The Insider's Guide to Buying Property in St Maarten / St Martin
Welcome to the 7th Heaven Properties guide to buying property in St Maarten / St Martin, your essential companion for navigating the enchanting appeal of this spart-French, part-Dutch island Caribbean island.
Known for its cosmopolitan society, beautiful beaches and vibrant nightlife, St Maarten / St Martin is a a wonderful place to own a second home and offers a wide range of investment opportunities from condos by the beach to luxurious villas nestled in the hills.
Discover the charm of this diverse island, find out why property buyers are investing in real estate in St Maarten / St Martin and delve into the real estate market with a showcase of property listings and blog posts highlighting the unique charms and advantages of the French and Dutch sides of the island.
From the ins and outs of buying property in St Maarten / St Martin to an essential overview of relevant taxes, this is your ultimate go-to resource.
Overview - The St Maarten / St Martin Real Estate Market
Spanning just 37 square miles, the island of St. Martin holds the unique distinction of being the world’s smallest territory peacefully shared between two nations. The southern part of the island – Sint Maarten – is an autonomous country within the Kingdom of the Netherlands, while the northern part – Saint-Martin – is an overseas collectivity of France.
Having been shared by the French and the Dutch since the signing of a treaty in 1648, the island has extraordinary cultural richness and diversity. Visitors to the island will find a captivating fusion of French, Dutch and Caribbean cultures, with pristine beaches that rival any in the Caribbean, together with a gourmet culinary scene, buzzing nightlife, and island-wide duty-free shopping. This unique fusion of European elegance with Caribbean charm has made this island one of the Caribbean’s top tourism destinations, which welcomed 600,000 stopover visitors in 2024 traveling via the recently upgraded Princess Juliana International Airport.
With a diverse and mature real estate market, St Martin is also well established as a premier Caribbean destination for second home ownership. For property investors and second-home buyers, St Martin offers compelling opportunities in both sides of the island. The market offers significant advantages, including favorable tax structures on the Dutch side, straightforward purchasing processes, and a wide variety of investment options ranging from beachfront condominiums to lavish estates.
The French side side of St Martin, is the setting for some of the Caribbean’s most magnificent luxury homes, particularly in areas such as the Terres Basses (lowlands). Opulent houses and villas are nestled into hillsides and along the beautiful beaches at Baie Rouge and Baie Longue. The renowned Orient Bay area on the northern coast, celebrated for its beautiful beach, is another premier location for luxury property ownership.
Meanwhile, the Dutch side of the island offers exceptional variety and value across all market segments. From contemporary apartments in Simpson Bay and Cupecoy to villas in Indigo Bay and Dawn Beach, the investment landscape caters to diverse preferences and budgets.
Whether you are looking for a vacation home, a full-time home, or an investment, you will understand why property buyers from around the world are captivated by this cultural melting pot’s exceptional blend of tropical splendor and cosmopolitan sophistication.
“With a diverse and mature real estate market, St Martin is also well established as a premier Caribbean destination for second home ownership”
Buying Process, Fees & Taxes
- Can foreigners buy property in St Maarten / St Martin?
Yes, foreigners can buy property in St Maarten / St Martin and the island welcomes investment from overseas buyers. There are no restrictions on foreign buyers acquiring real estate in St Maarten / St Martin. Unlike in other destinations in the Caribbean, non-Citizens do not require a license or permit to purchase property on the island. On the Dutch side of the island property can be purchased in the name of an individual or corporation.
- Buying process
Buying property in St Maarten / St Martin is a relatively simple process, which typically involves the following steps:
- Begin your property search.
- Find your perfect property and make an offer.
- On both French St Martin and Dutch St Maarten real estate can be purchased fee simple or via long lease (government or private).
- There is no need for an attorney because a civil law notary is responsible for performing the title search and ensuring clear title transfer. The buyer is required to pay a deposit which typically amounts to 10%. The notary will prepare the required legal documents which should be signed by the buyer and seller.
- Transactions are normally completed within 4 to 6 weeks and the buyer is responsible for paying a one-time transfer tax as well as notary fees.
- Fees & taxes
Transfer Tax & Notary Fees
On Dutch St Maarten:
- Transfer Tax: 4% of the purchase price – Properties can be purchased through offshore companies to potentially avoid transfer taxes, though profit tax may apply upon sale.
- Notary fees: 1% to 2% of the purchase price
- Total transaction costs: approximately 5% to 6%
- No annual property taxes and no capital gains tax
On French St Martin:
- Transfer Tax and notary fees: approximately 10.5%
- Annual property taxes apply – evaluated on an annual basis
- Capital gains tax: 35% on reselling the property
Latest Real Estate Listings in St Maarten & St Martin
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Residency & Citizenship
- How long can a foreign citizen stay in St Maarten / St Martin?
The length of stay permitted in St Maarten varies depending on your nationality, with some visitors enjoying significantly longer allowances than others.
Most international tourists can remain on the island for up to 30 days without requiring a visa, provided they hold a valid passport and return ticket. However, citizens from several developed nations benefit from substantially longer permitted stays.
