The Daily Herald; St Maarten’s national newspaper; publishes the most popular business awards every year. Voted by the people of St Maarten; this is a very honest and important award for St Maarten businesses.
Century21 Island Realty wins the Best Real Estate Agency award in 2022.
12 is our lucky number.
12 award-winning years of consistency and integrity.
The Cliff Two Bedroom Condo For Sale
Perfect 2 bedroom condo for sale at the prestigious Cliff on Cupecoy Beach.
This two-bedroom, two-bathroom condo is located at The Cliff with the best ocean views in the building!! The Cliff offers world class luxury amenities including a pool made with lapis lazuli tiles! This is the best in Sint Maarten! The Cliff condo is situated on the fifth floor, offering breathtaking views of the Caribbean Sea and the surrounding islands.
The interior of the condo is spacious and.....
Guana Bay Villa For Sale
Four Bedroom Luxury Villa In Guana Bay
You will buy this Guana Bay villa the moment you see it. Bring your signing pen!
Guana Bay offers the best in St Maarten's villas. There is no doubt about Guana Bay being the premier location for single-family homes in St Maarten. I compare Guana Bay to the Terres Basses of the Dutch side; with one significant difference; you get amazing views of St Barths and the famous sunrise that we all come to the Caribbean for.
I can't believe this.....
Two Bedroom Beachfront Palm Beach St Maarten Condo For Sale
For the smallest of fortunes, you can possess your very own 2 bedrooms and 2.5 bathrooms beachside St Maarten condo in the beautiful Simpson Bay area of St. Maarten.
This beachfront condo is a must have for anyone retiring in St Maarten. Designed as a beautiful well contained boutique resort you have everything you need; pool, beach, security, great neighbours and low maintenance!
Simpson Bay Condo
Two bedroom beachfront St Maarten.....
La Siesta Penthouse Condo For Sale
Well-maintained two-bedroom penthouse for sale in the popular La Siesta beachfront community in the heart of Simpson Bay. The entire beach condo is on one level with a large covered terrace with views on both sides!
It's amazing!
2 bedrooms
2.5 baths
212 sq meters
4th-floor condo with best views in Simpson Bay.
Secure access to the building.
Every bedroom has a private terrace!
Transfer of shares possible saving
Designated parking space.
Association fees:.....
The Cliff 2 Bedroom Ultra Condo For Sale
An absolutely thrilling 2-bedroom, 2.5 bathroom beach condo for sale at the award-winning The Cliff in St Maarten. Ultra modern interior specifically designed by Adrianna Hoyos; with real quartz stone tops and tiger wood accents for a luxury experience while enjoying the best amenities and ocean views of The Cliff in St Maarten. Certain pieces of furniture are custom made for the condo; you will not find anything similar in the commercial market. For example just the.....
The Lighthouse Oyster Pond Oceanfront Condo For Sale
The Lighthouse is the ultimate condo development in St Maarten.
There is no comparison, with only 18 condos; no other development offers this level of luxury.
The experience leaves you feeling like royalty.
Three-bedroom ground-floor condo at The Lighthouse in Oyster Pond, St Maarten for sale.
Oceanfront condo with private pool and wrap-around terrace.
Incredible ocean views towards St Barths.
The largest condo at The Lighthouse.
You get the best.....
Belair Oceanview Villa
Situated on the hills of Belair in Sint Maarten, this two-story, three bedroom and two bathroom oceanview villa is available to be yours! This property features two communal swimming pools that a proactive Homeowner's Association oversees the upkeep of, along with the grounds.
Features
For those looking for a space to work from home, this unit has a bedroom which currently serves as a functional office space with its own separate entrance! Homeowners of this unit have a.....
Designer Condo At The Cliff For Sale
A sensational three-bedroom residence at the prestigious Cliff St Maarten. Invite your friends because you are going to need to show off this special beach condo!
What a view! You can tell the difference; the terrace is much larger and you can hear the waves splash! Wow!
Watch this video from another unit on the same floor. You can actually hear the waves from your bedroom!
Dreams are made at The Cliff!
The turquoise ocean with red skies during sunset is.....
Beacon Hill Oceanfront Apartment For Sale
Right on the beautiful limestone cliffs of Beacon Hill; I present to you a three-bedroom oceanfront condo for sale within the upscale Bay View Condos community.
This is a spectacular true waterfront condo with 3 bedrooms, 3 bathrooms plus private off-street parking.
The bedrooms are spacious offer ocean views everywhere.
