St Maarten property guides. How to buy St Maarten property, the legal process, changes to laws and new development launches. Everything about St Maarten property will be added here for your convenience.

The Hills SXM In Simpson Bay Construction Update 2022

Do you know why?

The same Developer; Frank Teboul is near completion at the famous Fourteen Condos development in Cupecoy which has seen pre-construction prices jump up by 25% on completion!
That is one phenomenal return on capital investment Dude!
Construction in St Maarten is booming.

The Hills SXM

We are personally invested in The Hills; so take my word; this is not a sales pitch; it’s an insider tip!

In fact, the official Return on Investment is 10% gross per year.

Be seduced by The Hills Residence, offering unique views over Simpson Bay lagoon and its green mountains.
This is going to become a landmark in SXM.
And it may already be!

The Hills Residence is made up of 150 modern and luxurious furnished one to two-bedroom apartments in four buildings with rooftop, solarium, swimming pool, as well as top of the range services.

It’s also a commercial area with 20 commercial premises and 2 restaurants, with parking slots, offering a wide range of possibilities to develop your professional project.

Buying Apartments At The Hills

I have been in real estate for 25 years; and every year Simpson Bay is the number 1 for condos.
It’s not just the convenience; it’s the vibe that Simpson Bay gives.
With world-class beaches within a few minute’s walk, its no surprise The Hills is considered as a world-class investment!

The modern and luxurious 1 and 2 bedroom apartments, from 50 to 81sqm, offer a breathtaking view of Simpson Bay and its mega yachts.

Each building has a roof top, swimming pool and solarium. The apartments are fully equipped, with furnished kitchens and bathrooms, washer and dryer, air conditioning, private balcony or garden. Each unit benefits from a parking lot.

Prices start at an attractive price of $225,000 with an excellent rental return of 10% per year.
Returns on Commercial are probably higher!

Only buy at The Hills through an approved agent.
Call Ritika on +17215261819 for an immediate real-time availability update.

The Hills consists of 150 apartments.
You have a choice of one bedroom or two bedroom apartments.
All have wonderful views!
Very high occupancy rates in Simpson Bay for rental investment.

Construction Delivery

Building 1: 2nd quarter 2023
Buildings 2 & 3: 2nd quarter 2024
Building 4: 2nd quarter 2025

The Hills Construction Schedule

The construction site was started in October 2021. The shops and building 1 should are planned to be delivered during the 2nd quarter of 2023, the buildings 2 & 3 during the 2nd quarter of 2024, and the building 4 during the 2nd quarter of 2025.

April 2022 Construction Update Now – THe Hills St Maarten

The Hills SXM Construction Update 2022

The Hills SXM Construction Update 2022

Who Owns The Hills SXM

Founded in 2005 by Frank Teboul, FT Development is a large scale development and construction company based in Sint-Maarten in the Caribbean.

Creator of completed St Maarten developments like La Siesta, Ocean Edge, The Spa at Maho, Jordan Village, Adonis Hotel, Fourteen at Mullet Bay and recently The Hills.

Frank Teboul, its CEO, has completed multiple residence projects in Sint-Maarten since 2005, covering a total of 18,000sqm. An outstanding individual and humanitarian.

New Fourteen Towers SXM – Mullet Bay Condos – Construction Update 2022

Mullet Bay Condos

Fourteen Towers SXM Construction Update 2022

For Sale At Fourteen Residences, St Maarten

Call Ritika +17215261819
We can present the property to you now.

June 2022 Fourteen Tower A Common Area Photos

Fourteen Mullet Bay

Fourteen Mullet Bay Lobby

Fourteen Mullet Bay Lobby

Fourteen Mullet Bay Lobby

Fourteen Mullet Bay Gym

Fourteen Mullet Bay Gym

Fourteen Mullet Bay Gym

Fourteen Mullet Bay Gym

Fourteen Mullet Bay Lobby

Fourteen Mullet Bay Penthouse
Fourteen Penthouse

Fourteen Towers is St Maarten’s best new development located in upscale Cupecoy right opposite the world-famous Mullet Bay beach.
Absolutely incredible unobstructed views.
New construction techniques ensure total safety.
St Maarten is at the forefront of innovation.

April 2022 Update

Tower B has reached the 19th floor at Fourteen SXM. Almost there!!
Tower A residents have moved in and apartments are also now available for rent starting from $5000 per month for a 2 bedroom apartment on higher floors.

Fourteen SXM Site Plan

Fourteen SXM is changing Cupecoy.
Building a city within a city!
Top-secret plans!
Ask me.
Ritika on +17215261819

January 2022 Fourteen Towers Construction Update:

Already over 15-floors of the concrete shell is ready for Fourteen Tower B to be complete.
We have spoken to the Developer and Frank Teboul says that construction on Fourteen Tower B is going according to plan.

Sold in Fourteen SXM Tower A

Photo of Mike with Fourteen Condos Developer Frank Teboul. Call Ritika now to reserve your condo.

Fourteen Towers - Condos Sold By Century21

January 2022 Photos

Fourteen Towers - Condos For Sale

Fourteen Towers From Mullet Beach

Fourteen Towers - Construction Update 2022

Fourteen Towers - Condos For Sale

Fourteen Towers - Bedroom Ocean Views

Fourteen Towers - Condos For Sale

Fourteen Cupecoy Condos For Sale

Fourteen Condos For Sale

October 2021 Fourteen Tower Update

As of October 21st 2021, Tower B is mid-way through construction and is currently on floor 9 out of a total of 21 floors. Tower A is almost complete with boundary walls and amenities near to completion. We have been hearing great things from owners who have had the privilege to visit some of the condos.

These photos taken from an elevated position offers greater detail into the construction of Fourteen in Mullet Bay, St Maarten.

If you are looking for specific photos, we can help.

We are the Mullet Bay real estate experts.

Fourteen Mullet Bay Condos Construction Update 2021

Fourteen Mullet Bay Condos Construction Update 2021

Fourteen Mullet Bay Condos Construction Update 2021

Fourteen Mullet Bay Condos Construction Update 2021

Fourteen Mullet Bay Condos Construction Update 2021

Fourteen Mullet Bay Condos Construction Update 2021

Fourteen Mullet Towers

Construction Update mullet towers, Focusing on the on-going construction of the 21-storey (tallest!) Fourteen Mullet Bay Towers in Cupecoy; luxury condos with ocean views everywhere. Key feature being: you will find it difficult hiding from the ocean!!

I live in the area, and drive-by multiple times a day, I can assure you this is a professional operation! Well managed and never any problems! Which is surprising to say for any construction site in Sint Maarten. So this is a great compliment to the background planning and on-going management.

They have also currently started excavation on the foundation for Tower B. Moving quite fast, to be honest, and meeting projections! Even though the Tower names are a little ‘cheesy’ with names like A and B; the completed residences are going to be a class above the rest.

And one of the marvels of this Construction Update mullet towers project is that when complete, Fourteen at Mullet Bay will be the tallest building in Sint Maarten.
The views from higher floors are going to be ‘mad!”. I can’t wait for the parties!!!

One of the things I wonder most is what are the views like from the Fourteen Towers penthouse? I mean its 360 degree literally! Raw unobstructed Caribbean views, above every hill and mountain in St Maarten. Maybe you can see more islands!?

Condo Sales

You only pay 30% right now. For prices of Fourteen Mullet Towers.
Read my story in the report with proof that a rival Developer complained about Fourteen Mullet Towers. Its incredible.

Detailed report with more photos: Fourteen Mullet Bay Condos

Condo Sales

Mullet Bay Towers in Cupecoy

luxury condos with ocean

February 2020 Construction Update

Tower B. Moving

Want to see more:
Just ask me for an update, I live in Cupecoy, I can always get more pictures.

My phone (WhatsApp) number is +1721 526 1819 and I am Ritika, Head Broker at Century21 St Maarten.

Looking forward to having a chat about Fourteen Mullet Towers.

Date of photos: February 2020

Thank you.

Book a Private Tour

Call or WhatsApp for an appointment now.
Contact number: +17215261819

Terres Basses Real Estate 2022

Terres Basses Real Estate

Terres Basses Villa, on these 500 hectares, more than 300 properties will gradually be created – today 260 are already built, around forty plots of land are still not built. The natural environment is exceptional for its vegetation and its fauna. Its opening onto three of the most beautiful beaches on the island (Baie Longue, Baie aux Prunes and Baie Rouge) adds to the beauty of the place which conquered the founder and the first occupants of the Allotment. Sea turtles regularly come to lay their eggs on these beaches, seabirds have taken up residence on “Birds’ Cliff”, mongooses, which have long had no snakes to kill and eat, are not afraid of man and come to hang out in the gardens, near the houses.

Just 2 hours from USA, St Martin’s soft white sand, lush green vegetation, clear blue waters blending into an azure sky, pause, breath, hmmm … this really is a heavenly setting. Terres Basses Villa For Sale, The island of Saint-Martin is absolutely unique and mysterious. Two cultures, French and Dutch, live side by side, mingling, inspiring and enriching one another, on this magnificent territory of only 95 square kilometers. The island offers visitors heavenly beaches with crystalline turquoise waters, delicious French cuisine, a vibrant nightlife, sports activities, haute shopping and much more.

The island has more than 300 restaurants, duty-free shopping and 37 white sand beaches. About 41,000 people live on the Dutch side, and 36,000 on the French side.

Terres Basses Villa For Sale, Once you experience St Maarten, you will always come back. Spellbindingly gorgeous (literally!). Terres Basses tops this list with not just great views and soft sands; any Caribbean island can give you this, staying in Terres Basses is about access to St Martin’s best while keeping you secure in this palatial estate.
Its right on the so called ‘Dutch border’ giving you access to the vibrance of Dutch St Maarten and literally 10 mins to Marigot, the romantic capital of the French island.
Near everything, enjoying the best of nature and sights within the secure bubble of Terres Basses Villa.

Terres Basses, St Martin

Les Terres Basses, St Martin

Did you know that Terres Basses Villa was a separate island to St Martin! Thats why the land is richer when compared to St Martin land. Millennia ago, Terres Basses Villa For Sale was an independent island which slowly attaches itself to Saint Martin. This happened near at the two shorelines of Nettle Bay and Simpson Bay. The nature of the soil, mainly limestone with its white stones, contrasts with the rest of Saint Martin, especially volcanic with grayer stones.

The westernmost part of St Martin, a dollop of land that seems barely tethered to the island, features three secluded beaches dotted with million-dollar villas.

Facing southwest and stretching more than a mile from end to end is aptly named Baie Longue (Long Bay). However, only the generous section of beach near the luxurious La Samanna offers sand down to the waterline. On the rest, the ocean meets a colorful strip of limestone ironshore.

Sandy Line Terres Basses Villa

Terres Basses Villa For Sale, The surf often kicks up in September and stays rough through November or December, making for dangerous swimming, but the entire beach is always great for strolling, golden sunset views and shell collecting.

Moving west, you reach Pointe du Canonnier at the very tip of the island. Around the point, Baie aux Prunes (Plum Bay) unfurls a sea grape-lined ribbon of paper-white sand. Dive into the clear water at its north end for superb snorkeling and swimming, and claim a spot for what is, hands down, the best beach for a romantic sunset.

Facing north and bordered by towering cliffs on each end, Baie Rouge’s (Red Bay) long arc of beige sand and calm blue water is the most popular of the Lowland beaches. Snorkel through the rock arch on the east side, called David’s Grotto, and you’ll find a hidden nook of sand.

