| Searching for a condo or apartment in St. Maarten? Island Dreams Realty covers the full spectrum — Cupecoy condos for sale, Simpson Bay rentals, and apartments for rent across SXM — sourced from every agency on the island.Call +1 (721) 520-2064 or browse condos & apartments now. |
Condos and apartments are the entry point to Caribbean real estate for most buyers and renters in St. Maarten — lower maintenance than a villa, often positioned for rental income, and available across every budget from a modest one-bedroom to a beachfront luxury residence. Whether you’re hunting for Cupecoy condos for sale, apartments for rent in SXM, or a St. Maarten condo as a rental investment, the island’s condo market has depth that surprises first-time buyers.
This guide walks through what condos and apartments actually cost in St. Maarten, the best areas to buy or rent, how much it costs to close on a condo as a foreigner, and how the rental math works — for both short-term vacation units and long-term rentals. If you’ve searched St. Maarten apartments for rent under $1000, condo rental in St. Maarten, or St. Maarten condos for sale on Zillow and come away confused, this clears it up.
Table of Contents
- Quick Answers: Condos & Apartments in St. Maarten
- How Much Do Condos & Apartments Cost in St. Maarten?
- Best Areas for Condos: Cupecoy, Simpson Bay, Maho & More
- Buying a Condo as a Foreigner: Costs & Process
- Apartments for Rent: Short-Term vs. Long-Term
- Condo Investment: Rental Yield & What Drives It
- What to Check Before You Buy a Condo
- Frequently Asked Questions
- About Island Dreams Realty
Quick Answers: Condos & Apartments in St. Maarten
| How much is a condo in St. Maarten? Entry-level condos start around $350,000, with mid-market beach-area units in the mid-six figures and luxury residences in Cupecoy and named developments running well into seven figures.Where are the best condos? For short-term rental demand: Cupecoy, Simpson Bay, Maho. For steadier long-term tenants: Beacon Hill, Dawn Beach, and the residential east side.Can foreigners buy a condo? Yes — full freehold ownership on the Dutch side, no restrictions. Budget a 4% transfer tax plus 1–2% notary fees.Apartments for rent under $1000? They exist, mostly as long-term one-bedroom units away from the prime beach strips — inventory moves fast. |
How Much Do Condos & Apartments Cost in St. Maarten?
Condo pricing in St. Maarten tracks three things above all: beach proximity, sea views, and the development’s amenities. A one-bedroom in a residential pocket is a different animal from a beachfront unit in a resort-style building. Here is the realistic spread:
| Condo / Apartment Type | Typical Price Range | Notes |
| Entry-level 1-bed (residential area) | $350,000 – $500,000 | Best value; often strong long-term rental units |
| Mid-market 1–2 bed (beach-area) | $500,000 – $900,000 | Simpson Bay, Maho; short-term rental potential |
| Luxury condo (Cupecoy / named residences) | $900,000 – $3M+ | Sea views, resort amenities, high-end finishes |
| Beachfront / platinum residences | $3M and up | Scarcity-driven; premium short-term income |
| Pricing tip: Online portals like Zillow rarely carry complete or current St. Maarten condo inventory — the island’s market runs largely through local brokerages. If you’ve been browsing St. Maarten condos for sale on Zillow and finding thin results, that’s why. Ask a local agent for the live list. |
Best Areas for Condos: Cupecoy, Simpson Bay, Maho & More
Where you buy determines both lifestyle and rental strategy. The condo hotspots split cleanly by purpose:
Cupecoy — Luxury & Sea Views
Cliffside condos, oceanfront developments, and the island’s higher-end residential buildings. If you’re searching Cupecoy condos for sale or Cupecoy real estate, you’re looking at the premium end of the condo market — sea views, resort amenities, and strong luxury short-term rental appeal.
Simpson Bay — Central & Rental-Ready
The marina and dining strip make Simpson Bay one of the most rental-active condo areas on the island. Simpson Bay condos for sale and Simpson Bay one-bedroom rentals stay in demand thanks to the central location, restaurants, and boating scene.
Maho & the Tourism Corridor
Walkable to beaches, restaurants, and nightlife — Maho condos anchor the strongest short-term-rental demand zone, near Mullet Bay and the airport.
Beacon Hill, Dawn Beach & the Residential East
For buyers who want steady long-term rental tenants rather than nightly turnover, these quieter communities attract expat professionals and residents. Explore how each area compares in our neighbourhood guide.
Buying a Condo as a Foreigner: Costs & Process
The Dutch side makes condo ownership refreshingly open to foreigners — full freehold, no permits, no nationality restrictions. The real cost, beyond the sticker price, is the closing stack:
- Transfer tax: 4% of the purchase price, paid by the buyer at closing.
- Notary fees: roughly 1–2% depending on transaction complexity — the notary (notaris) handles legal compliance and title.
