St Maarten property guides. How to buy St Maarten property, the legal process, changes to laws and new development launches. Everything about St Maarten property will be added here for your convenience.
We have created a short video to share with a behind-the-scenes look at what a buyer experiences when looking for a property in St Maarten courtesy of Ritika Nanwani; the Head Broker for Century21 St Maarten.
Home and Garden TV (HGTV) represented by House Hunters International approached award-winning Realtor Ritika Nanwani to feature in a TV show aired in Canada and United States in 2015. Incredible achievement!
Ritika Nanwani is our award-winning Head Broker with 25 years of real estate experience and owner of the Century21 Island Realty; the home of St Maarten real estate.
As St Maarten’s most award-winning realtor Ritika Nanwani was a natural selection by HGTV House Hunters International to represent St Maarten real estate in the TV show aired in 2015. Being a natural process for Ritika; the episode turned out to be a 100% success!
The clients bought the Rainbow Beach Club condo under the listing price and just listed it (6 years) later for 70% more than the price they paid!!!
How incredible is that for a success story!
If you are ever wondering what to expect when buying a property in St Maarten, please watch this short video to understand how friendly the process is.
How To Buy A St Maarten Condo
Our new offices are on the lagoon waters of Simpson Bay, St Maarten. The short video highlights in brief how Ritika will work with a property buyer when you are in St Maarten.
First visit our website at https://www.century21-stmaarten.com/
Identify any property that meets some of your requirements.
Try and look at properties that are also over your budget; because Ritika is an expert negotiator who will be able to do the impossible!
Email us with 2 to 3 properties that you like.
Ritika will communicate with you by your preferred method and understand all your requirements before you arrive to St Maarten for your property hunt.
Ritika will dedicate the time while you are here entirely to your property hunt.
You will be able to ask her questions during lunch and dinner because she will be with you the whole time. Make the most of 25 years of experience in St Maarten real estate!
Once you have identified the property you desire; you put in an Offer to Purchase which is an official negotiation agreement that is signed before the final Sales & Purchase Agreement.
We look forward to welcoming you to St Maarten and I hope to meet you in similar circumstances!
Simple yet effective!
With a smaller economy, the volume of real estate transactions; means everything is simpler and less complicated.
Real estate laws in St. Maarten are somehow unique from the rest of the world but not unique in the Caribbean. There are many different aspects of real estate laws in St Maarten that need to be discussed in full and in-depth.
In this article, let us discuss the different real estate laws in St. Maarten and the rules that one should follow when it comes to the acquisition and transfer of real estate property.
Why is St. Maarten Considered As A Pandemic-Proof Island?
One thing that a lot of people have learned in the past year is the fact that being in the center of everything is not always a good thing.
What happened to New York will less likely happen to a place like the Bahamas or St. Maarten. The problems associated with big countries and places like London, Italy, and the United States will less likely happen in a place in the sea. This is what makes St. Maarten a property paradise that is as safe as one could get against the pandemic.
Second-home investors, property investors, and even tourists have made St. Maarten their home away from home. What makes St. Maarten a good real property investment is not just what the islands represent but the real estate laws in St. Maarten that are friendly not just to locals but to foreigners as well.
The Paradise Acquisition
St. Maarten is known for many of the things that it has to offer. Before the pandemic, St. Maarten has been considered a paradise that is primarily used for vacation and some investment. Today, families have revisited St. Maarten and discovered that it is much more than just a place for a vacation.
The good food, the friendly locals, and the real estate laws in St. Maarten are asking every single visitor to stay.
There are many reasons why real estate in St. Maarten is sought after. For those who are already sure that they want to purchase a property in St. Maarten, they can do so with the knowledge that real estate laws in St. Maarten are pretty straightforward when it comes to what they want the population to follow.
Private Property Ownership
Private property ownership in St. Maarten is often called eigendom. It means property ownership in dutch. Any legal entity and the private individual may own real estate property in St. Maarten.
As in any other place, the legal owner of the real estate property in St. Maarten has the absolute right to that property. An absolute right includes the right to freely use and enjoy the property. The absolute right also includes the right to dispose of a particular property that the owner has possession or legal ownership of.
However, the individual who wants to fully enjoy his rights as an owner may only do so by also observing all of the encumbrances and all of the other limitations set forth for the property.
Can I own real estate with others?
Yes, real estate in St. Maarten can be jointly owned. Joint ownership of the real estate in St. Maarten may occur when two or more private individuals or legal entities jointly purchase the real estate property.
In St. Maarten, the joint ownership common regulations or the beheersregeling may be created or put in place to provide for the rules that will govern the individuals.
Where is my real estate ownership recorded?
If you decide to purchase property in St. Maarten, the ownership of the real estate shall refer to and must be recorded in the public register for real estate property. The land registry in St. Maarten is called a Kadaster. It often provides an overview of the liens, mortgages, encumbrances, and all details related to land ownership in St. Maarten.
If you purchase property, the civil law notary who executes the transfer deed will have to register the new ownership in the public register for real estate property. This is primarily done to complete the transfer of ownership of property in St. Maarten. After which, the buyer is now considered as a property owner in St. Maarten.
Long Term Land Lease
For property that does not yet fully refer to one main ownership or that where ownership pertains to the government, there is a long-term land lease that is granted. A long-term land lease refers to the right of an individual to hold and use someone else’s real estate property for a fixed period. Some long-term land leases may be unlimited but this is a practice that is no longer done today.
An individual who owns the property under a long-term land lease is allowed to use the real estate property as if he was the owner of the property. There will only be a couple of limitations in the deed of a long lease.
As part of the government’s way to earn money, the real estate acquisition of individuals in St Maarten Real Estate Law, or of foreigners, through a long-term lease is required to pay a canon or an annual payment.
Is there a difference between a long-term lease and a normal lease?
Yes, there is a difference between a long-term lease in St. Maarten and a normal lease in St. Maarten. Generally, a long lease is constituted to last for a long period. The usual term of a long lease in St. Maarten is in decades.
