Saint-Martin: What Buying Property Costs in 2026

Buying in Saint-Martin costs about 9% to 10% in duty and notaire fees, against about 5.5% on the Dutch side (October 2026). Prices run 12% above mainland France.

Key takeaways

Registration duty: The Collectivité's tax office lists an 8% registration duty, and notaire fees come on top.
Total closing cost: Agencies put the total at about 9% to 10% on the French side, against about 5.5% on the Dutch side, where transfer tax is 4%.
Own tax code: There is no wealth tax and no VAT, but a general turnover tax (TGCA) of 4% on seasonal rentals, an annual taxe foncière and a real estate gains tax.
Living costs: INSEE found prices 12% above mainland France in 2022 excluding rent, and food 47% above.
Capital gains: Resale gains are taxed under the local code with reductions for each year held, though older agency pages quote 33.5% or 35%.

Legal framework

Saint-Martin, the French side of the island, is a French overseas collectivity (since 2007) and an outermost region of the European Union. The euro is the currency and the collectivity has its own tax code. It is outside the Schengen Area and the EU VAT area. In practice, a notaire collects the duty at the deed, and a buyer should take tax advice in Saint-Martin and at home, because the rules differ from mainland France.

Key facts

Legal framework: Saint-Martin, the French side of the island, is a French overseas collectivity (since 2007) and an outermost region of the European Union. The euro is the currency and the collectivity has its own tax code. It is outside the Schengen Area and the EU VAT area. (Verified)
Registration duty: 8% (as listed by the Collectivité's tax office, according to one agency) (Estimate)
Total closing cost, French side: about 9% to 10% (8% duty plus notaire fees); older pages say about 10% to 10.5% (Estimate)
Total closing cost, Dutch side: about 5.5%: 4% transfer tax paid by the buyer plus notary and registration fees (Corroborated)
Annual property tax: taxe fonciere on cadastral value; one older page cites US$5,000 to US$6,000 a year for a large Terres Basses villa on about 2.5 acres (Estimate)
Seasonal rental tax: 4% TGCA on seasonal rentals; a main residence can be rented up to 120 days a year after declaring to the Collectivite (Estimate)
Wealth tax and VAT: none; a general turnover tax (TGCA) applies instead (Verified)
Capital gains on resale: taxed under Saint-Martin's own code with reductions for each year held; older pages quote 33.5% or 35% (Disputed)
Prices against mainland France, 2022: 12% higher excluding rent; food 47% higher (Verified)
Currency: euro (Verified)

What buying costs

On the French side the Collectivité's tax office lists an 8% registration duty, according to a 2026 agency guide, and the notaire's fees and disbursements come on top, so the total is about 9% to 10%. Older agency pages put it at about 10% or 10.5%. On the Dutch side the buyer pays a 4% transfer tax plus notary and registration fees, about 5.5% in total, as the St Maarten guides explain. Foreign buyers pay the same as local buyers on both sides. A notaire handles the French-side sale in euros, and both notaries check where the funds come from.

What owners pay each year and on resale

Saint-Martin has its own tax code. A notary firm says there is no wealth tax, a lighter income tax and no VAT, but a general turnover tax, the TGCA, registration duties and a real estate gains tax. Owners pay an annual taxe foncière based on cadastral value, and one older page cited US$5,000 to US$6,000 a year for a Terres Basses villa on about 2.5 acres with two houses. One agency says seasonal rentals bear 4% TGCA and a main residence can be rented up to 120 days a year if declared first. Resale gains are taxed under the local code with reductions for each year held, according to a 2026 guide, while older pages quote 33.5% or 35%.

What it costs to live there

INSEE's 2022 price comparison found prices on the French side of the island about 12% above mainland France excluding rent, and food about 47% above. Those are 2022 figures, so current prices may differ. No reliable data on rents or monthly budgets for Saint-Martin was found in this research, so none is given.

Worked example: duty on a EUR 1,000,000 purchase on each side

On the French side, registration duty at 8% is EUR 80,000, and with notaire fees the total is about EUR 90,000 to EUR 100,000. On the Dutch side, the 4% transfer tax is EUR 40,000, and with notary and registration fees the total is about EUR 55,000 (5.5%), although Dutch-side prices are in US dollars. The gap is about EUR 35,000 to EUR 45,000. This is our calculation from the figures above, not a published total.

Where sources disagree

Closing cost: about 9% to 10% (a 2026 agency guide, from the 8% duty plus fees) against about 10% to 10.5% (older agency pages). The notaire's quote governs.
Capital gains: reductions for each year held (a 2026 guide) against a flat 33.5% or 35% (older pages).
Property tax: one older agency cites US$5,000 to US$6,000 a year for a large villa. No current schedule was found.

Who this suits, and who it does not

Suits: Buyers who want the French side's villa areas and are comfortable paying about 9% to 10% in closing costs in return.

Does not suit: Buyers who want the lowest closing costs, or who would prefer the simpler tax position on the Dutch side.

Questions and answers

How much does it cost to buy property in Saint-Martin?

About 9% to 10% in registration duty (8%) and notaire fees, against about 5.5% on the Dutch side.

Does Saint-Martin have VAT?

No. A notary firm says Saint-Martin has no VAT and no wealth tax, but a general turnover tax (TGCA), registration duties and a real estate gains tax.

Is there property tax in Saint-Martin?

Yes. Owners pay an annual taxe foncière based on cadastral value.

Is it cheaper to buy on the Dutch or French side?

On closing costs, the Dutch side: about 5.5% against about 9% to 10% on the French side. The two sides have different laws, currencies and tax rules.

Is Saint-Martin more expensive to live in than mainland France?

INSEE found prices 12% higher in 2022 excluding rent, with food 47% higher.

Related guides

About the data

Figures are the latest available as of October 2026. Next review due January 2027.
This guide draws on 7 sources: 5 agency, adviser or other published source, 1 law or professional firm, 1 official or institutional.
4 figure(s) are marked Estimate and 1 Disputed; see Where sources disagree.
Fact statuses: Verified means stated by a primary or official source (Verified (see note) adds a caveat). Corroborated means several independent sources agree, but no primary source was found. Estimate means a single source, an agency figure or an asking price. Disputed means sources conflict. Calculated by Pan Caribbean means our own arithmetic from the figures shown.

Sources and checks

Andreu Realty: can foreigners buy property in St Maarten and St Martin (agency, adviser or other published source)
Andreu Realty: Sint Maarten and Saint-Martin island guide (agency, adviser or other published source)
Ricour-Brunier notaries: Saint-Barthelemy and Saint-Martin (law or professional firm)
INSEE: 2022 price comparison, overseas territories (official or institutional)
7th Heaven Properties: buying in St Maarten and St Martin (agency, adviser or other published source)
Century 21 St Maarten: Saint Martin or Sint Maarten (agency, adviser or other published source)
St Maarten Investments: taxes in SXM (agency, adviser or other published source)

About Pan Caribbean

Pan Caribbean is a property listing portal and market data platform covering 23 markets across the Caribbean. Buyers, investors, agents and developers can search, compare and research property throughout the region, all in one place.

This guide gives general information, not legal, tax or financial advice. Pan Caribbean is not an estate agent or broker and does not act in any sale or purchase. Confirm the details with a licensed local adviser before acting.

Saint-Martin:
What Buying Property Costs in 2026