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Terres Basses Real Estate

Performing Terres Basses Property Tours for over 25 years with a network that connects me to all the villas in Terres Basses. Your one place for all Terres Basses Real Estate.

Any questions, last-minute property tours or just to discuss French St Martin real estate matters, message or call me on +1721 526 1819.
Alternatively I am available on email:
I look forward to giving you the Terres Basses Property Tour!

Yours Truly,
Century21 Island Realty Owner
Awarded Best Real Estate Agency for 11 Years
Featured on HGTV
25 years experience in St Martin real estate

Terres Basses Real Estate

Thus, 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. 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.

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.

Terres Basses, St Martin

Les Terres Basses, St Martin

Did you know that Terres Basses was a separate island to St Martin! Thats why the land is richer when compared to St Martin land. Millennia ago, Terres Basses 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

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 Villas

For Sale in Terres Basses

Looking to buy in Terres Basses? 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. 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.
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 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

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 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. 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.


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


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.


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.


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”


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).
  4. 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.

  5. 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!
  6. 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.
  7. 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.
  8. 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.
  9. 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.
  10. The property itself is secluded, safe, and very well appointed. Les Terres Basses is a great gated community with access to two very private and quiet beaches. Terres Basses 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.
  11. 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).

  12. 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.
  13. The French side of the island has the loveliest beaches and the best food and Terres Basses 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.
  14. 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.
  15. 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.

    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!

  16. 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

    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. 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.

    With 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.

St Maarten Beachfront Property

Enjoy the magnificence of St Maarten in its glory.
Always near a beach, always near a lagoon.
Anywhere you live, beauty follows you.
Mountains, lagoons, oceans & greens.
Be one with nature, be one with you.
St Maarten and you will be in love.
Welcome to a Caribbean paradise.
Your new home in St Maarten.
A beachfront paradise.
In clear waters.
White sands.
Dream home.
For you.

All beachfront property in St Maarten is Government owned.
All beachfront property in St Maarten have to pay a yearly Government lease.

We know you want to know as much as possible about all the beaches in St Martin and St Maarten … so prepared everything for you!

Beachfront Palm Beach St Maarten Condo For Sale

Atrium Two Bedroom Simpson Bay Beachfront Condo

The Executive Committee of the Island Territory of Sint Maarten hereby makes known that they have established a policy concerning the use of beaches.
The policy states that;

1. the beaches must be useable for everyone, both local residents and tourists alike, for recreational purposes;
2. developments that, physically, have a negative influence on the recreational use of the beaches will be opposed;
3. the beaches will be protected against natural and human influences, that sever their recreational and natural function.

The policy covers:
The strip of sand with a width of at most 50 meters, of which the surface consists of natural sea sand situated along the sea, or, in absence of natural sea sand, the strip of land with a width of 25 meters from the high waterline, situated along the public waters.

The consequences of this beach policy are that the Island Government will strive to ensure that:
1. the beaches are openly accessible for the general public, which means that there must be a wide access that is free from physical and mental barriers (levers, hotels etc.).
2. no construction works or activities that occupy the space on the beach in a way that restricts normal use of the beach for others, will occur on the beach.The Island Government’s position is that construction works on the beach are annoying and disfiguring to the surroundings. It is not desirable for dwellings, hotels, businesses, etc. to be built or situated on the beach.
3. the beaches will be protected against pollution, disturbance, destruction, etc. and against erosion, hurricanes, etc.

In summary:
The main objective of the policy is protection of the recreational value of the beaches. Also, the value of the beaches as a part of nature should be protected as much as possible. If necessary the value of certain beaches as a part of nature can – possibly temporarily – be placed above the recreational value.

Consequently, in the future the Island Government will not permit construction works or activities on the beach unless justified by special circumstances. These special circumstances must be in the general interest of the island.

More coming soon!

Indigo Bay, St Maarten

Real Estate in Indigo Bay

New Indigo Bay Hotel and Condos launching soon. Message me for the marketing brochure. Its phenomenal!

This is 20 years of premium real estate experience.
A large part of this was at Indigo Bay.
Been through every up and down.
Only one thing stays constant.
Indigo Bay remains top!
Prices stay up.
Land is rare.
Secure home.
Indigo Bay.

