Condos for Sale in Simpson Bay St Maarten: A Local Guide (2026)
Condos for sale in Simpson Bay St Maarten sit in the island's most walkable Dutch-side hub, close to the marina, the restaurant strip, and Princess Juliana airport. Inventory runs from compact one-bedroom units to lagoon-front penthouses. Foreigners can buy freehold with no restriction, buyer closing costs run about 4 to 6 percent, and there is no annual property tax on the Dutch side.
- Closing costs on a Dutch-side condo run about 4 to 6 percent of the price, paid by the buyer, and there is no annual property tax. Confirm the current rates with your notary.
- Foreigners buy freehold with no restriction, using a mandatory civil-law notary who handles the title search, escrow, and registration.
- Simpson Bay is the island's walkable hub: the marina, restaurants, grocery shopping, and the SXM airport are all close by.
- For quieter, higher-end living, compare Simpson Bay with condos for sale in Cupecoy St Maarten before you decide.
Why buy a condo in Simpson Bay St Maarten?
Buy a condo in Simpson Bay because it is the most convenient place to live on the Dutch side. You get the marina, a long restaurant strip, grocery shopping, and Princess Juliana airport all close by, and foreign buyers own freehold with no restriction on foreign ownership. It is the part of St Maarten where I send clients who want to skip the car for daily errands.
I live on the Dutch side, and Simpson Bay is where I bring first-time buyers who are not sure which neighborhood fits. The reason is simple: what you need day to day is right here. The condos for sale in Simpson Bay St Maarten range from compact one-bedroom units within walking distance of the sand to lagoon-front apartments with a boat slip. That spread is why the area works for a rental owner, a snowbird, and a full-time resident at the same time.
Simpson Bay sits between the lagoon and the beach, so many buildings have water on two sides. The airport being close is a genuine plus for owners who fly in and out often, and it is also a trade-off you should test in person, because some buildings sit under the approach path. I walk clients through units at the times of day when planes are actually landing. Noise is the one thing you cannot judge from a listing photo, and it is the thing buyers most often regret ignoring.
When I tour the area with a buyer, I am looking at three things beyond the unit itself. First, how the building came through recent storm seasons and what was rebuilt or reinforced. Second, what the monthly maintenance fee actually covers, because a low fee often hides a thin reserve fund. Third, whether the parking, water supply, and backup generator setup matches how you plan to live, especially if you intend to be here full time. Those three answers move the real value of a condo more than the finish level of the kitchen does. Ask for the fee schedule and the building’s rental rules in writing before you get attached to a view.
If you want the full lay of the land before you tour, start with my Simpson Bay neighborhood guide, then I can match buildings to your budget and to how you plan to use the place.
How much do condos for sale in Simpson Bay St Maarten cost?
Closing costs on a Simpson Bay condo run about 4 to 6 percent of the price, and the buyer pays them. That is roughly 4 percent transfer tax plus about 1 to 1.5 percent for the mandatory civil-law notary. There is no annual property tax on the Dutch side, and the seller usually pays the agent commission. Rates and who pays what are set by law and can change, so confirm the current figures with your notary before you build a budget around them.
Asking prices vary by building, floor, view, and whether the unit comes with a dock, so I do not publish fixed figures in a blog post. Inventory moves, and a number written today ages badly. What I will do instead is send you live comparables once I know your range, and tell you where an asking price sits against what has actually been selling nearby. That is a more honest answer than a made-up average, and it is the number you can actually negotiate with.
| Cost item | Who pays | Rough amount |
|---|---|---|
| Transfer tax | Buyer | About 4% of price |
| Notary fee | Buyer | About 1 to 1.5% |
| Agent commission | Seller, usually | Built into the price |
| Annual property tax | Nobody, Dutch side | $0 |
The line that surprises buyers coming from the US or Canada is the property tax row. You still budget for building maintenance fees, insurance, and utilities. The yearly government property tax bill you may be used to back home does not apply on the Dutch side, but confirm your own situation with your notary or tax advisor, since I am not a tax authority and your home country may still tax the asset from its side. For the full picture, see my guide to buying property in St Maarten and the wider St Maarten real estate market overview.
One comparison worth carrying with you: the French side of the island, Saint-Martin, is generally more expensive both to buy and to hold, with transaction costs often in the 7 to 8 percent range plus annual taxes. That gap is a large part of why value-focused buyers shop the Dutch side first, and it is worth raising with your notary if you are weighing a property on each side.