On the other hand, for a normal lease, the long lease is a proprietary right. The right can be mortgaged as security and is just like any other normal lease.
Who grants the long-term lease in St. Maarten?
Long term lease in St Maarten Real Estate Law is granted by the government for several reasons.
First, when the government intends to regulate the use of land and prevent unlawful land use, they grant a long-term lease. This act from the government in St. Maarten aims to at least encourage those who are building houses to help those who cannot easily afford to buy land.
Another reason is that the government wants to designate persons who can take care of the real estate in St. Maarten and in turn helped the island boom further in economy and tourism.
The government’s income is also reliant on the real estate in St. Maarten. The lack of real estate tax on the Dutch side requires the government to be more crafty in creating laws that would enhance government revenue.
The long-term lease granted by the government increases the value of the land. As land value increases because of improvements placed, there are bigger and better benefits for the general interest.
Can I dispose of my long-term lease and transfer rights to others?
A long-term lease is usually granted by the government. Hence, it is still the government in St. Maarten that is the ultimate owner of the property. However, with a long lease, the lessee can use the real estate in St. Maarten and dispose of it, as if he is the ultimate owner.
There are, however, limitations as to the kind of disposition that the individual lessee can make. Applicable restrictions have been placed by the government on this end and it often depends on the right of the long-term lease agreement.
Can I terminate my long-term land lease?
Yes, you may terminate your long-term land lease. St Maarten Real Estate Law allows the lessee to terminate the long-term land lease. The lessor may also do so if the lessee fails to pay the annual payment for two consecutive years or with another severe breach of contractual obligations. The right to terminate depends on the deed of the lease.
What are the effects if I terminate my long-term land lease?
Real estate laws in St. Maarten require that if the long lease is terminated, for reason attributed to the lessor, the owner of the real estate may pay the lessee compensation for the buildings and improvements.
However, if the termination of the long-term lease is because the lessors failed to pay his annual obligations or have a breach of his contractual obligation, such responsibility may no longer be required of the lessor.
Short Term Land Lease
In the case of a short-term land lease, the land that is usually owned by the government may also be leased out for a short period. Real estate laws in St. Maarten define a short-term lease as that between one and five years. The lease may be granted for recreational or agricultural purposes.
In comparison to a long-term lease, a short-term land lease in St. Maarten is very restricted and the lessor would have more power to easily terminate the lease.
Acquisition of real estate in St. Maarten
The acquisition of real estate in St. Maarten is a strict process. While foreign ownership of land is allowed. The sale and purchase of real estate property in St. Maarten is also a strict legal process that undergoes specific local real estate laws in St. Maarten and the rules on money laundering. St. Maarten is a member of the Caribbean Financial Action Task Force on Money Laundering (CFATF) to protect the islands from the acquisition of questionable individuals tagged under the rules of anti-money laundering and terrorism financing.
Two main documentary requirements are processed in the acquisition of real estate in St. Maarten. The acquisition of real estate requires a purchase contract and a notarial transfer deed. There is a title investigation that should also be conducted before the civil law notary.
Title Investigation
The requirement of a title investigation conducted before the civil law notary has a specific purpose. The purpose of the search is to verify the details of the real estate property in St. Maarten.
Details such as the name of the real estate owner are important. The search verifies the ownership of the real estate in St. Maarten. Who has the power to dispose of the property? Is the property encumbered with a mortgage or attachments? These are important details related to the ownership.
Once all of the other details are settled, the transfer then needs to be registered in the public register for real estate property in St. Maarten. It must be concluded in writing and executed before a civil law notary.
The conditions for the acquisition and transfer of real estate property in St. Maarten are stringent. When the deed of the transfer has not been executed before a civil law notary, the agreement may be voided and nullified by the parties.
Requirement for Natural Persons
In real estate law in St. Maarten, or just about anywhere else, there are two kinds of legal personalities – the natural persons and the juridical persons. Natural persons are individuals. Juridical persons are corporations, entities, organizations that are given existence by the application of the law.
If the buyer of the real estate is a natural person, there are a few requirements. When agreeing, the buyer must be given a copy of the written agreement. He is given a reflection period of three days after the deed or its copy has been handed over to the buyer. The reflection period is given as the right of the buyer to rescind the sale agreement.
If the buyer exercises his right to rescind buying the property, the right of rescission will not arise again if the same parties enter into a new sale agreement for the same real estate property.
Documentary Requirements For The Sale Of Real Estate In St. Maarten
To aid buyers and sellers, the requirements for the sale of real estate in St. Maarten are listed and categorized in this section.
Required Documents
The transfer and purchase of real estate property in St. Maarten require the following documents:
A sign purchase agreement between the buyer and the seller of the property. This is an important document. Verbal agreements can be revoked at any moment. If you are planning to get a property in St. Maarten, you should make sure that you get a sale and purchase agreement in written form;
An appraisal report must indicate the description of the immovable property. It must mention the certificate of measurement. There must also be an appraisal of the market value that is not older than six months from the time of the transaction;
A copy of the title deed must also be included in the documentary requirements; and
The documents and information from the buyer and seller.
Compliance With Anti-Money Laundering Rules
The Anti-Money Laundering (AML) legislation for St. Maarten may be found in the National Ordinance Combating Money Laundering and the Financing of Terrorism. The rules require that the real estate agent in St. Maarten inquired into the identity of the customer and must know who is the ultimate beneficial owner of the property.
After the real estate agent in St. Maarten has entered into a business relationship, he must continue applying the rules and report any unusual transitions. He must take a risk-based approach to identify the needs and the service that he is required to submit. He must also keep his records for years after the termination of the relationship.
What does the Risk-Based Approach Mean?
A risk-based approach means that the service provider, in this case, the real estate agent in St. Maarten, creates and continues his service relationship with a customer even after the transaction has ended.
The real estate agent should apply the risk-based approach and also conduct a risk assessment that is formalized in a Customer Due Diligence (CDD). Depending on the risk, there are three different kinds of forms – the simplified, the standard, and the enhanced form.
