Pointe Milou, Saline

Located on the northern coast of St Barts, St Jean Bay and Lorient are some of the key locations of interest to buyers considering investing in St Barts luxury real estate. St Jean Bay (Baie de St Jean) is home to some of St Barts’ most prestigious hotels, such as Eden Rock St Barths. The calm, reef-protected Lorient Beach is one of the most popular beaches on the island. Nearby Pointe Milou, Grande Saline and Petite Saline also offer well-known beaches and beautiful homes for sale.

Toiny, Grand Cul-de-Sac, Petit Cul-de-Sac & Vitet

Located on the eastern coast of St Barts, Toiny, Grand Cul-de-Sac, Petit Cul-de-Sac and Vitet are also of interest to those considering buying a home in St Barts. There are some magnificent luxury properties for sale nestled into the hills offering spectacular views of the sea and the various beaches below.

Residency & Citizenship

How long can a foreign citizen stay in St Barts?

While St Barts is an overseas collectivity (collectivité d’outre-mer – COM) of France, it is not part of the Schengen Zone and St Barts has its own visa policy. Citizens of the EU and the EEA are permitted to remain in St Barts for an unlimited period without a visa. Citizens of the USA, Canada and many countries in the Caribbean and Latin America are permitted to remain on the island for a holiday for up to 3 months without a visa.

How do you become a resident of St Barts?

Individuals who would like to stay longer in St Barts should apply for a long-stay visa at a French consulate in their country of residence. Applicants must be able to demonstrate that they have sufficient funds to support themselves during their stay in St Barts or, in the case of retirees and pensioners, provide proof of income from a pension or retirement plan. Applicants will be required to attend an interview in person and decisions are typically made within 30 days.

Individuals who have lawfully resided in St Barts for 5 years can apply for French permanent residence permit (carte de resident) which is valid for 10 years and can be renewed.

How do you become a citizen of St Barts?

Individuals who have resided lawfully in St Barts for 5 years and who can demonstrate a good knowledge of the French language and culture can apply for French citizenship by naturalization.

Mortgages in St Barts

Looking for financing to fund the purchase of property in St Barts?

Contrary to popular misconception, it is possible for foreign nationals looking to invest in St Barts real estate to apply for a mortgage.

Our partner – a very well respected international financial organization – offers mortgages for qualifying non-residents buying, building or improving a second home in St Barts.

For more information, see our page on: Caribbean mortgages.

How to get a mortgage in the Caribbean

How to Get There

Due to the size of the Gustaf III Airport there are no direct international flights to St Barts from the USA, Canada or Europe.

Take a flight to Antigua, Guadeloupe, St Maarten or San Juan and take a connecting flight or alternatively transfer to St Barts by boat.

  • St Maarten to St Barts 10m
  • Antigua to St Barts 35m
  • Guadeloupe to St Barts 45m
  • San Juan to St Barts 1h 15m

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Local weather

24° Precipitacion0.11%
Sat 23° | 26°
Sun 23° | 27°
Mon 24° | 27°
Tue 24° | 27°
Wed 24° | 27°
Thu 23° | 26°
Fri 23° | 26°

Local time

7:44PM Monday 26th Feb 2024 (AST)
Sat 23° | 26°
Sun 23° | 27°
Mon 24° | 27°
Tue 24° | 27°
Wed 24° | 27°
Thu 23° | 26°
Fri 23° | 26°

Fast facts

  • Population 9131
  • Capital Gustavia
  • Language French
  • Currency Euro
  • Time zone GMT-4 | ET