The living area opens to the immense terrace.
This oceanfront apartment has been completely renovated.
3 bedrooms, 3 bath
Condo fee.....
7 Bedroom Simpson Bay Beach Villa For Sale
Last chance to buy a property as large as this on Simpson Bay Beach. This beachfront estate is astoundingly perfect in terms of location and future appreciation. The beach is probably the best on this part of Simpson Bay and you have premium ocean views; giving this property immense value.
Land Size: 775m2
Long Lease Expiry: 2031
Owner lives on the entire upper floor of the property.
The ground floor of the property has two 2-bedroom apartments and one studio.....
The Cliff Beachfront Penthouse For Rent
Cupecoy Penthouse For Long Term Rent
Five bedrooms and six bathrooms.
Location: Cupecoy Beach, Sint Maarten
Two level penthouse with entrance on floor nine.
Recently renovated.
Beachfront penthouse; door to sand in less than 2 minutes!
18mm glass with hurricane resistant rating.
First level size: 331 square meters of airconditioned living and 68 square meters of total terrace space.
Second level size: 210 square meters of airconditioned living and 25.....
Tepui Oceanfront 2 Bedroom Condo For Sale
We are offering a brand-new modern two-bedroom oceanfront condo for sale in Pelican Key, Sint Maarten. Built by a Developer with over 20 years of experience in St Maarten developments. The new development is world-class with luxury finishings.
You have to come and see how beautiful the finished homes are.
Call me on +17215261819!
44 residences with high-end fixtures in contemporary architecture.
Developed by the most reputable team in St Maarten.
Century21.....
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!
If you’re a buyer looking to buy a property in St Maarten or a seller who owns already owns a property in St Maarten, both parties will require the services of an Appraiser.
Appraisals are a crucial part of a Property Purchase transaction.
The buyer requires an appraisal to validate the seller’s valuation of the St Maarten Property.
Seller requires an appraisal to exhibit the valuation of the St Maarten property to prospective buyers.
Valuation Expert:
Call Chante on +1721 526 3194 to discuss your availability and book an appointment with a Valuation Expert.
We are also available on WhatsApp for your convenience.
Do I need an Appraisal to sell my St Maarten property?
As a realtor, I can not stress to you how important this is to build that bond between buyer and seller.
For first-time St Maarten property buyers, it gives them confidence that the seller is willing to be transparent. Its starts of everything in the right way.
We can arrange a professional St Maarten Appraisal for you.
It’s not something we specifically do, but yes, I would be happy to help.
Call Chante on +1721 526 3194.
Inexperience can be a high cost to you.
What is a Property Appraisal?
Simply put, a property appraisal is a neutral and professional opinion of a particular property’s worth. It is a universal prerequisite in real estate purchase-and-sell transactions and mortgage refinancing. A certified or licensed professional will conduct the appraisal and is the most key player in the property transaction.
When do I need a Property Appraisal?
In addition to being an indispensable part of a real estate property transaction, a St Maarten property appraisal is a requirement in the following transactions:
Loan applications
Be at an advantage when purchasing real estate; by basing your purchase price offer on the valuation outlined in the St Maarten Appraisal.
Helps determine a fair price when selling property
Settling an estate
Legal proceedings
What Is The Cost Of An Appraisal In St Maarten
It varies from St Maarten Appraiser to Appraiser.
A basic St Maarten Appraisal will cost anything from $450 to $1200 depending on the contents and depth of investigation. All our St Maarten Apprsials prices start from $725 for a detailed property valuation.. Backed with 25 years of REAL estate experience.
And don’t worry if you need a structural report, electrical report, water rights issue, we know experts in each industry to have an answer ready in a few days.
For example, if the electrical systems and equipment need to be evaluated and inspected, this can be included for an additional charge.
Just recently in March 2021, one of my property buyers, a family from Chicago, USA who were within hours from signing the purchase of a Terres Basses property, were lucky enough to have got an Electrical report which identified major electric issues in the property which no one would have otherwise known. Even the owners didn’t know. Note: Electrical issue now resolved!
Call Chante on +1721 526 3194.
What does a St Maarten Appraisal contain?
Don’t expect all Appraisals to be the same.
If the Appraisal is for St Maarten property valuation, the content is focused on determining a price for the property by comparing past sales in the neighbourhood and also similar property types in distant neighborhoods. It will be further detailed out as Fair Market Value, Auction Value, and Reproduction Cost New. between all and includes a summary of everything else. For more detailed specifics please always pay a little extra and request this. It could save you thousands of $$$s.