St Maarten is famous for its ‘high return’ motto!
Buying TODAY makes you RICH tomorrow

Call or WhatsApp me for latest Indigo Bay availability and villa pricing.
Ritika: +1721 526 1819.
Featured on HGTV

Villas for sale 2021

Four bedroom ultra-modern villa with secluded location in Indigo Bay for $1,800,000.
DEAL Two bedroom Modern Indigo Bay villa with pool for $625,000.
DEAL Brand new four bedroom Indigo Bay villa with pool for $850,000.

Indigo Bay St Maarten

Why Buy Indigo Bay Real Estate

  • Indigo Bay remains the number one investment property location in St Maarten for long term return.
  • Any property purchased here today is guaranteed to be appraised 20% higher in 7 years!
  • There is no better designed, managed, luxury purpose built secure development that Indigo Bay Estates.
  • In my experience this development started in grand celebrations with top international bands.
  • With an aim to bring the best in real estate, to revel in the glory of their achievement.
  • Indigo Bay achieved great highs and many lows, in no part their fault.
  • But where they are today, has been a masterful stroke of genius.
  • The massive investment in world class infrastructure, has paid off.
  • The Indigo Bay name rings as upscale residential.
  • Offering the best in location, near to everywhere, perched right in the center of a quiet majestic bay.
  • Philipsburg city is simply a 10 minute drive towards the east.
  • PJIA Airport (SXM) is a 20 minute drive in the opposite direction.
  • The beach is just a three to five minute walk down safe roads.
  • Quiet, secure, serene and picturesque.
  • A Caribbean gem in every way.
  • Welcome to Indigo Bay.

More Reasons To Buy St Maarten Property

  • No property Taxes
  • Capital Gains: No
  • Closing Costs: 4% Transfer Tax, Approx. 1.5% Notary fees and 1% transfer fees
  • Indigo Bay’s recent new owner/developer has invested significant resources over the past two years in infrastructure: roads, lighting, drainage, internet and utilities. And stands ready to help in development of the new five-star hotel and resort.
  • Site is safe and protected: 24-hour security guards at development’s gated entrance.
  • Central location: Only 12 minutes from Princess Juliana Airport; 5 minutes from Philipsburg (main town on Dutch side); 5 minutes from Simpson Bay (shopping, night life); 10 minutes from Marigot (main town on French side); 15 minutes from Grand Case (restaurant mecca on French side).
  • Proven record against hurricanes. Little damage from Hurricane Irma: site is protected from easterly storms by 1,200-foot peaks. Irma hurricane damage was minimal compared to other parts of the island.
  • Steady breeze: cooling breeze from the east swirls over mountains and keeps the hotel site and west side of the bay cool throughout the afternoon.
  • Premium sunset views

Indigo Bay

The water is soft here. Gently splashing on the beach, with rarely a large wave in sight. Just calm clean waters of Indigo Bay.

I can tell you living in Indigo Bay makes you proud. The hill top entrance is key to Indigo Bay’s x-factor.

Its just ‘wow’ every day, every time and every sight in Indigo Bay. I am not exaggerating!!!
The west facing ocean views are magnificent.
Red sunsets, green mountains and blue waters, Indigo Bay is a real life landscape masterpiece!

A short stroll to the famous Indigo Bay Beach which features white sand, loungers and a restaurant and bar. And this condo is close to all amenities. A few minutes drive to just about everything as it is halfway between airport and Philipsburg. Perfect for vacationers renting by the week.

360 Degree Views of Indigo Bay

360 degree View of Indigo Bay 1
360 degree View of Indigo Bay 2
360 degree View of Indigo Bay 3

Where is Indigo Bay

The Indigo Bay Estates property in St. Maarten is widely recognized as unique and unrivaled in terms of its strategic and very accessible, yet very secluded location on the island. Indigo Bay Estates is unique because it represents the last remaining pristine ocean-front property available for a large mixed-use development on the island. It is unique also because the developers decided to protect and preserve the natural assets of the property as much as possible, by applying a low overall buildout density.
Consequently, Indigo Bay is able to offer its future owners and visitors more green spaces, recreational facilities, privacy and exclusivity than any other project on the island.