- Due diligence: optional independent title/deed review, recommended for peace of mind.
- Mortgage (if financing): non-residents typically need a 30–40% down payment; estimate payments with our mortgage calculator.
For a condo specifically, also confirm the HOA / maintenance fees, what they cover (pool, security, insurance, grounds), and the financial health of the owners’ association — this is the single most overlooked cost in Caribbean condo buying. The full purchase walkthrough is in our foreign-buyer guide.
Apartments for Rent: Short-Term vs. Long-Term
The rental market splits into two very different products, and knowing which you want changes everything about where you look:
| Short-Term (Vacation) | Long-Term | |
| Best areas | Cupecoy, Maho, Simpson Bay | Beacon Hill, Cole Bay, Dawn Beach |
| Tenant | Tourists, nightly/weekly | Expats, residents, professionals |
| Price signal | Higher nightly rate, variable occupancy | Steady monthly rent, lower churn |
| Search terms | condo rental St. Maarten, vacation rental SXM | apartments for rent SXM, apartments under $1000 |
If you’ve searched St. Maarten apartments for rent under $1000, focus on long-term one-bedroom units in residential areas — they exist but move quickly. For short stays, the tourism corridor carries the inventory. Browse current listings at idr.sx or tell the team your budget and dates.
Condo Investment: Rental Yield & What Drives It
A condo bought purely as an investment lives and dies on rental yield — annual rental income as a percentage of purchase price. In St. Maarten, yield is driven by location, unit quality, occupancy, and how professionally the unit is managed.
| The yield trade-off: Short-term vacation units in the tourism corridor can post higher gross income but carry variable occupancy, higher management costs, and more turnover. Long-term rentals in residential areas post lower gross yield but far steadier, more predictable income.There’s no universally ‘better’ number — it depends on whether you want maximum income or minimum hassle. An agent tracking real building-level performance will give you the honest figure, not a portal estimate. |
What to Check Before You Buy a Condo
- HOA / maintenance fees — the amount, what’s included, and the reserve fund health.
- Rental rules — some buildings restrict or regulate short-term rentals; confirm before you count on Airbnb income.
- Building condition — roof, common areas, and any pending special assessments.
- Title & liens — verified by the notary during due diligence.
- Actual rental performance — real occupancy and rate history for that building, not a generic estimate.
Frequently Asked Questions
1. How much does a condo cost in St. Maarten?
Entry-level condos start around $350,000. Beach-area mid-market units run into the mid-six figures, and luxury condos in Cupecoy and named developments reach seven figures and beyond.
2. Can foreigners buy a condo or apartment in St. Maarten?
Yes — full freehold ownership on the Dutch side with no restrictions or permits. Buyers pay a 4% transfer tax plus roughly 1–2% notary fees.
3. Are there apartments for rent in St. Maarten under $1000?
Yes, mostly as long-term one-bedroom units in residential areas away from the prime beach strips. Inventory is limited and moves fast, so work with a local agent to catch openings.
4. Which areas have the best condos in St. Maarten?
Cupecoy for luxury and sea views, Simpson Bay for central rental-ready units, and Maho for the tourism corridor. Beacon Hill and Dawn Beach suit long-term rental strategies.
5. Why can’t I find St. Maarten condos on Zillow?
The island’s condo market runs largely through local brokerages rather than US portals, so Zillow listings are thin and often outdated. A local agent has the live inventory.
6. What ongoing costs come with a St. Maarten condo?
Beyond the mortgage, budget for HOA/maintenance fees (covering pool, security, insurance, grounds), property upkeep, and management fees if you rent it out.
About Island Dreams Realty
Island Dreams Realty is a Sint Maarten-based brokerage led by Broker Sacha van den Bosch, President and Founding Member of the St. Maarten Real Estate Alliance and affiliated with Century 21 St. Maarten. The team covers the full condo and apartment spectrum — from entry-level units to luxury residences — and sources listings from every agency on the island so you see the widest choice in one place.
Whether you’re buying a Cupecoy condo, hunting a Simpson Bay rental, or weighing rental yield on an investment unit, the first conversation is free. Call +1 (721) 520-2064 or get in touch.
Sources & Citations
- Foreign-ownership rules, 4% transfer tax, and 1–2% notary fees — Island Dreams Realty foreign-buyer guide (idr.sx).
- Neighbourhood positioning (Cupecoy, Simpson Bay, Maho, Beacon Hill, Dawn Beach) — Island Dreams Realty neighbourhood guide (idr.sx).
- Non-resident mortgage down-payment guidance (30–40%) — Island Dreams Realty 2026 foreign-buyer guide (idr.sx).
| Ready to find your St. Maarten condo? Full-island inventory. Every budget. Honest rental-yield guidance. Call +1 (721) 520-2064 or visit idr.sx/buy to browse condos and apartments with Island Dreams Realty. |
