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Condos and apartments for sale in Aruba
The lock-and-leave end of the Aruban market — where it makes sense, what the fees really are, and the question to ask before you sign.
What a condo costs in Aruba
Older or inland apartments start in the mid US$200,000s. Palm Beach and Eagle Beach condos with rental potential commonly run US$400,000–900,000, by building, floor and view.
Apartments are the most accessible way into Aruban property and the most liquid to resell. They are also where the rules matter most — two units in the same building can have very different economics depending on what the association allows.
Ask about letting before you ask about price
Short-term letting is not guaranteed. Zoning and the development's own rules vary, and some associations restrict it outright. The investment case usually depends on it.
| Monthly fees | Cover maintenance, insurance, common areas and often water. Ask the current figure and what it includes. |
|---|---|
| Special assessments | The one that catches buyers. Ask whether any is pending or under discussion — a roof or a seawall is not cheap split between units. |
| Land type | Many developments sit on erfpacht while the unit is owned outright. Ask how many years remain. |
| Short-term letting | Permitted, restricted or banned — it varies by building. Get it in writing. |
Where the apartments are
Palm Beach has the most inventory and the strongest rental demand. Eagle Beach is low-rise and scarcer. Oranjestad and Noord offer more space for the money, without the beach on the doorstep.
See the Palm Beach, Eagle Beach and Oranjestad guides for what each is actually like.
What buying involves
Foreigners buy in Aruba without restriction. Budget 4–7% above the price: transfer tax of 3% on the first AWG 250,000 and 6% above it, plus notary fees of about 1–2%. Allow six to eight weeks from signed agreement to transfer of title.
Questions
How much is a condo in Aruba?
Older or inland apartments start in the mid US$200,000s. Condos at Palm Beach and Eagle Beach with rental potential commonly run US$400,000–900,000, driven by the building, the floor and whether the view is genuinely ocean.
Can I rent my condo out short-term?
Sometimes. It depends on zoning and on the building's own rules, and some associations restrict it outright. Verify before you buy — the investment case usually depends on it.
What are the monthly fees?
Condo associations charge monthly fees covering maintenance, insurance, common areas and often water. Ask for the current figure, what it covers, and whether a special assessment is pending — the last one catches people out.
Are condos freehold or erfpacht?
Both exist. Many developments sit on erfpacht land while the unit itself is owned outright. Ask how many years remain on the lease; it affects resale and lending.
Condo or house?
A condo is the lock-and-leave option: lower maintenance, better rental demand, more rules. A house gives you space, a pool and freedom, and asks more of you. Most buyers know within a week on the island which they are.
Looking for an apartment?
Tell Nicolás the budget and whether you need it to earn. Those two answers narrow the island to a handful of buildings very quickly.
Ask about condosSee prices