The Valuation Methodology below is an exact copy from an Appraisal in the open domain.
Valuation Methodolgy
Definition of Market Value
“The estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arms-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion” (RICS Valuation Standards V.S3.2).
NOTE: Market Value ignores any existing mortgage, debenture, or other charges over the property. There are basically three approaches to the valuation of real estate property.
Cost Approach: The Cost Approach is based on the principle of substitution which asserts that no prudent buyer or investor will pay more for a property than that amount for which the site could be acquired and which improvements have equal desirability and utility can be constructed without undue delay. It is a method of appraising property based on the depreciated reproduction or replacement cost (new) of improvements, plus the market value of the site.
Income Approach: Income Capitalization is a valuation method appraisers and real estate investors use to estimate the value of the income-producing real estate. It is based upon the premise of anticipation i.e., the expectation of future benefits. This method of valuation relates value to two things: [1] the “market rent” that a property can be expected to earn and, [2] the “reversion” (resale) when a property is sold.
Direct Comparable Approach: The Sales Comparison Approach derives a value indication by comparing the subject being appraised to similar properties that have sold recently. For residential properties, the Cost Approach and Direct Comparable Approach may take preference. For commercial properties, the Income Approach and Direct Comparable Approach may apply.
St Maarten Appraisal services are normally ordered by the lender in the residential property market. St Maarten Appraisers are also brought into the picture in litigation cases, investment decisions, and tax matters.
Licensed appraisers in St Maarten adhere to a strict code of ethics and are obligated to provide valuation reports that conform to Dutch lender requirements and applicable taxation regulations. Furthermore, valuation reports provided by these professional appraisers should conform to current house financing models prescribed by the CHF in conjunction with branch organizations including VBO, VastgoedPro, and NVM. Appraisers.
Contents of an Appraisal Report
Aside from a sound estimate of value, the assessment report must also indicate the following:
The client, as well as the concerned parties
Purpose of the report
The type and definition of the valuation reported
Inclusive dates of the appraiser’s judgment and conclusions
Notable characteristics of the property such as location, legal, physical, and economic attributes, real property interest value, and even intangible items and trade fixtures
Existing easements, encumbrances, restrictions, reservations, leases, covenants, declarations, contracts, ordinances, special assessments, and other relevant items
Division of interest including physical segment, fractional interest, partial holding
Scope of work that will accomplish the assignment
St Maarten Appraisal Methods
The St Maarten Appraiser uses a number of methods to come up with an estimated value of the St Maarten property which includes:
Sales Comparison
The sales comparison approach outlined in detail above requires drawing up a comparable analysis from similar properties within the area which have been purchased recently. Professional appraisers take into account a range of factors when making a comparison, but the most commonly used are:
Location and neighboring areas
A property’s location has a profound effect on the value of the property. Appraisers take into consideration accessibility to learning institutions, nearby bodies of water, proximity to roads and highways, as well as pollution levels
h5>Recently sold listings
Checking property values vis-à-vis recent property sales properties provides a benchmark for the value of properties in any given area.
Features
If you have a residential property, it must be compared with nearby residences that share almost identical features such as the number of bedrooms, bathrooms, garages, and square footage sitting on tracts of land of similar sizes.
Age and condition
In addition to comparing properties of the same age, checking their condition is equally important as both have a significant influence on property valuation. Two similar residential properties in the same neighborhood are not necessarily in the same condition. If one of the properties requires some repairs, it will work against its value.
For sellers, there’s a host of other features that may help to increase the value of the property. However, the sales comparison approach is subjective to a certain degree and is dependent on other external factors e.g. state of the economy, the real estate market, and the job market – all have a direct effect on the selling price of the property and how long it remains available in the market.
Average price per square foot
After compiling similar homes, take the price of each of the properties and divides them with the square footage of the property being appraised to get the average price per square foot of all the comparable properties. Multiply the result by the square footage of the property to get the actual average price per square foot.
Professionals agree that the sales comparison approach is the most reliable property valuation method and is typically used by real estate agents to find out if the price of a property is fair and well within market levels.
Words for the Buyer Valuation
If the property valuation does not go below the contract price, you should proceed with the property purchase knowing you are receiving a property that is correctly evaluated based on existing market conditions. The transaction grinds to a halt when the St Maarten Appraisal falls below the contract price – a scenario neither party doesn’t want.