Aside from private villas, the only rooms out here are at the four-star La Samanna, which has a commanding view from atop Baie Longue’s east cliff. Lounges and water-sports equipment are for guests only, but the beach is open to all.

Road signs lead to Baie Longue and Baie aux Prunes; park on the unmarked sandy pull-offs and follow the footpaths between fences. Shell collecting is best near Pointe du Canonnier.

Terres Basses Villa For Sale

For Sale in Terres Basses

Looking to buy in Terres Basses Villa? Which villa is for sale?
We can email you the FULL availability list from all the agencies!
One stop for everything Terres Basses.
Changing Terres Basses real estate.
Trusted in St Martin.

I can also email you By Laws, Association rules and Maps.

Update February 2021: Currently over 40 villas for sale in Terres Basses Villa. Call me or latest availability.
For quick response, please contact me on my St Maarten phone number +1721 526 1819.
Thank you.

Terres Basses Map

Lot numbers are a guide only.
Feb 2021 update: Lot numbers are work in progress.

Falaise des Oiseaux Villas and Baie Rouge Hillside Villas

Lot 5: La Dacha (5br)
Lot 6: l’Olivier (4+1br)
Villa Truffle
Lot 7: Belle Etoile (5br)
Lot 8: Falaise des Oiseaux (2br)
Lot 9: Mongoose Run (3br)
Lot 10: and 11: Mes Amis Villa For Rent (11br) & Mon Ami (3br)
Lot 12: Marine Terrace (5br)
Lot 14: Beaulieu (3+1br)
Villa Amber (3+1br)
Lot 19: Las Palmas (2br)
Villa Turquoise (3+1br)
Robinson (4br)
Terasse de Mer (4br)
Nid d’Amour (2br)
Casa dei Fiori (3br)
Modani (3br)
Pointe des Fleurs (4br)
Bijou (2br)
La Siesta (5br)
Maison de Reve (6br)
Le Mas des Sables (3br)
Esprit de la Mer (5br)
Ixora (3br)
Blue (2br)
Bahia Blue (4br)

Baie Rouge Beach Villas

l’Oasis (5+1br)
Serena (6br)
Casa Cervo (4br)
La Mission (4br)
Petit Pont (4br)
Les Palmiers (1br)
Beau Rivage (3br)
La Perla Palais (3br)
La Perla Classic (1br)
La Perla Bianca (1br)
Interlude (4+1br)
Little Jazz Bird (3+1br)
La Vie en Bleu (2br)
Carisa (2br)
Le Reve (5br)
Joie de Vivre (3br)
Tamarind (3br)
Libellule (4br)
Le Caprice (5br)

Plum Bay Beach Villas:

The most exclusive part of Terres Basses, St Maartin.

Mount Rouge and Simpson Bay Lagoon Villas:

La Salamandre (6br)
Mirabelle (3br)
Ait Na Greine (4br)
Villa Mezel For Sale (5br)
Suivez le Soleil (4br)
Azur Reve (4br)
360 Degrees (4br)
Maison de Miki (4br)
Speranza (3br)
Acqua (3br)
Le Mas Caraibe (3br)
Les Alizes (5br)
La Rocher (4br)
Escapade (4br)
d’Art (4br)
Terre Azure (4br)
Cala Luna (2br)
Lagon Bleu (3+1br)
Portofino (5br)
Alexandra (4br)
Fields of Ambrosia (3br)
C’est la Vue (6br)

Terres Basses South Villas (Near La Samanna)

Kiwi (3br)
Lotus (3br)
Hacienda (3+1br)
La Tropezienne (5br)
Large Villa La Bella Casa For Rent(5br)
Quatre Saisons (3+1br)
La Bastide (3+1br)
Always (5br)
Magnolia (4br)
La Pergola (4br)
Mer Soleil (3br)
Villa Grande Azure For Rent (4br)
Petit Bleu (1br)
Jacaranda (3+1br)
Bamboo (2br)
La Josephine (5+2br)
Cyrano (3br)
Azur (4br)

Baie Longue Beach Villas:

Blue Beach (3+1br)
Turtle Nest (4br)
Eden (5br)
Baie Longue Beach House (3br)
Owl’s Nest (4br)
Pauli Mar (4br)
Les Trois Jours (6br)

Terres Basses Central and Main Entrance Villas

Callisto (3br)
No Limit (3br)
Sea Vous Play (4br)
La Favorita (3br)
Les Zephyrs (3br)
Little Provence (2br)
La Provencale (5br)
Ambiance (1br)
Lune de Miel (1br)
Belle Fontaine (4br)
La Croisette (4br)
La Nina (2br)
La Pinta (3br)
La Savane (4br)
La Currah (2br)
Sol E Luna (3br)
Frangi Pani (3br)
El Olvido (3br)
Pamplemousse (5br)
Clair de Lune (4br)
Blue Passion (4+1br)
Mille Fleurs Villa For Sale (4br)
Just in Paradise (3br)
Monaco (3br)
Petit Pavillion (1br)
Greystone (3br)
Bali (3br)
Nuit Blanche (3br)
Alizea (3br)
Giselle (4br)
Floreale (4br)
La Meridienne (4br)
Jardin Creole (4br)
Cascades (5br)
Oceane (4br)
Modern Villa Grand Bleu For Sale (4br)
Encore (5br)
Jasmin (5br)
Monchal (1br)
Grand Palms (3br)
Blue Palm (5br)
Mariposa (4br)
Sandyline (7br)
Harmony (2br)
Coral (2br)
Agora (4br)

Note: Any Terres Basses resident who prefers privacy, we are happy to oblige to your concerns. Contact us please.

Celebrities and VIPs seeking privacy and security all own luxury villas in Terres Basses Villa.
The largest luxury estate in St Maarten.
Sharing beaches with Belmond La Samanna, St Martin’s celebrity-favorite resort.
Three pristine secluded beaches within 3 minutes of Terres Basses.
Each lot size is at least 10,000 sq m.
There are 320 lots.
Facing Northwest, you have the magnificent Saba island in the background with sunsets in colors that have no names!

Mille Fleur Terres Basses St Martin Villa For Sale

Villa Mezel Terres Basses St Martin Villa For Sale

Terres Basses Rules

Terres Basses Association

  • The owners of all lots shall join an association of which each purchaser shall be considered legally obligated to become a member by the solo fact of his purchase. The Association called ASSOCIAIION SYNDICALE des PROPRIETAIRES des TERBES BASSES IS authorized by the French government to enforce the Cahier des Charges.
  • The zoning regulation requires one (1) hectare (2.117 acres) per dwelling. No subdivision beyond this is permitted.
    Each lot shall contain one story main house ; secondary structures for garage or servant quarters are permitted. EXPRESSELY forbidden are two main dwellings per lot, containing separate family units.

Terres Basses Association

Terres Basses Villa For Sale, The purposes of the Association are to create and preserve the Terres Basses section of St Martin as a harmonious and attractive residential community for the benefit of all landowners, and to provide for the maintenance, repair and development of roads, beach lots and other common facilities.

It is hard to imagine the condition of the roads in the Lowlands from 1957 through 1963. Little was done to improve these roads until 1963, when the directors hired a contractor, bought road building equipment and built the base for what is now known as the International road. In 1968 the Association turned over the road to the Government, but it was not until 1975 that it was paved. The remaining French roads belong to the Association which is responsible for yearly repair and maintenance.

The BY-LAWS of the Association and the Cahier des Charges have been adhered to with very few exceptions – a fact that reflects the strong desire on the part of the overwhelming majority of the members to maintain the Terres Basses section of the Island in the manner for which it was originally conceived. It is this conception which has led to the tremendous appreciation of values and to the recognition of’ the Terres Basses section of St Martin as one of the most desirable living areas in all of’ the Caribbean.

While almost exclusively American in the beginning and through most of its formative years, the membership is becoming increasingly international.

Terres Basses Security

Terres Basses Villa For Sale is connected to mainland by a thin strip of land which makes securing the estate easy, while providing additional premium shoreline for luxury villas. The largest security force of any residential estate in St Martin.

This makes Terres Basses the most secure residential estate in St Maarten!

The best homes are there.
Movie stars and artists, they all live there.
Precious art and antiques lay hidden there.
The best parties happen there.
Pink sunsets come there.
Les Terres Basses, legendary as the name!

Terres Basses Security

Terres Basses Investment Property

Contrary to the simplistic designation of Terres Basses as being a green upscale residential area, it should also be mentioned as an area of strong economic importance. In fact, a majority of the Terres Basses villas are an economic entity since the villas are rented as seasonal rentals for a large part of the year.

These Terres Basses villas, which complement the island’s hotel possibilities, employ a large number of employees year-round (cleaning women, gardeners, maintenance men) and provide work for many service companies: swimming pool maintenance, cleaning of linen, rental of boats, jet skis, motor vehicles and for the wealthy, maintenance and provisioning of yachts, parking of jets and private planes.

Terres Basses Real Estate is so good that even Donald Trump’s real estate venture arm has a property in Terres Basses. I can however confirm that Trump has never been to the Chateau des Palmiers, unless he arrived in secrecy!

St Martin Trump Villa

The Trump St Martin Villa website describes the property as:
“Bought in 2013 by Donald J. Trump, and located in Terres Basses in French St. Martin, Chateau des Palmiers is a breathtaking beachfront estate in an exclusive gated enclave. With a 6 -bedroom ocean side villa and a 4 bedroom garden side villa, the chateau is perched on the beach of Plum Bay, known for its white sand and perfectly rolling waves. The landscaped grounds enhance the elegantly designed villas, with a spectacular heated pool, a tennis court, fitness centers, spa, and dining areas. Every amenity is provided, making this a full service private resort. To ensure complete privacy and safety, there is a state of the art security system, surveillance cameras and an 8 ft. boundary wall. Ideally situated, Chateau des Palmiers is close to Marigot, the capital of the French side of St. Martin, and within 10 minutes from the island’s international airport.”

For sale at $28,000,000 listing price. Anyone?

It earned Trump between $200,000 and $2 million in rental fees between 2014 and mid-2016, according to financial disclosures, so its surprising to see this Terres Basses villa for sale.

Terres Basses Beaches

Baie Rouge Beach

In terms of natural geographical boundaries, Baie Rouge villas are part of Terres Basses.
Some beachfront properties are part of the Terres Basses Association and some are out of it.
But every single property here is seriously lavish.
Just watch out for my favourite Le Reve at 2:45 in the video below. This video shows Baie Rouge beach from one end to the other including a focus on villas around the hilltops of Baie Rouge beach.

People say:

– The water is crystal clear water and gorgeous pink sand awaits you.
– Great snorkeling and quite walks. Bring your own things, no service here.
– Nice long beach. You can take a very long walk here along side the cliff and look at some of the villas you wish you could rent for a month or two 😉
– Plage unique, avec de beaux poissons colorés directement à vos pieds. Le matériel de snorkling peut être loué sur place.
– Une super plage à Saint Martin ! A proximité du lotissement très en vue des Terres Basses, très belle plage familiale où vous pourrez observer beaucoup de poissons et de fonds marins. Attention aux coups de soleil ! Il y tape très fort

Baie Longue Beach or Long Bay Beach

Where Belmond La Samana sits along with some of the best villas in Terres Basses. The beach is a ‘destination’ itself! Quiet, secluded, exclusive and romantic. Days here leave beautiful memories.

