Buying property on Curacao: the process from A to Z
By Niels van Vliet, Palmstone Real Estate
Curacao luxury real estate specialists, over 20 years of international experience | Last updated: August 2026
Buying a home on a Caribbean island can sound complicated, but on Curacao the process is well ordered and secure. This guide takes you through every step, from your first offer to the moment the deed is signed and the keys are yours.
One of the reassuring things about Curacao is that there are no restrictions on foreign ownership. Whether you come from the Netherlands, the United States, Canada or elsewhere, you can buy property on the same terms as a local resident. The island uses a Dutch style legal system, so the framework will feel familiar to European buyers and transparent to everyone else. The steps below reflect the standard process for a residential purchase; costs are confirmed against the source listed below.
Step one: the offer and the purchase agreement
Once you have found the right home and agreed a price, you and the seller sign a purchase agreement, the koopovereenkomst. This document sets out the price, what is included, any conditions such as financing or an inspection, and the intended transfer date. It is the moment the deal becomes concrete for both parties.
Step two: the deposit in escrow
After signing, a deposit of usually 10 percent of the purchase price is placed in the escrow account of the notary. This money is held safely and neutrally until completion, protecting both buyer and seller while the paperwork is prepared.
Step three: the notary and the due diligence
On Curacao every property transfer runs through a civil law notary, an independent official who represents neither side and guarantees that the transaction is legally sound. The notary checks the title, confirms there are no outstanding mortgages or claims, and prepares the deed of transfer. Part of that due diligence is confirming whether the land is freehold or held under long lease, a common structure on Curacao, since that affects what you own, what you owe annually, and how a bank views the property. This stage typically takes around six to eight weeks.
Step four: signing the deed and registration
On the completion date you meet at the notary's office to sign the deed of transfer. The balance of the purchase price and the buyer's costs are settled, and the notary registers the transfer at the Land Registry, the Kadaster. From that moment the property is legally yours.
Costs of buying and the annual property tax
Budget for buyer's costs of roughly 5 to 6 percent on top of the price, made up mainly of a flat 4 percent transfer tax and the notary's fee of around 1 to 2 percent. After purchase you pay an annual property tax, the OZB, that generally falls between 0.4 and 0.6 percent of the value, progressive by bracket [1]. These figures cover the transaction itself; for the wider due diligence checklist worth going through before you commit, see our guide on what to pay attention to when purchasing a home on Curacao. If you plan to rent the home out afterward, it's worth planning that from the start too; our rental management service can take that over for you once you own the property.
Buying through a company or foundation
Some buyers, particularly those purchasing as an investment or planning ahead for succession, choose to hold the property through a structure rather than in their own name. Curacao offers well-established local vehicles for this, such as a private fund foundation (SPF) or a company structure using a Curacao investment company (CBV), which can be more tax-efficient than personal ownership depending on your situation. This is worth deciding before the purchase agreement is signed, since it affects how the deed itself is drafted. Our investment services team can help you weigh up whether a structure makes sense for your specific purchase.
How Palmstone helps
A smooth purchase comes down to good guidance. As the international specialist in luxury property on Curacao, Palmstone Real Estate's purchase guidance walks you through every step, introduces you to trusted notaries and advisers, and makes sure the terms protect your interests. From the first viewing to the signing of the deed, we keep the process clear and calm. If you're weighing up the wider financial picture, our guide on why Dutch and American investors choose Curacao goes deeper into the legal, tax and rental considerations. When you are ready to begin, we are glad to open the doors.
Frequently asked questions
How long does the process take from offer to keys?
Most purchases complete in roughly eight to twelve weeks from signed agreement to the deed, though it depends on financing and how quickly due diligence clears. The notary stage itself typically takes six to eight weeks.
Do I need to be on Curacao to complete the purchase?
No. Many of our international buyers sign remotely or grant power of attorney to a local representative, and only travel for a final viewing or to collect the keys, if at all.
Can I finance the purchase from abroad?
Some buyers arrange financing through their home country. Local financing is possible but generally comes with more conservative terms than buyers may expect from home, often a larger down payment, so many purchases in this segment are made in cash. A professional valuation or appraisal report can also strengthen a financing application, wherever the financing comes from.
What happens if the land is held under long lease rather than freehold?
You still buy with full legal certainty, but the notary's due diligence confirms the remaining term and renewal conditions, since these affect financing, resale and your annual obligations. This is checked as standard before you commit.
About the author
Niels van Vliet is a broker at Palmstone Real Estate, an international agency specialising in luxury property, valuations and investments on Curacao. The Palmstone team brings over twenty years of international experience and includes academically trained specialists such as lawyers and economists.
A note on accuracy
The costs, timelines and tax rates in this article were checked against the Curacao tax authority in July 2026. This is general information, not legal advice. Procedures and figures can change, so always confirm the details of your purchase with your notary and adviser.
Sources
- Belastingdienst Curacao, overdrachtsbelasting en onroerende-zaakbelasting (belastingdienst.cw).
