Buying property in Curaçao
How the buying process works for international buyers, from the first viewing to the keys, including closing costs, leasehold and buying remotely.
Yes, foreigners can buy property in Curaçao, and you do not need to be a resident. Once the purchase agreement is signed, the transfer at the notary usually follows within six to eight weeks. On top of the purchase price, buyers of an existing home should budget about 5% to 6% for transfer tax and notarial costs. The process is familiar, but a few things work differently than at home.
Can foreigners buy property in Curaçao?
Yes. Foreigners can generally buy property in Curaçao without special restrictions, and you do not need a residence permit to do so. Buyers from the United States, Canada, the Netherlands and elsewhere follow the same process as local buyers.
One distinction matters: being able to buy a home is not the same as being allowed to live here. Owning property does not give you the right to stay in Curaçao permanently. Separate immigration rules apply, which you can read about on the page on moving to Curaçao.
Financing, taxes, the ownership structure and any plans to rent out the property all affect your purchase, so it is worth thinking about them before you start viewing.
What is the difference between freehold and leasehold land?
A home in Curaçao stands either on freehold land or on leasehold land (erfpacht). The difference is who owns the land.
- Freehold: you own both the home and the land it stands on.
- Leasehold: you own the home, but the land belongs to another party, often the Government of Curaçao. You have the right to use the land for a set period and usually pay an annual ground rent.
Leasehold is common in Curaçao and is not a problem in itself: these homes can be bought, sold and financed. What matters are the terms: the remaining duration, the level of the ground rent and how it can be adjusted, the permitted use and any other obligations. They affect your annual costs, your financing options and the future resale value. Have the notary review the leasehold deed before you commit.
How does the buying process work, step by step?
Buying a home in Curaçao usually follows seven steps.
Orientation and budget
Decide what you are looking for, where and within what budget. If you need a mortgage, talk to a bank first about what you can borrow and how much of your own money you need.
Finding and viewing properties
Compare location, condition, ownership structure and how well each home fits your plans: living in it, renting it out or both.
Checking before you commit
Have the ownership, any leasehold terms, the homeowners' association (HOA) documents for an apartment and the physical condition reviewed. A building inspection helps you see future repair costs.
Negotiation and purchase agreement
Price and terms are set out in a purchase agreement, including the closing date, payment arrangements and conditions such as a financing or inspection contingency. The buyer usually pays a deposit of 10% of the purchase price into the notary's escrow account, or provides a bank guarantee.
Notarial review
The notary checks title, mortgages, liens and other restrictions, and prepares the deed of transfer and, if you have a mortgage, the mortgage deed. This phase typically takes six to eight weeks.
Final inspection and closing
Shortly before closing, you check that the home is delivered as agreed. You then sign the deed of transfer at the notary.
Registration and keys
Once the deed is registered with the Land Registry (Kadaster), you are the legal owner and the keys are handed over.
The process can differ for new-build homes, apartments, purchases with financing and purchases from abroad. The most important advice: start your checks well before you sign the purchase agreement, not after. For new projects, see new developments in Curaçao.
What does the notary do, and what not?
In Curaçao, the notary is an independent party who makes sure the legal transfer is completed correctly. The notary does not represent only the buyer or only the seller.
Before the transfer, the notary carries out title research: who legally owns the property, whether the seller is authorized to sell, whether there are mortgages, liens, easements or leasehold conditions, and whether all requirements for the transfer are met. The notary also handles the money. The purchase price and transfer tax are paid through the notary’s client account, and the seller is paid only after the transfer has been completed and existing mortgages have been settled.
What the notary does not do is check everything that matters to you as a buyer. The physical condition of the home, its suitability for vacation rental and whether the investment makes financial sense fall outside the notary’s role. For that you need a building inspector, a mortgage advisor, a tax advisor or someone who represents your interests as a buyer.
For a standard purchase, you do not need a lawyer in addition to the notary. A lawyer can be useful for complex purchase agreements, unusual leasehold terms, unclear ownership or inheritance, purchases through a company, new builds with several contracts, complicated HOA rules or a dispute.
What are the closing costs when buying in Curaçao?
When you buy an existing home, you pay the following costs through the notary on top of the purchase price (status September 2026):
- Transfer tax: 4% of the purchase price, or of a higher assessed value where that applies.
- Notary fees: for preparing and executing the deed of transfer. The amount depends on the value and nature of the transaction.
- Land Registry and stamp fees: currently about XCG 910 for a deed of transfer.
- Turnover tax: 6% on the notary’s fees and certain related costs.