Buying Real Estate As A Foreigner In St. Maarten
Buying real estate property as a foreigner in St. Maarten is not impossible. While many countries do not allow foreign ownership, this is allowed in St. Maarten and possible. Foreign ownership is not impossible in St. Maarten. However, rules and regulations are in place to protect the islands from being used for money laundering and terrorism financing. The process is the same as any other purchase of property on the island.
The foreign buyer would start his property search. Once he has found the perfect property, he would make an offer. On both sides of the island, there are different ways that they can get the property.
There is no need for a lawyer because a civil law notary, who is responsible for performing the title search, would give the all-clear before any other part of the transaction is commenced. The foreign buyer, whether personal or corporate, is then required to pay the notary fee. The notary will prepare the required documents and handle the buying and selling, effectively representing both the buyer and the seller.
The transactions are normally completed within a timeframe of 4 to 6 weeks. The buyer covers all of the transfer charges.
Even foreign buyers have a right to the cooling-off period where they may rescind the contract within three days from receipt of the sale and purchase agreement. Of course, this right also comes with specific limitations.
Paying For Your Real Estate Purchase in St. Maarten
Paying for your real estate purchase in St. Maarten is just as important as all of the legalities that you have to undergo to legally obtain the real estate property in St. Maarten. How do you pay for your real property in St. Maarten? There are two ways: a certified banker’s check payable to the order of the office of the notary and a wire transfer in United States dollars are two of the more important ways that you can pay for your purchase of the real estate in St. Maarten.
A bank account can be opened at the local banks and you may set them up either as a corporate resident or a personal account. The properties are then transferred following the European systems.
Other than your purchase price of the property in St. Maarten, you should also expect to pay a one-time government transfer tax of 4% in addition to the Notary’s fee. The total closing cost of the property and the transfer tax may be between 4% to 6% of the purchase price.
Since you should not expect to have any closing costs on any of the movable items or furniture, you may deduct the value of such items from the gross price. The value determines to be for the understanding of both the buyer and the seller and must be agreed upon beforehand.
What if I want to purchase property to be turned in a leased property?
If the purchase of the property that you have is to be turned into a real estate investment, you are recommended to have it named after an offshore company for more tax breaks. The notaries and trust companies in the Caribbean islands can provide you with the necessary information related to this need.
However, regardless of whether the property you have falls under any of the above categories, you should take note of the zoning requirements of the property.
Zoning requirements are different for residential use and somewhat commercial use. Ask your civil notary to look at the property and include the zoning rules in St Maarten Real Estate Law as part of the search. Tell them the specific purpose of your investment.
Buy Real Estate In St. Maarten Today
If there is one thing that the pandemic has taught all of us, it is the fact that life is short. If you have always dreamt of having property in the Caribbean, St. Maarten real estate is a good place to search.
While searching for the perfect place, keep in mind that real estate in St. Maarten is as advanced as in any other island in the Caribbean. There are condos in St. Maarten, hotels for sale in St. Maarten, and land for sale in St. Maarten that you can choose from. A destination that is as good as a permanent abode, St. Maarten is truly the best place to invest during, and even after, the pandemic.
A handsome tanned couple, confident and distinctively urban American background; both tall as our chandeliers; arrived from San Juan straight to our offices looking for a St Maarten property to buy for investment. As conversations go by, I find out that both are originally from New York, moved to Puerto Rico two years ago and now looking to settle in ‘vibrant’ St Maarten! they have been in the lookout for a investment condo ever since the pandemic started. All their research from all the various Caribbean islands, led them to St Maarten!
Its all came down to a safer investment compared to other islands. St Maarten’s economy has remained stable for a decade!
Loyal over-night tourism leads to great return on property investment via AirBnB.
Confirmed by every study that St Maarten and Barbados will see the highest growth in Caribbean real estate. Your property will increase by 30% in value over 5 years!
Many financial benefits specific to Americans and Canadians.
June 2021: Right now Americans are rushing to buy property in St Maarten because the laws and prices are favorable to American buyers. With a shortage of real estate in the USA, the Caribbean appears to offer a haven for investors. USA Treaty makes it easier for Americans to buy property without the residency hassle. See Treaty information below.
Why Americans Buy Property In St Maarten
It doesn’t come as a surprise as more Americans are setting their sights on purchasing properties in St. Maarten, the southern Dutch region of St. Martin. Whether it’s about acquiring property that you plan on renting out to tourists, or an offshore company looking to invest in the island, now is the best time than any to do so.
Buying St Maarten Property as an Offshore Company
There has been a huge rush in the number of Americans purchasing properties in St Maarten lately, and many are attributing this trend to tax evasion, which is clearly not the case. One only has to dig a little deeper to find out exactly why Americans are setting up shop in the southern Dutch region of St Martin.
Tax-neutrality
Americans who invest offshore, particularly in St Maarten, build their assets as an LLC company as this type of business is tax neutral in the US and profits are taxable only when in the possession of the owners. This does away with the complex and expensive reporting required from international business companies, which are tax neutral as well.
With the explosion of the internet and global commerce, a level playing field has been created where small countries such as St Maarten can compete head-on with first-world governments. As an offshore company in the Dutch Caribbean, you can hand-pick legal and financial systems that will play to your interests, something governments and financial conglomerates had a traditional monopoly on.
Offshore companies operating in St Maarten are not required to pay applicable taxes on income, profits, capital, and duties. Also, St Maarten properties in the form and value of shares are transferable to another company or a member of the offshore company without incurring transfer fees.
Less regulation, lower costs
Offshore companies buying properties in St Maarten enjoy a comfortable level of freedom and flexibility as they operate in a space with less regulation, particularly for business-savvy entrepreneurs capable of managing their financial risks, and who believe in the true concept of a free market and an open economy.
Going offshore makes it possible for your company to save a considerable amount of time and money in legal and compliance costs. And since there won’t be a need to deal with endless bureaucratic red tape, you’ll be able to allocate more time growing your business, or perhaps enjoying the islands even more. Remember, straightforward, offshore deals are normally completed in a day or two. In a business environment mired with all sorts of regulations, you will spend weeks or maybe even months, and thousands in legal fees to do the same.
