Aruba / Buyer guide
Buying a Home in Aruba: A Guide for Residents
A home for your everyday life. Start with the monthly cost, the neighbourhood and the way you want to live.
Start with a comfortable monthly budget
Before comparing asking prices, ask your lender for a written estimate of what you can borrow and what your monthly payment would be. Leave room for insurance, utilities, maintenance and any community or leasehold charges. A listing price is only one part of owning a home.
Aruba Bank offers mortgages for buying, building and renovating. Its published information also identifies closing fees, notary costs, transfer taxes and insurance as expenses to consider. Terms depend on your application; Nicolás does not approve or arrange mortgage credit. Read the bank’s mortgage information.
Choose the neighbourhood around your routine
Compare the journey to work, school and family, evening traffic, parking, outdoor space and the upkeep you are willing to take on. Visit a shortlisted property at different times of day. A holiday-home description rarely answers all the questions that matter when you live there.
- Explore Noord for the northern residential area.
- Explore Oranjestad for a town-based search.
- Explore Savaneta for a different setting away from the main resort strip.
Check the property, not just the photographs
Ask the notary to explain the title and whether the land is freehold or erfpacht. Confirm any lease conditions, remaining term, annual charges and restrictions for the specific property. Arrange an independent inspection and ask for documentation of additions or renovations before committing.
Keep purchase costs separate from your deposit
Request a transaction-specific estimate from your notary and lender. Aruba’s tax department publishes the transfer-tax rules; exemptions and the applicable taxable value need to be checked for your transaction. Official transfer-tax legislation.
A more useful shortlist
Tell Nicolás your budget range, preferred areas, bedroom needs, must-haves and intended moving date. He can help you narrow the search and coordinate enquiries with the relevant listing representative. Availability and terms must be confirmed before a viewing or offer.