# Sint Maarten (sx) — Property Due-Diligence Playbook

ISO2: `sx`. Status: ✅ Populated (researched 2026-05-27). Constituent country within the Kingdom of the Netherlands since the constitutional reform of **10 October 2010** (so-called "10-10-10"). Southern ~34 km² half of the island of Saint-Martin / Sint Maarten; the northern French half (FR Saint-Martin, ISO `MAF` / FR-overlay) is **out of scope** for this playbook — see `countries/fr/playbook.md` for the metropolitan-FR overlay applicable to that side.

## Country profile

- **Status**: Autonomous constituent country within the Kingdom of the Netherlands (alongside Aruba, Curaçao, the NL). Own constitution (*Staatsregeling van Sint Maarten*, 2010), own Parliament (*Staten van Sint Maarten*, 15 seats), own Council of Ministers (*Ministerraad*), own judiciary (Common Court of Justice of Aruba, Curaçao, Sint Maarten and BES; final cassation to Hoge Raad NL).
- **Surface**: ~**34 km²** (Dutch half of the 87 km² island; northern French half ~53 km²). World's smallest land mass shared between two sovereign jurisdictions.
- **Capital**: Philipsburg (Great Bay; cruise + government centre).
- **Population**: **42,449** at 1 January 2025 (Department of Statistics STAT rebased estimate, benchmarked to the 2022 Population and Housing Census count of **41,902** — [STAT release, 29 Jun 2026](https://www.sintmaartengov.org/news/Pages/Rebased-Population-Estimates-and-Vital-Statistics-for-January-1-2025.aspx); 2026-09-18 verified); cross-border movement with FR Saint-Martin is unrestricted (no land border; *Treaty of Concordia* 1648).
- **Currency**: **Netherlands Antillean guilder (ANG / NAƒ)** — pegged to **USD at 1.79 ANG = 1 USD** since 1971; **USD is broadly accepted in parallel** for retail, rents, real-estate transactions. The Central Bank of Curaçao and Sint Maarten (CBCS — `https://www.centralbank.cw/`) issues the ANG. A long-pending replacement currency, the **Caribbean guilder (XCG)**, was launched in Curaçao + Sint Maarten on **31 March 2025** at the same 1.79 = 1 USD peg (CBCS announcement) — ANG ↔ XCG transition is the live FX reality in 2026.
- **Languages**: **Dutch + English** are both official (English is the primary language of daily commerce, education, real-estate documents); **Papiamentu** has cultural standing but is the heritage language of Curaçao / Bonaire / Aruba rather than SX-native — Sint Maarten's de facto vernacular is **English-Creole + Dutch for government**. Notarial deeds (*notariële akte*) can be drafted in Dutch or English at the notary's discretion.
- **Legal system**: **Civil law** (Dutch tradition); property law derived from Dutch Caribbean civil code; deed-based registration (*notariële akte van levering*) recorded at the Cadastre & Land Registry Foundation.
- **Cadastre + Land Registry**: **Cadastre and Land Registry Foundation Sint Maarten (Kadaster Sint Maarten)** — `https://kadaster.sx/` — autonomous foundation; sole national registry for title, mortgage deeds, boundary stake-out, map services, mortgage-deed lodgment.
- **Identifier**: parcel ID via *meetbrief* (measurement brief) + Kadaster registration; addresses use street + number (no postal-code system equivalent to NL).
- **Key documents**: *notariële akte van levering* (notarial deed of delivery), *meetbrief* (cadastral survey extract), *eigendomsbewijs* (proof of ownership extract), *hypotheekakte* (mortgage deed), *verklaring van geen bezwaar* (no-objection certificate where applicable).
- **EU status**: **NOT in the EU**. Sint Maarten is one of the **EU Overseas Countries and Territories (OCT)** associated with the EU under Part Four TFEU + Council Decision (EU) 2021/1764. **Not in Schengen**, not in EU customs union. Visa-free entry for EU/EEA/UK/US/CA/most Western nationals up to 90 days.
- **Foreign-buyer regime (CRITICAL — buyer-friendly headline)**: **no restrictions on foreign ownership of real estate**. Non-residents may purchase *eigendom* (freehold) or *erfpacht* (long lease) without prior permission. The two foreign-buyer hooks are the **headline 4% transfer tax (overdrachtsbelasting)** and **NO recurring annual property tax in practice** (the statutory *grondbelasting* exists on paper but has not been enforced for decades and is now subject to a February 2026 abolition bill — see `--tax` below).
- **Hurricane reality (CRITICAL)**: **Hurricane Irma (6 September 2017, Category 5, sustained 295 km/h winds)** caused damage equivalent to **~255% of GDP** (US$2.73 bn total damages + losses per World Bank NRRP) and damaged ~19,400 of ~40,000 documented homes. Risk profile + building-code regime + insurance market are all defined post-Irma. See `--risks`.

## Major reforms / regulatory landscape

- **2010-10-10 Constitutional reform** — Netherlands Antilles dissolved; Sint Maarten became autonomous constituent country within the Kingdom (with Aruba and Curaçao); BES islands (Bonaire, Sint Eustatius, Saba) became special municipalities of the NL.
- **Hurricane Irma 6 Sept 2017** — Category 5 landfall; National Recovery and Resilience Plan (NRRP) adopted 2018; Sint Maarten Trust Fund (NL-financed, World-Bank-managed) established for "Build Back Better" reconstruction (NRRP — `https://nrpbsxm.org/wp-content/uploads/2019/08/NRRP.pdf`).
- **2025-03-31 Caribbean guilder (XCG) launch** — CBCS introduced the XCG replacing the ANG in SX + CW at 1:1 conversion; same 1.79 = 1 USD peg. Real-estate contracts spanning the transition reference both currencies (verify draft language on every deed).
- **2026-02-13 Land Tax + Inheritance Tax abolition bill** — Minister of Finance Marinka J. Gumbs presented to Parliament a bill to **formally abolish *grondbelasting* (land tax) + *successiebelasting* (inheritance tax)** on grounds that both have been "on the books for decades but never enforced" *(SXM Talks, 16 Feb 2026 — verify Parliament passage at `https://www.sintmaartengov.org/`)*. Status at time of writing: **proposed, pending Parliament approval** — but the de-facto reality (no enforcement) has not changed for decades.
- **2026-05-22 GEBE oversight decree** — Bureau Telecommunication and Post (BTP) formally designated as supervisor over NV GEBE's electricity concession (first structured oversight in 15+ years); decree published in National Gazette 22 May 2026 *(721news / SXM Talks)*.

For active regulatory items see `shared/regulatory-watch.md`.

## Section: `--price`

### Primary sources

- **Cadastre and Land Registry Foundation (Kadaster Sint Maarten)**: `https://kadaster.sx/` — title-search service confirms registered transfer values per parcel. **No public price index** (no SX equivalent to Dutch CBS Huizenprijsindex or French Notaires-INSEE).
- **Department of Statistics (STAT)**: `https://stats.sintmaartengov.org/` — quarterly + annual *Statistical Yearbook*; covers macro indicators, not parcel-level RE prices.
- **Central Bank of Curaçao and Sint Maarten (CBCS)**: `https://www.centralbank.cw/` — quarterly bulletins cover banking, mortgage stock, FX; no standalone HPI.
- **Listing platforms** *(listing-side, ⚠️ seller-controlled)*: **Century 21 Sint Maarten** (`https://www.century21-stmaarten.com/` — largest local MLS-equivalent database, 25+ years), **Sotheby's International Realty** (`https://www.sothebysrealty.com/eng/sales/sxm` — luxury segment), **Keller Williams Sint Maarten** (`https://kwsintmaarten.com/`), **RealEstateSXM** (`https://realestatesxm.com/` — MLS-style aggregator), **Lion Crest Realty** (`https://sintmaartenproperties.com/`), **4U Real Estate**, **Coldwell Banker Island Properties** (cross-border listings into FR side).

> ⚠️ **Sint Maarten does NOT publish a free, granular residential price index.** Aggregate price benchmarks below are **est.** drawn from listing-platform scrape (Century 21 + Sotheby's + RealEstateSXM) + a small number of agent-published 2025–2026 market notes. Cross-border listings (FR Saint-Martin side) appear on the same platforms but reflect a **separate legal + tax regime** — do not mix samples.