People say:

– A super long beach with beautiful white sand. Mostly empty. Great place to relax.
– Superbe plage, un hôtel le plus réputé de l’ile : La SAMANNA y séjournent parfois des célébrités
– Gorgeous beach, connects with plum bay. Uncrowded.. bring chairs, umbrella and cooler!

Baie aux Prunes Beach or Plum Bay Beach

The infamous Trump St Martin villa is on this beach in Terres Basses Villa. You will see part of it in 0.33 secs. For privacy purposes the video avoids showing the villas.

People say:

– Très jolie plage. Sauvage et préservée. Nice and quiet beach.

Terres Basses Environment

It is a peninsula connected to St Martin by Sandy Ground (on the French side) and by Simpson Bay lagoon (on the Dutch side). It is a large inclined clay limestone plateau, starting from sea level in the west to climb to a height of 50m in the east, the border being an escarpment. The two main brackish ponds are connected by a short valley, which separates the plateau itself from the small chain of hills, two of which (the Mornes Rouges) rise to 70 meters. The latter, made up of red porphyry, do not have the same geological history.

Brackish water ponds:

The large pond of Baie Longue beach and the Red Pond are both classified by the Coastal Space Conservatory.

Coastline:

From the border to the west, to the east.

  • Rocky point of Cupecoy
  • Baie Longue beach (Long Bay Beach)
  • Baie-aux-prunes beach ( Plum bay)
  • Rocky point of Plum bay and the Falaise aux oiseaux
  • Baie Rouge beach (Red bay) leading to the discreet Lovers Beach
  • Cliffs of Morne des Cabris
  • The Devil’s hole
  • Fossil tombolo of the cays
  • Pointe du Bluff
  • Bluff beach

Natural environment

Botany:

On what remains of natural xerophytic soils we find various cacti and acacias, three species of orchidaceae , trees (pear-country , gum-blanc, gum-rouge). There are still some cashew trees dating from the days of farming.

Some properties have left their land in a pre-existing natural state, others have deforested everything and created artificial lawns.

Faunistics

Hunting is no longer authorized. The avifauna (birds) is quite varied there except the species which flee the human presence. Insects and reptiles are visible, mongooses more rarely.

A cave houses a colony of bats. These useful and threatened animals are protected by a prefectural and national decree.

Natural hazards

During heavy rains, the sand barrier road between Baie Longue beach and the Terres Basses Grand-Étang pond can be flooded by the rising waters of the lagoon.

Habitat

It is a scattered habitat, without any center, there are no local shops. There is a high standard hotel ( La Samana ) and a number of residences are available for high-end rental.
In the past, active from 1792 to 1835, there was a sugar plantation on this almost-island, it was called ” Terres Basses”

Security

Vigils and video surveillance of the entrances which are blocked at night. From evening access to the (private) roads is reserved for residents.

Hidden Gems in Terres Basses

  • Pointe-du-Bluff and its fossil tombolo
  • The cliff-with-birds and its “Trou-du-diable” (Devil’s hole)
  • The natural arch of “lovers beach” (on the right, Baie Rouge beach)
  • The 2 red mornes. The ruins of the “Terres-Basses” sugar factory (1792 to 1835)
  • The point of the gunners

Terres Basses Views

A random collection of views from various villas in Terres Basses for you to really appreciate the beauty of this scenic location in St Martin.

Cest La Vie - Terres Basses Villa For Rent

Terres Basses Reviews:

    1. Lovely villas, very close to the beach, peaceful atmosphere and super friendly staff!We stayed there for 10 days only being on Sint Maarten. We enjoyed every moment on the island and at Hamptons villa. The place is clean as well as the villas and they are modern too. We had everything we needed and the facility is simple and charming. The 4 bedrooms and the living room have an air conditioner. The WiFi works very good, but you don’t need it there, because the island has enough things to do. I bed the TV would have worked if we would have used it, but the beach walk and see were so beautiful, that we didn’t turn on TV once! We mostly lied on the beautiful clear water beach or read our books our own veranda in the comfortable chairs in front of our swimming pool.You can walk on the beach between 10 to 15 minutes. It takes 5 minutes by car to reach some shops and a supermarket to get the supplies you need. If you have any questions there is always Gwen who can provide you her tips and advices.They also help you with choosing good restaurants and even do the reservations for you. I enjoyed the time there so much, I truly don’t have any cons to write about.
    2. Sunsets were amazing from the pool area. It’s a nice size property compared to other villas in the island. The two beach were empty. It’s a good walk for some exercise from the villa to beaches (approximately 2 miles). Supermarkets and restaurants are few minutes away so it’s convenient. The island is tiny and it’s very easy to go around. Watch out for those speed bumps.
    3. I love the location–great grocery store Carrefour is 5 minutes way at Cupecoy. We got an ice-cream at a French cafe there, and there are several restaurants (Thai, Pizza, Italian).

There are several beaches very close by that are great–Plum Bay, Bay Longue, and the (unmarked–get good directions) Bay Rouge. (Be sure to check out the natural rock formation just past the eastern shore of Bay Rouge). These are not commercial or crowded beaches which to me is great. Bring snacks, chairs, and umbrellas. Walking to the Bay Longue is not 8 minutes, but more like 20, and a very hot walk. I recommend driving there in 5 minutes instead.

If you have small kids, or want a beach which is always calm, Friar’s Bay is a must. It is a quick 25 minutes away. You can avoid most the Marigot traffic by staying close to the Bay.

  • It’s also in a perfect location that’s close to the airport and also conveniently located to other spots on the island like Grand Case and Marigot. We spent time at the 5-star hotel around the corner, la Samanna, and enjoyed the incredible beach. I wouldn’t hesitate to recommend this place to a group of friends or family. I can’t wait to return!
  • The location is perfect being 10 minutes from the airport. There are five or six beaches within 10 minutes from the Villa. Some you can walk to some you need a car, so there are plenty of options. There are beach chairs supplied which we brought with us to Long Bay many times.
  • Location is excellent if a quite relaxing holiday is what you are seeking. Also location is good for beach access although a car rental is advisable. Excellent beaches nearby which are really good for snorkelling. Plum Bay probably clearer water but Bay Longue possibly more fish.
  • It’s on a gated property within a secure enclave where there are many large estates, and is about 0.5 miles to the beach.
  • The weather was incredible – 82 and sunny everyday! You can’t beat the beaches – beautiful sand and perfectly clear ocean waters, perfect for sunbathing, walking the beach, swimming and snorkeling. Micheline and Lionel were very helpful in explaining the sites and sounds of the island including great recommendations for restaurants – incredible French cusine and wine at very reasonable prices in perfect seaside settings.
  • The property itself is secluded, safe, and very well appointed. Les Terres Basses Villa is a great gated community with access to two very private and quiet beaches. Terres Basses Villa is truly the best place to stay on the island if you want a peaceful getaway. Since its a gated community of the highest standards there is almost no traffic noise. Two of the best beaches are within the gates and we spent most of our time there. I know you will be just like us and want to try all the beaches on the island- and you should- but you will always come back to the Low Lands.
  • There are many good restaurants in the area but we enjoyed cooking at home. There are several supermarkets nearby and the large Super U in Marigot and Hope Estate.The villa is located in the central west region of the island, very close to a number of good beaches. Our favorite was Baie Rouge, which was good for swimming/snorkeling, has easy access with a parking lot, and food/beverage are available on the beach. Two other special attractions are a visit to the Butterfly Farm (now closed) and the opportunity to watch a master painter work in his studio (Sir Roland Richardson in Marigot on Thursdays).
  • This was my first trip to St Martin, and I would definitely recommend the Island and our location. Our villa was perfect. Our hosts were great, meeting us at the airport, putting away our groceries that we had pre-ordered and giving us great recommendations. Our days started with 5km 8 a.m. runs (need to go early). You can get some hills and flat, with your final destination being 2 great beaches. The beach is about a 1km walk back to the villa (just enough time to dry off from your post run dip). We rented a car and had dinner every night in Marigot and Grand Case (a 10-15 min drive respectively). I would also agree that the expresso machine was so nice. Coffee with the views are being missed sadly as we have returned home.
  • The French side of the island has the loveliest beaches and the best food and Terres Basses Villa For Sale a the best place to stay. We have rented many houses in the Caribbean over the years but this is now our favorite. It’s so fresh, pretty and thoughtfully appointed, all with exquisite taste. Plum bay is within walking distance, great restaurants within a 5-8 minute drive. We wake up making espresso in the espresso machine (a feature much appreciated by us) and drink it on the terrace watching the birds cavorting in the gorgeous garden that surrounds us, then take off to one of the beaches, return for a plunge in the pool and a glass of wine.
  • The sunsets are magnificent most every night. If you are lucky to be there during a full moon, as we were, that too is an awesome view over the ocean. A night swim in the pool allows you an opportunity to see all the beautiful stars above. Then retire to the sound of the waves for a peaceful sleep.
  • Plum Bay is a pretty private beach and there are few people. If you want solitude and room to stretch out, this is your place. The reef right off the beach out front provides great snorkeling and swimming. You will need a car as the Terres Basses Villa is in a more remote and exclusive region of the island. It only takes about 15 minutes to get to the small towns either the Dutch side or Marigot area. But that is why this place is so great. You are not in a tourist trap or high rise condo area with thousands of other people. You are in a private villa in a gated community, directly on the beach. It is like your own private resort on an empty beach. Just like a Corona commercial. You can sit on the deck chairs and stare at the beautiful water for hours without being bothered by anyone. Great setup for both groups of people, a family or a romantic getaway for 2.
    Since you are closest to Marigot, you will frequent this area. Don’t miss the French Bakeries.

 

Terres Basses Villa For Sale, We were very lucky to spend our vacations in the wonderful St Martin Villa. The villa is located in a very highly residential neighborhood, a very private and quiet place overhanging the ocean. Wherever you stay in the villa, you can enjoy the breathtaking view on the sea and its multiple shades of blue and you can’t stop thinking about the famous italian song “nel blu dipinto di blu”…it’s like admiring a living painting all day long…brunching in the sunrise and dining in the sunset! The villa is perfect for a group of friends or an extended family. You will enjoy the stunning pool, the Bali bed, the playroom, the petanque, the Baie Rouge beach…I can only recommend to stay at Amandara, you’ll dream about it for a long time…we just want to go back there! Watch This Video

Terres Basses History

In 1955 Mr. Erik LAWAETZ of St Croix, U.S Virgin Islands, purchased approximately eleven hundred acres of land located on both the French and Dutch sides of St Martin The area called “The Lowlands”. The area extended from Mullet Bay Beach Hotel on the Dutch side to the western boundary of La Belle Creole on the French side. It is almost an island, the greater part of it being French, bordered by the Caribbean, the Atlantic and Simpson Bay Lagoon.

Mr. LAWAETZ was able to acquire title despite the very complicated laws governing inheritance and ownership of property. The entire French section was deeded over from the family of Madame Henri VIALENC and deeds to the Dutch part came from two owners, the BEAUPERTHUY family and a member of the PETERSEN family. LAWAETZ also discovered that, in accordance with a law governing French possessions throughout the world, a “zone des 50 pas geometrique” traditionally known as “the 50 steps of the King” or “Domaine land”, a distance of 81 meters from mean high TIDE on all property bordering the water, was reserved by the Government for defense and/or maritime purposes. Mr. LAWAETZ went to Paris accompanied by Elie FLEMING, then Mayor of St Martin. They were successful in persuading the French authorities to deed the “Domaine land” to Mr. LAWAETZ in 1959 – a ruling without precedence.

