Buy Property in Aruba: A Buyer Guide

Start with how you will use the property: a permanent home, a place for holidays, a rental, or business premises. Compare areas such as Noord, Palm Beach, Oranjestad, and San Nicolas against your daily routine. Visit shortlisted properties and check the condition, access, and surroundings yourself.

• Separate your purchase budget from the amount available for repairs and furnishing.
• For a condo, request the association fees, rules, and information about planned building work.
• For land or commercial property, ask which building plans and uses are permitted.

Check whether the listing includes freehold land (eigendomsgrond) or a leasehold right (erfpacht). Government leasehold grants use of land for a defined period in return for a fee called erfpachtcanon. Ask the notary to check the deed, remaining term, payment obligations, and conditions for the specific parcel.

• Reference: Government of Aruba: leasehold land (Dutch)

Ask for a written estimate of transfer tax, notary and registration costs, and any mortgage or appraisal charges. Confirm who pays each item under the proposed agreement. The asking price alone does not tell you how much cash you need to complete the purchase; have the notary confirm the current tax treatment.

• Confirm the currency used in the offer and allow for bank transfer or currency conversion charges.
• Request an ongoing budget for insurance, utilities, maintenance, property tax, and any association or leasehold fees.

• Reference: Aruba Tax Department: transfer tax legislation (Dutch)

Speak with a lender early and request its current eligibility criteria, required deposit, fees, and lending currency. Aruba Bank lists a mortgage product for non-residents, with documentation including identification, income information, an appraisal, and evidence of the source of funds. Requirements differ by applicant; a listing price or an online calculation is not a loan approval.

• Reference: Aruba Bank: mortgage information
• Reference: Aruba Bank: non-resident mortgage requirements

The Government of Aruba identifies the notary and the land registry as part of the buying process. Before committing, ask the notary to verify ownership and explain any registered rights or restrictions. Arrange an independent condition inspection and record what is included in the sale.

• Have advisers review the offer, financing conditions, deposit arrangements, and proposed completion date.
• Ask the notary which identity and source-of-funds documents are needed, and how payment and signing will be handled.

• Reference: Government of Aruba: buying or selling a home (Dutch)

Check residence and work requirements separately from your property search. DIMAS publishes information about staying in Aruba and specific conditions for citizens of the Dutch Kingdom. Discuss your own plans with DIMAS before arranging a move.

• If you are buying from the USA, discuss your home-country tax and reporting position with a US adviser.
• If you are buying from the Netherlands, ask a Dutch adviser how the purchase affects your tax position.
• Confirm viewing dates, document language, international payments, and signing arrangements before travelling.

• Reference: DIMAS: living in Aruba
• Reference: DIMAS: citizens of the Dutch Kingdom

Before including rental income in your budget, confirm the permitted use with the relevant authorities and check the deed and any association rules. Request a management proposal covering fees, maintenance, guest support, and reporting. Compare an income estimate with realistic costs and periods without bookings; ask what evidence supports the estimate.