Asset protection
A company’s assets that are legally brought offshore (all declared to concerned agencies, that is) are protected from all manner of lawsuits, particularly those with scant legal merits and fraudulent plaintiffs with dubious claims. This is due to the fact that it will be difficult for the plaintiff’s lawyers to determine, let alone identify assets held offshore, thus shielding the offshore company from such lawsuits.
Even if the plaintiff’s lawyers were able to identify the offshore assets, they will need to spend anywhere from $50, 000 to $100,000 (as a fidelity bond) to cover legal fees as they need to go a foreign court to enforce any decision they may get.
Global trade
E-commerce companies can be managed well in an offshore environment making use of offshore merchant accounts. Moreover, international trading activities, such as purchasing physical items from China and selling them in the US market, are likewise ideal for offshore operations. Offshore companies can easily acquire letters of credit from their offshore banks to facilitate business deals. Profits may roll in tax-free (until brought home, of course), and parties are able to maintain confidentiality.
Offshore bank accounts
Operating an offshore company in St. Maarten makes it possible to open an offshore bank account. Income generated by these companies (such as rentals, accommodations, sales, etc.) is allowed to be deposited into offshore bank accounts. There are a good number of international banking institutions in St. Maarten that offer securities investment brokerage and other relevant services that can help maximize the company’s growth potential through returns. Internet offshore banking makes it possible for offshore companies to monitor transactions and payments.
Another benefit of purchasing St Maarten properties through an offshore company is the ease of managing the business in various currencies as the island uses various currencies such as the US dollar, Dutch guilders, Euro, and more.
Buying St Maarten property as a private individual
More often regarded as a popular vacation spot, St. Maarten is fast becoming a place for American citizens who are either retiring or just opting out of the past-paced life to lead a less stressful life in the Caribbean. The Dutch St. Maarten is that ideal place and more.
The Dutch-American Friendship Treaty
This agreement between the two countries has made coming to St. Maarten even more enticing (as if the island not inviting enough). Based on this treaty, Americans coming to the southern part of St. Martin must be treated the same way a Dutch national not born on the island is treated. This means Americans hold the same rights to that of a non-St. Maarten-born Dutch citizen entering and living in St. Maarten. American citizens looking to live and work in St. Maarten never had it this good!
No Property Tax
If you’re planning to buy property (e.g. residential or rental) in St Maarten, you’d be glad to know that the government of St Maarten does not impose property taxes. Let’s say you start a small, home business such as a coffee shop or souvenir store, you won’t have to think about capital gains taxes, goods and services taxes, and sales or harmonized sales taxes.
Duty-free on imports and exports
If you’re planning on importing or exporting materials personal belongings to and from St Maarten, you may do so without having to worry about paying applicable taxes simply since St Maarten does not impose customs duties on such goods.
Higher standard of living
St Maarten enjoys a higher standard of living in comparison to neighboring islands in the Caribbean. The islands offer creature comforts you’ve grown accustomed to back home. There are grocery stores, malls, casinos, and bars, while products from North America and Europe are never in short supply.
Highly diverse and multicultural
St Maarten is a proverbial melting pot of various cultures from all over the world. There are about 100 different nationalities in St Maarten at any given time. So if you’re the type of person who loves diversity and meeting people from different countries, you’ll find St Maarten a true gem of an island in the Caribbean.
I have been selling condos to Americans for 25 years in St Maarten. In fact I remember my very first buyer was American. 60% of all our expats are from USA!
Enjoy the magnificence of St Maarten in its glory.
Always near a beach, always near a lagoon.
Anywhere you live, beauty follows you.
Mountains, lagoons, oceans & greens.
Be one with nature, be one with you.
St Maarten and you will be in love.
Welcome to a Caribbean paradise.
Your new home in St Maarten.
A beachfront paradise.
In clear waters.
White sands.
Dream home.
For you.
ST. MAARTEN BEACH POLICY (August 1994)
The Executive Committee of the Island Territory of Sint Maarten hereby makes known that they have established a policy concerning the use of beaches.
The policy states that;
1. the beaches must be useable for everyone, both local residents and tourists alike, for recreational purposes;
2. developments that, physically, have a negative influence on the recreational use of the beaches will be opposed;
3. the beaches will be protected against natural and human influences, that sever their recreational and natural function.
The policy covers:
The strip of sand with a width of at most 50 meters, of which the surface consists of natural sea sand situated along the sea, or, in absence of natural sea sand, the strip of land with a width of 25 meters from the high waterline, situated along the public waters.
The consequences of this beach policy are that the Island Government will strive to ensure that:
1. the beaches are openly accessible for the general public, which means that there must be a wide access that is free from physical and mental barriers (levers, hotels etc.).
2. no construction works or activities that occupy the space on the beach in a way that restricts normal use of the beach for others, will occur on the beach.The Island Government’s position is that construction works on the beach are annoying and disfiguring to the surroundings. It is not desirable for dwellings, hotels, businesses, etc. to be built or situated on the beach.
3. the beaches will be protected against pollution, disturbance, destruction, etc. and against erosion, hurricanes, etc.
In summary:
The main objective of the policy is protection of the recreational value of the beaches. Also, the value of the beaches as a part of nature should be protected as much as possible. If necessary the value of certain beaches as a part of nature can – possibly temporarily – be placed above the recreational value.
Consequently, in the future the Island Government will not permit construction works or activities on the beach unless justified by special circumstances. These special circumstances must be in the general interest of the island.
New Indigo Bay SXM Hotel and Condos launching soon. Message me for the marketing brochure. Its phenomenal!
This is 20 years of premium real estate experience.
A large part of this was at Indigo Bay.
Been through every up and down.
Only one thing stays constant.
Indigo Bay remains top!
Prices stay up.
Land is rare.
Secure home.
Indigo Bay.
St Maarten is famous for its ‘high return’ motto!
Buying TODAY makes you RICH tomorrow
Call or WhatsApp me for latest Indigo Bay availability and villa pricing.