Sales of building lots and larger areas for subdivisions were begun my Mr. LAWAETZ immediately. A few of these properties are still in the hands of the original buyers. In 1957 he filed development plans with the Dutch and French governments. The Dutch never approved the plan with the result that, in the course of time, multiple housing units have been constructed on the Dutch side properties. On the French side a Landowners Association was formed in 1961 and registered in Delaware. In October 1963, the French present the ‘Cahier des Charges’ which are covenants and deed restrictions for the area known as the Terres Basses (or the French Lowlands).

Belmond La Samanna in Terres Basses St Martin

Notice:
Belmond La Samanna Resort in Terres Basses re-opening February 15th 2021.

A mere 15-minute drive along the coast from the airport will take you to Terres Basses Villa For Sale. Cradled by Baie Longue, the island’s most exclusive stretch of beach, real estate in this French cliffside community is at a premium. If you’re not ready to make the investment but yearn for a holiday villa of your own, check into La Samanna. Originally designed as a Mediterranean-style residence for James and Nicole Frankel, the property opened in 1973 and quickly became a home away from home for the international jet set (Jackie O was a regular). Named after the Frankel children, Samantha, Anouk and Nathalie, La Samanna became, to quote their father, “camping for the rich.”

“Mr. Frankel wanted his guests to socialize and feel at home,” says John Volponi, La Samanna’s general manager. “There was no room service, no pool service, no chairs on the beach. Everyone was encouraged to meet in the bar for a drink and a chat.”

Purchased in 1996 by Orient-Express Hotels, which invested $60 million to redevelop the 22-hectare property, La Samanna now boasts a well- equipped gym and Pilates studio, a small conference centre and the full-service Élysée spa. Suites and villas have been updated with custom-designed mahogany and teak furniture draped in deep blues and golds, along with oversized bathrooms with handmade Mexican tiles and terra-cotta floors. Eventually, Orient-Express plans to add several four-bedroom villas complete with private swimming pools.

Terres Basses Villa For Sale,  all the changes, much has remained the same. There are staffers who have worked at the hotel for more than 20 years-part of the reason why 40% of guests return annually. The reception area (a room, a small desk and that’s all) is still cozy, lacking the intimidating buzz of a starchy five-star hotel. Original, broad white archways define the rest of the villa. Sip cocktails underneath a silk Indian wedding tent in the breezy main bar, or read by the infinity pool. A twisting stone pathway leads to the aquatic sports centre where guests can gear up for snorkelling.

The Cliff St Maarten 2022


The Cliff Cupecoy Beach Penthouse

The Cliff, 7 Rhine Road, Cupecoy

12 storeys
100m of private beach
72 luxury apartments
3000 sq ft guest lobby
25m Indoor lap pool
1% New Buyer Reserve

Best feature: Beach, sunset views, and location.

“In 2007 The late Jean Legoubey had the vision to have the first luxury apartment building in St Maarten …” said board member Alain Haillant in the Daily Herald during the re-opening of The Cliff after a complete refurbishment in 2020.

A glamorous lobby complete with a spiral staircase and ceiling to floor chandeliers. The glorious ocean view is the main feature; framed with wooden arched doorways; the majestic sapphire blue ocean invites you into The Cliff like a magnet.
One visit to The Cliff and you will buy your first condo of many.
There is no better condo development in St Maarten.

Details are everything. There are world-class artists everywhere in the lobby; I saw a Corinna and Norma Trimborn art; remembering the vivid colors. Accompanied by fellow artists Wilfred Moizan, Florence Poirier Nkpa; who grace this stunning contemporary lobby. The standout is sculptures by Mark Templeton.

A smiling reception desk with a concierge is manned 24 hours a day at the entrance of the lobby.

Best Beaches In The World!

Cupecoy beach offers romance like no other, with its hidden caves and calm turquoise waters; the tall limestone cliffs give you the most private beach in St Maarten!

With Mullet Bay beach a few minutes walk away; you have an incredible choice of beaches to pick from. Mullet Bay Beach is a fully serviced beach with beach chairs on one side and just nature on the other.

You are lucky to be a owner at The Cliff in St Maarten.

Cupecoy Beach, St Maarten

Known for its beautiful semi-private coves nestled among the limestone cliffs of Sint Maarten, Cupecoy Bay Beach is the perfect place for a taste of romance. It has gained a spot among the best beaches on the island of Saint Martin for its gorgeous views and breathtaking turquoise water.

A Unique Slice of Paradise

Hidden rocky coasts and mysterious caves in Cupecoy Beach make this one of the best private beaches in St Maarten. The seclusion of these tiny coves also makes them popular among romantic couples.

You need to snorkel here because Cupecoy Bay Beach is home to many amazing and colorful sea creatures.

The Cliff Real Estate

Century21 St Maarten is St Maarten’s largest real estate agency.
We have been representing owners at The Cliff since its birth.
In fact, we have been preferred agents for The Cliff for many years because of our knowledge.
Call Ritika and find out why we are the best +17215261819.

Example Two Bedroom Condo Floor Plan

With one of the best architectural designs resulting in apartments that stretch from the beachside to the lagoon side, giving you 360-degree St Maarten views and cross-ventilation to enjoy the famous Caribbean breeze.

Incredible The Cliff Two Bedroom Condo For Sale

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.....

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The Cliff Two Bedroom Condo For Sale

The Cliff Two-Bedroom Condo For Sale Immaculate 2 bedroom, 2.5 bathroom condo for sale at The Cliff, St Maarten. This two-bedroom amazing beachfront views of St Maarten's oceans, lagoons and mountains with the beautiful beach and sunset views. The Cliff in St Maarten is considered to offer the best lifestyle experience in St Maarten. Located in Cupecoy, Cliff Residences come with all the luxury details you would expect from a five-star development. A lapiz lazuli pool welcomes you to the breath-taking.....

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The Cliff Two Bedroom Condo For Sale

The Cliff Two Bedroom Apartment For Sale Apartment for sale at The Cliff in St Maarten; well-appointed oceanfront two-bedroom, two-half bathroom apartment for sale right on private Cupecoy Beach. Nothing in SXM is better than the apartments at The Cliff. Particularly like this oceanfront condo. The experience of the senses is truly incredible. Red sunsets throughout the year. Warm turquoise waters. White sandy beaches. Secret caves. You will love this 2 bedroom, 2.5 bathroom, mid-floor apartment at.....

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NEW The Cliff Two Bedroom Condo For Sale

The Cliff Two Bedroom Apartment For Sale Apartment for sale at The Cliff in St Maarten; well-appointed oceanfront two-bedroom, two-half bathroom apartment for sale right on private Cupecoy Beach. Nothing in SXM is better than the apartments at The Cliff. Particularly like this oceanfront condo. The experience of the senses is truly incredible. Red sunsets throughout the year. Warm turquoise waters. White sandy beaches. Secret caves. You will love this 2 bedroom, 2.5 bathroom, mid-floor apartment at.....

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The Cliff Penthouse For Sale

The Cliff Beachfront Penthouse Penthouse at The Cliff The modern five-bedroom penthouse occupies 634 square meters on floor nine and ten of The Cliff St Maarten. This is a duplex penthouse with the entrance showcasing ocean views via large glass doors leading to the immense private terrace. The overall architecture offers bright natural light and plenty of open spaces with contemporary accents. I love the floor plan and flow of this penthouse at The Cliff SXM. On the first level, you have a large ocean-facing.....

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Included In The Cliff Association Fees

The Cliff HOA is the best value in St Maarten. You pay a small price for peace of mind!
Amazingly the Association Fees incorporate building insurance, generator, satellite TV and the internet.

For example, The Cliff HOA for a two-bedroom condo is $18600 per year.

  • Building & Liability Insurance
  • Satelite TV
  • Internet
  • Repairs & Maintenance
  • Landscaping & Gardening
  • Waste Removal
  • Exterminator
  • Water Treatment & Testing
  • Elevator repairs
  • Generator Service
  • Pool Cleaning
  • Airco Maintenance & Repairs
  • Security Services
  • Cleaning Services
  • Internet Subscription
  • Satelite TV

The Cliff SXM New Buyer Reserve

Wondering what is the New Buyer Reserve at The Cliff?
It is simply a Budget Reserve equating to 1% of the buying price that goes towards The Cliff Home Owners Association.
Non-refundable and applies to every new buyer at The Cliff St Maarten.
The seller does not receive any portion of these funds.

The Cliff Airconditiong System

  • After 2020 an entirely new chiller system was installed. An older, second chiller was repaired for backup. Some condos have three to five thermostats to operate the chiller automatically.
  • Each thermostat is connected to a separate valve. When the thermostat calls for cool air the respective valve opens allowing the chilled water to pass through the pipes in the particular thermostat zone and the blower unit comes on and cooling occurs.
  • The valves are somehow metered with a fairly complex computer system to allow billing to each owner.
  • The beauty of the system is that you can zone off each area and only use A/C in that area when needed. For example, you can keep the living area at your desired temperature when you are occupying it, turn off the A/C in the guest bedroom and bath area and keep the master bedroom at a higher temp or even turn off until ready for sleeping.
  • Personally we have been very pleasantly surprised at the bills which come directly from the Cliff. Very low cost compared to my other properties!!
  • Depending on the time of year and whether or not the The Cliff condo is occupied for an entire billing cycle, the bills are still between $15 and $550.
  • If not occupied they can be very low since you can turn the A/C and the fridge completely off.
  • Also the cross ventilation at the Cliff is outstanding and many owners hardly use their A/C during the winter months.

Location

The Cliff SXM is only 5 minutes drive from Princess Juliana International Airport and is conveniently located, just moments away, to the French border. Nearby in Maho, you will find watersports, French bakeries, banks, drug stores, grocery stores, gyms, hairdressing salons, ice-cream parlours, massage centres, theatres, restaurants/bars, duty-free shopping, casinos and night entertainment. Everything within a few minutes drive.

Food store:

5 mins walk to mini stores and 3 mins drive to a larger Carrefour in Porto Cupecoy.

Restaurants:

Mario’s at The Cliff SXM, La Bodega, Bar Code, Tao Garden Thai, Spaghetti House, Fat Tonys, Yami Sushi, Chef India, Shogun, Natural Cafe, La Chingona Taqueria and more opening at the casino and nearby Fourteen Towers will provide additional world-class nightlife within 3-5 mins walk.

Casino:

Atlantis casino reopening soon within 3 mins walk and Porto Cupecoy offers Starz Casino.

Beaches:

Cupecoy Beach and Mullet Bay Beach within 3 to 5 mins walk.

Airport:

Just 5 to 10 minutes drive.

Golf Course:

Mullet Bay Golf Course within 3 mins drive

Yoga and fitness classes:

On-site and other nearby locations.

The Cliff Spa

Previously the home of the only Christian Dior Spa in the world!
Now operated by world-class health therapists on-site at The Cliff Spa.
Opening soon in 2022.

Security

World-class security.
24 hours a day, every single minute.
Cutting-edge technology.
Every car is checked before entering through the majestic iron gates.

The condos range in price from $900,000 U.S. to 2.9 Million U.S. All units have full views of the Caribbean ocean located on Cupecoy Beach. All owners have their own underground parking and storage unit. Owners have full use of the members club, tennis court, indoor 25 meter lap pool, Fitness center, Steam and Sauna Rooms, Hot tubs and outside pool. The property has direct access to Cupecoy Beach.

The Cliff St Maarten is in close proximity to Maho, Mullet Bay, and Cupecoy Beach. It is near French Saint Martin, The Maho Village, and The Princess Juliana International Airport.