American citizens receive the most generous tourist allowance, with the ability to remain for up to six months (180 days) due to the historic Dutch-American Friendship Treaty. Dutch citizens face no time restrictions whatsoever and can reside permanently on the island as it forms part of the Kingdom of the Netherlands.
Citizens of Canada, all European Union member states, Australia, New Zealand, and Japan can stay up to three months (90 days) without visa requirements, with extensions possible for longer visits.
Since October 2024, all visitors must complete a Digital Embarkation/Disembarkation (ED) Card, ideally before departure to expedite the airport arrival process.
- How do you become a resident of St Maarten / St Martin?
Dutch St Maarten offers multiple routes to legal residency, each designed for different circumstances and nationalities. The island is home to over 100 nationalities, making it one of the Caribbean’s most diverse destinations.
1. Investment-Based Residency
Real Estate Investment Route
- Minimum investment: ANG 900,000 (approximately USD $500,000-$510,000)
- Available to: All foreign nationals
- Property types: Residential real estate or land
- Timeline: Investment must be completed within 18 months of approval
- Application fee: Varies based on family size
- Bank statement required: Proof of intent to invest minimum amount
- Leads to: Temporary residency renewable annually for 5 years, then permanent residency eligibility
Business Investment Route
- Minimum investment: ANG 900,000 (approximately USD $500,000) in local business
- Available to: Entrepreneurs and business owners
- Requirements: Business license, director’s license, Chamber of Commerce registration
- Additional documents: Bank reference letter, company operational statement
- Suitable for: Those planning to operate businesses in St. Maarten
2. American Citizens – Special Treaty Benefits
Dutch-American Friendship Treaty (1956)
- Available to: US passport holders only
- Minimum funds: USD $20,000 proof of funds (can remain in US accounts)
- No visa required: Can live and work for up to 6 months initially
- Investment flexibility: No mandatory minimum real estate investment
- Permanent status: Residency permit issued with no end date
- Benefits: Same treatment as Dutch nationals, can work freely
3. Employment-Based Residency
Work Permit Route
- Available to: Foreign nationals with job offers
- Process: Employer applies for work permit first, then employee applies for residency
- Requirements: Valid employment contract, work permit approval
- Fees: NAF 500 (≈ USD $280) temporary residence + NAF 45 (≈ USD $25) guarantee statement
- Duration: Typically one year, renewable
- Restriction: Must leave country during application process if already present
4. Family-Based Residency
Family Reunification
- Available to: Immediate family members of St. Maarten residents/citizens
- For Dutch citizens: Passport, birth certificate, police clearance, marriage certificate
- For non-Dutch citizens: Additional spouse residence permit, employment letter, minimum income NAF 24,000
- Covers: Spouses, minor children, dependent relatives
- Fees: NAF 500 per adult, NAF 200 per minor child, plus NAF 45 guarantee statement
Cohabitation with Dutch Citizen
- Available to: Unmarried partners of Dutch nationals
- Requirements: Legal cohabitation agreement, proof of non-marriage
- Documents needed: Both partners’ passports, police clearances, guarantee statement
- Process: Dutch partner must sign legal agreement and guarantee statement
5. Retirement/Pensioner Route
Pensionado Program
- Available to: Retirees aged 50 and over
- Requirements: Proof of sufficient retirement income
- Benefits: Tax incentives available under “pensionado regime”
- Investment option: Can combine with real estate purchase (minimum USD $255,000 for non-Americans)
- Suitable for: Those seeking permanent Caribbean residence in retirement
Special Considerations
EU/Dutch Citizens
- No residency permits required for EU nationals
- Dutch passport holders: No time limitations on stay
- Can work and live freely on the island
- How do you become a citizen of St Maarten / St Martin?
If you have lived continuously in St Maarten for 5 years with a valid residence permit and have a good understanding of Dutch you may apply for Dutch citizenship by naturalization.
Find out more: Immigration and Naturalisation Service, Ministry of Justice and Security
Mortgages in St Maarten / St Martin
Looking for financing to fund the purchase of property in the Caribbean?
Contrary to popular misconception, it is possible for foreign nationals looking to invest in St Maarten real estate or St Martin 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 Maarten / St Martin.
For more information, see our page on: Caribbean mortgages.
How to Get There
There are direct international flights to St Maarten from various cities in the United States, Canada, France and the Netherlands.
International flights to St Maarten arrive at Princess Juliana International Airport near Simpson Bay and Maho Bay on the west coast of the island.
St Maarten’s Princess Juliana International Airport is one of the region’s major hubs.
From the USA, there are numerous direct flights from various cities, including Atlanta (Delta), Charlotte and Philadelphia (US Airways), Miami, New York and San Juan (American Airlines), Boston (JetBlue), Chicago and Washington (United Airlines).
From Canada, fly to the USA and take a connecting or flight or, during high season, WestJet operates direct flights from Toronto.
From Europe, Air France and KLM operate direct flights to St Maarten.
From the Caribbean, LIAT operates flights from most islands and Insel Air operates flights from the ABC Islands.
- Miami to St Maarten 3h 00m
- New York to St Maarten 4h 00m
- Atlanta to St Maarten 4h 20m
- Toronto to St Maarten 4h 50m
- Amsterdam to St Maarten 8h 40m
- Paris to St Maarten 9h 00m
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