What are the main costs when buying?

Transfer tax, notary fees, and possible broker or other professional fees. Total closing costs are typically in the 5–8% range of the purchase price.

What is the difference between freehold and lease land?

Freehold means you own the land. Lease land (erfpacht) gives long-term use (e.g. 60 years) with an annual fee; you typically own the building but not the land.

Property in Aruba

Q: Can foreigners buy property in Aruba?

Yes. Foreigners can purchase both freehold and lease-land property. The process is similar to residents; financing options are available through local banks.

Considering buying property in Aruba? Here you'll find clear information on costs, mortgage options, ownership types and the buying process — so you can take your next step with confidence.

Overview

Considering buying property in Aruba? Here you'll find clear information on costs, mortgage options, ownership types and the buying process — so you can take your next step with confidence.

Who can buy property in Aruba

Both residents and non-residents can purchase property in Aruba. There are no restrictions on foreign ownership for freehold land or long-lease (erfpacht) property. Buyers typically work with a local notary, who handles the transfer and registration. Financing is available through Aruban banks for residents and, under certain conditions, for non-residents.

Freehold vs lease land

Freehold (eigendom) means you own the land and the building. Lease land (erfpacht) is long-term use rights—often 60 years—granted by the government or another landowner; you usually own the building but pay an annual canon (ground rent). Both types are common in Aruba. Financing terms and loan-to-value ratios can differ between the two; local banks and the Kadaster (land registry) are the sources for official information on ownership and encumbrances.

Costs of buying

Closing costs in Aruba typically total around 5–8% of the purchase price. They include transfer tax (overdrachtsbelasting), notary fees, and often a fee for the Kadaster. The notary handles the deed and registration. For exact rates and obligations, the Belastingdienst Aruba (tax authority) and your notary can provide up-to-date figures. Budget also for possible broker or legal advice.

Financing options

Local banks in Aruba offer mortgages for both freehold and lease-land property. Annuity mortgages (fixed monthly payments) are common. Terms often run 15–25 years. Non-residents can qualify; requirements and maximum loan-to-value may differ from residents. Our guides cover document checklists, borrowing capacity, and the steps from application to disbursement.

Timeline and process

From offer to transfer usually takes several weeks to a few months. Steps include agreement on price and conditions, due diligence (title, permits, lease terms if applicable), financing approval, and the notarial deed. The notary registers the transfer with the Kadaster. Using a notary and checking the land registry ensures a clear and legally sound transfer.

Areas in Aruba

Aruba offers a range of areas—from beachside and tourist-adjacent to quieter residential neighbourhoods. Prices and demand vary by location. When choosing an area, consider proximity to work or amenities, building and zoning rules, and whether the property is freehold or lease land. Our guides outline popular areas and what to look for.

Ongoing taxes and costs

As an owner you may face property tax, utilities, and—on lease land—the annual canon. The Belastingdienst Aruba administers relevant taxes. For lease land, the canon is set in the lease agreement. Planning for these ongoing costs is part of a realistic budget for owning property in Aruba.

Rental and use

If you plan to rent out your property, local rules and any HOA or lease conditions apply. Short-term rental regulations may differ from long-term. Tax implications for rental income also apply. Our guides and a local advisor can help you align with current rules.

Key information

Who can buy?

Residents and foreigners can buy property. Freehold and long-lease (erfpacht) are both available; rules and financing may differ slightly.

Closing costs

Expect roughly 5–8% in closing costs: transfer tax, notary fees, and other expenses. Our guides break down the numbers.

Areas

From beachside to quieter neighbourhoods, Aruba has a range of areas. We outline popular locations and what to consider when choosing.

Process

From offer and due diligence to notary and transfer, the steps are clear. A notary handles the legal transfer of ownership.

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