Indigo Bay Map

Topographic map of Indigo Bay ground surface and sloping

Topographic map of Indigo Bay

Indigo Bay – A Tropical Paradise In The Caribbean

The larger Indigo Bay site encompasses 148 acres, situated in a bowl shaped valley tapering towards the water’s edge. The property extends from the ridge line between Little Bay and Cay Bay in the East to the division between Cay Bay and Cole Bay in the West and from the Main Road around Cole Bay in the North. Indigo Bay is situated on the south side of the Island half way between the Dutch Capital of Philipsburg and the Princess Juliana International airport. Driving time between the site and the airport under normal conditions is approximately 20 minutes. Access is obtained on the property’s north side from a roundabout at one of the major road-ways connecting Philipsburg and the international airport. Ingress and Egress is obtained via a single road from the ridge on highest point of the property.

Competitive advantages of the site include its calm, reef protected waters, feeling of seclusion and quite, the fact that it represents one of the last undeveloped properties in St Maarten, easy access from the airport, Philipsburg’s nightlife attractions and duty-free shopping sector of downtown. The site’s southerly orientation affords maximum sun exposure throughout the day. Additionally, the government protected reef which lies off the southeast sector of the site featuring a sunken cargo vessel offers one of the Island’s best diving and snorkeling opportunities.

Indigo Bay also boasts constant northwest breeze keeping homes cool and ventilated in this eco-friendly upscale community.

Indigo Bay – A Caribbean Residential Development

Indigo Bay residential development stand apart by offering a multitude of eco-friendly and sustainable energy saving amenities rarely found in Sint Maarten.

The eco-plan below show how much nature is being given an important at Indigo Bay. In reality there is even more green than the eco plan shows.

Eco plan Indigo Bay

  • Every home in Indigo Bay has ocean views.
  • Height restrictions and development limitations ensure that all homes in Indigo Bay comply with same strict guidelines.
  • A well planned residential development with sufficient infrastructure in place to make this the best premium location on the island.
  • Hurricane and earthquake resistant poured-in-place concrete structure.
  • Impact resistance glass.
  • Minimum building footprint for maximum preservation of green nature areas
  • Eco-friendly wastewater treatment plant
  • Rainwater collection cisterns
  • Low-consumption dual-flush toilets
  • Solar street lighting
  • Thermally insulated construction
  • UV-reflecting exterior paint
  • Heat reflecting roof surface
  • Augmented security through design and landscaping
  • Solar electrical systems – standard on many residences
  • Cross-ventilation design – without compromising security
  • Heat-reflecting glass
  • Shade-providing hurricane-resistant Bahamas shutters
  • Low-energy localized air conditioning systems
  • Energy-efficient appliances
  • LED energy saving lighting
  • Energy-saving in-line hot water boilers

Indigo Bay Real Estate

Indigo Bay property is being held back at the moment in anticipation of a huge increase in real estate prices once the five star resort is confirmed. The resort will make this into the premium vacation rental location with residents having access to a new beach that will be created by the five star resort and possibly a marina.
One of the things that astonishes me is the rental income generated in Indigo Bay. It is simply phenomenal that a two bedroom villa with ocean view can generate over $75,000 in rental income a year! This income with the guaranteed rise in property values in Indigo Bay, makes this overall the best home to buy in St Maarten!

Indigo Green Condos

New Indigo Green Two Bedroom Modern Condos

Beachfront Hotel at Indigo Bay

The new five-star hotel development at Indigo Bay is going to change how Indigo Bay is perceived. An already upscale community which is going to be be guaranteed of world class facilities and new beach which will change everything you know about Indigo Bay, St Maarten.

Property prices in Indigo Bay are going to go up by 20% in 5 years! Are you ready to buy your condo at Indigo Bay.

Indigo Bay Hotel Condos

Indigo Bay in the news.

Tau Capital and Altree Developments Inc. real estate development firms have partnered with Cay Bay Development (CBD) NV, the master developer at Indigo Bay Development, to propose the development of a US $220 million luxury hotel resort and condos in St. Maarten.

The proposed high-end hotel development at Indigo Bay Development, which The Daily Herald reported on several weeks ago, is expected to feature certain luxury accommodations and five-star amenities, including 94 hotel rooms and suites, 55 lanai suites, 60 two-bedroom units, 15 three-bedroom units, a large luxury spa (10,000 square feet), a conference facility, an all-day dining restaurant, a fine-dining restaurant, beach bar, pool bar, fitness centre, multiple pools, and a kids and teen club, it was stated in a press release issued by Cay Bay Development NV.

Additionally, the proposed hotel development is expected to feature large water ponds and greenery areas in keeping with its eco-centric vision, as well as an extensive public parking area for public beach access to Indigo Bay.

