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Aruba house prices
What property actually costs in Aruba in 2026 — by area, by type, and what the price on the listing does not include.
How much does a house cost in Aruba?
There is no single meaningful average. Inland homes and older apartments start in the mid US$200,000s. Family homes in Noord run US$400,000–800,000. Villas in Malmok and Tierra del Sol start around US$1.5 million.
Aruba is a small market with very uneven supply, so an island-wide average hides more than it shows. What actually determines price here is location relative to the northwest coast, whether the land is freehold or long lease, and whether the house has a pool.
| Apartment / condo | From roughly US$250,000 inland or in older stock; US$400,000–900,000 for Palm Beach and Eagle Beach condos with rental potential. |
|---|---|
| Family home, Noord | US$400,000–800,000 for three to four bedrooms. The deepest part of the market and where most buyers land. |
| Home with pool | Adds materially — a pool is close to standard at the upper end and a genuine differentiator below it. |
| Villa, Malmok / Tierra del Sol | From about US$1.5 million. The collection here runs US$ 1,699,000 to US$ 3,200,000. |
| Beachfront | Scarce and priced accordingly. The good coast is largely built out, so genuine beachfront trades rarely. |
| Land / lots | Priced per square metre and swings hard by area. Check the land type before anything else — freehold and erfpacht price differently. |
What the asking price does not include
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.
On a US$600,000 home that is roughly US$24,000–42,000 on top, before you have moved a single box. The buying guide breaks each line down.
Current collection
These eight homes sit at the upper end of the market, from US$ 1,699,000 to US$ 3,200,000. Below that band Nicolás sources from the wider market on request.
Questions about price
What is the average house price in Aruba?
There is no single useful average — the island splits sharply. A modest inland home or an older apartment can start in the mid US$200,000s to US$300,000s. Family homes in Noord typically run US$400,000–800,000. Villas in Malmok and Tierra del Sol run from roughly US$1.5 million upward.
Why is beachfront so much more expensive?
Aruba is small and the good coast is finite. The stretch from Eagle Beach through Palm Beach to Malmok is largely built out, so genuine beachfront rarely trades and prices reflect that scarcity rather than the building itself.
Are prices quoted in dollars or florins?
Both. Listings aimed at international buyers are usually in US dollars; local listings and all official documents are in Aruban florins (AWG). The florin is pegged to the US dollar, so the conversion is stable.
Is there property tax in Aruba?
Yes, an annual land tax on the value of the property, with an exempt threshold. It is modest compared with most of North America and Europe. Confirm the current rate and threshold with your notary, since it has been revised more than once.
Do prices drop out of season?
Not meaningfully. Aruban residential pricing is driven by limited supply rather than by tourist seasonality, unlike short-term rental rates, which swing hard.
Tell Nicolás your budget
He will tell you honestly what that buys in Aruba right now, and where — including the areas most listings sites will not steer you to.
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