Buying on Aruba

There is no restriction on foreigners owning property here, and the process is shorter than most buyers expect. What follows is the order it happens in, and what it costs.

Most of the surprises in an Aruban purchase are not about the house. They are about the ground it stands on, and who pays for what at the notary.

Before you look

Land, and what you actually buy

Property land Freehold. You own the ground outright, with no ongoing payment to the government. In our listings this is Land — Property (Freehold).

Lease land Erfpacht. The ground stays government owned and you hold a long lease on it, against an annual fee. Terms and remaining years differ per plot, so we list them on the property.

Why it matters Two identical houses can be priced far apart because one sits on freehold and the other on lease. Always read which one a listing says.

The process

From viewing to keys

Viewing

We arrange viewings around your trip, and do video walkthroughs for buyers who are still abroad. The agent on the listing is the one who shows it.

Offer

An offer is made in writing through us, usually with a short validity and any conditions you want attached, such as financing or an inspection.

Purchase agreement

Once price and conditions are agreed, a purchase agreement is drawn up. A deposit of [10%] is normally placed with the notary at this point.

Notary and due diligence

The notary checks the title, any mortgages or claims on the property, and the status of the land. On Aruba the notary is independent and acts for the transaction, not for one side.

Transfer

The deed is signed at the notary, the balance is paid, and the transfer is registered. From agreement to keys is typically [6 to 8 weeks], faster without financing.

Costs

What a buyer pays on top

Transfer tax [Percentage] of the purchase price, on a sliding scale. Confirm the current rate with the notary before you budget.

Notary fees [Amount or percentage], covering the deed, the title search and the registration.

Mortgage costs Only if you finance locally: a mortgage deed and bank fees, on top of the above.

Note

The brokerage fee on a purchase is paid by the seller, so buying through us costs you nothing extra. The figures above are indicative; your notary gives the exact amounts for your transaction.