What are the best things to do in Simpson Bay St Maarten?
The best things to do in Simpson Bay St Maarten cluster around the water: the beach, the marina, the lagoon, and a restaurant strip that locals actually use. You can watch the planes come in low over Maho Beach, eat fresh fish near the sand, or take a boat out from the lagoon, all without a long drive across the island.
Simpson Bay Beach is a long, calm stretch that is easy to walk in the morning before the heat sets in, and it holds a good sunset. The marina and the lagoon behind it are the boating heart of the island, so if you buy a condo with a slip you can be out on the water quickly. In the evenings, the restaurant strip along the main road runs from casual roti to sit-down seafood, and it stays busy through the year because residents eat here, not just visitors passing through.
Practical things matter just as much when you live somewhere. Grocery shopping, pharmacies, marine shops, gyms, and dive operators all sit inside the neighborhood. That is exactly why I describe Simpson Bay as the place where island living and everyday convenience meet. For buyers who dislike driving the island’s hills after dark, that walkability is the entire point of the address.
It also works as a base for the rest of the island. Grand Case on the French side is the dining village people make a whole evening of. Marigot and Philipsburg are the two capitals, one French, one Dutch, and you move between the two nations without a border checkpoint. Day trips to Anguilla, snorkeling at Creole Rock, boat runs out to Tintamarre, the reefs off the east coast, and the clothing-optional beaches on the French side are all within reach. Ask me for the current ferry and charter options rather than trusting an old schedule you found online, because they change.
- Simpson Bay Beach for calm morning swims and sunset walks
- Maho Beach for the plane-spotting the island is known for
- The lagoon and marina for boating, charters, and sport fishing
- The restaurant strip for dinner without a reservation
- Grand Case, Marigot, and the French side when you want a change of scene
Simpson Bay vs Cupecoy: which condos suit you?
Choose Simpson Bay for walkable, everyday convenience and a wider price range; choose Cupecoy for quieter, cliff-side luxury and big ocean views. Both sit on the Dutch side, close enough to each other that many buyers tour condos for sale in Cupecoy St Maarten and Simpson Bay on the same day before deciding.
| Feature | Simpson Bay | Cupecoy |
|---|---|---|
| Vibe | Walkable, lively, everyday convenience | Quieter, cliff-side, resort-style |
| Typical condo | Mid-rise near marina and beach | High-rise towers with ocean views |
| Price entry | Lower, with a wider range | Higher on average |
| Best for | Full-time living, rentals, no car | Luxury, views, lock-and-leave |
Cupecoy leans resort-style, with high-rise towers, gated grounds, and a lock-and-leave feel that suits part-time owners. The Mullet Bay golf grounds are on that end of the island as well, which matters to some buyers. Simpson Bay is more lived-in and more social, and it is the better fit if you want to walk to dinner or keep a short-term rental active. Neither area is objectively better. It comes down to how many months a year you will be here and whether you want a car-free routine.
If a short-term rental is part of your plan, do not assume it is allowed. Get the building’s rental rules in writing, and check the current permit and licensing requirements with the relevant authority before you rely on rental income in your math. Rules differ building by building, and they change.
If you are buying to actually live here and want to leave the car parked, Simpson Bay wins. If you are buying a view and a quiet base you visit a few months a year, walk through Cupecoy first. I show clients both, so the choice is yours, not mine.
You can weigh the two areas side by side in my Cupecoy neighborhood guide before we book tours.
Can foreigners buy, and what about for-sale-by-owner condos?
Yes, foreigners can buy condos in Sint Maarten on the Dutch side with full freehold ownership and no nationality restriction. A civil-law notary is mandatory and handles the title search, the deed, escrow, and registration. You will also come across St Maarten condos for sale by owner, and those still run through the same notary process.
Financing exists for qualified foreign buyers who can put down a deposit. Terms vary by lender, so ask a local bank what you would actually qualify for before you assume a mortgage is the route. If you are looking at sint maarten condos for sale listed directly by an owner, the paperwork does not change: the notary protects both sides, which is why buyers here do not carry US-style title insurance the way they would back home.