Ritika: +1721 526 1819.
Featured on HGTV
Villas for sale 2021
Four bedroom ultra-modern villa with secluded location in Indigo Bay for $1,800,000.
DEAL Two bedroom Modern Indigo Bay villa with pool for $625,000.
DEAL Brand new four bedroom Indigo Bay villa with pool for $850,000.
Why Buy Indigo Bay Real Estate
Indigo Bay SXM remains the number one investment property location in St Maarten for long term return.
Any property purchased here today is guaranteed to be appraised 20% higher in 7 years!
There is no better designed, managed, luxury purpose built secure development that Indigo Bay Estates.
In my experience this development started in grand celebrations with top international bands.
With an aim to bring the best in real estate, to revel in the glory of their achievement.
Indigo Bay achieved great highs and many lows, in no part their fault.
But where they are today, has been a masterful stroke of genius.
The massive investment in world class infrastructure, has paid off.
The Indigo Bay name rings as upscale residential.
Offering the best in location, near to everywhere, perched right in the center of a quiet majestic bay.
Philipsburg city is simply a 10 minute drive towards the east.
PJIA Airport (SXM) is a 20 minute drive in the opposite direction.
The beach is just a three to five minute walk down safe roads.
Quiet, secure, serene and picturesque.
A Caribbean gem in every way.
Welcome to Indigo Bay.
More Reasons To Buy St Maarten Property
No property Taxes
Capital Gains: No
Closing Costs: 4% Transfer Tax, Approx. 1.5% Notary fees and 1% transfer fees
Indigo Bay’s recent new owner/developer has invested significant resources over the past two years in infrastructure: roads, lighting, drainage, internet and utilities. And stands ready to help in development of the new five-star hotel and resort.
Site is safe and protected: 24-hour security guards at development’s gated entrance.
Central location: Only 12 minutes from Princess Juliana Airport; 5 minutes from Philipsburg (main town on Dutch side); 5 minutes from Simpson Bay (shopping, night life); 10 minutes from Marigot (main town on French side); 15 minutes from Grand Case (restaurant mecca on French side).
Proven record against hurricanes. Little damage from Hurricane Irma: site is protected from easterly storms by 1,200-foot peaks. Irma hurricane damage was minimal compared to other parts of the island.
Steady breeze: cooling breeze from the east swirls over mountains and keeps the hotel site and west side of the bay cool throughout the afternoon.
Premium sunset views
The water is soft here. Gently splashing on the beach, with rarely a large wave in sight. Just calm clean waters of Indigo Bay.
I can tell you living in Indigo Bay SXM makes you proud. The hill top entrance is key to Indigo Bay’s x-factor.
Its just ‘wow’ every day, every time and every sight in Indigo Bay. I am not exaggerating!!!
The west facing ocean views are magnificent.
Red sunsets, green mountains and blue waters, Indigo Bay is a real life landscape masterpiece!
A short stroll to the famous Indigo Bay SXM Beach which features white sand, loungers and a restaurant and bar. And this condo is close to all amenities. A few minutes drive to just about everything as it is halfway between airport and Philipsburg. Perfect for vacationers renting by the week.
360 Degree Views of Indigo Bay
360 degree View of Indigo Bay 1
360 degree View of Indigo Bay 2
360 degree View of Indigo Bay 3
Where is Indigo Bay
The Indigo Bay Estates property in St. Maarten is widely recognized as unique and unrivaled in terms of its strategic and very accessible, yet very secluded location on the island. Indigo Bay Estates is unique because it represents the last remaining pristine ocean-front property available for a large mixed-use development on the island. It is unique also because the developers decided to protect and preserve the natural assets of the property as much as possible, by applying a low overall buildout density.
Consequently, Indigo Bay is able to offer its future owners and visitors more green spaces, recreational facilities, privacy and exclusivity than any other project on the island.
Indigo Bay Map
Topographic map of Indigo Bay ground surface and sloping
Indigo Bay – A Tropical Paradise In The Caribbean
The larger Indigo Bay site encompasses 148 acres, situated in a bowl shaped valley tapering towards the water’s edge. The property extends from the ridge line between Little Bay and Cay Bay in the East to the division between Cay Bay and Cole Bay in the West and from the Main Road around Cole Bay in the North. Indigo Bay is situated on the south side of the Island half way between the Dutch Capital of Philipsburg and the Princess Juliana International airport. Driving time between the site and the airport under normal conditions is approximately 20 minutes. Access is obtained on the property’s north side from a roundabout at one of the major road-ways connecting Philipsburg and the international airport. Ingress and Egress is obtained via a single road from the ridge on highest point of the property.
Competitive advantages of the site include its calm, reef protected waters, feeling of seclusion and quite, the fact that it represents one of the last undeveloped properties in St Maarten, easy access from the airport, Philipsburg’s nightlife attractions and duty-free shopping sector of downtown. The site’s southerly orientation affords maximum sun exposure throughout the day. Additionally, the government protected reef which lies off the southeast sector of the site featuring a sunken cargo vessel offers one of the Island’s best diving and snorkeling opportunities.
Indigo Bay also boasts constant northwest breeze keeping homes cool and ventilated in this eco-friendly upscale community.
Indigo Bay – A Caribbean Residential Development
Indigo Bay residential development stand apart by offering a multitude of eco-friendly and sustainable energy saving amenities rarely found in Sint Maarten.
The eco-plan below show how much nature is being given an important at Indigo Bay. In reality there is even more green than the eco plan shows.
Every home in Indigo Bay has ocean views.
Height restrictions and development limitations ensure that all homes in Indigo Bay comply with same strict guidelines.
A well planned residential development with sufficient infrastructure in place to make this the best premium location on the island.
Hurricane and earthquake resistant poured-in-place concrete structure.
Impact resistance glass.