New world class developments planned

Further towards the beach there are also plans to St Barth’s style villas at Indigo Bay further increasing the luxury classification of Indigo Bay within St Maarten. On top of hill we have heard about plans to build one-bedroom condos and studios. St Maarten is the most up and coming Caribbean island, with Indigo Bay at its heart. This is a location that is guaranteed to provide long term returns.

If you normally put your money into futures, this is your call!

St Maarten Population and Demographics

Population of St Maarten

Based upon data available from 2015.
New information will be updated soon.

The land of happy people!

In 2005 approximately 35,000 St Maarten individuals were thought about as long-term residents of St. Maarten (and around 30,000 in St Martin). St. Maarten is without a doubt the most densely populated of all the Dutch Caribbean Islands with just over 1000 people per km2 on the Dutch side.

On average, approximately 1000 people more move to the island as relocation away, this adds to the development figures for the resident population (see Figure 5 ). 2003 saw a significant rise in the numbers of people relocating to and from St. Maarten, and for the first time there was a bottom line of individuals (around 250 more left the island than moved to the island).

There has actually been a significant shift in the structure of the population of St. Maarten for many years from 1995 to 2004. There is an increasing loss of young, financially active residents from the age of 15 years to 20 years, who leave to educate or work abroad.

The resident population are far surpassed by visitors to the island. There are 3 main tourist groups that go to St. Maarten; stay over travelers, cruise boat travelers and yacht tourists.

Stay over visitors alone increase the population of St. Maarten by 7 times over the year, although tourists do not typically stay for more than 2 weeks. The variety of stay over tourists is expected to increase by between 50% (low price quote, 354000 individuals) and 80% (high price quote, 432000 individuals) between 2005 and 2015. If the resident population continues to grow at its existing rate (16.5%) 2015 will see around 47500 individuals completely on Island.

The variety of cruise visitors is likewise anticipated to increase from 2005 to 2015 from simply under 1.4 million to nearly 2 million checking out the entire of the island. Marine base travelers such as Luxury yacht visitors are also likely to increase in number. These boosts in the short-term and irreversible populations on St. Maarten will position increasing pressure on the islands environment and facilities.

The majority of the population are Protestant, though there are Catholic and Jewish minorities.

St Maarten Happy People

Beautiful St Maarteners

St Maarten’s Deep History


There is a possibility that the South American Stone Age people, referred to as the Ciboneys, resided on St. Maarten 4000 BC. The island was covered with overgrown lush vegetation and had lots of unique birds, crocodiles and big rodents.

Pre-History 4000 BC-1490 AD

Upon arrival of the very first people in the Caribbean, the islands were covered with tropical greens and numerous ranges of bats, birds, sea mammals, iguanas, giant land tortoises and big rodents roamed freely without human contact. There are only a few historical sites that actually prove inhabitation in the Caribbean Islands by “Lithic Age” peoples prior to 4000 BC.

Oldest Earliest Photo Of St Maarten

From about 4000 BC to about 500 BC, peoples of the “Archaic Age” level of technological development migrated onto the islands from South-/ Central- and The United States And Canada. These Archaic Age St Maarten inhabitants were semi-nomadic hunter-gatherer-fishing folk, utilizing basic stone and shell and most likely wooden tools, who did not know agriculture nor the manufacture of ceramic vessels. Neither the ethnic associations nor the language of these peoples are known. On St. Martin, the Norman Estate location on the French side is the only site of this period found, and it dates to about 2000 BC.

Beginning around 500 BC, people began to move from South America into the Caribbean region, introducing the “Ceramic Age”. These were much more industrialized societies than the Archaic peoples. They farmed cassava and other crops, used large sea-faring canoes, showing understanding of ceramics, and producing stone and shell tools. These preliminary Ceramic Age neighborhoods likewise had complex social, financial and religious systems.

On St. Martin / St. Maarten, the earliest Ceramic Age artefacts are the remains of these very first migrations from about 500 BC, often referred to as ‘Saladoid‘ individuals. The name that was provided to these people is derived from the location where archaeologists first recognized them, the Saladero site in the Orinoco basin in Venezuela.

According to archaeologists, it is skeptical whether there was ever a large-scale prehistoric Carib exodus into the Northern Lesser Antilles. There is also no evidence, that when the very first Europeans travelled by St. Martin/St. Maarten in the 1490’s, Amerindians were still surviving on the island.

