F.A.Qs
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Thinking about buying or selling real estate in St. Maarten or St. Martin? Whether you’re searching for a beachfront villa, condominium, investment property, vacant land, or commercial space, it’s natural to have questions before making a decision.
This FAQ guide answers some of the most common questions from international buyers, sellers, retirees, investors, and vacation-home owners interested in the island’s real estate market.
Yes. Foreign nationals can legally purchase and own real estate on both the Dutch side (Sint Maarten) and the French side (Saint-Martin).
There are generally no citizenship or residency requirements for property ownership. International buyers regularly purchase:
Property ownership rights are protected under the respective legal systems of both jurisdictions, providing security for local and foreign investors alike.
Although the island is geographically one destination, the Dutch and French sides operate under different legal systems.
Both systems offer strong legal protections for property owners.
On the French side, real estate is generally purchased under a Fee Simple ownership structure.
This means the buyer owns both the property and the land associated with it, subject to applicable French laws and regulations.
Property transfers involve a detailed title review conducted by a civil-law notary.
The notary typically verifies:
The transfer cannot proceed until the required legal checks have been completed.
The civil-law notary is responsible for:
The notary acts as an impartial legal professional whose role is to protect all parties involved in the transaction.
Tax obligations differ depending on which side of the island the property is located.
Many privately owned residential properties are not subject to annual property taxes.
Owners of Government Long Lease properties are responsible for the annual lease fee associated with the land.
Property owners are generally subject to French property taxation, which may include annual taxes based on the property’s value and characteristics.
Tax rules can change, so buyers should always seek professional tax advice before purchasing.
Closing costs vary depending on the location and transaction.
Buyer closing costs generally range between approximately 5% and 6% of the purchase price.
Closing costs are typically higher and may be around 10% or more depending on the property and transaction details.
These costs may include:
Many investors are attracted to the island because of:
As with any investment, buyers should carefully evaluate location, property type, rental demand, and long-term goals.
Popular locations include:
Each area offers its own unique lifestyle, amenities, and investment potential.
No.
You do not need to be a resident of St. Maarten or St. Martin to purchase or own real estate. Many property owners live abroad and use their homes as vacation properties, retirement residences, or investment rentals.
The Dutch side offers three common ownership structures.
Fee Simple provides full ownership of both the land and any structures built upon it. This is the ownership type most international buyers are familiar with.
Government Long Lease is a long-term right granted by the government, typically for several decades with renewal options.
Property owners enjoy rights similar to Fee Simple ownership while paying an annual lease fee known as a canon.
Despite the word “lease,” this form of ownership has long been widely accepted and utilized throughout Sint Maarten.
Private Long Lease arrangements involve land owned by a private entity rather than the government. The terms vary according to the lease agreement.
Yes.
Both the Dutch and French legal systems provide strong protections for property owners. Ownership rights, transfer procedures, and registration systems are designed to provide transparency and legal certainty.
Property transactions are overseen by civil-law notaries who ensure compliance with all legal requirements.
In most transactions, hiring a lawyer is optional.
Civil-law notaries play a central role in the buying process and are responsible for ensuring that the transaction complies with legal requirements.
Some buyers may choose to obtain independent legal advice for complex transactions, corporate purchases, development projects, or high-value investments.
Property ownership records are registered with the official land registry, commonly known as the Kadaster.
The registry maintains information related to:
This system provides transparency and security for buyers and sellers.
The tax treatment depends on the jurisdiction and ownership structure.
Many privately owned properties held in an individual’s name are not subject to capital gains tax upon resale.
Capital gains taxation may apply under French regulations, although exemptions can exist for primary residences and other qualifying circumstances.
Professional tax guidance is recommended before buying or selling.
Absolutely.
Many owners generate income by offering their property as a vacation rental when they are not occupying it.
Depending on the property and location, rental opportunities may include:
Many owners hire professional property managers to oversee bookings, maintenance, guest services, and bill payments.
Yes.
The island offers numerous furniture stores, home décor boutiques, and interior design professionals.
Whether you’re furnishing a luxury villa, beachfront condo, or rental property, you’ll find access to both local and imported furnishings, appliances, and design services.
One of the island’s greatest attractions is its incredible variety of activities.
Visitors and residents enjoy:
Famous for its vibrant nightlife, restaurants, casinos, and the world-renowned aircraft viewing experience near the airport.
Known for marinas, waterfront dining, entertainment venues, boat excursions, and family-friendly attractions.
Widely regarded as the culinary capital of the Caribbean, offering exceptional French and international cuisine.
A popular destination for beach lovers, water sports enthusiasts, and vibrant seaside dining.
Home to some of the island’s most exclusive luxury villas and pristine beaches.
The French capital offers boutiques, cafés, marinas, markets, and a distinctly European atmosphere.
A favorite destination for hiking, ziplining, nature experiences, and relaxation.
Whether you’re purchasing a vacation home, relocating to the Caribbean, investing in rental property, or selling real estate, St. Maarten and St. Martin offer a unique blend of lifestyle, investment potential, and international accessibility.
Understanding the legal systems, ownership structures, taxes, and buying process can help you make informed decisions and maximize your investment on one of the Caribbean’s most desirable islands.
For further information, please get in touch to request a copy of the Information Handbook
kareem@leronegroup.com
+1 721 522 0546
Walter Nisbeth Road #13
Cole Bay, Sucker Garden, Hope Estate