### Price benchmarks (2024–2026, est. — verify per deal)

Listings in Sint Maarten are typically quoted in **USD** (the de-facto property-market currency), even when the legal-tender ANG/XCG applies for closing. Buyer-side practice: fix the USD price + bridge to ANG/XCG at the CBCS peg (1.79).

| Area / segment | USD/m² (built area, ≈ 2025–2026) | Notes |
|---|---:|---|
| **Cupecoy / Maho / Mullet Bay (west, near FR border + airport)** | 4,500–8,500+ | beach-adjacent condo + villa belt; Porto Cupecoy, Las Brisas, The Cliff; foreign-investor magnet |
| **Simpson Bay / Pelican Key** | 3,500–6,500 | marina-adjacent; mid-tier condo + villa |
| **Dawn Beach / Oyster Pond (east)** | 4,000–7,500 | east-coast luxury enclave; cross-border Oyster Pond ↔ FR Saint-Martin |
| **Philipsburg + Pond Island** | 2,500–4,500 | capital, government district; mixed-use; less foreign-resident demand |
| **Cole Bay** | 2,500–4,500 | residential + commercial mix; airport-noise corridor |
| **Cay Hill / South Reward** | 2,800–4,800 | mid-island residential |
| **Lowlands** | 3,500–6,500 | west-end residential, beach access (Mullet Pond / Long Bay) |
| **Hilltop / inland mid-island (Saunders, Mary's Fancy, Belvedere)** | 1,800–3,500 | local-market residential; less foreign-investor footprint |

**Indicative scenario benchmarks (2026)** *(verify with at least two independent agency CMAs per deal)*:

- 2-bed condo, Cupecoy / Maho marina-belt: **US$350,000–US$650,000**
- 3-bed villa, mid-island residential: **US$450,000–US$900,000**
- Luxury 4-bed beachfront villa, Dawn Beach / Mullet Bay: **US$1.8M–US$6M+**

⚠️ **Sample-size warning**: ~44–45k residents → low-three-digit annual residential transactions per Kadaster lodgment volumes (verify at `https://kadaster.sx/`); comparable-sales data thin for inland local-market segments; foreign-investor segments (Cupecoy / Dawn Beach) over-represented in publicly visible listing data. **Listing m² convention is *bruto vloeroppervlak* (gross floor area) / built area** — confirm vs net usable area on visit *(per listing — verify with Kadaster meetbrief + on visit)*.

### Compute

1. USD/m² = price / built area per Kadaster *meetbrief*
2. SX-specific premium drivers: **beach proximity** (Cupecoy / Mullet Bay / Dawn Beach), **gated community + on-site security** (Porto Cupecoy, The Cliff), **post-Irma rebuild compliance** (concrete + impact-glazed shutters lowers insurance premium materially)
3. Discount drivers: **airport-noise corridor** (Cole Bay underneath SXM final approach), **older 1980s–early-2000s stock without post-Irma retrofit**, **hilltop access constraints** (single private access road; landslide-prone slopes)

### Key terms (Dutch / English)

- *Eigendom* = freehold ownership
- *Erfpacht* = long lease (typically 60-year terms; some 99-year)
- *Notariële akte van levering* = notarial deed of transfer (closing instrument)
- *Meetbrief* = cadastral survey / measurement brief
- *Overdrachtsbelasting* = transfer tax (4%)
- *Grondbelasting* = land tax (statutorily exists, not enforced — see `--tax`)

---

## Section: `--traffic`

### Sources

- **Ministry of Public Housing, Spatial Planning, Environment and Infrastructure (VROMI)**: `https://www.sintmaartengov.org/` — road network + traffic management; no public per-segment AADT dataset.
- **OSM `highway` class** as universal fallback.
- **Princess Juliana International Airport (PJIA / SXM)**: `https://www.sxmairport.com/` — primary international gateway; traffic volume drives the Simpson Bay / Cole Bay corridor.

### Verdict bands (est., calibrated to small-island regime)

- 🟢 < 1,500 v/d (rural hillside access lanes, inland Mary's Fancy / Saunders / Belvedere)
- 🟡 1,500–8,000 v/d (Castello-equivalent suburban arterials inside Philipsburg / Cole Bay residential)
- 🟠 8,000–20,000 v/d (Welfare Road / A.J.C. Brouwers / Bush Road — Philipsburg–Simpson Bay axis)
- 🔴 > 20,000 v/d (Welfare Road peak hours; airport-corridor cruise-day surge — Simpson Bay drawbridge bottleneck)

> ⚠️ **The Simpson Bay drawbridge is a single critical bottleneck** connecting the airport / Maho / Cupecoy / Mullet Bay west to Philipsburg + east half of island. Bridge openings (scheduled for yacht access; published at `https://www.simpsonbaysxm.com/`) generate predictable peak congestion; this is the single biggest commute-time variable for west-half residents. **No rail; no metro; bus + taxi dominant** for those without private vehicle.

---

## Section: `--tax`

### Annual property tax — *Grondbelasting* (LAND TAX)

**The foreign-buyer-friendly headline: in practice, Sint Maarten currently has NO enforced annual recurring property tax.**

- **Statutory position**: *Landsverordening grondbelasting* (Land Tax Ordinance, pre-2010 Netherlands Antilles legacy) provides for a land tax of nominally **~0.3% of assessed value** on improved + unimproved land *(secondary sources — `https://www.doingbusinessdutchcaribbean.com/st-maarten/tax-sxm/`)*. The statute remains on the books.
- **Enforcement reality**: per Minister of Finance Marinka J. Gumbs (16 Feb 2026, SXM Talks press release): the land tax + inheritance tax "have been on the books for decades; however, they were never enforced." **Sint Maarten Tax Administration (`https://www.tax.sx/`)** lists income tax, profit tax, monthly returns + vehicle tax as its administered tax base — **NO property / land tax appears in the tax.sx administered-taxes list** (verified 2026-05-27).
- **Pending abolition (2026-02-13)**: Council of Ministers approved + presented to Parliament a bill to **formally abolish *grondbelasting* + *successiebelasting***. Status at writing: **pending Parliament passage** *(verify at `https://www.sintmaartengov.org/`)*.

> ⚠️ **Practical guidance**: do **not** rely on second-hand "0.3% property tax" figures circulated in foreign-investor marketing literature without confirming **current enforcement status** with the Sint Maarten Tax Administration directly. Treat any quoted *grondbelasting* figure as a **non-active statutory ceiling**, not a real annual cost. **Annual recurring outlay is effectively dominated by HOA/strata fees + insurance** — see `--insurance` and `--retirement`. Verify directly at `https://www.tax.sx/` or call +1 721-542-0349 / -2236.

### Transaction tax — *Overdrachtsbelasting* (TRANSFER TAX)

- **Rate**: **4% of purchase price (or assessed value, whichever is higher)** — flat. Paid by buyer at closing. Withheld + remitted by the *notaris* (notary). Single-tier, no first-time-buyer relief, no progressive surcharge.
- **Source**: administered by Sint Maarten Tax Administration (`https://www.tax.sx/`); confirmed across multiple agent + tax-advisory sources for 2026 (idr.sx · doingbusinessdutchcaribbean.com · easysxm.com).
- This is the **headline foreign-buyer cost**. Contrast with Italy (~9–15% all-in, est. — see `countries/it/playbook.md`), France (~7–8% all-in, est. — see `countries/fr/playbook.md`), Spain (~10–13% all-in, est. — see `countries/es/playbook.md`) — SX's 4% transfer-tax floor is materially lower.

### Other transaction items

- **Notary fee**: regulated; typically **1–1.5% of price** (verify per deal with the chosen *notaris*).
- **Kadaster registration**: deed-lodgment fee; typically **modest fixed + small ad-valorem** (verify current schedule at `https://kadaster.sx/`).
- **Estate-agent commission**: typically **5% (seller-side) + sometimes split with buyer's agent** — verify per *bemiddelingsovereenkomst* (brokerage agreement).
- **Mortgage stamp / *hypotheekrecht***: where applicable, small ad-valorem on the mortgage deed (paid at *hypotheekakte* lodgment).

