After the purchase price itself, transfer tax is the single largest cost of buying property on the Dutch side of Sint Maarten. Here is exactly what it is, how much you pay, and where it fits in your total closing costs.
Quick answer: On the Dutch side, buyers pay a property transfer tax (overdrachtsbelasting) of about 4% of the purchase price, due at closing and collected by the notary. It is part of a total closing cost of roughly 6-7% once notary fees are added.
What is the transfer tax?
The overdrachtsbelasting is a one-time tax on the transfer of ownership, calculated on the agreed purchase price. The notary collects it at closing and remits it to the government before registering the new deed. It is a buyer-side cost by convention.
How the transfer tax fits into total closing costs
Transfer tax is one line in a predictable set of closing costs. On the Dutch side these typically total 6-7% of the price:
| Cost | Typical amount | Who pays |
|---|---|---|
| Transfer tax (overdrachtsbelasting) | ~4% of price | Buyer |
| Notary fees | ~1-2% of price | Buyer |
| Mortgage deed (only if financing) | ~1% | Buyer |
| Real estate agent commission | by agreement | Seller |
Because the seller customarily pays the agent commission, working with an Island Dream Realty agent costs buyers nothing directly. For the full walk-through, see what happens on closing day.
An example
On a US$500,000 cash purchase, expect roughly US$20,000 in transfer tax plus about US$5,000-10,000 in notary fees, for total closing costs near US$30,000-35,000 on top of the price. Financing adds about 1% for the mortgage deed.
Frequently asked questions
How much is transfer tax in Sint Maarten?
About 4% of the purchase price on the Dutch side, paid by the buyer at closing.
Who pays the transfer tax, buyer or seller?
The buyer pays the transfer tax. The seller customarily pays the real estate agent commission.
Are closing costs different on the French side?
Yes. French-side closing costs are considerably higher, generally 10-19% of the price, versus 6-7% on the Dutch side.
Ready to run the numbers on a specific property? Browse current listings, review the full cost of ownership, or ask our team for a closing-cost estimate. New buyers should start with the complete 2026 buyer’s guide.
