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About Palmstone Real Estate
The international specialist in Curaçao real estate
Palmstone Real Estate has over 20 years of experience in the international real estate market. We were founded on the vision that the luxury real estate market in Curaçao needs a professional and transparent approach. We therefore stand for openness, integrity, and responsibility. We take the time to truly understand your portfolio and ambitions. Thanks to a combination of local and international experience, we know our way around the high-end market in Curaçao perfectly. This gives us access to the most exclusive properties, often before they are publicly advertised.
We offer all the expertise you need under one roof. We guide you through the entire process of purchasing your new home or plot, but we are also available to assist you with the sale of your current property on the island. In addition, we provide advice on investing in Curaçao and setting up a profitable operating model. Finally, we can mediate in the renting of your home. We are therefore a true all-round expert, and our specialist knowledge makes us the most distinctive real estate agent on Curaçao.
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Listen to a brief overview of Curaçao’s most exceptional brokerage. Discover the dedication and extraordinary mastery that define Palmstone Real Estate as we guide you through the island’s most prestigious residential markets.
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Investing in real estate on Curaçao
Curaçao is a versatile destination in the beautiful Caribbean region. Popular as a vacation destination, but certainly also as a real estate investment. As an experienced real estate agent on Curaçao, we understand that you are looking for certainty. Our team consists of academically trained specialists, including lawyers and economists. We use our knowledge and experience to support you throughout the entire purchase, sale, or rental process.
We focus specifically on the most sought-after neighborhoods on the island. Think of the lively Jan Thiel with the incredibly popular Jan Thiel Beach, and the luxurious villa neighborhood Vista Royal. Also in our portfolio are homes in prestigious resorts such as Boca Gentil, Blue Bay and Coral Estate. These locations not only offer stunning views and the highest living standards, but are also very attractive for tourist rentals.
Our personal assistance
At Palmstone Real Estate, we offer the best service with a dedicated, full-service approach that always prioritizes your unique investment goals. Our team draws on over two decades of international experience to ensure every transaction is handled with complete transparency and integrity.
Our personal assistance
At Palmstone Real Estate, we offer the best service with a dedicated, full-service approach that always prioritizes your unique investment goals. Our team draws on over two decades of international experience to ensure every transaction is handled with complete transparency and integrity.
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Island Intelligence vs. Desert Ambition: A Strategic Comparison of Luxury Resort Investments in Curaçao and Dubai
The global luxury resort landscape has changed. In today's world, capital moves at lightning pace. Headlines move even faster. Intelligent investors seek out strategic positioning rather than spectacle, and you can see this evolution in how money flows and the ways in which guests travel.
International tourism is officially out of its recovery phase and is now expanding again. UN Tourism estimated 1.4 billion international arrivals in 2024, which reached 99% of pre-pandemic levels. In 2025, arrivals rose to a record 1.52 billion, up 4%. The Middle East outperformed 2019 benchmarks, too, despite inflation and continuing geopolitical tension.
Of course, volume alone is not enough to define opportunity. How affluent guests choose to vacation also determines resort value. McKinsey notes that luxury travel is growing faster than other segments, with rising demand for personalisation and destination readiness. In addition, affluent travellers prefer beach resort stays and exclusive-use products, like private villas and yachts. Spending per trip is also expected to increase.
Capital has, more or less, followed the same trajectory. Global hotel direct investment in 2025 was up 22% from the 2023 trough, and hotels reclaimed about 8% of global commercial real estate volumes. Luxury resorts and trophy assets now attract interest because of their irreplaceable positioning and supply constraints.
In this environment, luxury is not only about scale anymore. It's about scarcity and long-term defensibility. Two destinations reflect this dichotomy: Dubai, a powerhouse, and Curacao.
Dubai's Powerhouse Model
In Dubai, you see rapid expansion and architectural scale. There's integration with global capital markets as well. These traits have benefits, but success demands velocity.
Let's explore further.
Rapid Development Cycles
The Dubai Department of Economy and Tourism reports 18.72 million international overnight visitors, up 9% year on year.
Because of the nation's ultra-fast development cycles, inventory was able to match the growth. By the end of 2024, the city had 154,016 hotel rooms across 832 establishments. In addition:
- Occupancy averaged 78.2%.
- There were 43.03 million occupied room nights.
- ADR reached AED 538.
- RevPAR was AED 421.