On the Dutch side, the notary is your safety net: they run the title search, hold the money, and register the deed, which is why local buyers here do not carry US-style title insurance.Wei Landgraf, Dutch-side resident agent
Where I add value on a for-sale-by-owner deal is pricing and due diligence. An owner who sets their own number can land high or low, and I will pull comparables so you are not guessing at fair value. I will also push for the documents that get skipped in a private sale: the building’s fee schedule, the reserve fund position, any outstanding assessments, and the rental rules. On a private deal, nobody is chasing those for you.
Visitors from the US, Canada, the UK, and the EU generally travel here on a valid passport with no visa for up to 90 days, and a longer stay means a residence permit. That is the shape of it, but immigration rules are not mine to interpret, so check the current requirement with immigration before you rely on it. For the residency side of a permanent move, read my notes on moving to SXM, and confirm the immigration and tax specifics with your notary or advisor, since I am an agent, not a legal authority.
Is a Simpson Bay condo worth it in 2026?
A Simpson Bay condo is worth it in 2026 if you value convenience, rental demand, and low holding costs over absolute quiet. With no annual property tax, freehold ownership, and year-round activity in the neighborhood, the holding costs are lower than most US and Canadian buyers expect. Run your own numbers on maintenance fees and insurance, and check the building’s storm history, before you count on any return.
St Maarten sits inside the hurricane belt. Hurricane Irma hit in September 2017, and construction standards improved afterward, which is why I always ask about a building’s roof, its shutters, its windows, and how it came through recent seasons. Insurance is the other half of that question, and it belongs in your monthly budget from the first conversation, not as an afterthought at closing. If storm exposure genuinely worries you, that is a fair thing to say out loud, and it is one reason some buyers also look at islands like Aruba that sit outside the belt. I would rather you raise it now than after you own something.
The trade winds are the daily reality most of the year, and they are a large part of why living here is comfortable. Hurricane season is the part you plan around, and owners who are away for months should have someone local who can close a building up and check on it afterward.
For most of my clients, the mix of walkability, dining, and the airport being nearby is what closes the deal. If you are weighing homes for sale in Simpson Bay St Maarten against condos, remember that a condo hands exterior maintenance and security over to the building, which matters a great deal when you are off-island for long stretches. Send me your budget and how many months a year you plan to be here, and I will build you a shortlist and tell you honestly which buildings I would skip.
Frequently Asked Questions
How much are condos for sale in Simpson Bay St Maarten?
Prices range from compact one-bedroom units to lagoon-front penthouses, so there is no single figure worth quoting. Budget about 4 to 6 percent of the price for closing costs, paid by the buyer, and remember there is no annual property tax on the Dutch side. Confirm the current rates with your notary, and ask me for live comparables in your range.
Do you pay property tax on a condo in St Maarten?
On the Dutch side, no. There is no annual property tax on Sint Maarten real estate, which is a real advantage for owners coming from the US or Canada. You still budget for building maintenance fees, insurance, and utilities. Confirm your own situation with your notary or tax advisor, since your home country may still tax the asset.
Can foreigners buy condos in Sint Maarten?
Yes. On the Dutch side there is no restriction on foreign ownership, and you buy freehold. A civil-law notary is mandatory and handles the title search, deed, escrow, and registration. Financing exists for qualified foreign buyers with a down payment, and terms vary by lender. Verify immigration and tax details with your advisor.
What are the best things to do in Simpson Bay St Maarten?
Most of the best things to do in Simpson Bay St Maarten are on the water: Simpson Bay Beach for calm swims, the lagoon and marina for boating and charters, and the restaurant strip for dinner without a reservation. Maho Beach, where the planes come in low over the sand, is close by, and Grand Case on the French side is worth an evening.
Are there St Maarten condos for sale by owner?
Yes, you will find St Maarten condos for sale by owner as well as agent-listed units. Either way, the sale goes through the mandatory civil-law notary, who runs the title search and holds the funds. On a by-owner deal I still pull comparables so you can judge whether the asking price is fair, and I chase the building documents that private sellers tend to skip.
Is Simpson Bay or Cupecoy better for buying a condo?
It depends on how you will use it. Simpson Bay is walkable, social, and has a wider price range, which suits full-time living and rentals. Condos for sale in Cupecoy St Maarten lean quieter and more luxurious, with big ocean views and a lock-and-leave feel. I show clients both before they choose.