As a practical guideline, budget about 5% to 6% of the purchase price. On a home of XCG 1,000,000 (about USD 559,000), the transfer tax alone is XCG 40,000. With a mortgage, you also pay for the mortgage deed, an appraisal and bank fees. The real estate agent’s commission is usually paid by the seller.
Ask the notary for an up-to-date cost estimate before you sign the purchase agreement, so you know exactly how much cash you need.
Can you buy property in Curaçao remotely?
Yes, in many cases. Much of the preparation can be done by email, video call and digital documents. If you cannot be present at closing, you can authorize someone with a power of attorney to sign the deed of transfer on your behalf. The notary tells you which form and legalization the power of attorney needs, which depends on where you live, so involve the notary early.
Whether it is wise to buy entirely remotely is another question. If you do not know Curaçao well, see the home, the neighborhood and the surroundings yourself before you decide. A property can look great online while the location feels different in real life. If you cannot travel, independent local guidance and thorough checks become even more important.
Where do purchases go wrong?
In my work I see the same situations come back. Most of them start with moving too quickly from “I like this house” to “I want to buy this house.”
- The view turns out not to be permanent. In a recent case in Curaçao, buyers felt their view had been lost to a new apartment complex. The court ruled that the seller had never guaranteed a lasting view. Find out what is actually guaranteed and what is simply today’s surroundings.
- The HOA brings unexpected costs. With an apartment you also join a homeowners’ association. Overdue maintenance or financial shortfalls can lead to extra contributions, and in one recent case a substantial HOA claim became an issue at the transfer itself.
- Maintenance is underestimated. Sun, wind, heat and salt air affect roofs, paintwork, air conditioning, plumbing, metal and pool equipment. Much of it is not visible during a first viewing.
- Leasehold terms are overlooked. The remaining term and the ground rent affect your costs, financing and resale.
- Rental income is calculated too optimistically. Resort or HOA rules, management, maintenance, insurance, taxes and empty periods all reduce the return.
- The location is judged on vacation. Traffic, noise, services and daily travel times feel different once you live there.
Before you commit, you should be able to answer three questions: Is Curaçao right for me? Is this home right for my situation and purpose? Do I understand what this purchase will really cost and what the risks are?
A good purchase does not start at the viewing, but with good preparation.Vincent Stens
What do you need to arrange after the transfer?
The keys are not the end of the process. Put electricity and water in your name, take out property insurance and, if needed, contents and liability insurance. With an apartment, register with the HOA and ask about service charges and planned maintenance. Find out which taxes apply to you as an owner, such as the annual property tax, on the page about taxes in Curaçao.
If you do not live here full time, arrange local management so that a leak or technical problem does not go unnoticed for weeks. Planning to rent out the property? Additional rules, permits, insurance and tax obligations may apply. Moving here yourself? Anyone who settles in Curaçao for four months or more generally has to register with the population register.
Frequently asked questions about buying property in Curaçao
Yes. Foreigners can generally buy property in Curaçao without special restrictions, on freehold or leasehold land. The notary handles the legal transfer and registration. Keep in mind that owning a home does not give you the right to live in Curaçao permanently: residency is subject to separate immigration rules.
No. You do not need to live in Curaçao or hold a residence permit to buy property. Non-residents follow the same process as local buyers. You may, however, face extra checks from banks and the notary on your identity and the source of your funds, so start those preparations early.
Once the purchase agreement is signed, the transfer at the notary usually takes place within six to eight weeks. Finding the right home, checking it and arranging financing come before that and can take weeks to months. Purchases with a mortgage, from abroad or of new builds can take longer.
For an existing home, budget about 5% to 6% on top of the purchase price. That covers 4% transfer tax, notary fees, Land Registry and stamp fees of about XCG 910, and 6% turnover tax on the notary’s fees. A mortgage adds costs for the mortgage deed, appraisal and bank. Status September 2026.
With full ownership (freehold), you own both the home and the land. With a long lease (leasehold or erfpacht), you own the home but use land owned by another party, often the government, for a set period and usually pay annual ground rent. Leasehold homes can be bought and financed, but check the terms first.
Yes, in many cases. Much of the process can be handled by email, video call and digital documents, and someone can sign the deed of transfer on your behalf with a power of attorney. The notary advises on the required form and legalization. If you do not know Curaçao well, visiting the property yourself is still wise.
Not for a standard purchase. The notary handles the legal transfer and checks ownership, mortgages, liens and restrictions, but is independent and does not represent only you. A lawyer can add protection with a complex purchase agreement, unusual leasehold terms, unclear ownership, a purchase through a company or a new build.
How banking in Curaçao works
Read how banking in Curaçao and financing property work, and what taxes apply. To compare areas, see neighborhoods in Curaçao. If you would like someone on your side during the purchase, read about buyer representation in Curaçao and how I work.