The Cliff Experience

  • Secluded Cupecoy beach with private access only from The Cliff SXM.
  • Lush mature landscaping, with bougainvillea pinks.
  • Award-winning security. 24-hour security, entrance, grounds and lobby.
  • Underground reserved parking for each owner
  • Indoor 25-meter lap pool
  • Complete exercise facilities with lockers.
  • Luxury spa and recreation facilities
  • Sculptured outdoor with plans to re-tile with rare Lapis Lazuli.
  • Tennis court (lighted)
  • Secured guest parking
  • Five-star guest lobby with Mario’s restaurant.
  • Elevators (4) servicing two units per floor, eliminating hallways.
  • Property management and maintenance on-site 24 hours.
  • Walking distance to casinos and golf course.
  • Panoramic views of Caribbean Sea, sunsets and Simpson Bay Lagoon

Review of The Cliff in St Maarten

Best place we have ever stayed in St. Maarten

My husband and I have been to St. Maarten about 40 times. We have stayed pretty much everywhere and the Cliff is at the top of the list. We rented from a private individual and he took excellent care of us as he was on the island. ([–]). We had a 2 bedroom, 2.5 bathroom unit and it was huge. The unit was furnished exquisitely with fine linens and comfortable beds. Our view was spectacular and we could hear the ocean loud and clear from the 6th floor. The kitchen was amazing with granite counters and plenty of space. We didn’t cook though as there were great restaurants across the street.
The Cliff has an indoor lap pool and a nice but small outdoor pool. There are plenty of beach chairs around the pool. The spa gave me the best facial I have ever had and the Spa is on the main floor of the Cliff. The staff at the Cliff were friendly and helpful. The grounds were immaculate and beautiful. There is a tennis court where you can play night or day. The walls of the units are thick and we never heard a noise from any other unit.

Construction Quality At The Cliff

Since 2007 and the 2020 refurbishment a lot of the construction materials and standards have changed, however, to get an idea of the quality you get; we have included the furnishings that were installed originally by the Developer.
Most condos will have elements of these; however, a lot of the newly purchased condos have been extensively renovated to look completely different from the original apartments for sale by the Developer.

Original Tiling

Travertine floor tiles throughout hallways and apartments 18’x18′, color “Classic”, Balconies 12’x12′ color “Classic”
Bullnose Travertine base tiles throughout hallways and apartments color “Classic”

Original Kitchens At The Cliff

  • Solid wood kitchen cabinets by Prestige Cabinets. Granite kitchen tops
  • Double bowl stainless steel kitchen sinks
  • All Kitchenaid stainless steel appliances Architect series
  • Garbage compactor- Kitchen Aid
  • Garbage grinder below sink
  • Self cleaning built in oven / microwave – Kitchen Aid
  • Electric cook top – Kitchen Aid
  • Side by side refrigerator/freezer – automatic icemaker and water in the door – Kitchen Aid
  • Sound insulated dishwasher – Kitchen Aid
  • Ventless Island hood – Glass and Stainless steel
  • Garbage chutes to basements conveniently located in external corridors

Original Bathrooms At The Cliff

  • Solid wood bathroom vanity cabinets – Prestige cabinets Travertine vanity tops 3/4″ thick with Pencil edge
  • Brand name plumbing fixtures / faucets: American Standard & Delta
  • Glass Shower stalls
  • American Standard Hamilton one piece toilets
  • Bathroom tubs with whirlpool jets – American Standard Colony 5′ System 1 hydro massage whirlpool (6 jets)
  • Lavatory faucets – American Standard
  • Above counter vanity lavatories in Master bathroom American Standard
  • Delta “Monitor” shower Valves
  • Delta Tub faucets
  • Bathroom accessories – Franklin brass Polished Chrome
  • Natural stone wall tiles with trims for bathrooms

Original Laundry Room At The Cliff

Stackable washer/dryers in separate laundry rooms within each apartment at The Cliff SXM.

Doors And Windows At The Cliff

  • Custom Panel 2 leaf entry doors 8′ high.
  • Entry Locks by “Solitaire” card swipe
  • Sliding doors by “Hydro” Van Sluisveld aluminum high quality / screens / tinted laminated glass 5/8″ thick
  • Windows “Hydro” Van Sluisveld aluminum high quality tinted laminated glass 5/8″ thick
  • Curtain walls “Hydro” Van Sluisveld aluminum high quality / tinted laminated glass 5/8′ thick
  • Walk-in closets – Custom cabinetry all wood
  • Interior paneled wood fiber doors – Jeldwin “Procore the quiet door”
  • Lever handle privacy/passage locks – Schlage heavy-duty residential AL series ” Neptune ” Chrome finish

Electrical Components At The Cliff

  • Décora commercial electrical devices by Cooper “Aspire” style
  • Recessed ceiling fixtures to kitchens, entrance hallways, bathrooms and closets
  • Customized bedroom, living and dining area fixtures.
  • In room digital floor mount safes by KABA systems in Master Closets

Other Special Features At The Cliff

  • Satellite T.V. (25 channels standard)
  • Broadband Internet
  • CCTV through out property
  • Telephones – outside line and suite to suite
  • European grade anodized aluminum balcony handrails with 5/16′ tinted glass infill.
  • Four elevators servicing two 2 and 3 bedroom suites per floor and servicing one 4 bedroom and penthouse unit each per floor – elevators by Mitsubishi 14 person stainless interior. Speed 1.6 meters/second

Events At The Cliff St Maarten

Special Moments At The Cliff, St Maarten

Lucky 12! Best Real Estate Agency Award 2022

Thank you SXM!

In the newspapers!

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.

12 Featured Properties

The Cliff Two Bedroom Condo For Sale Perfect 2 bedroom condo for sale at the prestigious Cliff on Cupecoy Beach. This is the condo with that infamous floor-to-ceiling curved windows in the Master Bedroom that makes this particular condo a spectacular buy. This beach condo at The Cliff offers two really large bedrooms; two and a half bathrooms, a large covered patio with ocean views, and a private balcony in the guest bedroom. Both bedrooms have ocean views, bathrooms and closets. The large living room.....

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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.....

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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.....

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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:.....

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The Cliff Two-Bedroom Condo For Sale Immaculate 2 bedroom, 2.5 bathroom condo for sale at The Cliff, St Maarten. This two-bedroom amazing beachfront views of St Maarten's oceans, lagoons and mountains with the beautiful beach and sunset views. The Cliff in St Maarten is considered to offer the best lifestyle experience in St Maarten. Located in Cupecoy, Cliff Residences come with all the luxury details you would expect from a five-star development. A lapiz lazuli pool welcomes you to the breath-taking.....

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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.....

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Tradewinds Cupecoy Triple Studio For Sale You are going to love this 3 bedroom/studio condo located at Tradewinds in Cupecoy. The condo is in high demand! Motivated Owner. First to see will buy! WhatsApp Ritika +17215261819. This Tradewinds condo is actually a 2 bedroom unit and a separate studio unit with kitchen, bath and separate entrance. One of the biggest advantages of this unit is the return on investment. The unit currently collects $3,400 per month rental income. The other major advantage of this.....

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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.....

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Beacon Hill Oceanfront Apartment For Sale Right on the beautiful white cliffs of Beacon Hill; I present to you a three-bedroom oceanfront condo for sale within a four-apartment building sharing a common pool. 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. I love coming to this part of St.....

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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 Current income: $3500 to $4000 per month. Owner lives on the entire upper floor of the property. The ground floor of the property.....

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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.....

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Tepui 104 Cliffside Condos For Sale Luxury two bedroom condos in upscale Pelican Key, St Maarten 44 residences with high-end fixtures in contemporary architecture. Developed by the most reputable team in St Maarten. Century21 approved. October 2021 Update: Available units with ocean views. Call Ritika on +17215261819 for price list and availability. One hundred and four meters above sea level. Right on the edge of a cliff. Just you, home and nature. In perfect oneness. Tepui 104. Tepui.....

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Buying St Maarten Condo With HGTV International

Century21 St Maarten on HGTV International TV

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.

  1. First visit our website at https://www.century21-stmaarten.com/
  2. Identify any property that meets some of your requirements.
  3. 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!
  4. Email us with 2 to 3 properties that you like.
  5. Ritika will communicate with you by your preferred method and understand all your requirements before you arrive to St Maarten for your property hunt.
  6. Ritika will dedicate the time while you are here entirely to your property hunt.
  7. 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!
  8. 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!

Thank you for watching.

Century21 St Maarten
The home of St Maarten Real Estate.

About Us

St Maarten Permanent Residency 2022

St Maarten Permanent Residency

Information only for St Maarten Residency. Century21 does not process any Sint Maarten Residency applications directly; however, we would be happy to recommend the right people for all your St Maarten Residency, Immigration, and Permit requirements without any obligations.

How many nationalities can get the St Maarten Permanent Residency quickly?

St Maarten takes immense pleasure to tell the world that it is home to over 100 different nationalities. We may be the most diverse country in the Caribbean! The country is a part of the Kingdom of the Netherlands, located on the southern part of the Caribbean island shared with neighboring French Saint Martin. As you know, the Netherlands is a member of the European Union, so EU citizens will not need to worry about obtaining St Maarten permanent residency permits and visas to migrate to St Maarten. Moreover, bilateral relations of the country with the U.S. allow the citizens of the United States / Americans to invest, visit, live, and work, without the need to apply for residence and working permits.

People from the developed and semi-developed countries, such as Canada, the United States, Europe, the Caribbean, and South America, visit the island for various purposes, like tourism and vacation adventures. Some people love the place so much that when they retire, they settle on the island and invest in St Maarten real estate.

December 2021 Update:

As per the Sint Maarten Government website fees guidance, I have included the latest information available as of December 24th 2021 below.

Example 1
Venus just received a work permit from the Department of Labor Affairs for one year. She must now apply for residency. Her calculation will be the following:
NAF 500: Temporary Residence
NAF 45: Statement of Guarantee
NAF 545: TOTAL
545 Netherlands Antillean Guilder equals 302.57 United States Dollar as of Dec 24, 12:11 PM UTC on Google Finance

Example 2
If Sonia and Pauline recently bought a condo in St Maarten with Century21. Pauline who has two adopted children and working will be signing for her family as the guarantor. Their calculation will be the following:
Temporary Residence for 2 Adults: NAF1000
Temporary Residence for 2 Minors: NAF 400
Statement of Guarantee: NAF 45
TOTAL: NAF 1445
1,445 Netherlands Antillean Guilder equals 802.23 United States Dollar as of Dec 24, 12:11 PM UTC on Google Finance

March 2021 Update: Common Questions by Quick Message.

Unfortunately no you can only reside and work on the Dutch side.

Because of the bilateral treaty, Americans can live and work in St Maarten for 6 months without any restrictions or hindrance. Enjoy that workcation!

Yes it is! Basic necessities are very expensive, particularly utilities and services. St Maarten is a luxury destination.

Various types of St Maarten Residence Permits

St Maarten is a welcoming country for the citizens of the entire world. Authorities have set different immigration routes for various nationalities based on their needs to migrate to the island. Some people want to reunite with their family members, while others find investment opportunities and invest their money in various businesses and lands. However, we find that there are some common reasons for which foreigners migrate to St Maarten. These include:

  • Investment in business or property
  • Family reunification
  • Cohabitation
  • Retire and spend the rest of the life enjoying on the island
  • A treaty between the United States and the Netherlands
  • Employment
  • Higher education

St Maarten Residency For Family

St Maarten permanent residency based on employment

St Maarten permanent residency based on employment is a suitable route to migrate to the island for those individuals who are looking for a job in St Maarten. Firstly, they need to apply for the employment permit to the Department of Labor with the help of his/her future employer. They must do so before they enter the territory. Later, they can apply for a residence permit.