Minimum building footprint for maximum preservation of green nature areas
Eco-friendly wastewater treatment plant
Rainwater collection cisterns
Low-consumption dual-flush toilets
Solar street lighting
Thermally insulated construction
UV-reflecting exterior paint
Heat reflecting roof surface
Augmented security through design and landscaping
Solar electrical systems – standard on many residences
Cross-ventilation design – without compromising security
Indigo Bay SXM property is being held back at the moment in anticipation of a huge increase in real estate prices once the five star resort is confirmed. The resort will make this into the premium vacation rental location with residents having access to a new beach that will be created by the five star resort and possibly a marina.
One of the things that astonishes me is the rental income generated in Indigo Bay. It is simply phenomenal that a two bedroom villa with ocean view can generate over $75,000 in rental income a year! This income with the guaranteed rise in property values in Indigo Bay, makes this overall the best home to buy in St Maarten!
The new five-star hotel development at Indigo Bay is going to change how Indigo Bay is perceived. An already upscale community which is going to be be guaranteed of world class facilities and new beach which will change everything you know about Indigo Bay, St Maarten.
Tau Capital and Altree Developments Inc. real estate development firms have partnered with Cay Bay Development (CBD) NV, the master developer at Indigo Bay Development, to propose the development of a US $220 million luxury hotel resort and condos in St. Maarten.
The proposed high-end hotel development at Indigo Bay Development, which The Daily Herald reported on several weeks ago, is expected to feature certain luxury accommodations and five-star amenities, including 94 hotel rooms and suites, 55 lanai suites, 60 two-bedroom units, 15 three-bedroom units, a large luxury spa (10,000 square feet), a conference facility, an all-day dining restaurant, a fine-dining restaurant, beach bar, pool bar, fitness centre, multiple pools, and a kids and teen club, it was stated in a press release issued by Cay Bay Development NV.
Additionally, the proposed hotel development is expected to feature large water ponds and greenery areas in keeping with its eco-centric vision, as well as an extensive public parking area for public beach access to Indigo Bay.
New world class developments planned
Further towards the beach there are also plans to St Barth’s style villas at Indigo Bay further increasing the luxury classification of Indigo Bay within St Maarten. On top of hill we have heard about plans to build one-bedroom condos and studios. St Maarten is the most up and coming Caribbean island, with Indigo Bay at its heart. This is a location that is guaranteed to provide long term returns.
If you normally put your money into futures, this is your call!
St Maarten Population Based upon data available from 2015.
New information will be updated soon.
The land of happy people!
In 2005 approximately 35,000 St Maarten individuals were thought about as long-term residents of St. Maarten (and around 30,000 in St Martin). St. Maarten is without a doubt the most densely populated of all the Dutch Caribbean Islands with just over 1000 people per km2 on the Dutch side.
On average, approximately 1000 people more move to the island as relocation away, this adds to the development figures for the resident population (see Figure 5 ). 2003 saw a significant rise in the numbers of people relocating to and from St. Maarten, and for the first time there was a bottom line of individuals (around 250 more left the island than moved to the island).
There has actually been a significant shift in the structure of the population of St. Maarten for many years from 1995 to 2004. There is an increasing loss of young, financially active residents from the age of 15 years to 20 years, who leave to educate or work abroad.
The resident population are far surpassed by visitors to the island. There are 3 main tourist groups that go to St. Maarten; stay over travelers, cruise boat travelers and yacht tourists.
Stay over visitors alone increase the population of St. Maarten by 7 times over the year, although tourists do not typically stay for more than 2 weeks. The variety of stay over tourists is expected to increase by between 50% (low price quote, 354000 individuals) and 80% (high price quote, 432000 individuals) between 2005 and 2015. If the resident population continues to grow at its existing rate (16.5%) 2015 will see around 47500 individuals completely on Island.
The variety of cruise visitors is likewise anticipated to increase from 2005 to 2015 from simply under 1.4 million to nearly 2 million checking out the entire of the island. Marine base travelers such as Luxury yacht visitors are also likely to increase in number. These boosts in the short-term and irreversible populations on St. Maarten will position increasing pressure on the islands environment and facilities.
The majority of the population are Protestant, though there are Catholic and Jewish minorities.
St Maarten History, There is a possibility that the South American Stone Age people, referred to as the Ciboneys, resided on St. Maarten 4000 BC. The island was covered with overgrown lush vegetation and had lots of unique birds, crocodiles and big rodents.
Pre-History 4000 BC-1490 AD
Upon arrival of the very first people in the Caribbean, the islands were covered with tropical greens and numerous ranges of bats, birds, sea mammals, iguanas, giant land tortoises and big rodents roamed freely without human contact. There are only a few historical sites that actually prove inhabitation in the Caribbean Islands by “Lithic Age” peoples prior to 4000 BC.
From about 4000 BC to about 500 BC, peoples of the “Archaic Age” level of technological development migrated onto the islands from South-/ Central- and The United States And Canada. These Archaic Age St Maarten History inhabitants were semi-nomadic hunter-gatherer-fishing folk, utilizing basic stone and shell and most likely wooden tools, who did not know agriculture nor the manufacture of ceramic vessels. Neither the ethnic associations nor the language of these peoples are known. On St. Martin, the Norman Estate location on the French side is the only site of this period found, and it dates to about 2000 BC.
Beginning around 500 BC, people began to move from South America into the Caribbean region, introducing the “Ceramic Age”. These were much more industrialized societies than the Archaic peoples. They farmed cassava and other crops, used large sea-faring canoes, showing understanding of ceramics, and producing stone and shell tools. These preliminary Ceramic Age neighborhoods likewise had complex social, financial and religious systems.
On St. Martin / St. Maarten, the earliest Ceramic Age artefacts are the remains of these very first migrations from about 500 BC, often referred to as ‘Saladoid‘ individuals. The name that was provided to these people is derived from the location where archaeologists first recognized them, the Saladero site in the Orinoco basin in Venezuela.
According to archaeologists, it is skeptical whether there was ever a large-scale prehistoric Carib exodus into the Northern Lesser Antilles. There is also no evidence, that when the very first Europeans travelled by St. Martin/St. Maarten in the 1490’s, Amerindians were still surviving on the island.
