Thinking About Buying a House in Curaçao? Here's How It Works

Considering buying a property in Curaçao? Whether you're dreaming of a vacation home with ocean views, planning to relocate to the island, or looking for a smart investment — the buying process in Curaçao differs in several ways from what you may be used to in the United States, Canada, or elsewhere. In this article, we walk you through the process step by step.

Why Do People Choose to Buy a Home in Curaçao?

Curaçao attracts three types of buyers: Americans, Canadians, and Europeans who want to relocate or are looking for a vacation home (often with retirement in mind), international investors who combine a second home with rental income, and expats or families already living on the island who are looking for a permanent base.

The main reasons:

• Tax advantages — Curaçao has no wealth tax. The pensionado scheme additionally offers retirees a flat tax rate of 10% on foreign income. Read more in our article on the pensionado scheme in Curaçao.
• Stable market — property supply in Curaçao is structurally limited, while demand from the US, Canada, Europe, and beyond continues to grow. Prices have risen steadily in recent years.
• Lifestyle — year-round sunshine, safe communities, and an active social life are the deciding factor for many buyers.
• Good flight connections — direct flights from New York, Miami, Chicago, and other major US cities, as well as connections from Canada, Amsterdam, and other international hubs.

What Types of Property Ownership Exist in Curaçao?

Before buying a property in Curaçao, it's important to know which type of ownership applies to the property. There are three forms:

• Freehold — you fully own both the land and the property. The safest and most desirable option.
• Leasehold (erfpacht) — you own the property but lease the land for a long period (usually 60 years) from the government or a private party. About one-third of all land in Curaçao is held on leasehold. In the real estate market, leasehold is considered almost as valuable as freehold.
• Rental land (huurgrond) — the least secure form. The buildings are legally owned by the government, unless a right of superficies (recht van opstal) has been established. Less suitable for private buyers seeking security.

Read more in our comprehensive article on freehold, leasehold, and rental land in Curaçao.

What Are the Buyer's Costs in Curaçao?

In Curaçao, properties are almost always listed "k.k." (kosten koper / buyer's costs), meaning the additional purchase costs are for the buyer's account. The total buyer's costs typically range between 5 and 7% of the purchase price or the assessed value (leggerwaarde), whichever is higher.

The buyer's costs consist of:

• Transfer tax — 4% of the purchase price or assessed value (whichever is higher). Buying a protected monument? You currently pay no transfer tax. Read more in our article on tax benefits when buying a monument.
• Land registry fees and stamps — a standard fee of ANG 910
• Notary fees — rates are set by the Joint Court of Justice; all notaries follow the same fee schedule.
• Turnover tax (OB) — 6% on the notary fees.

A mortgage deed falls outside the buyer's costs and is always at the buyer's own expense. Want to calculate your buyer's costs in advance? One of the notaries in Curaçao offers a handy online calculator.

Read everything about buyer's costs in Curaçao in our detailed article.

How Does the Buying Process Work — Step by Step?

Step 1 — Orientation and Search Decide what you're looking for: are you buying for personal use, rental, or a combination? Do you want an apartment in a managed resort or a standalone villa? Which neighborhood suits your lifestyle and budget? At International Fine Living, we guide you from this early stage — even from the US, Canada, or anywhere else in the world, via video call.

Step 2 — Viewings Curaçao is small enough to view multiple properties in a single week. We schedule viewings efficiently and give you honest advice about every property — even if that means talking you out of one.

Step 3 — Making an Offer and Negotiating Found a property you love? You make an offer. We know the market and know what's realistic. Once agreed, we document everything in a purchase contract.

Step 4 — Purchase Contract and Deposit The purchase contract is drawn up by our legal team. After signing, you as the buyer have a statutory cooling-off period of 3 business days. Within 10 days of signing, you pay a deposit of 10% of the purchase price into the notary's escrow account.

Step 5 — Compliance In the period between the purchase contract and the transfer, the notary verifies all documentation: proof of ownership via the land registry, no liens or mortgages on the property, permits in order, and the measurement certificate correct. Never worked with a land registry before? Read more about the land registry in Curaçao.

Step 6 — Arranging Financing If you need a mortgage, it must be applied for and approved during this phase. Be aware of bank processing times and submit your documents as early as possible.

Step 7 — Notarial Transfer At the notary, the title deed (leveringsakte) is signed and registered with the land registry. From that moment, you are officially the owner. The remaining purchase price is paid on the day of transfer.

