Can Foreigners Buy Property in Aruba? [2025 Guide]
Yes—foreigners can buy property in Aruba. Here’s how it works.
1. Can Foreigners Buy Property in Aruba?
Yes. The Government of Aruba welcomes foreign investment in real estate. There are no restrictions on foreigners purchasing property, whether it’s a condo, house, or land. The legal process mirrors that for citizens; financing and land type are the main differences.
2. Freehold vs. Lease Land in Aruba
Freehold Land (Eigendom Land)
- You own the land and property outright
- No annual land fee
- Full rights to modify/sell/rent within zoning
- Typically more expensive, limited areas
Lease Land (Erfpacht Land)
- Government owns the land; you lease long-term (often 60 years)
- Annual lease fee (size/location-based; often a few hundred USD)
- May build, sell, or transfer under regulations
- Common for homes and vacation properties
3. Legal Process for Buying Property in Aruba
- Sign a Purchase Agreement
- Notary involvement (civil law notary handles transfer)
- Title search and due diligence
- Payment and transfer (deed signed and registered)
Average timeline: 3–6 weeks from offer acceptance to deed transfer, assuming documents are complete.
4. Can Non-Residents Get a Mortgage in Aruba?
Aruba Bank – Platinum Mortgage
- Designed for foreigners buying homes/condos
- Annuity mortgage; personal account manager
- Typical down payment: 35–40%
RBC Royal Bank – Non-Resident
- Up to ~65% financing
- Repayment period up to ~15 years
- Purchase and renovation options
Common documents
- Passport copy
- Proof of income (payslips, tax returns)
- Bank reference letter
- Credit score report (home country)
- Appraisal by licensed Aruban appraiser
5. Costs to Consider
- Transfer tax: ~3–6%
- Notary fees: ~1–2%
- Appraisal fees
- Lease fee (if applicable)
- Property insurance (often required for mortgage)
6. Why Aruba is a Great Place to Invest
- Stable economy and politics (Kingdom of the Netherlands)
- No restrictions on foreign ownership
- Strong tourism sector for rentals
- USD widely accepted
- Modern infrastructure and high living standards
Frequently Asked Questions
Can I buy property in Aruba without living there?
Yes. You do not need to be a resident to buy property. Many international buyers own vacation homes or rental properties in Aruba.
What is the difference between lease land and freehold land?
Lease land is owned by the government but leased to you for long-term use (typically 60 years) with a small annual fee. Freehold means you own both the land and the property outright.
Can I get a mortgage in Aruba as a foreigner?
Yes. Aruba Bank and RBC Royal Bank offer mortgages for non-residents, usually requiring around 35% down payment.
How long does it take to buy property in Aruba?
Typically 3–6 weeks once documents are complete and the offer is accepted.
Can foreigners buy land in their own name?
Yes. Property can be registered directly in your name or through a legal entity such as a company or trust.