However, this allows the buyer to ask the seller to lower the price. The seller may opt for a second opinion and present a better case for a higher value.
Words for the Seller
With a low appraisal, the seller has the option to lower the contract price to proceed or maintain the price. Waiting for a cash buyer in post-Pandemic economy is unlikely to offer a higher price without the need of an Appraisal.
If properties in a surrounding area have recently experienced what is called distressed sales, this may result in a lower appraisal value. If the seller feels that the short sales or St Maarten auctions have caused this, the seller may persuade the St Maarten Appraiser that the property is worth more given it is in a significantly better state compared to nearby properties. Hoping that this report would convince the Appraiser to make an independent judgment based on the information provided.
St Maarten is doing everything to make it easier for you to come back while keeping the island as safe as possible for those who are already enjoying the sun!
Update: March 11th 2021
https://www.sxmprotectionplan.com/
From 19th January 2021, Covid insurance is required for all foreign nationals with the exception of visitors who arrive and leave the same day, crew members and transit/transfer passengers who don’t need to recheck their luggage. This is so that you receive the best care possible while on your vacation.
The St Maarten Visitors Protection Plan is sold via the mandatory health form on stmaartenentry.com.
Cost of Insurance
Ages 15 – 75
Effective 10 January 2021, a flat premium of $30 is charged for stays not exceeding 180 days.
The premium is non-refundable, unless you’ve made a duplicate purchase or if you cancelled your trip to St Maarten.
The premium must be paid every time you re-enter St Maarten.
Ages 0 -14:
$10
Ages 76+:
$30
St Maarten Entry Requirements
Ministers of TEATT Ludmila de Weever and VSA Richard Panneflek have updated the entry requirements to include antigen testing with effective date of November 25th 2020. Travellers to St. Maarten are required to complete a mandatory health authorization application via the Electronic Health Authorization System (EHAS) available on www.stmaartenentry.com and upload their negative RT-PCR test within 5 days or their negative antigen test result within 48 hours.
Not all passengers are required to have Covid-19 Negative Test documentation for entry. You only require this if you are from a high-risk country.
Travellers coming from low-risk countries are not required to take a COVID-19 test as long as they have not been in any of the high-risk countries in the last 14 days prior to their St Maarten Travel. Children under 10 years of age are exempted from the mandatory COVID-19 test.
In case St Maarten isn’t right for you at this time; use this World Map with real-time updates to find alternative destinations that are less restrictive based on travel conditions for each country. World Interactive Travel Restrictions Map
I look forward to meeting you for a beer in St Maarten!
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Ritika: +1721 526 1819
Residents of which country are permitted to enter or travel to St Maarten?
Check this link for most recent updates on Country Specific Risk Classification.
Are all visitors required to fill out the Electronic Health Authorization System Form?
A rt-PCR test for the SARS-COV-2 virus obtained from a naso-pharyngeal swab performed in the country of origin and within 72 hours prior to departure to Sint Maarten (last leg in case of connecting flights) is required for all travelers originating from a country that is categorized as high risk. Antibody tests and tests performed outside of the 72 hours period will not be accepted. Results from home covid-19 collection test kits will also not be accepted. Airlines might require you to show a negative lab test result. For travelers from the USA, US territories and Canada the time frame remains 120 hrs. prior to departure. This will remain in effect as long as the national health authorities of the USA and Canada do not require differently for their traveling citizens.
Alternatively, travelers originating from the USA and Canada can do an antigen test for the SARS-COV-2 virus obtained from a naso-pharyngeal swab performed within 48 hours prior to departure to St Maarten Travel. All FDA approved antigen tests including those with Emergency Use Authorization only (EUA) are accepted. Tests performed outside of the 48 hours period and home tests will not be accepted.
Travelers residing in and/or traveling from a low-risk country are exempted from the mandatory rt-PCR or antigen test.
Travelers who reside in a low-risk country but have visited a high-risk country in the 14 days prior to departing to Sint Maarten, must also have a rt-PCR or antigen test for the SARS-COV-2 virus performed in the country of origin within 72 respectively 48 hours prior to departure to Sint Maarten (last leg in case of connecting flights).
The original test result to be uploaded as part of EHAS application procedure must clearly specify the name of the laboratory or clinic, full name of test subject, type of test administered, name of antigen test, swab date, source of the swab, result date and a negative result. Incomplete results, hand written or e-mail statements from doctors will not be accepted.
Children of age 10 and under are exempted from the mandatory rt-PCR or antigen test. As of the day after the 10th birthday, a rt-PCR or antigen test has to be submitted.
