Home / Buying guide
Buying property in Aruba
What a foreign buyer actually needs to know before making an offer on an Aruban home — ownership rules, land types, real closing costs, and how long it takes.
Can foreigners buy in Aruba?
Yes, and without conditions. Aruba puts no restriction on foreign ownership. You can buy in your own name as a non-resident, with no residency requirement, no local company and no local partner.
This is the single most common question, and the answer is genuinely simple — which is not true of most Caribbean markets. Aruba is a constituent country of the Kingdom of the Netherlands, and the property system it inherited is Dutch: a public register, a civil-law notary who controls the transfer, and title that is straightforward to verify.
Buying property does not by itself grant you residency. They are separate processes, and owning a home does not shorten the immigration one.
Freehold or erfpacht: the one distinction that matters
Freehold means you own the land outright. Erfpacht is a long lease on government land, usually 60 years and renewable, with a small annual ground rent. Both are normal, and both are financeable.
Every listing in Aruba sits on one or the other, and the difference changes what you are actually buying:
| Freehold (eigendom) | You own the land itself, indefinitely. No ground rent. Usually carries a modest price premium over comparable erfpacht land. |
|---|---|
| Long lease (erfpacht) | The State owns the land; you hold a long lease on it, typically 60 years and renewable, against an annual ground rent. You own the building on it outright. Common, well understood by local banks, and not a red flag. |
What it costs on top of the price
Budget 4–7% above the purchase price. That covers transfer tax of 3% on the first AWG 250,000 and 6% above it, plus notary fees of roughly 1–2%.
| Transfer tax | 3% on the first AWG 250,000 of value, 6% on the balance above it. One-time, paid at transfer. |
|---|---|
| Notary fees | Approximately 1–2% of the purchase price for the transfer deed. A separate mortgage deed, if you finance, adds roughly another 1%. |
| Appraisal | Required by lenders, and worth commissioning even in a cash purchase. |
| Annual ground rent | Only on erfpacht land. Modest, but confirm the figure. |
How the process actually runs
Six to eight weeks is normal from signed agreement to transfer of title. A civil-law notary controls the transaction, holds the funds, and registers the deed.
- Offer and agreement. Terms agreed, a purchase agreement is drawn, and a deposit — commonly around 10% — goes into the notary's escrow account, not to the seller.
- Due diligence. The notary verifies title in the public register, checks for mortgages, liens and easements, and confirms the land type and, on erfpacht, the remaining term.
- Financing, if any. Local banks lend to non-residents, generally at a lower loan-to-value than they offer residents, and always against a fresh appraisal.
- Transfer. The deed is executed before the notary and registered. You can do this remotely by power of attorney — many buyers do.
Where people actually buy
The northwest coast — Malmok, Noord, Palm Beach and Tierra del Sol — holds most of the international market. The south and the interior are quieter, more local, and considerably better value.
- Malmok. Low-density, villa territory, walking distance to the calmest water on the island. Where the high end of the market concentrates.
- Noord. The broad residential belt behind the hotel strip. The widest range of family homes, and the area most buyers end up in.
- Palm Beach. Condos and apartments beside the high-rise hotels. The strongest short-term rental demand, and the most rules about exercising it.
- Tierra del Sol. Golf-course community on the northwest tip. Gated, planned, consistent — and priced accordingly.
- Savaneta and Oranjestad. The old capital and the south coast. More Aruban, less resort, and where the value is.
Questions buyers ask
Can foreigners buy property in Aruba?
Yes. Aruba places no restrictions on foreign ownership. A non-resident can buy in their own name on the same terms as an Aruban citizen, and you do not need residency, a local company or a local partner to do it.
What is the difference between freehold and erfpacht land?
Freehold (eigendom) means you own the land outright, forever. Erfpacht is a long lease on government land, typically 60 years, renewable, with a modest annual ground rent. Both are normal and both are financeable — erfpacht is not a lesser form of ownership in Aruba.
How much are closing costs in Aruba?
Budget roughly 4–7% of the purchase price on top. That is transfer tax (3% on the first AWG 250,000 and 6% above it) plus notary fees of about 1–2%. Rates change, so confirm the current figures with your notary before you commit.
How long does a purchase take?
The notary process usually runs six to eight weeks from signed agreement to transfer of title. Financing, a required appraisal, or an estate in the chain can extend that.
Do I need to be in Aruba to buy?
No. Buyers routinely complete remotely by granting a power of attorney to the notary. This is exactly why the immersive tours exist — so you can walk a property properly before you ever book a flight.
Can I rent the property out when I am not using it?
In most cases yes, but rules vary by area, by zoning, and by whether a development has its own restrictions on short-term letting. Check this before you buy, not after.
See a home properly before you fly
Every property here is photographed and filmed in full, and several can be walked as a 3D tour. If you are buying from abroad, that is the difference between guessing and knowing.
Ask Nicolás a questionSee homes for sale