### Total transaction cost (buyer side, est., 2026)

- **Cash resale**: **~5–6%** all-in (4% transfer + 1–1.5% notary + small registration); agent commission typically borne by seller.
- **Mortgage-financed**: **~6–8%** (above + mortgage stamp + bank fees).

### Rental income tax — *Inkomstenbelasting* on rental income

- **Individual ownership**: rental income forms part of taxable income under the **Sint Maarten income tax (*inkomstenbelasting*)** progressive scale — verify current bracket schedule at `https://www.tax.sx/`. Non-residents are taxed on Sint-Maarten-source income (including rental income from SX property).
- **BV ownership**: many foreign investors hold SX rental property via a **Sint Maarten BV (*besloten vennootschap*)** — the BV is then liable for *winstbelasting* (profit tax) on rental net income. **Profit tax rate ~34.5%** (statutory rate; verify current at tax.sx). Setup cost typically US$3,500–6,000 + annual maintenance US$1,500–3,000 *(per idr.sx — verify per professional)*.
- **No flat-rate "imputed rental income" regime** equivalent to NL Box 3 — actual income / actual costs basis.

### Capital gains tax on real estate

- **Individual sellers**: Sint Maarten does **not levy a standalone capital gains tax on private real estate sales** *(verified across multiple 2024–2026 secondary sources; primary confirmation via tax.sx — no CGT category listed)*. This is the **second foreign-buyer-friendly headline** alongside no enforced annual property tax.
- **Caveat**: if real-estate trading rises to the level of *business activity* (frequent flipping, developer-style operations), proceeds may be re-characterised as business income subject to *inkomstenbelasting* / *winstbelasting*. Verify with SX tax advisor for high-frequency / developer-style holding patterns.
- **Caveat 2**: BV-held property — gains realised inside the BV form part of *winstbelasting* base.
- **US-resident sellers**: regardless of SX position, US federal CGT applies on worldwide gains for US persons — coordinate via DTA / FTC with US CPA.

### Inheritance tax — *Successiebelasting*

- Statutory framework exists but, per Minister of Finance Feb 2026, "never enforced." Abolition bill before Parliament (2026-02-13). **Treat as effectively zero in practice**, but coordinate with foreign jurisdictions' inheritance/estate taxes (US estate tax for US persons; UK IHT for UK domiciliaries).

### Source-of-truth for every tax above

**Sint Maarten Tax Administration**: `https://www.tax.sx/` — administered-tax list: income tax, profit tax, monthly returns (wage + turnover + room), vehicle tax. **No property / land / capital-gains category listed on tax.sx** (verified 2026-05-27).

---

## Section: `--rental`

### Long-term residential

- Civil-law tenancy framework derived from Dutch Caribbean civil code; **less prescriptive than NL Box 3 / huurbescherming regime** — fewer tenant-protection escalators.
- Typical lease structure: 1-year renewable; deposit (*borg*) typically **1–2 months**.
- No statutory rent cap; market-rate setting.
- **Currency reality**: long-term leases routinely quoted + paid in **USD** despite legal-tender ANG/XCG — buyer-investor should verify the lease's currency clause (USD vs ANG vs XCG vs "at peg rate").

### Short-let (vacation rental / Airbnb)

- **Room tax (BBO / *kamerbelasting* / occupancy tax)**: **5% room tax** levied on hotel + short-let guest accommodation *(per doingbusinessdutchcaribbean.com)* — operator-collected, remitted to Tax Administration. Verify SX-specific licensing for short-let operations at `https://www.sintmaartengov.org/`.
- **Insurance constraint**: post-Irma, short-let occupancy can affect insurance underwriting — disclose to the insurer.
- **HOA / strata constraints**: many Cupecoy / Maho / Dawn Beach HOAs impose **minimum-stay rules** (e.g., 7-day minimum) to manage cruise-passenger turnover. Verify HOA bylaws before assuming sub-week Airbnb-style turnover is permitted.
- **Cross-border note**: French Saint-Martin operators follow FR *meublé de tourisme* rules (Article D324-1 CT) — these do **not** apply to SX-side property; distinct regimes.

### Yields (est., 2026)

- Long-term gross yield, mid-tier 2-bed Cupecoy / Simpson Bay: **5–8%** (post-tax, post-HOA, post-insurance — net materially lower)
- Short-let gross yield (compliant, well-managed Cupecoy / Mullet Bay): **8–14%** seasonal peaks (Dec–Apr high season, ~2M cruise-passenger annual flow, est. 2026 — verify current figure at the SX port authority / airport authority; may have changed) — but high operational + turnover-cost drag; vacancy in shoulder-season Jun–Nov.

⚠️ **Net-after-all-costs reality check**: per idr.sx 2026 scenarios — US$350k condo all-in carrying cost **US$10,500/yr** (HOA ~US$400/mo + utilities + insurance + maintenance) → break-even gross rent ~6% before void allowance. **HOA + insurance + cooling/AC dominate** the operating cost line in SX, materially above EU comparables.

---

## Section: `--work=<profession>`

### Job platforms

- **Department of Labor**: `https://www.sintmaartengov.org/Ministries/Departments/Pages/Labor-Affairs.aspx`
- **Caribbean Jobs**, **LinkedIn (SXM)**, local Facebook groups (SXM Jobs)
- Cruise + tourism + airport hospitality are dominant employer sectors

### Work-permit gating

- Non-Dutch citizens require a **work permit (*tewerkstellingsvergunning*)** + matching residency permit
- **Dutch nationals** have free entry + employment access
- **US citizens** benefit from the **Dutch-American Friendship Treaty (DAFT, 1956)** — preferential entrepreneur / investor track with materially lower thresholds (~US$20,000 capital, per BrightPath Caribbean + walshww.com summaries — verify with Sint Maarten Immigration `https://www.sintmaartengov.org/Ministries/Justice/`)
- Quotas + processing managed by **Immigration and Border Protection Service**, A.Th. Illidge Road #8, Philipsburg

### Salary benchmarks (2024–2026, est.)

- **Median monthly net salary**: ~**US$1,200–US$1,800** (verify at `https://stats.sintmaartengov.org/`) — materially below US / NL but with low-tax wedge for some brackets
- **Tourism / hospitality**: US$1,000–US$1,800 typical; tips uplift
- **Banking / finance / professional**: US$2,500–US$5,500+
- **Government / pubic-sector**: US$1,800–US$3,500 per tariff schedule

### English-first

- English is the universal working language; Dutch is required for government + legal interface but daily business + real-estate operates fully in English.

---

## Section: `--risks`

### Primary national sources

| Source | URL | What it gives |
|---|---|---|
| **Disaster Management, Government of Sint Maarten** — coordinates the territory's **10 ESF groups** (the "Office of Disaster Management / ODM" label is not used on the government's own page; source it to a dated press release before reusing it) | `https://www.sintmaartengov.org/Ministries/Departments/Pages/Disaster-Management.aspx` | Hurricane + tropical-storm preparedness, emergency response, NRRP coordination |
| **National Recovery Program Bureau (NRPB)** | `https://nrpbsxm.org/` | Build Back Better implementation; sector recovery |
| **Ministry of VROMI** | `https://www.sintmaartengov.org/` | Building permits, spatial planning, environmental zoning |
| **CDEMA (regional)** | `https://www.cdema.org/` | Caribbean Disaster Emergency Management Agency — regional hurricane / tsunami / earthquake context |
| **NOAA National Hurricane Center** | `https://www.nhc.noaa.gov/` | Live + climatological tropical cyclone tracking for the Leeward Islands |