Important to note: due to a shortage of notaries in Curaçao, processing times are currently running up to 3 months. Plan ahead accordingly.

Average total timeline: 2 to 4 months — depending on financing and notary availability.

How Does a Mortgage Work in Curaçao?

Buying a property in Curaçao doesn't necessarily require all cash. Local banks offer mortgages, including to buyers from abroad.

What you need to know:

• Banks typically finance a maximum of 70% of the market value, though exceptions exist.
• Interest rates are generally between 4.5% and 6%, depending on the bank, term, and buyer profile.
• For non-residents, the down payment is higher: typically 30 to 40%.
• Loan terms can be up to 35 years; at the Centrale Hypotheekbank (CHB), up to 70 years.

Banks in Curaçao that offer mortgages include MCB, Orco Bank, RBC, Banco di Caribe, Vidanova Bank, and the CHB.

Read everything about applying for a mortgage in Curaçao in our detailed article.

What Are the Best Neighborhoods to Buy a Home in Curaçao?

The right neighborhood depends on what you're looking for. Curaçao has neighborhoods for every type of buyer:

Blue Bay, Gated community, quiet, beachfront, Families, retirement, luxury

Jan Thiel & Vista Royal, Resort feel, beach, restaurants, Vacation home, investment, expats

Coral Estate, Large plots, nature, privacy, Standalone villas, long stays and rental

Westpunt, Authentic, quiet, nature, Those seeking peace and space

Pietermaai / Otrobanda, Historic, colorful, urbanInvestors, short-term rental

Girouette, Popular residential area, central locationFamilies

View our detailed neighborhood articles for more information per neighborhood.

What Should You Pay Extra Attention to as an International Buyer?

Type of ownership — always verify whether a property is freehold, leasehold, or rental land. This affects your rights and the property's financeability.

HOA fees — properties in resorts or gated communities often have monthly homeowners' association (HOA) fees for management, security, and maintenance of shared areas. Always request this information before making an offer.

Measurement certificate — the official document stating the size of a plot. Verify that it matches reality.

Compliance — every real estate transaction in Curaçao requires a mandatory compliance check. You'll need a valid passport and proof of the origin of funds. Read more about compliance when buying a house in Curaçao.

Choosing a notary — as a buyer, you are free to choose any notary, as long as they are based in Curaçao. Not all notaries are equally fast or thorough. We're happy to advise you based on our years of local experience.

Frequently Asked Questions About Buying a House in Curaçao

Can I, as a foreigner, buy a house in Curaçao? Yes. There are no nationality restrictions on buying real estate in Curaçao. You do need a valid passport for the compliance check at the notary.

How long does the buying process take in Curaçao? On average, 2 to 4 months. Allow for extra waiting time at the notary — due to a shortage of notaries on the island, processing times are currently running up to 3 months.

What are the buyer's costs in Curaçao? Between 5 and 7% of the purchase price or assessed value (whichever is higher). The biggest cost is the transfer tax of 4%.

Do I need to be present in person for the notarial transfer? Not necessarily. You can grant a notarial power of attorney so that someone signs on your behalf. This is common for buyers who are not on the island.

Is there a cooling-off period after signing the purchase contract? Yes, in Curaçao there is a statutory cooling-off period of 3 business days after signing. This applies to private individuals only.

Can I rent out a property in Curaçao after purchase? Yes, vacation rental is permitted. Be aware of tourist tax , and check any HOA rules in your complex. Read more about tax on rental income in Curaçao.

What is the difference between "kosten koper" and "vrij op naam" in Curaçao? With "kosten koper" (buyer's costs), you pay the additional costs such as transfer tax and notary fees. With "vrij op naam" (inclusive of costs), those costs are included in the asking price. "Vrij op naam" is rare in Curaçao and is sometimes seen in new-build projects.

At International Fine Living, we guide you from first inquiry to key handover — honestly, personally, and with years of local knowledge. Whether you're based in the US, Canada, or anywhere else in the world.

📩 Contact us for a no-obligation conversation or browse our current listings.

International Fine Living does its best to inform people who are buying or selling a house in Curaçao as thoroughly as possible. Unfortunately, our time is limited and we are not always able to publish the latest updates. We therefore always recommend that you verify the information provided with the relevant authority or company; you cannot derive any rights from the accuracy of the information provided. Other real estate agents in Curaçao please note: all our texts are subject to copyright. It is not permitted to copy texts or parts thereof. However, anyone who wishes to do so is of course welcome to place a link to our blog.