What's more, in 2025, 20 hotels opened 4,619 new rooms, a figure that includes over 1,500 in the luxury segment. Evidently, there is investor confidence in the market. But there is also heated competition. As supply expands now and into the future, ADR growth might stall and struggle in the short-term horizon.
Liquidity and International Visibility
Dubai is a connected city with a recognisable global brand. The Dubai International Airport, which links the city to 272 destinations around the world, saw 92.3 million passengers in 2024.
In addition, each year the nation records upward of 226,000 real estate transactions with values surpassing AED 761 billion. In 2024, the market welcomed 110,000 new real estate investors, which increased the level of competition.
Capital inflows and buffers are certainly robust. However, capital flow reversals could result in asset price corrections in some segments.
Tax Efficiency and Infrastructure
In 2023, the UAE introduced federal corporate tax. There is still no personal income tax, and a VAT at 5%.
For you, as an investor, Dubai offers short- to medium-term ROI potential and strong exit optionality. You gain liquidity, but you accept exposure to global capital flows.
If Dubai represents expansion, Curacao represents strategic limitation.
Development is slow but more intentional. Land is finite, and it's this natural constraint that changes how investors assess long-term value.
Together, the factors below deliver:
- Growth constrained by capacity
- Long average stays
- Dollar peg stability
- Boutique positioning
Physical Limitations
Situated outside the hurricane belt, the island of Curacao spans about 444 square km; here, the scarcity is physical. There is no way to expand the coastline or continue developing inland indefinitely. There is a finite amount of space, which creates a sense of exclusivity. Because of this, every single resort site is competing for space.
From an investor's point of view, the limited nature of the local land supply locks in pricing discipline and mitigates the risk of unchecked expansion.
Political and Legal Stability
Curacao is a part of the Charter for the Kingdom of the Netherlands but takes care of its internal affairs autonomously. This political structure gives the nation legal certainty and governance standards.
In addition, the Caribbean guilder is pegged to the US dollar at 1.79 to 1.
The High-End Tourism Segment
In the first half of 2025, Curacao experienced:
- 399,968 stayover arrivals
- 77.9% occupancy
- ADR of USD 273.27
- RevPAR of USD 210.11
The island also has an average stay of 8.7 nights, which changes revenue dynamics in several ways. For one, longer stays secure cash flow and cut reliance on constant turnover. And secondly, a higher percentage of travellers are opting for accommodation outside of traditional hotels (66% of North Americans stay in hotels, compared to 43% of Europeans). This shapes a market narrative centred on dispersed, low-density experiences; Curacao is a destination where boutique and design-led resorts can differentiate themselves.
A Comparison of Dubai and Curacao
Where Dubai offers higher short-term upside through liquidity and scale, Curacao gives you stronger long-term capital preservation with a lifestyle premium influenced by scarcity and length of stay.
Below is a comparison based on the data.
Where Should You Invest?
Do you want to invest in momentum or in fundamentals?
- Momentum requires scale, liquidity, and shorter holding cycles. It's what Dubai offers.
- Fundamentals demand scarcity and duration of stay. Curacao is the strategic winner here.
Data suggests that family offices increasingly favor medium- to long-term real estate holds, a trend that highlights the preference for assets that preserve their value cycle after cycle.
Whichever path you choose, it's safe to say luxury is evolving. Scale might be important, but it's not the only factor at play anymore. Scarcity, stability, exclusivity, and controlled growth are also critical elements of long-term value creation.
The Friendship Treaty Loophole: Why Americans Can Move to Curaçao and Pay Less for Health Insurance
Curaçao is a rule of law. This means that the society operates within a framework of legal rules and norms. Sometimes, these rules can have unexpected consequences that were not anticipated during the drafting of the regulations. Such omissions can also lead to significant financial or economic implications. In this article series, we will provide some examples.
International Treaties and National Legislation
Treaties hold a higher legal status than local ordinances or general measures. One relevant treaty in this context is the Treaty of Friendship, Commerce, and Navigation between the Kingdom of the Netherlands and the United States of America.
We relate this treaty to the legal regulations regarding admission and expulsion as well as health insurance reimbursement, as outlined in the National Ordinance on Basic Health Insurance (BVZ).
The American-Dutch Treaty of Amity and Commerce, signed on October 8, 1782, was an agreement between the United States and the Republic of the Seven United Netherlands. In 1956, this was replaced by the Treaty of Friendship, Commerce, and Navigation between the Kingdom of the Netherlands and the United States of America. This treaty is still in effect in all countries within the Kingdom of the Netherlands, including Curaçao.