The 1490’s to 1650’s
During his 1492 to 1494 voyage, Christopher Columbus ‘discovered’ the Caribbean islands; potentially sighting St Maarten History on November 11, 1493. The island was called after St Maarten History, the bishop of Trips. Some evidence indicates that the island Columbus saw was Nevis, with later confusion causing the identifying of St Martin. Throughout the fifteenth century, other Caribbean islands were inhabited by numerous European nations like the Spanish, English and French, whilst St. Maarten was ruled out to be of any significance.
In 1624 the first Dutchman set foot on the island and found it uninhabited. Over the following years the Dutch explored the island in higher depth. They observed the salt ponds, which were of fantastic significance given that salt was utilized for the preservation of food. In 1631 a little group of Dutchmen declared the island for the ‘West-Indische Companie’ (West India Company). Concurrently, a group of Frenchman settled in the location now referred to as the French Quarter.
In 1632 the Dutch developed Fort Amsterdam and continued their colonization, the harvesting of salt being among the primary factors for the settlement. Anguilla was likewise inhabited and a small fort was Constructed there. In 1633, the Spanish recaptured both islands and used the materials of the Anguillan fort to enhance Fort Amsterdam. They likewise developed a 2nd fort on Pointe Blanche, now known as ‘the Old Spanish Fort’. Under the command of Peter Stuyvesant, director of the West India Business, the Dutch attempted to recapture St. Maarten in 1644 with some 800 soldiers. In spite of various attacks and an effort to starve the Spaniards, the Dutch might not force the Spanish to
surrender. The Spanish did not leave St Maarten Residency until 1648.
The Dutch and French right away moved back to the island and on March 23, 1648, the famous partition arrangement was signed on Mont des Accords (Concordia). The colonists presented numerous business crops, such as tobacco, indigo, coffee, cotton and sugarcane. Trade began to expand, the island succeeded.
The 1650’s To 1850’s
The island altered hands regularly in between France, England and Holland. Pirates and looters caused much damage, and farming and salt production were not as successful as before. The variety of people on the island changed greatly. In 1667 John Simpson was leader of the
Dutch Part; Simpson Bay might be named after him.
Through the early 1700’s, the British occasionally drove out the French, however the Dutch remained in control. The Dutch Guv John Philips, brought order after the chaotic preceding years. He restored the production of salt and convinced the landowners to plant more coffee, sugarcane and cotton for a greater economic yield. He made land readily available to investors. The English came in large numbers, bringing their English-speaking slaves with them. With the English impact, the Dutch language and culture faded into the background. Fort Amsterdam was reinforced and the main village moved from Cul-de-Sac to its present area and called Philipsburg in honour of the Govenor.
The second half of the eighteenth century brought prosperity, with a peak around 1790, when the island had 92 estates with sugarcane as the primary agriculture crop. Time and again the English attempted to take control of, and by 1817 the island had actually altered hands 16 times. Because year the French and Dutch established lasting control.
In 1766 Fort St. Louis was built in Marigot. In 1772 mention was made of a serious hurricane, and in 1819 another significant hurricane ruined nearly everything on the island, including all historic records!
Simpson Bay village ended up being isolated from the rest of the island. The plantation market decreased due in part to the prohibition of the slave trade. Then from 1820 to 1848, a number of crucial buildings were built; the Reformed Church, the Pasanggrahan (Federal Government Lodging House) and the Methodist Church. There was a revival of the salt market from 1735 in which the whole population took part. In 1845 the colony of Curaçao was divided into the three Windward Islands (St. Maarten, Saba and St. Eustatius) and the 3 Leeward Islands (Curaçao, Aruba and Bonaire).
The abolition of slavery on French St. Martin took place in 1848. A variety of slaves on the Dutch side, moved to the French side where they got the status of complimentary foreigners. (One path, the ‘freedom course’ can still be found at the border, between the Dutch and the French Quarter.) To avoid discontent, Dutch plantation owners asked for that the Dutch Federal government eliminate slavery in
the Dutch nests. It was not till 1863 that slavery was officially eliminated. Ultimately, many estate owners left the island and ex-slaves had the ability to obtain property at or around the former estates.
The 1860’s To Now
Through the late 1800’s and early 1900’s market on St. Maarten declined; the production of sugar dropped in 1875, cotton in 1932 and salt in the 1940s. People went back to subsistence agriculture and fishing. Many guys, with or without family members, emigrated to Aruba and
Curaçao to operate in the oil refineries. Others left for seasonal work (sugarcane cutting) in the Dominican Republic or went to the United States.
In the Second World War, Holland was occupied by Germany and France took control over the island for 10 days. The French side was under Vichy control, and was blockaded by Allied forces. In 1943 the Juliana Airport was opened on the Dutch side.
In 1948 the frontier monument was erected, commemorating 300 years of tranquil coexistence. In 1951 the Netherlands Antilles signed the ‘statuut’ to end up being self-governing, and were restructured into Curaçao, Aruba, Bonaire and the Windward Islands, each with its own territorial federal government.
The first major hotel (Little Bay) was built in 1955. In 1959 the very first regional radio station started transmitting. In 1960 a powerful hurricane (Donna) hit the island.
In the Lowlands and Terres Basses the first luxury vacation homes were constructed in the 60’s.
In 1966 Philipsburg was extended by filling out part of the neighboring Salt Pond. Varieties of travelers grew along with advancements in air transportation. The economy expanded rapidly. Many St. Maarteners returned home. Employment levels were high and the boom in tourist drew in individuals from other islands along with various parts of the world. The population grew rapidly, intensifying from around 7000 in 1970 to more than 30000 in 1995 on the Dutch side alone.
ST MAARTEN CULTURE
VIBRANT. ENERGETIC. FRIENDLY.
The multiculturalism of St. Maarten springs from its historic role as a crossroads for visitors to the New World. Dutch, French and British traders brought European traditions, while Afro-Caribbean people brought the language and culture of West Africa.