Airline and private flight crews with stopovers in St. Maarten or St. Martin must demonstrate a valid negative rt-PCR or antigen test upon arrival. Crew members not in possession of a valid negative rt-PCR or antigen test must self-quarantine until their departure flight.
How to find a lab to test near you
We have heard that this information is difficult to find so we have researched the wonderful internet to find this as the best resource to find a testing lab near you.
Make sure the lab administers rt-PCR tests and Rapid Antigen tests obtained from a naso-pharyngeal swab.
Is St. Maarten open to marine vessels, boats, yachts?
St. Maarten is now open to yachts, cruisers and private vessels. A local registered agent is required for all vessels. Please contact a local agent for more information on the protocol and to arrange your arrival. For more information, you can go to the official website of The St. Maarten Marine Trade Association. If you are arriving from outside of one of the Approved countries listed then a 14 day quarantine may be required as well as a COVID-19 PCR test taken and result received within 120 hours prior to departure.
What restrictions are there in moving around between French side and the Dutch side?
You are able to stay, travel, move around, drive and dine on the French side or Dutch side. There are new business opening restrictions on the French side.
What should I do if i suspect I have COVID-19 while on-island?
St Maarten Travel, If you are feeling unwell and suspect that you may have COVID-19, please contact your Front Desk or one of the COVID-19 task force members of your property you are staying at, or dial the hotline 914. We recommend you familiarize yourself with the property’s guidelines before or upon arrival.
What is the real estate market like with Covid-19
After a slow start, the real estate market in St Maarten is back! There are a lot of properties for sale and the market is turning around slowly, but there is significant activity and interest. I have had my best year since 2017!
The vacation rental market has been severely affected, however, it has created an environment which will lead to significant improvements in this area. Century21 is leading the pack with plenty of free upgrades when booked via us.
Throughout the pandemic, we at Century21 in St Maarten are thankful that we have had some of our best months in recent times. Its been adventurous and we have met some amazing people along the way. We look forward to working with you soon. We just love the business. So give us a challenge, difficult times like these really bring us into our element and we have stood out from the rest.
May be celebrate our good times together.
One of the most exciting projects was Oryx Residences and the accomplishment of 80% under contract within 4 months. Working with our friends at Oryx Residences has been a highlight. Its the one of the largest residential projects in Cay Hill, developed by the APS / Algemeen Pensioenfonds Sint Maarten. A glorious St Maarten home, new low-cost residential properties in Cay Hill, these homes provided an opportunity for St Maarteners to become proud owners or renters of robust family homes at competitive prices ($145,000 – $245,000). It would not be an exaggeration to state that the majority of units went under contract within the first 2 months. In fact, within the first four months, Century21 St Maarten, in collaboration with the APS team, managed to sell 80% of the units amid the pandemic. The St Maarten homes, which include 1-,2- and 3-bedroom units, are guarded by security 24/7, and each home has been designed to remain resistant to hurricanes. Essentially, Century21 St Maarten holds an undisputed reputation of offering homes at the best locations, with unparalleled security and a sense of living in a tight-knit community. The projects are undertaken to keep every potential homebuyer in mind- children, adults, and the elderly.
Oryx Residences, Cay Hill
At the heart of Cay Hill, the new sixty-two concrete homes are being eyed by many. Despite the absence of a bustling economy, courtesy of COVID-19, no stones were left unturned to make this project a success. For instance, buyers of townhomes are permitted to established additional floors based on their needs. Some of the enticing provisions offered include ceramic tiles, Corian kitchen countertops, aluminium hand railings adjacent to the stairs, aluminium windows, a large concrete gazebo, a play area for children, concrete pavement, private parking, and so much more. Buyers have been raving about the units and the features offered, with their glaring reviews up on our website to see. Both the townhouses and the apartments are being offered for a price that is less than $250,000!
St Maarten’s Rising Popularity
While the onset of the coronavirus pandemic initially seemed like the end of the world, it definitely did not seem to affect St Maarten’s popularity among tourists. In fact, just in 2019 a year marked by the pandemic’s entry the region witnessed an 80% increase in visitors. This rise is attributed to the increase in flight frequencies from major gateway cities coupled with the introduction of new airport gateways. The same year, Jet Blue introduced its new flight service between Fort Lauderdale and St Maarten, Sunwing’s winter flight service out of Montreal and Toronto was revived, while KLM returned with its direct 3 times weekly flight. All in all, these few changes were enough to attract visitors from across the globe, who remained undeterred despite the coronavirus pandemic after the lifting of travel restrictions in different countries. With the tourism industry ablaze, all eyes are on St Maarten for attractive and lucrative investment opportunities.