St Maarten permanent residency based on sole Proprietorship of a business

Small businesses are beneficial to any economy that exists in this world. It is well-understood by the authorities of St Maarten island. Thus, the government issues St Maarten permanent residency for business owners running their businesses in the country for more than a decade. To remain in the state and continue to run their businesses, they need to obtain residency permits. The Businessmen need to attach a few crucial documents, such as, business license, a copy of the director’s license, which should be obtained from the Economic Affairs department easily, a copy of the Chamber of Commerce registration that should not be older than six-months with the application. Also, the statement about the operational condition of the company. Last but not least, a reference letter from the bank stating the financial situation of the company.

St Maarten permanent residency based on investment in the real estate

Foreigners who have saved a decent amount of money and want to live a happy life in a peaceful country then they can consider buying St Maarten property in the country to get St Maarten permanent residency. To obtain the visa, the applicant needs to buy a piece of land or residential property on the island. Moreover, to document the intention of purchasing a property in St Maarten, the applicant needs to get a statement from the local bank stating that he/she is willing to invest at least NAF 900,000 or USD500,000 in the island. Lastly, proof of the required investment is attached to St Marteen’s permanent residency application.

Buying property in St Maarten is very easy, particularly with a Broker involved.

Properties over USD500,000 – All Locations

Guana Bay Modern Villa
Indigo Bay Villa For Sale
Cole Bay Modern Home
Simpson Bay Modern Condo
Dawn Beach Oceanview Luxury Condo
Beachfront St Maarten Villa For Vacation Rental Income
Dawn Beach Modern Family Villa For Sale
Porto Cupecoy Apartment For Sale

St Maarten permanent residency based on reunification with the family

Some circumstances occur in life that separates the family members from each other. St. Maarten government understands this situation and allows the immediate family members to reunite and live together with their loved ones. Happy families residing in the country make it a joyous society. However, there are different visa requirements for Dutch citizens and non-Dutch nationals. Netherlanders provide; a passport, birth and police clearance certificate, school registration letter for children, and original marriage certificate. Non-Dutch citizens need to attach some additional documents including residence permit of the spouse, spouse job letter mentioning the monthly gross income and date of joining the company, and confirmation of the salary of at least NAF 24000 besides the documents required for the Dutch nationals.

St Maarten permanent residency based on cohabitation with a Dutch citizen

If a foreigner is in a relationship with a Dutch national, then he/she can immigrate to the island. The immigration is possible because of cohabitation with a Dutch citizen. The local has to sign a legal agreement to live with a foreigner on the island without being married.
In other words, two adults who are not married but want to live together. The documents required to apply for the permit include the passport of both the partners, police clearance record of both partners, statement of guarantee filled and signed by Dutch partner, original cohabitation agreement, and proof of non-marriage.

General requirements of Official documents to apply for St. Maarten permanent residency

Applicants need to put in with certain official documents that are issued by the local government when they apply for St. Maarten permanent residency. These documents vary from case to case. When you visit the Immigration and Border Protection Service, make sure you possess the original documents. The legal papers include but not limited to:

  • Passport
  • Character clearance certificate from the police department
  • Birth Certificates
  • Adoption records for adopted infants/teens
  • Marriage Certificates
  • Police clearance certificates
  • Employment letters
  • Bank statements
  • Net-worth details

Is it possible to apply for permanent residency while being present on St. Maarten island?

In one word answer, No. You cannot apply for permanent residency yourself. Your employer needs to start the residence permit process if you are already present in the country. Also, you would need to leave the country to complete the immigration process. You will not be able to stay or come to St Maarten island before the final verdict of the application is out.

Thank you for reading our short and precise guide to Permanent Residency in St Maarten. For any recent updates, forms and additional information please check the Government Of Sint Maarten official requirements as stated on the official website; Government Immigration Page.

St Maarten Apartments For Rent

New Apartments For Rent In St Maarten – 2021

Apartments are the most popular choice of rentals in St Maarten. All apartments for rent in our catalog are checked and verified before we present them to you.

Some stay for a few days.
Some stay for a few weeks.
Some stay longer; a few years.
We always have something for you; exceeding your expectations.

View all our long-term St Maarten apartments for rent.

New St Maarten Apartments For Rent

Oceanfront almost-new three-bedroom apartment for rent in Pointe Blanche.

Beachfront Cupecoy Apartment For Rent.

Near nightlife and beach, two-bedroom apartment for rent in Pelican Key.

Modern Indigo Bay Apartment For Rent. Update Sept 2021; Now Rented!

I told you we have the best properties for rent in St Maarten!

Simpson Bay Apartment For Rent

For Century21; St Maarten apartments for rent start from $1200 per month.
This could be a studio for rent, or two-bedroom apartment for rent or even a small villa.
We will do everything possible to find you an apartment rental in St Maarten that fits your budget.

Important

We have hundreds of apartments, condos and villa for rent available right now!
Not all the properties are on the website; so please contact us using the Quick Message form on this page.
We will respond within 24 hours.
In the event your inquiry is urgent; send us a WhatsApp message on +17215263194.
Looking forward to meeting you soon.

How to Rent A Property in St Maarten

  1. Contact us with your monthly budget, required bedrooms and preferred location.
  2. Within 24 hours the Rental Specialist will either give you a tour of rental properties in St Maarten that meet you requirements or email you options.
  3. Once you have decided on a property; the process is simple.
  4. Century21 will prepare a Rental Agreement between you and the owner of the property.
  5. To secure the property we will require a Security Deposit. This is usually twice the monthly rent. Example: If the monthly rent is $1000; you will require $2000 to secure the property.
  6. Thats all! Its very simple to rent a St Maarten apartment.

New Apartments For Rent

What makes our apartments for rent different is that we always get new properties first.
We are trusted through every level of the industry.
We may not have the lowest priced rentals, but we focus on the ‘St Maarten experience’ while giving the best value for your money.

Owners of new properties understand that we find the best tenants; like you!
Banks, lawyers, Government; everyone trusts Century21 St Maarten.
To prove this; just look at our awards!
We have won the Best Real Estate Agency award for 11 years now!
Call me on +17215263194.

What is the Century21 St Maarten Guarantee

  • All properties are quality-checked.
  • Most of our properties are virtually new; so you will get the best apartments in St Maarten first.
  • We will support you along the entire length of your rental agreement
  • In case of any landlord problems we will always be there to provide guidance
  • Highly trained RENTAL AGENTS – The best in SXM
  • Available everyday and anytime for your peace of mind

Indigo Bay Apartment For Rent

What Are The Rental Laws In St Maarten

In general, the Property Rental Laws in St Maarten are more favorable towards the tenant.

In Sint Maarten, a landlord and tenant are allowed to strike an agreement on the amount of the rent when the property is higher than what is called “liberalization rent limit” which is €604.72 or a little over $700 each month. However, rental properties valued lower than the mentioned amount are regulated by the 1979 Residential Tenancies Act. This stipulates the amount of the rent is based on the “residential points system”, which factors in property features such as floor area, facilities, quality, and position. Higher residential accommodation points fetch a higher monthly rent. Sint Maarten’s Huur Commissie, or Rent Committee, is a government entity that serves as a rent tribunal and is responsible for resolving rent disputes, decreasing /increasing rent, and approving evictions, to name a few.

Rate increase

While the Sint Maarten government prescribes the maximum percentage of rent increase, a landlord is allowed to raise the rent on an annual basis. In rental properties that rate over the liberalization limit, the Residential Tenancies Act (Rent) is not applicable for the most part. This means landlords of such rental properties may increase rental fees as they see fit each year.

Landlord and tenant rights

Temporary tenancy arrangements are non-existent in Dutch law which means a basic rental agreement may run for an indefinite period of time with a minimum of 12 months. Rental contracts drawn up for a limited time will be converted into unlimited coverage agreements when the first period expires.

In situations where a notice needs to be served, a landlord may only do so under strictly defined conditions. This also makes evictions extremely burdensome, especially when it comes to long-established tenants. In Sint Maarten, although the courts have the authority to cancel contracts, they still need to wait three to six months after the landlord had served the eviction notice. For fixed-period contracts, the landlord can only serve the notice near the end of the period. An eviction notice must have the authorization of the Rent Committee. An eviction is illegal if it is without the permission of the Committee.

When the tenant has missed some rent payments, it is not generally considered grounds for canceling the contract. In such cases, an order of payment may be sent by the landlord. A tenant is considered in arrears if rental payments have not been made for at least three months and runs the risk of eviction.

Another situation where a tenant can be compelled to vacate the rented space, thereby ending the lease agreement.

Deposits

Landlords in Sint Maarten will often require two to three-month deposits. If the rate is lower than the usual market rate, a three-month deposit is usually more acceptable.

Beach Apartment For Rent In St Maarten

Benefits of Renting a Home

If you plan on coming a lot to Sint Maarten, buying a villa or condo is certainly a wonderful idea that involves a great deal of time and planning. But have you ever considered renting an apartment in Sint Maarten? Read on and find out why you should consider renting first before finally taking that big step.

Less cash to put upfront – less risk!

Sure, renting is not without its upfront costs that you need shell out money to. There is a security deposit, application fee, or maybe even a reservation fee. Compared to how much you’ll pay for the down payment and closing expenses for a St Maarten property purchase, renting costs a lot less. Monthly payments for rent may be a bit higher than monthly mortgage payments, but when you rent your home there’s no need to think about property taxes or home repair costs on a regular basis.

Less worries

You’re making an investment when you buy a house – and like any investment, it comes with some risks. Real estate prices plummet when the market crashes and directly affects the value of your home. That is a non-issue if you’re renting. If you own your home, think about the potential emergency repairs you’ll be spending a good amount of money on. Sint Maarten is visited by hurricanes regularly, so house maintenance and repairs can be tricky
When you’re renting, the biggest risk that you would likely take is ending up not liking the place you rented – a far cry from getting worried about your property’s value crashing down.

Freedom and flexibility

You need to move to, say, the other side of Sint Maarten. If you’re renting, breaking a lease is far more convenient than having to go through the motions of selling your property, especially if time is a critical factor. Also, for people who don’t like the idea of “buyer’s remorse,” renting is always the way to go.

Don’t go paying for repairs

Most home repairs and the costs that come with it are your landlord’s responsibility. Check your lease contract, you may be required to pay part of the repair costs if the problem was directly caused by you. Still, it’s a more favorable situation than having to pay a contractor on your own.

Less Anxiety

Renting allows you to budget efficiently simply because you’re locked into a fixed monthly rent for the duration of your lease contract. You know your outgoing and can plan accordingly. This is increasingly important in today’s fast-paced modern world.

Forget the small house works

People who rent won’t need to think about cutting the lawn, repainting the fence and outer walls of their rented house, declogging the roof gutter, and other menial house chores that you’d likely have somebody work on. If you’re the type who’d rather hang out with buddies over the weekend and not do all sorts of house repair, definitely consider renting first.

No need for upgrades

You’d likely hold off on updating that old kitchen or living room due to the simple fact that you’re renting. Homeowners, on the other hand, are responsible for improving their homes, especially those who plan to sell their property somewhere down the line.

Cupecoy Apartment For Rent

Things to do before renting a property

Getting ready to go searching for St Maarten apartment for rent? Take these tips along with you when you do.