The 1490’s to 1650’s

During his 1492 to 1494 voyage, Christopher Columbus ‘discovered’ the Caribbean islands; potentially sighting St. Maarten on November 11, 1493. The island was called after St. Martin, the bishop of Trips. Some evidence indicates that the island Columbus saw was Nevis, with later confusion causing the identifying of St Martin. Throughout the fifteenth century, other Caribbean islands were inhabited by numerous European nations like the Spanish, English and French, whilst St. Maarten was ruled out to be of any significance.

In 1624 the first Dutchman set foot on the island and found it uninhabited. Over the following years the Dutch explored the island in higher depth. They observed the salt ponds, which were of fantastic significance given that salt was utilized for the preservation of food. In 1631 a little group of Dutchmen declared the island for the ‘West-Indische Companie’ (West India Company). Concurrently, a group of Frenchman settled in the location now referred to as the French Quarter.

In 1632 the Dutch developed Fort Amsterdam and continued their colonization, the harvesting of salt being among the primary factors for the settlement. Anguilla was likewise inhabited and a small fort was Constructed there. In 1633, the Spanish recaptured both islands and used the materials of the Anguillan fort to enhance Fort Amsterdam. They likewise developed a 2nd fort on Pointe Blanche, now known as ‘the Old Spanish Fort’. Under the command of Peter Stuyvesant, director of the West India Business, the Dutch attempted to recapture St. Maarten in 1644 with some 800 soldiers. In spite of various attacks and an effort to starve the Spaniards, the Dutch might not force the Spanish to
surrender. The Spanish did not leave St. Maarten until 1648.

The Dutch and French right away moved back to the island and on March 23, 1648, the famous partition arrangement was signed on Mont des Accords (Concordia). The colonists presented numerous business crops, such as tobacco, indigo, coffee, cotton and sugarcane. Trade began to expand, the island succeeded.

The 1650’s To 1850’s

The island altered hands regularly in between France, England and Holland. Pirates and looters caused much damage, and farming and salt production were not as successful as before. The variety of people on the island changed greatly. In 1667 John Simpson was leader of the
Dutch Part; Simpson Bay might be named after him.

Through the early 1700’s, the British occasionally drove out the French, however the Dutch remained in control. The Dutch Guv John Philips, brought order after the chaotic preceding years. He restored the production of salt and convinced the landowners to plant more coffee, sugarcane and cotton for a greater economic yield. He made land readily available to investors. The English came in large numbers, bringing their English-speaking slaves with them. With the English impact, the Dutch language and culture faded into the background. Fort Amsterdam was reinforced and the main village moved from Cul-de-Sac to its present area and called Philipsburg in honour of the Govenor.

The second half of the eighteenth century brought prosperity, with a peak around 1790, when the island had 92 estates with sugarcane as the primary agriculture crop. Time and again the English attempted to take control of, and by 1817 the island had actually altered hands 16 times. Because year the French and Dutch established lasting control.

In 1766 Fort St. Louis was built in Marigot. In 1772 mention was made of a serious hurricane, and in 1819 another significant hurricane ruined nearly everything on the island, including all historic records!

Simpson Bay village ended up being isolated from the rest of the island. The plantation market decreased due in part to the prohibition of the slave trade. Then from 1820 to 1848, a number of crucial buildings were built; the Reformed Church, the Pasanggrahan (Federal Government Lodging House) and the Methodist Church. There was a revival of the salt market from 1735 in which the whole population took part. In 1845 the colony of Curaçao was divided into the three Windward Islands (St. Maarten, Saba and St. Eustatius) and the 3 Leeward Islands (Curaçao, Aruba and Bonaire).

The abolition of slavery on French St. Martin took place in 1848. A variety of slaves on the Dutch side, moved to the French side where they got the status of complimentary foreigners. (One path, the ‘freedom course’ can still be found at the border, between the Dutch and the French Quarter.) To avoid discontent, Dutch plantation owners asked for that the Dutch Federal government eliminate slavery in
the Dutch nests. It was not till 1863 that slavery was officially eliminated. Ultimately, many estate owners left the island and ex-slaves had the ability to obtain property at or around the former estates.

The 1860’s To Now

Through the late 1800’s and early 1900’s market on St. Maarten declined; the production of sugar dropped in 1875, cotton in 1932 and salt in the 1940s. People went back to subsistence agriculture and fishing. Many guys, with or without family members, emigrated to Aruba and
Curaçao to operate in the oil refineries. Others left for seasonal work (sugarcane cutting) in the Dominican Republic or went to the United States.