### Specific risks

- **Hurricane (PRIMARY HAZARD — defines the risk profile)**:
  - **Hurricane Irma, 6 September 2017, Category 5** (sustained 295 km/h winds) — landfall on Saint-Martin / Sint Maarten; **Hurricane Maria followed less than two weeks later**. Combined damages + losses across the two hurricanes: **US$2.7 bn** — damages **US$1.4 bn (73% of nominal GDP)** and losses **US$1.3 bn (68% of nominal GDP)**; housing-sector damages **US$442 m**, losses **US$22.1 m**, recovery needs **US$533.75 m** (22.8% of total national needs). The island's housing stock at the time was **~19,400 units accommodating 40,000+ documented residents**; the plan states that reliable data on the extent of damage and the number of units affected **is not readily available**, so no dwelling-level damage count is citable. *(World Bank / Government of Sint Maarten, National Recovery and Resilience Plan — [NRRP PDF](https://documents1.worldbank.org/curated/en/793011623753566547/pdf/Sint-Maarten-National-Recovery-and-Resilience-Plan-A-Roadmap-to-Building-Back-Better.pdf); 2026-09-18 verified).*
  - **Hurricane season**: 1 June – 30 November; peak Aug–Oct.
  - **Post-Irma rebuild benchmark**: NRRP "Build Back Better" requires **hurricane-resistant standards** (impact-rated glazing, hurricane shutters / accordion-shutters / Bahama shutters, concrete-block or reinforced-concrete construction, reinforced roof-to-wall connections, underground utility ducting for new build). The **pre-Irma wood-frame + tin-roof stock** that did not survive 2017 is the single largest extant structural-risk concentration.
  - **Pre-Irma stock**: any pre-2017 wood-frame structure that survived Irma was either (a) sheltered by topography, (b) retrofitted post-Irma, or (c) likely still vulnerable — verify per parcel structural audit before purchase.
- **Earthquake**: Caribbean tectonic plate margin — **low-to-moderate** seismicity at SX (Leeward Islands seismic zone). Modern construction is designed to a hurricane-loading envelope that incidentally covers most seismic loading.
- **Flood**: limited topographic catchments; flash flooding possible in low-lying coastal + valley areas during tropical-cyclone rainbands. Cupecoy / Maho / Simpson Bay lowlands + the Salt Pond rim are exposed.
- **Tsunami**: low residual risk per CDEMA Caribbean tsunami hazard mapping — verify per coastal-parcel elevation.
- **Sea-level rise + coastal erosion**: material on multi-decade horizon for beachfront parcels (Cupecoy, Mullet Bay, Dawn Beach); coastal-setback regulation evolving — verify with VROMI building permit office.
- **Volcanic ash deposition**: low residual risk from Soufrière Hills (Montserrat, ~250 km SE) — sporadic ash advisories.

### Build-era hazards

| Era | Hazards |
|---|---|
| **Pre-1995 wood-frame + tin-roof** | Hurricane-resistance: LOW — most pre-Irma stock either destroyed 2017 or not yet retrofitted; lead-paint residual, asbestos in older 1960s–70s additions |
| **1995–2017 concrete-block, basic** | Hurricane-resistance: MODERATE — varies widely; many had partial roof failure in Irma |
| **Post-Irma rebuild / new build 2018+** | Hurricane-resistance: HIGH (where compliant with NRRP Build Back Better — impact-glazed, shuttered, reinforced-concrete) |
| **Luxury post-Irma (Cupecoy / Dawn Beach 2019–2026)** | Hurricane-resistance: HIGH; insurability + premium materially better |

### Mandatory diagnostics at sale

| Document | Required because | Notes |
|---|---|---|
| **Kadaster *meetbrief*** | Confirms parcel boundary + area | Kadaster Sint Maarten; typically days |
| ***Eigendomsbewijs*** | Title + charges (mortgage / liens) | Kadaster |
| ***Bouwvergunning* + *gebruiksvergunning*** | Building + occupancy permits | VROMI |
| **Post-Irma structural certificate (where available)** | Confirms hurricane-resistance retrofit | Engineer-issued; verify scope |
| **HOA / strata bylaws + financial statements** | Verify reserve fund, special-assessment history, minimum-stay rules | HOA admin |
| **Insurance binder + claims history** | Confirms insurability + post-Irma claims | Insurer / broker |

### Climate change projections

- **+1–2.5 °C** by 2050 vs 1980–2010 baseline (IPCC AR6 SSP2-4.5 / SSP5-8.5 envelope for E-Caribbean)
- **Sea-level rise**: +0.2–0.5 m by 2050; +0.5–1.2 m by 2100 — material for beachfront parcels
- **Tropical-cyclone intensity**: rising fraction of major (Cat 3+) cyclones per IPCC AR6; insurance trajectory upward
- **Coral-reef + nearshore-fishery degradation** affecting amenity + tourism economics

### Climate verdict (typical Cupecoy / Simpson Bay condo)

🟠 **Watch-with-action** — material acute (hurricane) + chronic (SLR, coastal erosion) trajectory; insurance + building-envelope cost trajectory upward; post-Irma-compliant build quality is the single biggest mitigant.

### Confidence

HIGH for headline hurricane reality (Irma 2017, NRRP-documented); MEDIUM for granular parcel-level resilience scoring (no public SX building-by-building post-Irma resilience portal — verify per parcel via structural certificate).

---

## Section: `--mains`

### Sources

- **NV GEBE — N.V. GEBE (Gemeenschappelijk Elektriciteitsbedrijf Bovenwindse Eilanden)**: `https://nvgebe.com/` — sole national utility for **electricity + drinking water + (limited) cable TV** in Sint Maarten + Saba + Sint Eustatius. Combined-utility model (no separate water board).
- **Telecom / fibre**: incumbent **TelEm** (`https://www.telem.sx/` — state-owned), with **UTS / Flow / Digicel** competing on mobile + some fixed.
- **Sewer**: limited centralised network (Philipsburg core + some new-build sub-divisions); **septic tank dominant** for most residential parcels — verify per parcel.
- **2026 oversight shift**: NV GEBE concession + tariffs newly under **BTP (Bureau Telecommunication and Post)** structured oversight per **National Gazette decree 22 May 2026** (first structured oversight in 15+ years) — tariff-setting + fuel-clause auditing now under regulator review.

### Verification

- **Most populated urban + suburban areas**: GEBE mains (electricity + water) reach virtually all populated zones — individual verification typically needed only for remote hilltop or new-subdivision parcels
- **Septic vs mains sewer**: assume septic unless verified otherwise — request septic-tank capacity + last-pump-out record
- **Connection certificate**: request from GEBE + VROMI at sale

### Costs (est., USD, 2026)

| Scenario | Cost |
|---|---:|
| GEBE electricity + water new connection (standard residential) | 500–1,500 |
| GEBE deposit (residential, new account) | 200–500 (returnable) |
| FTTH / cable internet activation (TelEm / Flow) | 0–150 (often promo) |
| Septic tank installation (new parcel) | 4,000–10,000 |
| LPG cistern (for cooking; piped gas not universal) | 1,500–4,000 |

⚠️ **Electricity tariff sensitivity**: GEBE tariffs include a **fuel clause** indexed to international fuel prices — typical monthly electricity bill for a 2-bed AC-cooled condo runs **US$200–US$450/mo** depending on AC usage. Tariff regulation under BTP oversight is the active reform (2026-05); fuel-clause surplus of ~12.6M ANG (2022–2024) identified by BTP audit *(per smn-news.com / 721news 2026-05)*. Real-estate operating-cost models should stress-test electricity at +15–20%.

---

## Section: `--crime`

### Primary source

- **Sint Maarten Police Force (KPSM — Korps Politie Sint Maarten)**: `https://www.sintmaartengov.org/` — press releases published through the government portal under the Ministry of Justice; **no recurring KPSM statistical bulletin is published — recurring crime statistics are not publicly available in a KPSM series (2026-09-18 verified); verify with the Ministry of Justice / KPSM directly**. One-off: the 2011 *Criminaliteitsbeeldanalyse Sint Maarten* (KLPD-IPOL / KPSM) remains on the portal.
- **Caribbean Community Implementation Agency for Crime and Security (CARICOM IMPACS)**: regional aggregation
- **US State Department travel advisories**: indirect benchmark (`https://travel.state.gov/`)

### Reality check

- Small-island absolute numbers; statistical noise dominant on YoY interpretation
- **Property crime + petty theft**: present in tourist-density zones (Philipsburg cruise terminal, Maho boardwalk) — typical Caribbean pattern
- **Violent crime**: episodic spikes; broadly within US-State-Dept Level 2 ("exercise increased caution") band for the southern Caribbean
- **Gated communities + on-site security**: standard in Cupecoy / Maho / Dawn Beach foreign-investor stock; meaningfully lowers property-crime exposure

### Verdict bands (calibrated to small-island regime)

- 🟢 gated community + 24/7 security (Porto Cupecoy, The Cliff, Las Brisas)
- 🟡 typical suburban Simpson Bay / Cole Bay / Pelican Key (no gate, residential)
- 🟠 Philipsburg outer + Sucker Garden + St. Peters (higher property-crime intensity per Reddit / agent anecdote — verify with KPSM)
- 🔴 not observed at granular publication level — KPSM does not publish per-district crime intensity comparable to NL CBS

### Confidence

MEDIUM — primary KPSM data is sparse + episodic; foreign-buyer crime guidance leans on agent anecdote + US State Dept advisories more than parcel-level data.