Jurisprudence on the Admission of Americans
In a ruling from the Joint Court of Justice in 2014, the following was established:
Article II, paragraph 1, of the Friendship Treaty states that the nationals of one Party have the right to enter the territory of the other Party and reside there.
Article 3 of the accompanying Protocol states that American nationals in a part of the Kingdom of the Netherlands outside Europe enjoy the same treatment as Dutch nationals who were not born in that part. According to Article 3 of the National Ordinance on Admission and Expulsion (Ltu), adult Dutch nationals who were not born in Curaçao are granted automatic admission to reside if they:
Can provide a recent certificate of good conduct.
Have housing and sufficient means of support.
The Court ruled that Article 3 of the Protocol must be applied directly, meaning that American nationals have the same residency rights as Dutch nationals who were not born in Curaçao.
This ruling was reaffirmed in 2024, specifically emphasizing that non-Antillean Dutch nationals are granted automatic admission and do not need a residency permit. This means that Americans, provided they meet the specified conditions, should also receive an automatic declaration of legal residency.
Healthcare Costs in the United States
Due to this legal framework, not only non-Curaçaoan Dutch nationals but also Americans who settle and register in Curaçao fall under the National Ordinance on Basic Health Insurance (BVZ). A basic health insurance plan in Curaçao can be particularly attractive for some Americans, as healthcare premiums in the U.S. can be very high.
First, some background on medical provisions in America. Part of the American population, especially those aged 65 and older, is insured through Medicare. Medicare offers reasonable coverage at normal premiums to individuals who have worked in the United States for at least ten years. Employees in the U.S. are typically insured through their employers, with organizations of more than 50 employees required to provide health insurance.
Those not insured through Medicare or an employer can turn to the Health Insurance Marketplace. Insurance companies offering policies in this market must comply with the Affordable Care Act (ACA), which mandates acceptance of applicants regardless of their health status. The costs of such private insurance can be high, depending on family circumstances. For a couple aged 60 and older, costs can quickly reach 20,000 to 40,000 dollars per year, depending on the chosen package: Bronze, Silver, Gold, or Platinum. If the insured smokes, premiums can be 50–100% higher. The high premiums are one reason why 27 million Americans lack health insurance.
Being uninsured or the significant amount an American pays for health insurance can incentivize them to settle in Curaçao under the Friendship Treaty.
Basic Health Insurance
According to the BVZ, all residents are insured, except those who require a residency permit under the Ltu. Since Americans settling in Curaçao do not need to apply for a residency permit, they are automatically insured for healthcare.
The fund for Basic Health Insurance is financed through:
An income-dependent premium paid by the insured.
An annual contribution from the government of Curaçao for public pensioners, welfare recipients, and contributions toward costs for those aged 65 and older.
The premium to be paid or contributed depends on income:
No premium is due for an annual income up to Cg 12,000.
For an annual income between Cg 12,000 and Cg 18,000, a sliding scale applies.
Above Cg 18,000, the premium is 13.6%.
For individuals no longer paying AOV premiums, those over 65, the premium is 6.5%.
Above Cg 150,000, no premium is due on the excess.
In 2023, the premium income for the BVZ fund amounted to Cg 321 million, with the government contribution at Cg 278 million. By the end of 2023, Curaçao had 139,465 BVZ-insured individuals, representing 89.5% of the population. According to the 2023 census, there were 264 Americans residing in Curaçao that year.
BVZ Advantages for Americans
Americans who permanently settle in Curaçao, typically older, retired, and affluent individuals, are automatically insured under BVZ. They pay a BVZ premium based on their income. If their taxable income in Curaçao is low and they use their assets, they can keep their BVZ premium low. This is not unlikely, as this group often consults a tax advisor before registering in Curaçao to keep their taxable (global) income low, potentially utilizing the Pensionado arrangement.
As a result, for this specific group of Americans, their contribution to the BVZ fund is limited and does not correspond to the risk of reimbursed medical costs or the actual costs incurred. Compared to the American situation, settling in Curaçao offers significant financial advantages, as substantial savings can be achieved on health insurance premiums, and unlike in the United States, the deductible and/or personal contribution in Curaçao is negligible.
The number of registered Americans on the island is limited but growing. Some will work in Curaçao, where employers are required to withhold income tax and social premiums, including BVZ. In that case, there is hardly any advantage for the American.
The Friendship Treaty of 1782 creates a distinction between Americans and other nationalities among non-Dutch nationals. This means that American retirees are insured under BVZ, while all other nationalities must apply for a residency permit and obtain private health insurance as a condition to settle in Curaçao.
