Buying property in Curaçao requires careful financing, title, condition and contract checks. Ownership transfers through a notarial deed and registration in the public registers, and transfer tax is 4% under the Curaçao ordinance. Residency, tax and financing consequences depend on the buyer, so confirm them with the notary and lender. This guide covers the complete journey.
1. Set your budget
Your real ceiling is purchase price + one-off buyer's costs + a first-year reserve. Dated asking-price snapshots are not completed-sale evidence, so use current comparable listings and property facts. The budget guide breaks down every cost layer, and understanding house values explains how to compare. Browse current listings on Merkado.
2. Prepare financing early
Get prequalification from at least two banks before serious viewings. Amount, own contribution, accepted valuation, documentation and term are lender-specific. One bank's non-resident product is not a market-wide rule. The mortgage guide covers official product pages and application documents.
Search across marketplaces, agents and direct sellers and keep a consistent comparison sheet. At viewings, look beyond staging: access, surroundings, orientation, ventilation, water pressure, roof condition, moisture, corrosion, utilities and unpermitted-looking additions. Visit at different times when possible.
4. Land titles and legal checks: the Curaçao-specific step
Listings may use several land-right labels. Their legal effect depends on the deed and registered terms:
Eigendomsgrond: ownership land; the notary confirms the registered title and restrictions.
Erfpacht: a long-lease right that can carry a canon, term and revision conditions. Ask the lender whether the remaining term is acceptable.
Huurgrond: rented land; review the rental right, duration, transferability and termination conditions before valuing the buildings.
Also verify before signing anything: the meetbrief (official Kadaster survey document) matches the actual boundaries; the seller actually holds title (the notary confirms via the Kadaster); and no undisclosed mortgages, attachments or easements burden the property. Notaries perform identity and source-of-funds checks on all parties under anti-money-laundering rules, so have documentation for where your money comes from ready.
5. Technical inspection
Commission an independent building inspection covering roof, structure, plumbing, electrical systems, moisture, pests and visible additions. Match technical findings with the seller's statements and contract, and price necessary specialist investigations or repairs before the inspection deadline.
6. Offer and purchase agreement (koopovereenkomst)
Put every essential protection in the written purchase agreement: financing and inspection conditions where needed, clear deadlines, completion date, fixtures/inventory, default consequences and any deposit or bank guarantee. Conditions only protect you when correctly drafted and followed. Have the notary or a local lawyer review the agreement before signing.
7. Appraisal and final financing
If the lender requires an appraisal, first ask which appraisers and report format it accepts. Final approval can still depend on the borrower, property, valuation and conditions. Keep the financing condition active until its contractual requirements are satisfied.
8. The notary and transfer
Under Article 89 of Book 3 of the Curaçao Civil Code, real estate transfers through a notarial deed followed by registration in the public registers. The notary prepares the legal transfer and settlement. Before signing, perform the agreed final walkthrough and verify that contractual handover conditions are met.
9. Costs at a glance
Transfer tax: 4%. The ordinance uses the consideration unless it is lower than the legger value; ask the notary to calculate the exact tax and any applicable exemption.
Notary and registration: not centrally published, request an all-in quote from the notary covering deed, registration and stamps
If financed: appraisal, bank fees, mortgage deed
Running: annual property tax (official OZB brackets: 0.4%-0.6%, progressive), building insurance with windstorm cover, utilities, and canon if erfpacht
Transfer utilities as agreed, arrange appropriate insurance, set up property-tax administration and store the deed, survey and inspection records. Before renovation or construction, confirm the official permission route for the exact scope; see the building guide.