Real Estate Boom in St Maarten
Another positive indicator that can be quite comforting to all the stakeholders of St Maarten and Century21 alike is the booming real estate in the region. In fact, we are proud to become a future home to a US $220 million luxury hotel resort and condos, which is a project by Tau Capital and Altree Developments Inc real estate development firms in collaboration with Cay Bay Development (CBD) NV, the master developer at Indigo Bay. This hotel would include five-star amenities as well as 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, and so much more. Not just that, Harmony Promotion and Marriott International, in tandem with several investors, have recently announced their plans to develop a five-star hotel in Baie Nettle, which will be scheduled to open in 2023. With top-class facilities, these two projects throw light upon St Maarten’s bright future, regardless of the state of the pandemic.
Who Are We?
Century 21 St Maarten is a full service St Maarten real estate residential and commercial brokerage company representing sellers, buyers, renters, landlords, and developers of luxury properties. When buyers and sellers think about real estate in St Maarten, their thoughts pace towards our projects. Specialists in Terres Basses villas for sale and St Martin villas for rent. Our Indigo Bay villas are a favorite among sellers looking for serene homes with views that are only dreamt of by many. At Indigo Bay, our luxury villas are up for grabs, albeit they too are selling at a very quick pace. Not just that, our properties stand out wherever we set our foot; Cupecoy, Dawn Beach, Simpson Bay Beach, Oyster Pond, Maho, and so many more beautiful places.
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!
2021 St Maarten Heineken Regatta – 26th Jan 2021 Update – EVENT CANCELLED
The St Maarten Heineken Regatta will celebrate its 41st edition in 2021 from March 4 – 7, 2021 It is the largest regatta in the Caribbean and probably the largest warm water regatta worldwide.
This world-renowned cruising occasion provides 4 days of World Class Racing and splendidly amusing nights keeping with the occasion’s motto of ” Major Enjoyable”! With an effect on the sporting neighborhood extending beyond the Caribbean into Europe, the United States, and beyond.
Our 4-day occasion attracts well over 20,000 visitors each year, from young professionals to business owners, from party-goers to international sailors, aging from 18 to 55+ originating from over 37 different nations.
After an amazing day of sailing, the individuals are able to enjoy great regional food and delight in an ice-cold Heineken in the Regatta Village, while listening to regional, regional and worldwide artists! This is an occasion where business satisfies enjoyment in the very best possible method, in a extremely inspiring and energetic environment.
Come and delight in life in the Caribbean, come for some Serious Fun from March 4-7, 2021!
41 years strong and it just keeps getting better. 4 days of world-class racing with some of the world’s most experienced sailors, from more than 35 countries, sailing Maxis, Monohulls and Performance Multihulls to holiday-makers on chartered Bareboats and live-aboard families travelling the Caribbean. Crystal clear waters and cooling northeast trade winds provide the beautiful conditions for spectacular racing simply off the coast of St. Maarten. And with Heineken as title sponsor, the racing days mix effortlessly into incredibly entertaining nights. This occasion is your bucket list must-do!
Where to see the Regatta from
Usually speaking most of the racing fleet come back to Simpson Bay lagoon every afternoon & dock at Palapa, Port de Plaisance or Simpson Bay Marinas. The St Maarten Luxury Yacht Club, throughout early morning & afternoon bridge openings, is a terrific area for seeing the fleet coming & going. For viewing the racing http://www.heinekenregatta.com/Regatta/RegattaSchedule.aspx is a general description of where the races are every day & the actual Courses are here: http://www.heinekenregatta.com/LinkClick.aspx?fileticket=TFN4fkMreW4%3d&tabid=144 If you ‘d like to go out on the water there are numerous viewer boat choices used day by day charter catarmarans. For land based watching, Sand Bar or Sunset Beach Bar at Carvanserai will be a terrific area.
The schedule for the 2021 occasion is currently being settled, for now please take a look at the tentative occasion schedule based upon the 40th St Maarten Heineken Regatta. Please bear in mind that the products go through change. Inspect back later on for updates concerning the 2021 schedule.
Regatta Registration
Date: March 2– March 3, 2021.
Tuesday March 2, 2021: 10AM– 6PM
Wednesday March 3, 2021: 10AM– 6PM
Area: In the Regatta Village @ Port de Plaisance.