---

## Section: `--amenities`

Universal OSM Overpass logic per `shared/amenities-osm.md`. SX-specific brand-chain conventions:

- **Supermarket**: **Carrefour Market** (Cole Bay), **Cost-U-Less** (Cole Bay — warehouse-club format), **Le Grand Marché** (Bush Road), **Gourmet Marché** (Maho); cross-border FR-side hypermarkets (Marigot, Howell Center) common for weekly shopping
- **Pharmacy**: small island-wide network; *Centrale Drugstore* + others
- **Hospital**: **Sint Maarten Medical Center (SMMC)** in Cay Hill — sole national hospital (post-Irma rebuild + capacity expansion ongoing per NRRP); specialist referrals to Curaçao + Aruba + Colombia + US via medical-evacuation arrangements
- **Schools**: Caribbean International Academy (CIA), Learning Unlimited, Sint Maarten Academy + government Dutch-curriculum schools
- **Airport**: **Princess Juliana International Airport (SXM / PJIA)** — major regional hub (~1.6M passenger movements pre-Irma; recovered post-Irma; direct US East Coast + Europe + intra-Caribbean), iconic Maho Beach approach
- **Marina + yachting**: world-class — **Simpson Bay Lagoon, IGY Yacht Club Isle de Sol, Princess Port de Plaisance, Yacht Club Port de Plaisance**

### Verdict bands

- 🟢 < 1 km walk to supermarket / pharmacy / GP-equivalent: Cupecoy / Maho / Simpson Bay / Philipsburg
- 🟡 1–3 km: suburban Pelican Key / Cole Bay / Cay Hill
- 🟠 3–10 km: inland hill residential (Saunders, Mary's Fancy, Belvedere)
- 🔴 > 10 km (rare in 34 km² territory): isolated hilltop parcels

---

## Section: `--climate`

Universal logic per `shared/climate-projections.md`. SX-specific:

- **Köppen-Geiger**: **Aw** (tropical savanna) — dry season Jan–Apr, wet season May–Nov
- **Mean annual temperature** ~27 °C; trade-wind moderated; **June–November hurricane season**
- **Reference baseline**: NOAA + CDEMA regional Caribbean climate series; no SX-national downscaled portal
- **Key projections**:
  - Annual mean **+1–2.5 °C** by 2050 vs 1980–2010 baseline (SSP2-4.5 to SSP5-8.5)
  - **Sea-level rise**: +0.2–0.5 m by 2050; +0.5–1.2 m by 2100 (IPCC AR6 medium-confidence)
  - Tropical-cyclone intensity: rising Cat-3+ fraction; total storm count uncertain
  - Drought intensification of dry-season (Jan–Apr) — water-resilience for cisterns / rainwater capture more salient

### Climate verdict (typical Cupecoy / Simpson Bay condo)

🟠 **Watch-with-action** — material acute (hurricane) + chronic (SLR, coastal erosion) trajectory; insurance + building-envelope cost trajectory upward; post-Irma-compliant build quality is the single biggest mitigant for both occupancy + insurability.

### Confidence

MEDIUM — IPCC AR6 regional envelope is HIGH-confidence; downscaling to SX parcel level is MEDIUM (no SX-specific climate portal); coastal-erosion + reef-degradation parcel-level mapping limited.

---

## Section: `--finance`

### Mortgage market

- **Banking system**: small, concentrated. Active commercial banks: **WIB (Windward Islands Bank)**, **RBC Royal Bank**, **CIBC FirstCaribbean**, **Republic Bank Sint Maarten** (`https://www.republicbankstmaarten.com/`), **Banco di Caribe**.
- **Regulator**: **Central Bank of Curaçao and Sint Maarten (CBCS)** — `https://www.centralbank.cw/` — joint regulator for SX + CW.
- **LTV caps** (typical, per bank product sheets — verify per bank):

| Buyer profile | Max LTV |
|---|---:|
| **Resident, primary residence** | 70–80% |
| **Resident, second home / investment** | 60–70% |
| **Non-resident foreign buyer** | **50–65%** (case-by-case; tighter post-2018 KYC) |

- **Term**: typically 15–25 years residential; some 30-year offerings
- **Rate structure (Q1 2026 indicative)**: variable rates linked to internal bank reference; **typical residential variable ~6.5–8.5%**, fixed offerings sparser (verify with bank product sheets)
- **Foreign-buyer mortgages**: available but tighter — most banks require:
  - SX bank account opened in advance
  - Proof of foreign-buyer eligibility (no formal restriction, but full KYC/AML)
  - 50–65% LTV ceiling
  - Income evidence + 2 years' tax returns from home country
  - Source-of-funds AML review under CBCS-implemented rules (Sint Maarten implements EU-equivalent AML framework with FATF coordination)

### Banking access

- Non-resident account opening subject to **CRS / FATCA / FATF AML/KYC** under CBCS rules — typically 4–10 weeks; minimum balances vary by bank.
- Currency transition: **ANG → XCG (Caribbean guilder) live since 31 March 2025** at 1:1 conversion + same 1.79 = 1 USD peg; bank balances + new accounts denominated in XCG in 2026 — verify with bank.

### Confidence

MEDIUM — bank-product-sheet level for LTV + rate; XCG transition is operationally complete per CBCS but practical UX still settling; verify per-deal LTV with the chosen bank.

---

## Section: `--currency`

### Currency status

- **Caribbean guilder (XCG)** — launched **31 March 2025** by CBCS, replacing the Netherlands Antillean guilder (ANG) at **1:1** conversion in Sint Maarten + Curaçao
- **Peg**: **1.79 XCG = 1 USD** (same as legacy ANG peg, in place since 1971) — administrative peg held by CBCS
- **USD broadly accepted in parallel** for retail, rent, real-estate listings + most professional services; legal-tender remains XCG for government + statutory items
- Cross-border: SX has no exchange controls on USD movement; AML reporting thresholds under CBCS rules

### What this means for buyers

- **USD-denominated buyers**: **near-zero FX risk** for purchase + ongoing payments (peg holds; redenomination via legal-tender ANG → XCG operationally complete 2025–2026)
- **EUR / GBP / CAD / non-USD buyers**: full home-currency / USD exposure — depth available via SX banks routing through US correspondents; use forward contracts for transaction lock-in on material deals
- **Peg credibility**: 55+ years of stability under ANG; XCG inherits the same peg + CBCS administrative regime — high credibility but ultimately a managed peg, not a market rate

### Operational note

- All SX banks + the *notaris* will use the **CBCS reference rate** (1.79 XCG = 1 USD) for closing-day currency conversion if the deed is denominated in XCG while funds arrive in USD
- Many residential closings are negotiated in USD throughout; the deed may reference USD with XCG-equivalent or USD outright — verify the *koopovereenkomst* (purchase agreement) currency clause

---

## Section: `--visa`

Universal logic per `shared/visa-programs.md`. Sint Maarten-specific:

### First-Time Investor Permit (residency-by-investment-equivalent)

- **Authority**: Ministry of Justice — Immigration and Border Protection Service (A.Th. Illidge Road #8, Philipsburg)
- **Official page**: `https://www.sintmaartengov.org/services/pages/First-Time-Investor-Permit.aspx`
- **Headline contribution**: **Naf 50,000 (~US$27,900 at 1.79 peg)** payment to the **Crime Combating Fund Sint Maarten** account (this is a one-off contribution, not the investment threshold itself)
- **Investment threshold (per secondary sources)**: intention to invest **~ANG 900,000 (~US$500,000)** in a business or real estate, fulfilled within 18 months *(per BrightPath Caribbean + walshww.com 2026 summaries — verify currency at the official Immigration office)*. A separate path frequently cited by real-estate-marketing literature uses a **US$255,000 real-estate floor** as a more accessible entry point — treat as **secondary-source claim; verify currency with Immigration directly**.
- **Required documents** *(per `sintmaartengov.org/services/pages/First-Time-Investor-Permit.aspx`, verbatim)*: passport copy (all pages, picture page in color); original police record ≤6 months old, translated to Dutch/English; marriage certificate (legalised/apostille, ≤3 years); birth certificate (legalised/apostille, ≤3 years); proof of current address; proof of income; proof of payment of Naf 50,000 Crime Combating Fund contribution
- **Process gating**: **"All first-time applicants must await the decision of their residency application abroad and not on the island"** — verbatim from the official page. Permit fee is non-refundable.

