Curaçao (CW)
Curaçao is a Dutch Caribbean island of approximately 160,000 people situated 65km north of Venezuela, outside the Atlantic hurricane belt.
Buying Property in Curaçao
The full buying process, transaction costs, mortgage, and legal requirements.
Foreigners can legally buy property in Curacao — there are no restrictions on foreign ownership. The property market is active, particularly for waterfront homes, villas with pools, and properties in expat-popular areas (Piscadera, Jan Thiel, Blue Bay, Westpunt). Property purchase involves a notarised deed transfer (aktepassering), transfer tax (overdrachtsbelasting), and registration at the Curacao Kadaster (land registry). Financing via local mortgage is possible. The currency is the Caribbean guilder (XCG), which replaced the Netherlands Antillean guilder (ANG) on March 31, 2025 (ANG ceased as legal tender July 1, 2025) at a fixed rate of US$1 = XCG 1.79.
Rent vs. Buy
Most expats on 1–3 year postings should rent rather than buy — the transaction costs of buying and selling (transfer tax 4% + notary 1–2% + agent fees 3–5%) make short-term property ownership uneconomical. Buying makes sense for those committed to 5+ years in Curacao, permanent residents, retirees, or those seeking rental income investment. The rental market is strong — property can yield 5–8% gross rental return in good locations.
Buying Process — Step by Step
Search and view properties
OngoingUse real estate agents (RE/MAX BonBini, ERA, Century 21 Curacao), CaribbeanHouseHunt.com, and expat community networks.
Due diligence and title search
1–2 weeksVerify title at the Curacao Kadaster. Confirm no encumbrances, liens, or unpaid grondbelasting (property tax). Commission an independent valuation (taxatierapport).
Make an offer
1 weekWritten offer with price, conditions, and expected closing date. Verbal agreements are not binding. Vendor may counter.
Sign preliminary purchase agreement (koopovereenkomst)
1 weekSigned by both parties. Buyer pays a 10% earnest money deposit to the notary's escrow account. Include contingencies: mortgage approval, satisfactory inspection.
Property inspection
3–5 daysIndependent inspector checks structural integrity, water damage, mould, roof, electrical/plumbing, pool, and AC systems.
Mortgage approval (if applicable)
3–6 weeksSubmit mortgage application to MCB or RBC with income documentation, tax returns, and property documents.
Sign notarised deed (akte van levering)
1 day (at notary)Both parties sign before a civil-law notary. Notary verifies title, discharges encumbrances, and transfers funds. Buyer pays transfer tax and notary fees at closing.
Registration at Kadaster
1–3 weeksNotary registers new title at the Curacao Kadaster. Buyer receives certified copy of deed. Note: as of late 2025 some registration delays of up to 3 months have been reported due to notary shortage.
Transaction Costs
| Cost Item | Amount | Notes |
|---|---|---|
| Transfer tax (Overdrachtsbelasting) | 4% of property value | Paid by buyer at the notary signing |
| Notary fees | 1–2% of property value (minimum XCG 3,000–5,000) | Covers title search, deed preparation, and registration |
| Buyer's agent fee | 0–3% of purchase price | Negotiable — many agents work exclusively for sellers |
| Seller's agent fee | 3–5% of sale price | Paid by seller |
| Mortgage arrangement fee | 1–2% of mortgage amount | For buyers using local bank financing |
| Independent valuation (taxatierapport) | XCG 500–1,500 | Required by banks for mortgage approval |
| Kadaster registration fee | XCG 100–300 | Title registration at the land registry |
The Notary — Mandatory for All Purchases
The civil-law notary (civiel-notaris) is the essential professional in every property transaction in Curacao. The notary verifies legal title, prepares the deed of transfer (akte van levering), holds funds in escrow, manages payment to the seller, and registers the new title at the Kadaster. Property transfer cannot legally occur without a notarised deed. The notary is legally impartial — they represent the transaction, not either party.
Mortgage
Local mortgages are available from MCB, RBC, and Girobank for qualifying residents and non-residents. Interest rates are higher than in the Netherlands due to the Caribbean market risk premium: approximately 6–9% fixed (2026). Mortgages are typically fixed-rate for 5–10 years.
20% for residents (80% LTV). 30% for non-residents (70% LTV).
Non-residents can sometimes obtain mortgages but conditions are stricter and LTV lower (70%). Proof of income, 2 years of tax returns, 6 months bank statements, and property valuation required. Life insurance assigned to the bank is typically mandatory. AML/KYC compliance documentation is required for all international transactions.
Land Registry
The Curacao Kadaster (land registry) records all property ownership, mortgages, and encumbrances. Your notary conducts a title search at the Kadaster before signing. Once the deed is registered, the new ownership is legally established. Kadaster website: kadaster.cw. A digital portal is available at digitale-balie.kadaster.cw.
Taxes
Annual grondbelasting (property tax): approximately 0.4–0.6% of assessed WOZ value per year, paid to Belastingdienst Curacao. Transfer tax (overdrachtsbelasting): 4% of purchase price, one-time on purchase. No capital gains tax on sale of property in Curacao for individuals. Exception: if you claimed an investment allowance on the property, a disinvestment premium may apply if sold within 15 years of original investment.
New Build vs. Existing Property
New build properties (very limited stock in Curacao) may attract OB (9% sales tax) on the construction value — consult a tax adviser. Existing properties are subject to transfer tax (4%). New build quality varies widely — commission an independent structural inspection. Existing properties in Pietermaai and Scharloo (UNESCO heritage areas) have renovation restrictions.
Selling Property
Seller pays 3–5% agent fee. No capital gains tax for individual sellers. Notary prepares the deed of transfer and manages the closing. Ensure grondbelasting (property tax) is paid up to date — arrears create a lien. Selling typically takes 3–6 months in normal market conditions.
Useful Links
Property Buying
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