When the National Ordinance on Basic Health Insurance was established in 2013, it was overlooked that, based on the Friendship Treaty between America and the Netherlands, every American could settle in the Kingdom of the Netherlands, including Curaçao. According to the Court’s rulings, every American who settles in Curaçao is also automatically BVZ insured.
The BVZ does not cover foreigners under the Ltu but does cover Americans. This was not anticipated by the legislator. For Americans, this arrangement is attractive since they pay less for medical costs and/or health insurance in Curaçao.
From Blockchain to Beach House: Can You Buy a Home in Curaçao with Bitcoin?
Crypto in Curaçao? Buying a luxury villa or seaside apartment with Bitcoin once seemed like a plot from a sci-fi film. Yet, from Miami to Dubai, this once-futuristic concept is fast becoming reality.
As of 2025, more than 659 million people worldwide use cryptocurrency. That’s about 1 in 13 individuals. Gallup notes that about 14% of American adults now own some form of digital currency.
At the same time, the global real estate landscape continues to evolve. High-net-worth individuals and international investors are eying digital assets to snap up prime properties.
In July, Christie’s International Real Estate revolutionized the luxury real estate market by becoming the first major US brokerage to launch a dedicated division for cryptocurrency-based property transactions.
Aaron Kirman, CEO of the Christie’s Southern California luxury boutique brokerage based in Los Angeles, opened the division with a bang, rolling out a $1 billion portfolio of ultra-luxury properties accepting digital currency. “This is the moment crypto wealth meets tangible luxury,” Kirman said. “Traditional real estate has been way too slow to embrace the crypto revolution that I’ve seen close deals for years.”
The Global Crypto Real Estate Surge
Crypto keeps making waves in the international property market, becoming more mainstream. In 2021, a Miami penthouse sold for $22.5 million in crypto, setting a new benchmark. More recently, the Dubai Land Department (DLD) signed a Memorandum of Cooperation with Crypto.com. One goal is to create new ways to invest in virtual real estate.
Platforms like RealOpen and BaanCoin let buyers use Bitcoin, Ethereum, or stablecoins like USDT to buy properties worldwide. Deals can close in a day, skipping slow bank transfers and hefty fees. Blockchain makes sure transactions are safe and easy to track, and smart contracts can cut out middlemen.
But the crypto craze is not all rosy. Crypto’s volatility is a major hurdle. Bitcoin’s dramatic price swings can shift a property’s cost within hours.
And the rules are still unclear. While countries like the UAE and Portugal welcome crypto with clear laws or tax breaks, others impose strict capital gains taxes or outright bans.
The Case for Crypto
Speed and efficiency: A crypto transaction can be settled in minutes, not weeks — a big plus for international investors who want to avoid cross-border wire transfers and fees.
Global reach: Cryptocurrency is borderless. A Canadian investor can buy a property from a seller in Curaçao without the hassle of converting currencies and dealing with the complex international banking system.
Innovation and transparency: Blockchain creates a clear and unchangeable record of all sales. It can streamline title transfers and reduce the potential for fraud.
The Counter-Argument
Market volatility: The value of cryptocurrencies like Bitcoin can fluctuate wildly, sometimes dropping or surging by double-digit percentages in a single day.
Regulatory uncertainty: The legal framework for crypto is still in its infancy in many parts of the world. Regulations are inconsistent and subject to change.
Skepticism and adoption barriers: Many traditional real estate professionals, sellers, and financial institutions remain wary of a technology they don’t fully understand. Finding a seller who will accept a digital asset instead of local currency can be challenging.
A New Era of Stability — The US GENIUS Act
On July 18, 2025, President Donald J. Trump signed the Guiding and Establishing National Innovation for US Stablecoins Act of 2025 (GENIUS Act) into law. The GENIUS Act creates a regulatory framework for stablecoins.
Stablecoins are cryptocurrencies pegged to a real-world asset like the US dollar. The GENIUS Act establishes rules for companies that issue stablecoins, ensuring they are backed by sufficient reserves and follow specific licensing and reporting requirements.
While the GENIUS Act is a US law, its impact is global. By creating a clear, regulated pathway for digital assets, it should accelerate their adoption in international commerce. Crypto is poised to move from niche to mainstream.
For an international market like Curaçao, the rise of a stable digital currency could be a game-changer.
What Does Crypto Mean for Curaçao?