In the Second World War, Holland was occupied by Germany and France took control over the island for 10 days. The French side was under Vichy control, and was blockaded by Allied forces. In 1943 the Juliana Airport was opened on the Dutch side.

In 1948 the frontier monument was erected, commemorating 300 years of tranquil coexistence. In 1951 the Netherlands Antilles signed the ‘statuut’ to end up being self-governing, and were restructured into Curaçao, Aruba, Bonaire and the Windward Islands, each with its own territorial federal government.

The first major hotel (Little Bay) was built in 1955. In 1959 the very first regional radio station started transmitting. In 1960 a powerful hurricane (Donna) hit the island.

In the Lowlands and Terres Basses the first luxury vacation homes were constructed in the 60’s.

In 1966 Philipsburg was extended by filling out part of the neighboring Salt Pond. Varieties of travelers grew along with advancements in air transportation. The economy expanded rapidly. Many St. Maarteners returned home. Employment levels were high and the boom in tourist drew in individuals from other islands along with various parts of the world. The population grew rapidly, intensifying from around 7000 in 1970 to more than 30000 in 1995 on the Dutch side alone.

St Maarten today 2020



The multiculturalism of St. Maarten springs from its historic role as a crossroads for visitors to the New World. Dutch, French and British traders brought European traditions, while Afro-Caribbean people brought the language and culture of West Africa.

Today the variety of influences is shown in the number of languages spoken. Dutch is the main language, but English is taught in schools and spoken everywhere, while other typical languages are Spanish and Papiamento, the dialect of the Netherlands Antilles. St. Maarten’s premier cultural event is its annual Carnival, which includes parades, calypso competitions, reggae shows, and a limitless array of stands serving standard island food.

The island culture has its roots mostly in African, French and Dutch influences, though ratings of more current immigrants have added their own components to this multicultural society. The tourist boom of the past couple of decades has actually resulted in such an influx of job-seekers from in other places in the Caribbean that only about 20% of all citizens were born upon the island.

Education is obligatory, and around 99 percent of the children participate in school. The government spends about a 3rd of its budget on education, which is modelled on the Dutch system. Apart from local faculties, instructors are recruited from Holland and the Caribbean islands. There are technical and vocational schools, teacher’s colleges and two other more education facilities: the University of St. Maarten and the American University of the Caribbean.

St. Maarten has its own flag. The style shows red, white and blue panels and the island’s crest. This coat of arms portrays the national bird; the Brown Pelican, national flower: Orange Sage (Latana camara), the Court House and the border monument.

Inspired by the book “A Short History of Sint Maarten” (2004) available from the Sint Maarten Museum. Buy it to support this content.

St Maarten Permanent Residency 2021

St Maarten Permanent Residency

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.

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, American can live and work in St Maarten for 6 months without any restrictions or hinderance. 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 investing 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.

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; Residency Guide.

Indigo Bay Villas – Should I Buy?


I was there at the birth of Indigo Bay Villas.
I was there when it took its first steps.
I saw it grow.
I saw it fall.
I was there to help it up.
Indigo Bay is a personal love affair.

You may think I am crazy, but Indigo Bay is close to me. I have spent twenty years of my life working on it. I know its dark secrets; I know why you should and shouldn’t buy there.

My honest review: It is the only well planned residential villa estate in Sint Maarten. The location, the security, the ocean views, landscape and the beach, there is nothing that comes in such a perfect package as Indigo Bay!

Indigo Bay Villas are designated as single-family homes only. This keeps the estate from being overdeveloped and there are also height restrictions to ensure everyone has an unobstructed view.

Once you have seen other properties in Sint Maarten, Indigo Bay sells itself. There is no comparison in terms of location!

Indigo Bay Long Lease

One issue that everyone brings up is the private lease. Indigo Bay is private lease land. In Sint Maarten all beachfront land or estates are sold under Government or Private Lease.

The lease is automatically renewed and it has been like this for centuries! There is absolutely nothing to worry about. This is common in most of the Caribbean islands.