Check out the neighborhood

For most people, renting a St Maarten apartment isn’t a permanent situation. But that doesn’t mean you don’t need to put in some research on how your would-be neighborhood stands in terms of safety, convenience, and proximity to essential amenities and establishments. Be sure to check for nearby grocery stores, hospitals, restaurants, gyms, and schools. A Century21 agent will always have this information available.

Know the previous tenants

Try to dig up some information about previous tenants from the landlord. If the tenants that came before you stayed for a considerable time, it’s very likely that the St Maarten apartment is fairly priced and a good apartment to live in. Short lets may hint at bad landlords or unpleasant neighbors. There are tenants who may have left damages in the house that need serious attention or are being chased by creditors.

Devil in the details

Before signing on the dotted line, take time to go over the details of the St Maarten apartment lease. You can get a Rental Specialist or an attorney to make sure everything is in order. If you have pets or plan on having one, the lease should contain a policy about it. It should also have a provision about upkeep and maintenance expectations, payment schedules, breaking lease policies, security deposits, and subletting, to name a few.

Real estate agents and attorneys in Sint Maarten recommend checking the details listed below as contained in the Rental agreement:

  • The names of the tenant/s, landlord, and the complete address of the property being rented.
  • Start date of the tenancy.
  • Policy on other people using the property.
  • The nature of the tenancy as evidenced by the appointment of an expiration date or not.
  • The exact rent amount due, the payment schedule and cycle.
  • The break clause, or the grace period the tenant and the landlord agree to give in case the lease will be ended within the fixed term.
  • Provision for a rent book in a weekly tenancy setup.

Inspect the property

If you’re required to put in a security deposit and you’d like to get it back, do a thorough inspection of the place and snap pictures of pre-existing damage you can possibly find. Send the pictures to the landlord. It is also great to request for a copy of the move in/move out checklist.

If the property is furnished with kitchen appliances such as a microwave oven, freezer, dishwasher, or fridge, make it a point to report any damage as soon as possible. You’ll need to be clear as to whether the landlord will replace or repair the appliances when needed. And be sure to get in writing.
Another important detail to look out for is the water pressure. Check the taps and the shower – any problems must be addressed by the landlord before you sign the agreement. Also, check for any signs of pest infestation that may be being caused by a defect in the property.

Keep an eye out for the following when conducting the inspection. These telltale signs may tell you something about the property’s condition.

Point Blanche Apartment For Rent

St Maarten Apartment Rental Tips

Something doesn’t smell right

  • Foul-smelling odors are something to watch out for when inspecting a rental home. The good thing is it is one of the easiest things to discover and a sure sign that a property is not in the best condition. Pungent odors similar to that of rotten eggs or sewage could mean plumbing issues. Other common odors to watch out for are the smell of gas leaks, dead animal, mold and mildew. Take note of the unpleasant smells and talk to the landlord about it. Consider it a potential red flag, should the landlord look disinterested or just shrugs off your concern.

    Burnt out light bulbs

    If you notice a number of light bulbs not working, it’s hard not think about what the landlord is doing not doing the simple task of changing a few light bulbs, especially if there are prospective renters looking at the place.

    Poor quality of indoor air

    Ask the landlord how often the air conditioning, heaters, air ducts, and HVAC are maintained. Poor maintenance of these systems cause poor air quality circulating within the house. Be sure to check the carpets as well – unkempt carpets are breeding grounds for dust mite and allergens that can easily cause sore throat and swollen eyes.

    Broken appliances

    With fully furnished rental properties, be sure to check all appliances are in good working condition. Appliances that are not working must be repaired or replaced by the landlord. Equally important is the cleanliness of the appliances –nobody likes a grimy refrigerator or microwave. A landlord who can’t keep the appliances well-maintained is likely not doing a good job maintaining the whole property either.

    Dirty carpets

    If the property has carpets, check if it is heavily stained or exceedingly dirty – it should not be the case. Normally, a landlord should replace soiled or heavily damaged carpet. If you see the carpet in such a sorry state, it should raise a red flag as well.

    Discolored ceilings

    Watch out for brown or yellow stains on the property’s ceiling as these may be a sign of serious water damage. Water leaks usually originate from burst pipes, leaking appliances, roof leaks, backed up toilets, or a leaking bathtub

    Broken smoke detectors

    Smoke detectors beeping around the property without the landlord taking action may be a potential cause for concern. If a landlord wouldn’t spare a short moment to fix a simple, yet crucial smoke detector problem, it’s troubling to think about what other issues are not getting his attention.

    Low rate rental

    if the offered rental rate is a bit low and sounds too good to be true, it is more than likely to be true and may not be in the best condition. This where your price research will prove to be very useful.

    Signs of pest infestation

    Be on the lookout for spider webs, mouse droppings, ants, or termite pellets inside drawers, cabinets, and closets. Talk to the landlord about it and find out if there is something being done about the problem. If no action is being taken, you may want to look somewhere else.

    Improvement before moving in

    If you want a few things done (e.g. repaint walls, steam-clean carpets), take it up with the landlord to get it done before signing anything and making any payments. In most cases, a tenant has the right to make a request to the landlord prior to moving in; however, the landlord cannot be compelled to do the task until a lease agreement is set up.

    Get a renter’s insurance

    In the event of a fire, natural disaster, theft, or break-ins, a landlord’s insurance will usually cover the whole property but not your particular belongings. A renter’s insurance is a good investment if you’re the type who makes it a point to cover all the bases. A renter’s insurance can provide assistance in replacing household items with water damage, theft, or fire.

    Set up auto pay for the rent

    If you tend to forget important dates, you’d want to make sure you don’t miss a month’s rent. Get set up for automatic billing so the rent payment is received by the landlord on schedule. It is one less recurring payment to remember each month. If the landlord does not take online payments, go analog by simply marking the date on your calendar.

    Get it fixed

    Make it a point to inform the landlord about any problems in the home that need to be repaired. Alert the landlord early on when something is broken or damaged – don’t wait for the problem to get worse. In most situations, the landlord is responsible for the repair costs. Once the problem is fixed, inform the landlord accordingly.

    Customizing features of the rental property

    If you need to change that ghastly wallpaper in the bedroom or get some minor interior design works done, don’t do anything until you’ve spoken to the landlord and given permission to go ahead with the repairs.

    Foster good relations with your landlord

    No need to get too chummy or become the best of friends. A respectful and cordial relationship could go a long way in encouraging healthy communications involving issues about the rental property, particularly with making maintenance requests, breaking lease early, or even finding a temporary subletter.

    Simpson Bay Apartment For Rent

    Thank you.

    We look forward to meeting you.
    Call me on +17215263194.
    We have won the Best Real Estate Agency award for 11 years now!

  • Construction In St Maarten 2021

    New construction is everywhere in St Maarten. And not just of individual residences; most of it is luxury developments. Century21 St Maarten has been chosen to represent every single one of these developments; giving you a single place of contact for all the new developments in St Maarten happening right now.

    Best New Developments in St Maarten

    Indigo Bay Luxury Condos on Indigo Bay Beach.
    Belair Beach Condos on Little Bay Beach.
    Sold Out Fourteen Mullet Bay Residences in Cupecoy.
    The Hills Simpson Bay (mixed commercial/residential development).

    Everyone is asking the question; Why is this happening in St Maarten now?

    The clue to this answer lies in this BCQS Construction Market Trend Report published in 2020.

    New St Maarten Developments 2022

    BCQS is a Miami-based construction management company operating on a large scale within the Caribbean. The most trusted name in the Caribbean for construction!

    St Maarten is No.1

    Everything points towards St Maarten becoming the most investable location in the Caribbean. Especially during the pandemic, we have seen that only two Caribbean islands have thrived in tourism; Aruba and St Maarten.

    St Maarten’s culinary attraction brings the best to these shores; giving a cultural edge like no other.

    Construction In St Maarten

    St. Maarten real estate is a growing industry. Despite the challenges brought about by the pandemic, many investors decided to continue investing in the real estate market. Construction in St. Maarten is reaching peak levels and there is no indication that it will soon stop.

    There are a lot of exciting projects in the industry of Construction in St. Maarten. But before you get your wallet out and start writing that cheque to Century 21 St. Maarten, we deem it necessary to look at just how good the industry of construction in St. Maarten has become popular over the past years.

    St Maarten: An Overview

    St. Maarten is a competitive marketplace of prime real estate located on the southern side of the Caribbean. It stretches on a 37-square-mile island and is considered the smallest one in the world that is governed by two countries. The market is competitive for buyers who want a retirement home. But more than that, it has become a great investment.

    In a recent study, most purchasers of the housing market in St. Maarten are focused on renting out their real estate investments to tourists and short-term leases while the rest are looking for a retirement home or a halfway house, halfway between their real life and paradise. The result is their investment works for them. Instead of continuously paying for their maintenance fees and upkeep of the property, as well as homeowner dues and the like, the property pays for itself. If you are a homeowner or a property investor, you know how important it is to take into consideration the maintenance and upkeep fees.

    Perhaps, this is the main reason why properties in St. Maarten are often rented out and condos in St. Maarten are also very competitive. Condominiums in St. Maarten are very popular. Over the past 16 years, the industry has seen big changes, both positive and negative. With only 37,500 residents, St. Maarten has a small domestic market and a very big global market.

    Further, due to the further domination of St. Maarten in the yachting business and sailing events like the Heineken Regatta, the properties in St. Maarten are selling a lifestyle much more than a real estate property. This is why an attractive condo in St. Maarten sells at $275 to $375 a square foot while some sell at $200 per square foot.

    Luxury villas, on the other hand, are a different thing and do not sell based on the size but the whole cost. Properties in the form of villas currently sell for around $2 million up to $20 million. This fact makes for a very attractive industry of construction in St. Maarten. Most buyers want to have a sense of control over the properties since they are already spending a lot of money on them.

    If you are looking to buy a property in St. Maarten or you already have one and are looking to begin construction on your property, then you should read on the succeeding paragraphs and see the necessary information related to construction in St. Maarten.

    Weather in St. Maarten

    St. Maarten is not without any problems. The island also faced many weather problems, even if they are years apart. The worst hurricane that the island experienced is Hurricane Luis. Many hurricanes also pass by the island.

    The most recent hurricane in St. Maarten devastated the island in 2013 and the island is still recovering. This is one of the main reasons why construction companies in St. Maarten are continuously investing in new technology and hurricane-resistant construction in St. Maarten is the trend.

    Furthermore, due to the weather in the tropical paradise, the construction regulations in St. Maarten are strict. There are also construction companies in St. Maarten that have taken it upon themselves to take charge and start construction using materials that are hurricane-resistant, energy-efficient, and environment-friendly.

    The bottom line is that since St. Maarten can be considered as a tropical island, it has the weather of the tropical islands – the wet and dry seasons. Property values are not affected much by the hurricanes and the devastation they leave behind so it is still considered a good investment for anybody who can invest in St. Maarten and what it has to offer.

    Construction Regulations in St. Maarten

    Construction in St. Maarten is governed by strict, but easy to follow, construction rules. Whenever you want to acquire any kind of real estate property, the Building and Housing Ordinance of St. Maarten is the main legislation that one should follow. It stipulates the important rules governing the design and construction-related aspects related not only to construction in St. Maarten but also focused on public health and safety.

    To begin, it is important to know that according to the Building and Housing Ordinance of St. Maarten, there shall be no construction works that may be carried out in St. Maarten without a building permit coming from the government.