### Dutch-American Friendship Treaty (DAFT, 1956) — preferential US-citizen route

- US citizens benefit from preferential entrepreneur / investor treatment under the **1956 Dutch-American Friendship Treaty** — materially lower capital threshold (commonly cited **~US$20,000**) vs the non-treaty Naf 900,000 floor *(per BrightPath / walshww — verify with Immigration)*
- This is the **single largest foreign-buyer category quirk** for SX — US persons have a structurally easier residency-by-business route than non-US foreigners

### NOT a citizenship-by-investment jurisdiction

- ⚠️ Sint Maarten has **NEVER operated a CBI / golden-passport scheme**. Naturalisation requires Dutch nationality acquisition under Kingdom-wide rules — typically **5+ years lawful residence + Dutch civic-integration test + language requirement**
- Confusingly some marketing literature conflates SX with St Kitts (`kn` — has CBI) or Antigua (`ag` — has CBI) — these are **DIFFERENT JURISDICTIONS**. SX is NL Kingdom + no CBI

### Confidence

MEDIUM-HIGH for the Naf 50,000 Crime Combating Fund contribution + document list (primary-verified at sintmaartengov.org); MEDIUM for the Naf 900,000 / US$500,000 investment threshold + US$255,000 real-estate floor (secondary-source level; verify current quantum at Immigration directly).

---

## Section: `--insurance`

### Mandatory

- **Mortgage lender requirement**: hurricane + multi-peril cover on the dwelling structure
- **Sum insured = rebuild cost**, not market price; for post-Irma compliant concrete-block construction typically **US$1,500–US$2,800/m² built**

### Typical premium (2026 est., per idr.sx + agent rate sheets)

- **Full hurricane + multi-peril structural cover**: **0.6–1.2% of rebuild value per year**
- For a US$500,000 rebuild-value property: **US$3,000–US$6,000/yr**
- Premiums are **materially higher than EU comparables** — hurricane exposure dominates the underwriting

### Optional but standard

| Cover | Typical premium (2026 est.) |
|---|---:|
| **Contents** (typical 2-bed condo) | US$300–US$800/yr |
| **Liability + condominium** | usually bundled |
| **Loss of use / hurricane-displacement** | US$200–US$600/yr supplement |

### Major insurers

- Caribbean-regional insurers dominate: **Sagicor**, **NAGICO** (`https://www.nagico.com/`), **Guardian Group**, **Massy Insurance**, **Ennia Caribe Holding** (NL-Caribbean)
- Post-Irma the market tightened materially — some insurers withdrew capacity, others stayed but raised premiums + sub-limits

### Climate trajectory

- ⚠️ Premiums trending upward post-2017 (Irma was a multi-billion-USD market-wide loss event); reinsurance-driven; build-quality discrimination has widened (post-Irma compliant build = materially lower premium than non-retrofitted pre-Irma stock)
- **Insurability is the single biggest sleeper-issue** for older pre-Irma stock — confirm a property is currently insurable + at what premium **before** signing the *koopovereenkomst*

### Confidence

MEDIUM-HIGH — Caribbean-regional insurance market is competitive but rate-sheet level; figures above are *est. from cross-broker rate sheets — verify quotes per parcel*.

---

## Section: `--notary`

### Process

- **Civil-law notary** (*notaris*) mandatory for all RE transfers — Sint Maarten notarial profession is small (handful of practising *notarissen*); profession governed by Dutch-tradition notarial law transposed for SX
- *Notaris* role: drafts the *koopovereenkomst* (purchase agreement) + *notariële akte van levering* (notarial deed of delivery); verifies identity (including apostilled passport for non-residents); confirms title via Kadaster *eigendomsbewijs* search; withholds + remits **4% overdrachtsbelasting**; files the deed at Kadaster Sint Maarten
- Either Dutch or English deed-drafting is acceptable; English is operational reality for foreign-buyer transactions

### Standard timeline (typical residential resale)

| Step | Day | What happens |
|---|---|---|
| 1. *Koopovereenkomst* (purchase agreement) | D0 | Buyer pays **deposit ~10%** held in *notaris* escrow |
| 2. *Bedenktijd* (cooling-off) | D0–D3 | 3-day buyer cooling-off (Dutch-tradition) — verify SX-specific application |
| 3. Mortgage approval (if applicable) | D14–D45 | Bank valuation + offer letter |
| 4. Kadaster title search + *meetbrief* | D14–D40 | Notaris requests pre-deed |
| 5. *Levering* (deed signing) at *notaris* | D45–D75 | Buyer pays balance; notaris withholds overdrachtsbelasting |
| 6. Kadaster lodgment | D75–D90 | Notaris files; title perfected |

### Costs

| Item | Typical |
|---|---|
| **Notaris fee** | ~1–1.5% of price (verify per *notaris*) |
| ***Overdrachtsbelasting*** | **4%** flat |
| **Kadaster registration** | Small fixed + small ad-valorem (verify current schedule) |
| **Total transaction cost (buyer side, cash)** | **~5–6%** of price |
| **Total transaction cost (buyer side, mortgaged)** | **~6–8%** (above + mortgage stamp + bank fees) |

### Foreign buyer practical

- **Power of attorney** acceptable: notaris accepts apostilled PoA for absent buyers
- **Source-of-funds**: notaris + bank both apply AML/CRS reviews under CBCS rules
- **Beneficial-ownership disclosure**: corporate buyers (BV) register UBO with Sint Maarten Chamber of Commerce
- **Closing documents in English** typically for foreign-buyer transactions; Dutch version may be required for some statutory filings

---

## Section: `--compare`

### Sint Maarten vs Caribbean peers (residential investment lens, Q1–Q2 2026)

| Country | Foreign-buyer rule | Acquisition cost (typical) | Annual recurring | Yield (mid-tier) | Currency |
|---|---|---:|---:|---:|---|
| **🇸🇽 Sint Maarten (NL)** | Open, no restriction; 4% transfer | 5–6% (cash) / 6–8% (mortgaged) | **No enforced property tax**; HOA + insurance dominant | 5–8% (long) / 8–14% (short, gross) | XCG (1.79 = 1 USD peg); USD parallel |
| **🇲🇫 Saint-Martin (FR side)** | FR overlay — open, *droits* ~7–8% | 7–8% all-in | Taxe foncière + taxe d'habitation | 4–6% | EUR |
| **🇰🇳 St Kitts & Nevis** | Open + CBI option (~US$250k+) | 6–10% | Modest property tax | 3–5% | XCD (peg) |
| **🇦🇬 Antigua & Barbuda** | Alien Land-Holding Licence ~5% + CBI | 9–14% | Property tax + ALHL | 3–5% | XCD (peg) |
| **🇧🇧 Barbados** | Foreign-buyer 0% transfer + 2.5% stamp | 4–6% | Property tax progressive | 3–5% | BBD (peg) |
| **🇰🇾 Cayman** | Open, 7.5% stamp | ~7.5% | No annual property tax | 3–5% | KYD (peg) |
| **🇧🇸 Bahamas** | Open + 10% VAT on > US$1M | 6–12% (slab) | Real property tax (progressive) | 3–6% | BSD (peg) |

> Peer-country figures est. from each country's own data — verify per `countries/<iso2>/playbook.md` (e.g. Barbados `bb`, Cayman `ky`, Bahamas `bs`, Antigua `ag`, St Kitts `kn`).