Race Day 1
Date: Thursday March 4, 2021: 10AM
Racing day 1: 6PM
Location: Daily Prize Providing at the Regatta Village
Around the Island Race
Friday March 5, 2021: 10AM
Racing day 2: 6PM
Daily Reward Giving at the Regatta Town
Race Day 3
Saturday March 6, 2021: 10AM
Racing day 3: 6PM
Daily Reward Offering at the Regatta Town
Racing day 4
Sunday March 7, 2021: 10AM
Racing day 4: 6PM
Grande Prize giving
Serious Fun Bridge Program
March 4– March 7, 2021: TBA
Location: Simpson Bay Bridge
Causeway Bridge – Opening times
In & Outbound:
08:15 hrs
10:00 hrs
15:30 hrs
Heineken Regatta History
In 1980, the St. Maarten Heineken Regatta began as the St. Maarten Regatta with a modest 12 sail boats participating. 3 years later, in 1983, Heineken ended up being a significant sponsor of the St. Maarten Regatta and ‘Heineken’ was added to the name of the event. Heineken took part with a cost of 3,750 guilders ( around $ 2,100). As a bonus, the rivals got ice cold Heineken beers from a passing powerboat while they were racing.
After the involvement of Heineken, the occasion grew fast. With the addition of a third day in 1990, the event grew to 187 boats in 1995 and 251 boats in 1999. Another racing day, the Commodore’s Cup, was included 2005. The record amount of boats taking part in the St. Maarten Heineken Regatta was in 2008 with 284 boats.
Boating the crystal-clear waters of the Caribbean, powered by the cooling northeast trade winds and run by an experienced, innovative and friendly race team, the St. Maarten Heineken Regatta is four days of world-class racing in idyllic conditions attracting a broad series of tastes. Our race committees provide custom-tailored racing for the countless sailors from more than 35 nations that concern race: from Olympic medalists and World Champions cruising Maxis and Performance Multihulls to holiday-makers on chartered Bareboats and live-aboard families travelling the Caribbean.
Heineken SERIOUS FUN PARTIES
With Heineken as a long-standing sponsor, you would anticipate the parties to be exceptional … you won’t be disappointed! St. Maarten Heineken Regatta has a well-earned track record for hosting remarkable artists like the Black Eyed Peas, UB40 featuring Ali, Astro & Mickey, Akon, Wyclef Jean, Shaggy, The Commodores, Red Foo and the Party Rock Crew, The Jacksons and Flo Rida for the celebrations so that exhausted but happy sailors can party with an ice-cold Heineken in their hand and the sand in between their toes as they view the sun dip listed below the horizon. After an amazing day of cruising, the individuals are able to enjoy excellent local food and delight in an cold Heineken in the Regatta Village, while listening to regional, local and global artists! This is an event where organization satisfies satisfaction in the very best possible way, in a extremely inspiring and energetic environment.
Heineken Regatta, For Everyone
The Regatta has a lot to offer which too, with benefit. The island stays awake 24/7, When I went to the occasion, it felt like the island never ever slept. From night clubs to hundreds of well-known dining establishments. The island has whatever, you can choose to consume from various cuisines, you could go on the beach for a walk or a live BBQ, you can take a peaceful retreat, there are lots of water sports you could do, jet sky, boast trips, zip-lining (the greatest zip line of the Caribbean is located here), diving, hiking, cruising and kiting. Additionally, there are lots of shopping locations around with the very best of offer and for every single taste and trends, every square mile is tax-free and responsibility totally free, isn’t that great? This list could go on permanently, to be honest, so we’ll move on for now.
The island has everything to use and with fantastic convenience, you can remain at high-end Resorts like the Sonesta Maho Beach Resorts, Divi Little Bay Beach Resort, Blair Beach Resort, Atrium Beach resort and Medical spa, Horizon view beach resort, and many more. If you’re not a Resort person, you lease a villa on your own and your loved one! There are several Marinas around the Island, like the Luxury Yacht Club Port de Plaisance, Marina For Louis, and others. The island even has an exceptional taxi service called Dutch St Maarten Taxi Association, which assists you reach anywhere and on time. This location felt like paradise and is the very best get-away from the worldly crises today.
Marina Fort Louis (Marigot)
www.marinafortlouis.com.