Today the variety of influences is shown in the number of languages spoken. Dutch is the main language, but English is taught in schools and spoken everywhere, while other typical languages are Spanish and Papiamento, the dialect of the Netherlands Antilles. St. Maarten’s premier cultural event is its annual Carnival, which includes parades, calypso competitions, reggae shows, and a limitless array of stands serving standard island food.
The island culture has its roots mostly in African, French and Dutch influences, though ratings of more current immigrants have added their own components to this multicultural society. The tourist boom of the past couple of decades has actually resulted in such an influx of job-seekers from in other places in the Caribbean that only about 20% of all citizens were born upon the island.
Education is obligatory, and around 99 percent of the children participate in school. The government spends about a 3rd of its budget on education, which is modelled on the Dutch system. Apart from local faculties, instructors are recruited from Holland and the Caribbean islands. There are technical and vocational schools, teacher’s colleges and two other more education facilities: the University of St. Maarten and the American University of the Caribbean.
St Maarten History has its own flag. The style shows red, white and blue panels and the island’s crest. This coat of arms portrays the national bird; the Brown Pelican, national flower: Orange Sage (Latana camara), the Court House and the border monument.
I was there at the birth of Indigo Bay Villas.
I was there when it took its first steps.
I saw it grow.
I saw it fall.
I was there to help it up.
Indigo Bay is a personal love affair.
You may think I am crazy, but Indigo Bay is close to me. I have spent twenty years of my life working on it. I know its dark secrets; I know why you should and shouldn’t buy there.
My honest review: It is the only well planned residential villa estate in Sint Maarten. The location, the security, the ocean views, landscape and the beach, there is nothing that comes in such a perfect package as Indigo Bay!
Villas are designated as single-family homes only. This keeps the estate from being overdeveloped and there are also height restrictions to ensure everyone has an unobstructed view.
Once you have seen other properties in Sint Maarten, Indigo Bay sells itself. There is no comparison in terms of location!
Indigo Bay Long Lease
One issue that everyone brings up is the private lease. Indigo Bay is private lease land. In Sint Maarten all beachfront land or estates are sold under Government or Private Lease.
The lease is automatically renewed and it has been like this for centuries! There is absolutely nothing to worry about. This is common in most of the Caribbean islands.
How is Indigo Bay Long Lease Rent Calculated
The prorated Annual Long lease rent will be calculated & invoiced as follows:
The total Annual Long lease rent from 2019 until 2028 is $270,000.
As such, prorated annual Long lease rent per M2 = approximately $0.57 i.e. the present “Base rent”, based on a buildable area at the Villas of 475,000 M2 (117.4 acres).
As such, the 2019 Longlease rent for a 1,200 M2 Lot is approximately $682.
Prorated Longlease rent is applicable from the date of the Closing for each Lot.
The Base rent will remain in place until the end of 2028. For the period 2029-2088; the total annual Long lease rent will be $300,000 i.e. an increase of 11.11% via a one-time adjustment of the Base rent. As such the annual prorated Longlease rent for a 1,200 M2 Lot from 2029 until 2088 is about $758.
Even in today’s market, I have received three offers for Bay villas within the last two weeks. The interest in Indigo Bay just doesn’t stop.
Your villa will always appreciate in price. As they say, beachfront real estate never depreciates.
Sint Maarten Buy My Property, Here on the island, we don’t think of our home as two different countries.
We are one island!
Created as one, always be one.
However, the reality is that we are two separate nations, two separate legal systems. And it has with time become a unique feature of this little Caribbean island in the Lesser Antilles belt.
Saint Martin, French Side:
Lovingly called the French side, it is the larger of the two islands. You find a lot more natural beauty, peace and tranquillity. However a lot of the French stay on the Dutch side for the convenience of amenities, infrastructure, business and nightlife. I am always surprised how much of the Dutch Sint Maarten is owned by the French! But there are reasons for this!
Buying real estate on French St Martin comes with higher costs and taxes. It’s like buying a property in France, the same stringent laws!
Cost and problems of buying in St Martin (French side):
Around in 10% transfer fees; which includes Notary fees and taxes.
Land and Property tax!
Capital Gains Tax at 33.5%.
Offshore companies have restrictions.
Limited planning time. Penalties if you don’t build in a certain timeframe.
Very strict building regulations and zoning.
All this seems like a negative, but if you have the resources this is an advantage. This is why the most luxurious estates are in Terres Basses on the French side. Sint Maarten Buy My Property, The restrictions give you exclusivity and prevent over development.
Read this article in the New York Times titled: House Hunting in … St. Martin.
Verifies everything I just mentioned and gives you a first-hand experience on a buyer’s perspective.
But your money doesn’t work for you as it does on Sint Maarten, the Dutch side.
Sint Maarten, Dutch Side:
The more industrious and savvy side! You will find everything on the Dutch side. Over two hundred restaurants, casinos, nightclubs (strip clubs too!) and everything else that comes attached to an active nightlife!
If you live in Saint Martin (French side) you will find yourself spending most of your nights on the Dutch side. Sint Maarten has a vibe and everyone loves it!
Of course, Sint Maarten is a real estate paradise. Even the French buy more on the Dutch side than on the French side. Not only are the laws more favourable, you actually have a very high turnaround of real estate.
Buying on Sint Maarten (Dutch side):
6% in transfer fees; which includes Notary and transfer fees.
No land taxes!
No Capital Gains Tax!
Easily obtain building permits and favourable zoning restrictions.
Investors are given the red carpet treatment.
You can buy a property within a few weeks!
Where do I buy my home? Sint Maarten or Saint Maarten?
If you are looking to make money from your real estate, the Dutch Sint Maarten gives you a lot more advantages than French Saint Martin.
Long term rents are much higher in Sint Maarten (Dutch), so your return on investment is better. Short term rates are attractive on both sides of this Caribbean island.
90% of investors buy on Sint Maarten, including the French themselves! Especially locations close to the French borders: Cole Bay and Oyster Pond.
I know you have more specific questions, so just message me using the contact form or email me on info@c21sxm.com. To make it easier, I am now available anytime on Whatsapp number +1721 526 1819.
Thank you for reading, looking forward to working with you soon.