### Sint Maarten's distinctive position

- **Lowest transaction-tax stack of the Dutch-Caribbean + Leeward-Islands cohort** (4% transfer + 1–1.5% notary + small registration = ~5–6% cash all-in)
- **No enforced annual property tax + no CGT on private real estate** — twin foreign-buyer hooks
- **Counter-balanced by**: hurricane reality (Irma 2017 baseline; insurance 0.6–1.2% of rebuild value/yr); thin market (low-3-digit annual residential transactions); higher operating cost than EU comparables (HOA + AC-electricity + insurance dominate)
- **DAFT preferential US-citizen route** is a structural advantage for US-passport buyers

### Comparative reference

For SX vs Curaçao see `countries/cw/playbook.md` (CBCS shared regulator; same peg history); for Saint-Martin (FR side) overlay see `countries/fr/playbook.md`; for Caribbean CBI peers see `countries/kn/`, `countries/ag/`, `countries/dm/` (Dominica — NOT to be confused with the Dominican Republic).

---

## Section: `--retirement`

Sint Maarten is a **viable retirement destination** for English-speaking HNW retirees seeking warm-weather + no-CGT + no-enforced-property-tax + DAFT preferential US-citizen pathway.

### Pathways

1. **First-Time Investor Permit** — Naf 50,000 Crime Combating Fund + ~Naf 900,000 / US$255–500k investment (verify current quantum)
2. **DAFT** (US citizens) — preferential ~US$20,000 entrepreneur capital pathway
3. **Family reunification** for Dutch citizens

### Cost-of-living for retirees (2026 est.)

- Median 2-bed rental Q1 2026: **US$1,200–US$2,400/month** (Cupecoy / Simpson Bay) / US$900–US$1,500 (inland)
- SMMC healthcare: in-island GP + emergency adequate; specialist referrals to Curaçao / US / Colombia via medical-evacuation arrangements — **private medical insurance ESSENTIAL** for retirees (US$200–US$800/mo depending on age + coverage)
- Hospital: SMMC Cay Hill
- Utilities: typically **US$330–US$1,810/month** depending on AC usage (idr.sx scenarios)

### Tax position for retirees

- **No enforced annual property tax** (grondbelasting unenforced + pending abolition)
- **No CGT on private real estate sale**
- **No standalone inheritance tax in practice** (successiebelasting unenforced + pending abolition)
- **Foreign pension income**: SX-resident *inkomstenbelasting* (verify bracket schedule at tax.sx); DTA position for US-resident retirees uses US-NL DTA (verify SX-overlay)

### Verdict for retirement-first buyers

🟢 **Go** for English-speaking HNW retirees (≥US$500k investible) seeking warm-weather + no-CGT + low-recurring-tax base with reasonable Caribbean healthcare; 🟡 **Watch** for moderate-wealth — high HOA + insurance + AC-electricity operating costs (US$10–25k+/yr for mid-tier condo) offset the no-property-tax headline materially. US-citizens with DAFT have a structurally cheaper residency route.

---

## Section: `--digital-nomad`

### Visa pathway

- **No formal digital-nomad visa**. Workable pathways: (1) **DAFT** for US citizens (~US$20k entrepreneur capital + own SX business); (2) **First-Time Investor Permit** + foreign-employer remote work (gray area; verify); (3) Visitor entry up to **90 days visa-free** for most Western nationals. ⚠️ Sustained "working from Sint Maarten" without permit is a case-by-case risk

### Connectivity

- **Fibre + cable broadband** via TelEm + Flow + UTS — gigabit-class plans available in Philipsburg + Cupecoy + Simpson Bay; ~US$60–US$120/mo for 500–1000 Mbps tier
- Mobile **4G LTE + selective 5G** via Digicel + UTS + TelEm
- Time zone: **AST (UTC-4 year-round, no DST)** — overlaps US East Coast working hours (~1h ahead of EST winter, same in summer); convenient for US-East-Coast / Latin-America async; less convenient for EU async (5–6 hours behind CET)

### Cost-of-living for remote worker (2026 est.)

- Studio short-let: US$900–US$1,800/mo; long-let 1-bed: US$900–US$1,500/mo
- Eating-out: US$15–US$30 casual / US$40–US$80 mid-range
- Resident remote-worker: full SX income tax exposure on worldwide income post-residence (verify *inkomstenbelasting* bracket at tax.sx)

### Verdict for digital-nomad-first buyers

🟡 **Watch** — solid fibre connectivity + English-first ecosystem + favourable US-overlap time zone, but no DNV + sustained "live + work remotely" path goes via Investor Permit or DAFT (US only). Best fit: **US-citizen remote workers with DAFT access**; harder for non-US.

---

## Section: `--integrity`

> See universal logic in `shared/integrity-checks.md`.

### Sint Maarten-specific integrity flags

- 🔴 **Real-estate-developer fund-opacity (Reddit thread r/SXM `1koayw9`, "Warning about Real Estate Developer Tarnishing SXM's Reputation")** — owner-rep / developer-fund-opacity pattern documented in the ROADMAP (Batch C deferred-pending-demand prior to this playbook). Pattern: developer takes deposits + progress payments without clear escrow segregation; project completion + handover delays; investor recourse limited. **Mitigation**: require **notaris-held escrow** for all pre-completion payments; demand **stage-payment milestones tied to independent surveyor sign-off**; verify developer track record across at least 2 prior completed projects; check Sint Maarten Chamber of Commerce + Court of First Instance (Common Court of Justice) for prior litigation.
- 🟠 **Pre-Irma stock disclosure asymmetry** — sellers + agents have economic incentive to under-disclose pre-2017 structural compromise (partial roof failure, post-Irma patch repairs without full retrofit). **Mitigation**: require an **independent structural engineer post-Irma resilience assessment** for any pre-2017 build; verify against insurer claims history.
- 🟠 **HOA reserve-fund opacity** — multi-unit condo HOAs (Cupecoy / Maho / Dawn Beach belt) can carry undisclosed special-assessment exposure for post-Irma rebuild + common-element repair. **Mitigation**: require **3 years HOA financials + minutes + special-assessment history** before signing.
- 🟡 **Statutory-vs-enforced tax confusion** — second-hand foreign-investor marketing literature routinely quotes a "0.3% property tax" figure that is **statutorily on the books but not actually enforced** for decades (per Minister of Finance, 16 Feb 2026). **Mitigation**: confirm current enforcement directly with Sint Maarten Tax Administration (`https://www.tax.sx/`) before relying on any quoted property-tax cost in pro-forma cashflow.
- 🟡 **Currency-transition (ANG → XCG) deed-language drift** — deeds spanning the 31 March 2025 transition may reference ANG, XCG, or USD inconsistently. **Mitigation**: insist the *koopovereenkomst* + *notariële akte* explicitly state currency + the CBCS peg (1.79 = 1 USD) used for closing-day conversion.
- 🟡 **SX vs MAF conflation in listings** — cross-border platforms list both halves of the island; foreign buyers can confuse the legal/tax regime applying to a specific parcel. **Mitigation**: verify the **Kadaster Sint Maarten registration** confirms the parcel is on the Dutch side; if French-side, this playbook does NOT apply (see FR overlay).
- 🟡 **CBI conflation** — marketing literature occasionally conflates Sint Maarten with St Kitts (`kn`) or Antigua (`ag`) CBI programmes. **SX has NO CBI**; naturalisation is via Dutch Kingdom rules + 5+ years residence. Treat any "Sint Maarten passport-by-investment" claim as a red flag.

### Confidence

HIGH for the integrity flag set (Reddit-documented developer pattern + tax-enforcement reality confirmed by Minister of Finance + currency-transition is CBCS-primary).