    To get a building permit in St. Maarten, the application must be submitted in writing. The application must state the circumstances of the owner: the name of the applicant, his profession, and his place of residence. Construction regulation in St. Maarten requires the submission of documents such as proof of ownership, drawings of the building, calculations on the structure, the foundation plan, the subdivision plan, site plans, and the floor plans.

    Restrictions on the height of the structure are very important in St. Maarten. There is further information that the government may ask in connection with an application for a building permit. The applicant is obliged to provide all of the requested information.

    In case of refusal, there is an appellate system that allows those who want to continue their construction project in St. Maarten. This is where a good construction company in St. Maarten may come to your aid and assist you in your construction needs.

    During the pandemic, there are also some very straightforward and strict health and safety protocols that individuals must abide by if they are looking to start construction in St. Maarten but all are pretty straightforward.

    Zoning And All Other Regulations You Should Know Before Construction in St. Maarten

    A lot of real estate companies and real estate agents would tell you that location is one of the more important aspects of dealing with real estate. The real estate investments that you make in St. Maarten would be able to continuously increase if you know the construction regulations in St. Maarten. This is where the zoning regulations become more important for the individual who wants to start construction in St. Maarten.

    Construction regulations in St. Maarten is not unique. The construction regulations in St. Maarten are based on the Unified Comparable Zoning Plans applied in the Netherlands. In St. Maarten there is a rule that is called the “existing situation regulation” in terms of zoning. Generally, all existing structures that differ from the regulations permitted under the development plan may be rebuilt and changed, as long as they keep their size and nature.

    By definition, an existing structure is defined as that which was already constructed pursuant to an irrevocable permit at the time that the draft development plan is placed for public view, that which may be constructed pursuant to an irrevocable permit and that where an application was submitted prior to the time that the draft development plan is placed for public review.

    There are some other zoning regulations that we have summarized for you to deal with the construction regulations in St. Maarten:

    Allotment Gardens

    The government has encouraged the use of empty parcels of land as home gardens. The property owners may reinstate their original intended use for the parcel of land at any given time. According to the regulations, the zonings where the allotment gardens may be realized are as follows: Center, Traffic or along the edges, and the three Residential zoning destinations.

    Building Heights and Density

    The restrictions in terms of the building height, as well as the density, are also imposed. The building density or the percentage developments of the plots are important especially in terms of the restrictions imposed on the property owners.

    Why are these restrictions imposed?

    The restrictions are imposed in order to prevent buildings from being built at heights and density that will affect the spatial aspects, air safety, parking needs, traffic circulation, and other aspects of living in St. Maarten.

    Hence, if you are planning on dealing with construction in St. Maarten, you should necessarily note that you should leave room for intensification in relation to the efficient use of space and simulate spatial accents.

    Plot Boundaries

    When building residential property, or any property, in St. Maarten, you should find that minimum dimensions between the building and the plot’s boundaries have also been required. 5m to the front boundary and 3m to the other plot boundaries are required to be kept clear from obstruction and any kind of construction.

    Construction Companies in St. Maarten

    Just like in any other real estate market, there is a competitive market of construction companies in St. Maarten. This competition makes for a healthy range of construction costs in St. Maarten and also gives individual investors more choices. What are your choices of construction companies in St. Maarten? What are the companies that can help you create your dream home in St. Maarten? Let us look at them one by one.

    Atlas Construction Company in St. Maarten

    The Atlas Construction Company in St. Maarten is one of the pioneer construction companies in St. Maarten. They have been around St. Maarten since 1991 for the construction of the Princess Height Condominiums. Princess Heights Condominium is a 15 unit luxury condominium hotel in the Dawn Beach area.

    As a construction company in St. Maarten, Atlas Construction Company prides itself in creating Princess Heights Condominium not just because it was a big project. There is pride in building the structure that withstood the worst hurricane in St. Maarten. Of course, some repairs had to be done after the storm but the structure was sound and still there after the storm.

    To date, Atlas Construction Company in St. Maarten prides itself in handling big construction projects such as the First Auto SXM in Cole Bay which was built and finished in 2019, the Retaining Wall Ocean 19 in Indigo Bay completed in 2020, and many other projects that used hurricane-resistant materials.

    Commodore NV Construction Company in St. Maarten

    The Commodore NV Construction Company in St. Maarten is another construction company in St. Maarten that has built a reputation through the years. They have built condominium projects in St. Maarten and building projects that are also strong and sturdy. On their website, they pride themselves in saying that they always keep abreast of new technology that could enhance their developments and bring their structure from the present to the future.

    They also pride themselves in using new materials and new systems that aim to fully utilize time as well as the request of their clients. Finally, the Commodore NV Construction Company in St. Maarten also aims to integrate more new technology to improve the client’s experience and outcome.

    Liccom Construction Company in St. Maarten

    The Liccom Construction Company in St. Maarten is another developer in St. Maarten who has been around for some time. Arriving on the shores of St. Maarten back in 1996, the company is still thriving some 15 years later. This construction company in St. Maarten prides itself in saying that they have built apartments in St. Maarten, some buildings, and did renovations here and there. Liccom Construction Company in St. Maarten is still one of the most trusted companies in the area but there are a lot of other companies that you may want to check out.

    Sonesta St. Maarten Resorts: A Hurricane Resistant Construction In The Caribbean

    One of the most popular construction companies in St. Maarten is the one by the Maho Group. As owners and operators of Sonesta St. Maarten Resorts in the Caribbean, the company has taken every step possible to take advantage of the latest technology. They are rebuilding the Sonesta Maho Beach Resort Casino & Spa using storm-resistant materials. This hurricane-resistant construction in the Caribbean is just one of the many 2021 new constructions in St. Maarten that we all have to look forward to.

    With the hurricane-resistant technology being used for construction, the company is indeed one of the gems in the industry of construction in St. Maarten. Currently, the phase of construction is utilizing the work of TCK and LVKE building technology. This company is a China-based, green technology consortium whose main claim for fame is being at the forefront of modernizing the construction industry through the creation of energy-efficient storm and fire-resistant building materials. Testing is also being done on the hurricane and earthquake conditions that affect the new construction in St. Maarten. Through the expertise of Reggio Calabria’s Building Future Lab, hurricane and earthquake testing is now possible.

    Caribbean General Contractors Construction Company in St. Maarten

    Caribbean General Contractors (CGC) is a relatively new construction company in St. Maarten. Unlike the previously mentioned construction companies in St. Maarten, CGC has only started its business since 2014. The team of CGC is not just focused on construction but has also been doing some infrastructure maintenance and use of heavy equipment and trucking operations.

    To date, the CGC also does demolitions jobs, road pavements, and they rent out their trucking and heavy equipment to other companies.

    St Maarten new construction 2021

    Comparing Construction Costs

    When we compare construction costs with different countries and the costs of construction in St. Maarten, there are a lot of factors that affect prices.

    Construction in St. Maarten costs around $ 3,267 on average per square meter while that in the Dominican Republic costs around $ 2,078. While the prices are very different, we can easily attribute that to the lifestyle that is being sold in St. Maarten.

    The price of construction is also comparable to that of the United States. On average, an American home construction would cost around $298,000 while that in St. Maarten is said to be higher. This will be discussed further in the succeeding section.

    construction st maarten, In the year 2020, there is an increase in the average construction costs in St. Maarten as compared to other countries. Studies have shown that this is primarily because of the fact that the pandemic has put a halt in the movement of goods and services. To date, the average increase in construction costs of 4.8% are found in three main areas – Cayman Islands, St. Lucia and St. Maarten.

    The construction costs in St. Maarten for residential construction are currently pegged at $270 per square foot to $450 per square foot. This amount is comparable to that of the Bahamas which ranges at $290 per square foot to $490 per square foot. While the Bahamas is already syndicated as a good tourist spot and St. Maarten has not yet reached a global reach, the prices are very close due to many factors.

    For one, St. Maarten is considered as one of the top destinations for the regatta and has been known as a good retirement area especially for people retiring from the United States.

    On the other hand, the prices in St. Maarten is relatively higher than that of Jamaica. The construction costs in Jamaica is pegged at a range of $180 per square foot to $300 per square foot. Of course, St. Maarten is relatively less dense in comparison to Jamaica.

    The numbers reflect one thing and that is the fact that the construction costs in St. Maarten may be at a higher rate compared to the other islands in the same area but that is attributable to a lot of factors. The cost of living and the propensity of retired individuals to stay in St. Maarten is higher compared to anywhere else.

    Notable New Developments In St. Maarten

    construction st maarten, Since St. Maarten is continuously under development, there are a few notable developments that individuals should know more about when they visit the country or when they plan to stay.

    The Fourteen Mullet Bay residences is one of the latest and more notable new developments in St. Maarten. A lot of construction companies in St. Maarten have developed their new creations on the facade of this new development. The main plan was to make sure that it becomes a city on its own. The idea was for the city to have a life of its own and to make sure that it can be self-independent on the inside of the condo in St. Maarten.

    For many individuals who want to make sure that they will get a property in St. Maarten and an investment at that, they should check out the offer of the Fourteen Mullet Bay Condos in St. Maarten.

    How Much Does It Cost To Build A House In St. Maarten?

    Now that you have an idea about the island, the construction companies in St. Maarten, as well as some properties that you can look at and where to find them, you go to the next step; How much does it cost to build a house in St. Maarten?

    The answers to this question vary depending on many different factors. Of course, when you are talking about construction, the costs are often not as straight as any other purchase you will make in the market. Unless you buy an already constructed property, getting your dream home can mean certain unexpected costs. So, there is no one answer to that question.

    However, further research shows that the rule of thumb is that it would cost around 35% more to build a house in St. Maarten in comparison to prices of construction in the United States.

    On average, an American home construction would cost around $298,000. This is the mid-range that most homeowners report. The range goes between $150,000 to around $445,000 to build their home. This means that the range of constructing a house in St. Maarten could be between $202,500 to $600,750.

    While there are a lot of factors that could affect building the house in St. Maarten, these are the numbers that you should expect. In a recent study, it was shown that the price of construction costs in St. Maarten for residential construction are currently pegged at $270 per square foot to $450 per square foot. This would put the assessment of a $202,500-home close to reality.

    In terms of the timeframe, some experts are saying that it is best to hire an agent who can guard and oversee the construction. The time frame is not very urgent in St. Maarten so having someone look over the plans and make sure that everything is going well is necessary.

    Is It Time To Build A Home Or Purchase Property In St. Maarten?

    St. Maarten may be in the middle of the Caribbean but it is modern and certainly great as an option for retirement or investment. It is an island that we can all dream to retire on and enjoy the rest of our days sleeping in the sun, the sea, and the culture. The construction industry in St. Maarten is booming and the only thing that stands in the way of you making a purchase is you. Whatever your need may be, there are a lot of professionals and real estate companies who can help you find a place.

    Century 21 Real Estate in St. Maarten can aid you in your search for a property. With its 25 years of experience, Century 21 Real Estate in St. Maarten can help you find what you are looking for. From finding the right plot of land to hiring the right construction company in St. Maarten, you can have all of the options available for you.

    Contact Ritika
    Your award-winning Broker.
    Phone: +17215261819
    Email: ritika@c21sxm.com

    Thank you.

    Real Estate Laws In St Maarten

    st maarten real estate law

    Property Acquisistion Laws In Sint Maarten

    St Maarten Real Estate Law

    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.

    St Maarten Real Estate Laws

    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.

    St Maarten Real Estate

    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.

    St Maarten Beach Real Estate