Buying Property in St Martin / Sint Maarten Island

1. Introduction

The island of St Martin is divided between two jurisdictions. The northern side, Saint-Martin, is a French overseas collectivity. The southern side, Sint Maarten, is a constituent country within the Kingdom of the Netherlands.

There is no physical border in the conventional sense, but the two sides have different legal systems, tax regimes, immigration rules, currencies, planning systems and property procedures.

That distinction is essential for buyers. A statement that is correct for French Saint-Martin can be wrong on Dutch Sint Maarten a few kilometres away.

Foreign nationals can buy property on both sides, but conveyancing and tax treatment differ.

The French side uses the euro. On the Dutch side, the Caribbean guilder, XCG or Cg, became the official currency in 2025 and is pegged at Cg 1.79 to US$1. US dollars are also widely used in day-to-day commerce and property pricing.

The former Netherlands Antillean guilder, ANG, should not be presented as the current official currency.

2. Geography and Market Character

The island covers approximately 87 square kilometres. The French side occupies the larger northern portion, while the Dutch side contains the main international airport and the denser resort and commercial areas.

Hills rise through the centre and create extensive sea-view property. Beaches, lagoons and marinas are major drivers of value.

Hurricane Irma caused severe destruction in 2017. Buyers should investigate whether a building was repaired or reconstructed after Irma, how the work was permitted and insured, and whether current hurricane standards were used.

3. French Saint-Martin

Saint-Martin operates within a French legal framework adapted for the collectivity.

Property transfers are normally completed through a notaire. Buyers should expect French-style preliminary agreements, searches, diagnostics and an authentic deed.

The French side is outside the Schengen Area. British and other non-EU buyers should follow the specific French overseas entry and residence rules for Saint-Martin rather than assuming the ordinary Schengen 90 days in 180 rule applies directly.

Taxation is governed by the local collectivity framework and can interact with French tax rules. Buyers should obtain local tax advice rather than relying on a general statement that the French side has "no income tax".

Key French-side areas

Orient Bay has a large holiday property market, beach access, restaurants and apartments and villas.

Terres Basses contains substantial high-end villas on large plots and is one of the island's best-known luxury residential areas.

Grand Case combines restaurants, beach property and a strong tourism identity.

Marigot is the principal French-side town and includes apartments, commercial property and marina-related demand.

4. Dutch Sint Maarten

Sint Maarten has its own laws and tax system within the Kingdom of the Netherlands.

Sint Maarten levies personal income tax. Any wording saying there is no income tax on the Dutch side should be removed.

It also levies taxes on businesses and other activities. The jurisdiction should not be marketed as equivalent to Cayman or The Bahamas simply because it has a favourable tourism and business environment.

Property transfers follow Dutch Caribbean legal principles and normally involve a civil-law notary.

Key Dutch-side areas

Simpson Bay is a major tourism, marina, restaurant and residential centre.

Cole Bay has commercial and residential property and access to the lagoon.

Cupecoy contains high-rise condominiums, beachfront development and luxury residences.

Maho is a dense tourism and entertainment area close to Princess Juliana International Airport.

Pelican Key has hillside villas and condominiums overlooking Simpson Bay.

5. Foreign Ownership

Foreign nationals can generally own real estate on both sides without a broad alien landholding licence based solely on nationality.

However, the buyer should obtain jurisdiction-specific advice on:

• ⦁title;
• ⦁notarial process;
• ⦁planning;
• ⦁company ownership;
• ⦁inheritance;
• ⦁tax;
• ⦁residence;
• ⦁rental registration.

Leasehold or long-lease interests can exist in some developments, so the buyer must confirm whether the asset is freehold, leasehold or another legal interest.

6. Buying Process

On both sides, the process should begin with a local notaire or attorney familiar with the correct jurisdiction.

Due diligence should include:

• ⦁cadastral plan;
• ⦁registered title;
• ⦁mortgages and charges;
• ⦁planning approvals;
• ⦁condominium rules;
• ⦁hurricane repairs;
• ⦁insurance;
• ⦁rental permissions;
• ⦁tax status.

Do not use one side's standard purchase-cost estimate for the other side.

7. Tax Position

Saint-Martin

The French side has a distinct local tax framework. Buyers should obtain advice on purchase taxes, property taxes, rental income, succession and any continuing French tax connection.

Sint Maarten

Sint Maarten levies personal income tax. It also has business and other taxes administered locally.

The two jurisdictions therefore should not be described collectively as having no income tax.

International owners must also consider tax in their home jurisdiction.

8. Residency and Work

Owning a property does not automatically create the right to live or work indefinitely on either side.

French-side immigration follows the rules applicable to the overseas collectivity.

Dutch-side residence and work permits are handled under Sint Maarten's own immigration framework.

Moving from one side of the island to the other for day-to-day activities is easy, but legal residence and work status remain jurisdiction-specific.

9. Rental Market

The island has a substantial holiday-rental market because it combines beaches, restaurants, marinas, casinos on the Dutch side, shopping and strong air access.

Short-term rental performance varies sharply by neighbourhood. Beach access and lagoon views can matter, but so do road congestion, noise, airport proximity and building management.

Condominium buyers should review:

• ⦁association budgets;
• ⦁insurance;
• ⦁hurricane deductibles;
• ⦁generator systems;
• ⦁elevators;
• ⦁reserve funds;
• ⦁rental restrictions;
• ⦁special assessments.

10. Access and Infrastructure

Princess Juliana International Airport on Sint Maarten is one of the northern Caribbean's important international gateways.

Grand Case Espérance Airport on the French side handles regional services.

The island has marinas, supermarkets, private medical services, schools and a broad restaurant sector. More specialised healthcare may require travel.

Traffic can be significant, especially around Simpson Bay, Cole Bay and the principal Dutch-side corridors.

11. Due Diligence

Check:

• ⦁which jurisdiction the property is actually in;
• ⦁freehold or leasehold status;
• ⦁notarial title;
• ⦁hurricane repair history;
• ⦁planning approvals;
• ⦁condominium reserves;
• ⦁insurance;
• ⦁rental rules;
• ⦁correct tax regime;
• ⦁correct currency;
• ⦁residence rules.

The central rule for St Martin property is simple: never treat the island as one legal and tax jurisdiction. Its geography is shared, but the buyer's legal position depends on which side of the border the property occupies.

Information last reviewed: October 2026. Property, tax, immigration, residency and investment rules can change. Pan Caribbean provides general market information and does not provide legal, tax or immigration advice. Buyers should confirm current requirements with the relevant government authority and their independent professional advisers.