Curaçao has all the right ingredients to become a leader, not just a participant, in the crypto-friendly luxury market.
A proactive government: Curaçao’s government is already in the game. It’s working to create a clear and solid set of rules. The country is part of the Kingdom of the Netherlands and operates under a distinct legal and financial framework.
Visionary banking: The Central Bank of Curaçao and Sint Maarten (CBCS) recognizes the potential of crypto but also understands the need for caution to prevent risks like money laundering and fraud.
A track record of innovation: Curaçao has a long history as a financial hub and a pioneer in the online gambling sector.
Appealing tax policies: The lack of a capital gains tax is a powerful draw for real estate investors.
You won’t find a “Bitcoin accepted here” sign at every local real estate office in Curaçao. But brokerages like Palmstone Real Estate recognize the need to provide innovative solutions to their global clientele. Palmstone is a pioneer in using property technology — PropTech — to redefine real estate.
This combination of government support, tax advantages, and hands-on local expertise bridges the gap between crypto innovation and traditional real estate practices.
Global rules for crypto and real estate are changing at an astonishing pace, creating new paths for forward-thinking brokerages and their clients. With its turquoise waters, tax policies, and desirable lifestyle, Curaçao is a prime candidate to lead the Caribbean’s crypto-friendly luxury market.
From Second Home to Smart Investment: How Luxury Vacation Properties in Curaçao Are Becoming Sources of Passive Income
The line between second home and investment is slowly but surely fading. Today’s high-net-worth buyers are seeking out homes that double as assets. And in the Dutch Caribbean island of Curaçao, that is exactly what they are purchasing.
Luxury vacation properties on the island deliver strong personal value and solid financial returns. For this reason, more buyers are opting to rent out their homes when they’re away. With the right setup, one property becomes both a retreat and a revenue stream.
Global demand for upscale short-term rentals is climbing. Travelers want privacy, more space than a hotel, and are willing to pay for it.
What’s Happening in Curaçao?
Tourism in Curaçao is exploding. In the last year alone, stayover tourism rose by 18%, and North American arrivals increased by 24%. There are more flights and better infrastructure, which means more visitors across seasons.
These visitors need places to stay, and luxury rentals – especially in desirable neighborhoods like Jan Thiel – are seeing high occupancy.
Here are the numbers:
- Gross rental yields: average 8–12% in the high-end segment.
- Occupancy rates: 50–88%, depending on location.
- Top performer: Jan Thiel leads with the highest average occupancy.
Even mid-season, demand remains strong, and with tourism growth projected to continue through 2025 and beyond, the long-term outlook is highly favorable.
What Drives Value?
Location
The island sits safely outside the hurricane belt, with direct flights from North America and Europe arriving daily. Buyers looking for ROI should prioritize walkability to beaches, restaurants, and attractions, since these microlocations fetch higher Airbnb rates and reduce vacancy between stays. Proximity to nightlife is attractive for younger guests, but privacy near the shoreline remains the gold standard.
Design
Travelers pay more for contemporary interiors, outdoor kitchens, poolside decks, and clean architectural lines. Properties with biophilic, bohemian, or Scandinavian styles are valued 50% higher or more. Flexible layouts matter: a minimum of three bedrooms plus three baths with an open-plan living area is often ideal for families or groups.
Service Level
The guest experience makes or breaks rental success. Five-star reviews boost visibility, raise pricing power, and keep occupancy high in shoulder months. Partnering with a strong rental manager is critical, since guests expect effortless check-ins and fast responses, plus quick resolution of maintenance issues.
How to Balance Personal Use with Profit
- Pick your weeks early: block your personal stay in advance, as peak weeks go fast, so your property manager can optimize the rest of the calendar.
- Keep it turnkey: guests want a stocked kitchen, beach towels, clear instructions, and assistance when needed.
- Price smart: let data drive your nightly rates with dynamic pricing tools that adjust based on seasonality and local events.
- Lean on local experts: Palmstone Real Estate offers advisory services for owners who want maximum return without headaches and can connect you with a reliable rental management team.
- Reinvest the returns: once cash flow starts, many owners scale by buying a second or third property in Curaçao, amplifying returns and flexibility for personal use.
Ready to Start?
Whether you’re looking for a quiet beachfront escape or a revenue-generating villa with full rental occupancy, Palmstone Real Estate is here to help. With deep knowledge of the Caribbean luxury real estate market, they help you make the right move at the right time. Let’s build a lifestyle that pays you back – get in touch today.
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