Simpson Bay Marina.
www.islandwaterworld.com
Porto Cupecoy Marina
www.portocupecoy.com
Lagoon Marina
www.lagoon-marina.com
Bobby’s Marina
www.bobbysmarina.com
Isle De Sol
www.igy-isledesol.com
Island Water World Marina
www.islandwaterworld.com
Palapa Marina
Phone: +1 721 545-2735
Boat Charter in St Maarten
No boat, no problem. Participants of the St. Maarten Heineken Regatta have numerous alternatives with regards to entering in the event. If you don’t own a boat yourself you can go through our charter listing and pick from a variety of options.
Charter a bareboat for 2021 St Maarten Regatta
Regatta sponsor Sunsail offer enjoyable and incredible bareboat charters offering comfy lodgings and still permit strong race competitors in among the popular bareboat classes. Schedule your charter straight with Sunsail or pick among lots of trip operators, like KRAS, and have your travel, lodgings, boat rental and other services managed at one time.
St Maarten Regatta 2021 Boats for charter
Personal boats are also available for charters. Racing boats, luxury boats, cruisers, catamarans and many other alternatives are available. You can charter the entire boat with family and friends or you can reserve an individual spot and take pleasure in racing with brand-new good friends.
SXM REGATTA COVID-19 UPDATES
This section is provided specifically as an simple recommendation for our St. Maarten Heineken Regatta individuals with regards to the effect of Covid-19 on entry requirements into Sint Maarten. Here you will find present testing requirements, procedures and info about how the Regatta will be modified in order to deliver an excellent week of competitive racing safely for all included. This page will be upgraded routinely as conditions alter and supply links out to official advisories to ensure you can easily discover the information you require to make your plans to race with us March 4 to 7, 2021!
Travel corridors/bubbles
Currently there are no recognized travel contracts in location in between St. Maarten and other islands. The St Marine Trades Association launched the following statement on October 15, 2020:.
We are very delighted to reveal that the St. Maarten Government has actually authorized the new Protocol for Yachts for the 2020-2021 season. Of course, this goes through alter based on the altering situation. The guidelines in affect are as follows:.
All individuals getting here by airplane needs to have a negative rt-PCR test taken within 120 hours of last leg of trip. A kind should be completed per passenger. That type can be discovered here https://stmaartenehas.com/application-form/ This uses to all arrivals excepting those people flying from a low-risk location: those locations can be found here https://stmaartenehas.com/travel-requirements/.
For Vessel arrivals, the following uses:.
If vessel is showing up from a low-risk country (found here), no test is needed.
If vessel is arriving from a moderate or high-risk country (found here) An rt-PCR test is needed 120 hours prior to departure from last port ( need to be instant last departure point). Such rt-PCR test results, along with all other entryway files, need to be provided to a Private yacht agent (please see list attached here) in advance of arrival. No other electronic forms are required for Vessel arrival.
If testing was not possible prior to departure from last port, Vessel can enter St. Maarten under quarantine, with testing to be done within 24 hours of arrival. The appointed yacht representative can coordinate testing upon demand. Vessel should stay under quarantine until negative outcomes received.
TRANSIT EXCEPTIONS
Vessel is able to come to St. Maarten WITHOUT testing for maximum 48 hours in transit (fueling, provisioning, etc., possible). All on board should remain in quarantine on board under this choice.
PRIVATE FLIGHT DEPARTURES
Even if visitors are originating from an island that is thought about moderate or high danger, they will be able to leave by private plane out of the FBO without an rt-PCR test. This is something that we will require to arrange in advance, and all needed safety precautions must be followed (mask wearing at all times, etc).
For complete updates on entry requirements by boat or plane please check out the government’s site.
Taking the current situation into factor to consider, the onshore entertainment is under review and will be structured to fit the progressing standards set by Government. Again details becomes available, we will have the ability to advise what onshore entertainment can be provided.
Social distancing and proper sanitization will be carried out. Group contact will be discouraged at registration, the committee desk and other official procedures. Feel confident, all of us anticipate some ” Major Enjoyable!” while we #SocializeResponsibly.
We understand the value of implementing quality steps to guarantee the security of individuals and visitors. We are readily available to answer any of your concerns or concerns, please email us at info@c21sxm.com.
Volunteer For St Maarten Regatta
The St Maarten Heineken Regatta is arranged by the Sint Maarten Yacht Club Regatta Foundation in cooperation with Heineken as Title Sponsor. With such a big occasion, there are many individuals included.
On this page, we wish to reveal you who is involved and provide you the opportunity to be associated with the event yourself by registering as volunteer.
