How To Buy Property in Aruba

You might be dreaming of retiring in Aruba or buying a property in Aruba, and you probably have many questions: "What to know before you buy Aruba property?" Here we will give you an overview of the process. Aruba is a popular destination for visitors worldwide and has become a popular retirement destination with world-class beaches, beautiful weather, and modern healthcare facilities. There is something for everyone in Aruba!

Here are the steps to buy a property in Aruba:

  1. Find a realtor to assist you with finding a property.
  2. Find a property and make an official offer. 
  3. Negotiate the price and term until the seller and buyers come to an agreement
  4. Compliance is done for both buyer and seller.
  5. A sale purchase agreement is signed and delivered to the Notary of your choice. A deposit of 10% of the purchase price is made to the Notary's escrow account and the notary begins the due diligence.  This process typically takes one to three months, and delays are expected. Patience is essential during this stage. 
  6. Once the Notary's work is complete, a date is set to sign the deed, and arrangements are made to pay the remaining purchase price balance, transfer tax, bank charges and notary costs. 
  7. The final step is paying the transfer tax and any prorated property taxes, which must be paid before the transaction can be completed. Compared to other countries, the closing costs of buying a property in Aruba can be exorbitant. The transfer tax system is as follows: the buyer will pay a 6% transfer tax or 3% if the purchase price and tax value are less than $139,600. The closing fees, including recording charges, vary from 2% - 3% pending on the price/value of the property. The higher the value, the lower the percentage. In other words, you generally look at fees of 7-8%.  Need more info? Just send us an e-mail at

A civil law notary performs official functions and is exclusively in charge of the execution – and safekeeping – of the originals of deeds of incorporation regarding corporations and foundations, deeds regarding actual property transfers, mortgage deeds (creation and canceling), prenuptial contracts, ship registrations, and drawing up and altering last wills. The civil law notary performs these functions independently and is impartial to the interests of the parties involved. In being impartial, a civil law notary distinguishes himself from professionals like attorneys. A civil law notary is a public official and an entrepreneur, meaning he runs his own business.

The civil law notary's profession, appointment, and duties are regulated in the Ordinance on the Notarial Profession. A civil law notary is Crown appointed. Civil law notaries are appointed for life, which for practical purposes means until their resignation, removal under serious circumstances, or until they have reached the age of 65.

Compared to other Western countries, the closing costs of buying Aruba property can seem steep. The notary cost varies between 2-3 % of the purchase price, and you will also have to pay a transfer tax of up to 6%.

Can foreigners own Aruba property? 

Yes. An Aruban Property can be owned by anyone.

What sort of visa do I need to visit Aruba?

Citizens of most countries in North America, South America, and Europe can visit Aruba for up to 90 days with no visa. Visitors on tourist visas are not allowed to work during their stay. Tourist visas can sometimes be extended for an additional 90 days if there are extenuating circumstances.

What sort of visa do I need to move to Aruba?

You will need to apply for a residency permit if you plan to stay in Aruba for longer than 90 days at a time. The residency permits are good for one year and can be renewed yearly.

Because Aruba is a territory of the Kingdom of the Netherlands, citizens of the Netherlands, Curaçao, St Maarten, Bonaire, Sint Eustatius, and Saba will have an easier time with the residency process if they decide to relocate to Aruba.