---

## Section: `--scams`

Universal logic per `shared/scams.md` + `shared/scams-postcompletion.md`. SX-specific:

- **r/SXM `1koayw9` developer-fund-opacity pattern** (see `--integrity` above) is the canonical local exemplar; pattern matches the universal POST-completion developer-deposit-flight + fund-opacity vectors in `shared/scams-postcompletion.md`.
- **Hurricane-rebuild fraud** — opportunistic post-event contractor scams (deposit-flight, sub-standard rebuild, abandoned project) — meaningful 2017–2020 reality post-Irma; lower but residual in 2026
- **Cruise-day petty-fraud** on tourists in Philipsburg is a tourism phenomenon, not a property-investor concern, but anchors the broader cruise-passenger-scam reputational backdrop
- **Off-plan "pre-construction" cruise-belt developments** — high-pressure marketing at FR/SX border; verify Kadaster *eigendomsbewijs* + developer track record + escrow arrangements before any deposit

---

## Section: `--agent`

Universal logic per `shared/agent.md`. SX-specific:

- **Regulation**: Sint Maarten real estate agency is **not state-licensed** at the level of NL NVM or US-state licensing; voluntary affiliation with Caribbean / international networks (Century 21, Sotheby's, Keller Williams, RE/MAX) provides brand-network discipline
- **Typical commission**: **5% (seller-side, often split with co-broker)** — verify per *bemiddelingsovereenkomst* (brokerage agreement)
- **Dual agency** (single agent representing both sides) is **NOT prohibited** but should be disclosed — buyer should consider engaging separate buyer-side representation for material transactions
- **Diligence checklist for selecting an SX agent**:
  - Verifiable track record (Chamber of Commerce registration; Century 21 / Sotheby's / KW affiliation)
  - English + Dutch fluency
  - Existing notaris + bank + insurer relationships
  - Willingness to provide written brokerage agreement before viewing
  - No upfront viewing fees (red flag)

---

## Section: `--language`

Universal logic per `shared/language.md` + `shared/foreign-language-preservation.md`. SX-specific:

- **Official languages**: **Dutch + English**
- **Daily commerce + real-estate operations**: predominantly **English**
- **Notarial deeds**: drafted in either Dutch or English (notaris discretion); English is operational reality for foreign-buyer deals
- **Government statutory documents**: Dutch is the prevailing language for the *Staatsregeling* + most laws; key public-facing materials are bilingual
- **Heritage / cultural**: Papiamentu has Dutch-Caribbean standing but is not native to SX (it is Curaçao / Bonaire / Aruba native); local English-Creole (St. Martin Patois) is the everyday vernacular
- **Apostille requirement**: foreign documents (criminal record, marriage, birth) must be apostilled + translated to Dutch or English; SX recognises the Hague Apostille Convention (NL-Kingdom party)

---

## Section: `--connectivity`

Universal logic per `shared/connectivity.md`. SX-specific:

- **Fibre + cable**: TelEm (incumbent) + Flow + UTS — gigabit-class plans in main residential corridors
- **Mobile**: 4G LTE universal; 5G rolling out (Digicel + UTS leading)
- **Subsea cable**: SX is a regional hub for **East-Caribbean submarine cables** (PCCS, Southern Caribbean Cable) — strong international connectivity to US + EU
- **Reliability constraint**: post-Irma reconstruction included **underground utility ducting** for new build (per NRRP Build Back Better); pre-Irma overhead lines remain a hurricane vulnerability — verify underground vs overhead per parcel

---

## Section: `--remote`

Universal logic per `shared/remote.md`. SX-specific:

- **Co-working**: small + emerging (Cupecoy + Simpson Bay) — limited dedicated co-working spaces; many remote workers use villa / condo home offices or hospitality lounges
- **Time-zone**: **AST (UTC-4)** — overlaps US-East-Coast working hours; convenient for US async; less convenient for EU
- **Electricity reliability**: GEBE has improved post-Irma (underground ducting); residual brown-out risk during peak summer / pre-storm — **UPS + generator standard** for any home-office relying on always-on connectivity

---

## Section: `--relocation`

Universal logic per `shared/relocation.md`. SX-specific:

- **Shipping**: containerised shipping via Philipsburg Port + Pointe Blanche; typical USA-East-Coast to SX household-goods container ~US$4,000–US$8,000 depending on volume + season
- **Customs**: import duties on household goods can be **waived for first-time investor / new resident** under residency permit conditions (verify with Customs Department, sintmaartengov.org)
- **Vehicles**: LHD (left-hand drive), drives on the RIGHT — same as continental Europe + Americas (different from UK/IE/JP); vehicle imports subject to duty unless under residency exemption
- **Pets**: rabies-vaccination + health-certificate import rules per Veterinary Service (Ministry of VSA); verify pre-shipment

---

## Source URL templates (anchor `tax.sx`, `kadaster.sx`, `sintmaartengov.org`)

```
Tax Administration .......... https://www.tax.sx/
Cadastre + Land Registry .... https://kadaster.sx/
Government portal ........... https://www.sintmaartengov.org/
Ministry of Finance ......... https://www.sintmaartengov.org/Ministries/Finance/
Tax Administration page ..... https://www.sintmaartengov.org/Ministries/Departments/Pages/Tax-Administration.aspx
First-Time Investor Permit .. https://www.sintmaartengov.org/services/pages/First-Time-Investor-Permit.aspx
Department of Statistics .... https://stats.sintmaartengov.org/
Disaster Management (Government of Sint Maarten) ..... https://www.sintmaartengov.org/Ministries/Departments/Pages/Disaster-Management.aspx
National Recovery Program ... https://nrpbsxm.org/
Central Bank (CBCS) ......... https://www.centralbank.cw/
NV GEBE (utility) ........... https://nvgebe.com/
TelEm (telecom) ............. https://www.telem.sx/
Sint Maarten Police (KPSM) .. https://www.sintmaartengov.org/
SMMC (hospital) ............. (verify via sintmaartengov.org)
Princess Juliana Airport .... https://www.sxmairport.com/
Common Court of Justice ..... https://www.caribbeancourtofjustice.org/ (regional)
```

---

## Status

**Confidence**: HIGH

**Rationale**: Three primary-source anchors (tax.sx + kadaster.sx + sintmaartengov.org) confirmed for the most decision-critical claims (4% transfer tax; no enforced annual property tax; foreign-buyer openness; First-Time Investor Permit document list + Naf 50,000 Crime Combating Fund contribution). Hurricane Irma reality + NRRP Build Back Better regime is primary-anchored to World Bank-published NRRP. Currency status (ANG → XCG 2025-03-31) is primary-anchored to CBCS. The pending 2026-02-13 land-tax + inheritance-tax abolition bill is secondary-source (SXM Talks) but corroborates the de-facto-zero enforcement that tax.sx itself implies by omission. Investor-permit investment thresholds (Naf 900,000 / US$500k / US$255k real-estate floor) + LTV ceilings + insurance premium ranges remain **secondary-source level** — confirmed across multiple 2026 sources but not on the primary government site. DAFT preferential US-citizen capital threshold (~US$20k) is secondary-source consensus.

**Last verified**: 2026-05-27 (population, Irma/Maria damage figures and KPSM publication set corrected 2026-09-18 per STAT release + World Bank NRRP + a site search of sintmaartengov.org)

**Source ranking applied per `shared/anti-hallucination.md`**: Primary government (tax.sx, kadaster.sx, sintmaartengov.org, centralbank.cw, nvgebe.com) used for headline claims. World Bank NRRP for Irma damage statistics. Secondary aggregators (doingbusinessdutchcaribbean.com, idr.sx, easysxm.com, brightpathcaribbean.com, walshww.com) used for transaction-cost / investor-permit threshold synthesis and cross-checked against each other; quoted as `est.` with calibration sentences. Reddit r/SXM `1koayw9` cited as 🟡 anecdotal in `--integrity` flag, not as basis for any verdict on tax/legal/structural matters.

**Cross-cutting reminders**: (1) Northern French half of the island (FR Saint-Martin / MAF) is **OUT OF SCOPE** — different country, different tax regime, different cadastre; see `countries/fr/playbook.md`. (2) Do not conflate Sint Maarten (`sx`, NL Kingdom, no CBI) with St Kitts (`kn`, CBI) or Antigua (`ag`, CBI) or Dominica (`dm`, CBI) or Dominican Republic (`do`, distinct sovereign state). (3) ANG → XCG transition (31 March 2025) is operationally complete but verify deed-currency clauses for transactions referencing the transition window.