How is Indigo Bay Long Lease Rent Calculated

The prorated Annual Long lease rent will be calculated & invoiced as follows:

  • The total Annual Long lease rent from 2019 until 2028 is $270,000.
  • As such, prorated annual Long lease rent per M2 = approximately $0.57 i.e. the present “Base rent”, based on a buildable area at Indigo Bay Villas of 475,000 M2 (117.4 acres).
  • As such, the 2019 Longlease rent for a 1,200 M2 Lot is approximately $682.
  • Prorated Longlease rent is applicable from the date of the Closing for each Lot.
  • The Base rent will remain in place until the end of 2028. For the period 2029-2088; the total annual Long lease rent will be $300,000 i.e. an increase of 11.11% via a one-time adjustment of the Base rent. As such the annual prorated Longlease rent for a 1,200 M2 Lot from 2029 until 2088 is about $758.

Even in today’s market, I have received three offers for Indigo Bay villas within the last two weeks. The interest in Indigo Bay just doesn’t stop.

Your villa will always appreciate in price. As they say, beachfront real estate never depreciates.

Indigo Bay Villas and Land:

Indigo Bay Lot for sale

Indigo Green Sea View Condo

Indigo Bay Land

Oceanview Land – Lot B7

Indigo Bay Home – Villa 20 – For Sale

Indigo Bay Villa Sand

Villa Sun

Villa Sea

Villa Sapphire

Villa Ruby

Villa Emerald

Indigo Bay Villa Diamond

Sun Rental

Saint Martin or Sint Maarten: Where do I buy my property?

Saint Martin or Sint Maarten Where to Buy Property

Here on the island, we don’t think of our home as two different countries.

We are one island!

Created as one, always be one.

However, the reality is that we are two separate nations, two separate legal systems. And it has with time become a unique feature of this little Caribbean island in the Lesser Antilles belt.

Saint Martin, French Side:

Lovingly called the French side, it is the larger of the two islands. You find a lot more natural beauty, peace and tranquillity. However a lot of the French stay on the Dutch side for the convenience of amenities, infrastructure, business and nightlife. I am always surprised how much of the Dutch Sint Maarten is owned by the French! But there are reasons for this!

Buying real estate on French St Martin comes with higher costs and taxes. It’s like buying a property in France, the same stringent laws!

Cost and problems of buying in St Martin (French side):

  • Around in 10% transfer fees; which includes Notary fees and taxes.
  • Land and Property tax!
  • Capital Gains Tax at 33.5%.
  • Offshore companies have restrictions.
  • Limited planning time. Penalties if you don’t build in a certain timeframe.
  • Very strict building regulations and zoning.

All this seems like a negative, but if you have the resources this is an advantage. This is why the most luxurious estates are in Terres Basses on the French side. The restrictions give you exclusivity and prevent over development.

Read this article in the New York Times titled: House Hunting in … St. Martin.
Verifies everything I just mentioned and gives you a first-hand experience on a buyer’s perspective.

But your money doesn’t work for you as it does on Sint Maarten, the Dutch side.

Sint Maarten, Dutch Side:

The more industrious and savvy side! You will find everything on the Dutch side. Over two hundred restaurants, casinos, nightclubs (strip clubs too!) and everything else that comes attached to an active nightlife!

If you live in Saint Martin (French side) you will find yourself spending most of your nights on the Dutch side. Sint Maarten has a vibe and everyone loves it!

Of course, Sint Maarten is a real estate paradise. Even the French buy more on the Dutch side than on the French side. Not only are the laws more favourable, you actually have a very high turnaround of real estate.

Buying on Sint Maarten (Dutch side):

  • 6% in transfer fees; which includes Notary and transfer fees.
  • No land taxes!
  • No Capital Gains Tax!
  • Easily obtain building permits and favourable zoning restrictions.
  • Investors are given the red carpet treatment.
  • You can buy a property within a few weeks!

Where do I buy my home? Sint Maarten or Saint Maarten?

If you are looking to make money from your real estate, the Dutch Sint Maarten gives you a lot more advantages than French Saint Martin.

Long term rents are much higher in Sint Maarten (Dutch), so your return on investment is better. Short term rates are attractive on both sides of this Caribbean island.

90% of investors buy on Sint Maarten, including the French themselves! Especially locations close to the French borders: Cole Bay and Oyster Pond.

To make it easier for you to find your next investment I have created a page just for the latest real estate investment in Sint Maarten.

I know you have more specific questions, so just message me using the contact form or email me on To make it easier, I am now available anytime on Whatsapp number +1721 526 1819.

Thank you for reading, looking forward to working with you soon.


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