• Average asking price $965,284
  • % + or - average Caribbean property price -134%
  • Property price range $245,000 - $2,995,000
  • Average price per sq ft $56,587,767
  • Annual tourist arrivals 1.07 million
  • % change in annual tourist arrivals -5.6%

A Guide to Buying Property in Aruba for Foreign Buyers

One of the most popular destinations in the Southern Caribbean, Aruba has a varied property market offering everything from affordable beachfront condos to sprawling luxury residences.

If you are currently considering investing in real estate in Aruba but you are wondering “where are the best places to buy property in Aruba?” or “how do I go about owning property in Aruba as a foreign buyer” then this guide is for you.

Our guide takes you through the process of buying property in Aruba from beginning to end, including an introduction to the real estate market, the buying process and the taxes you will need to be aware of.



Overview – The Real Estate Market
Buying Process, Fees & Taxes
Search Real Estate Listings
Best Places to Buy
Residency & Citizenship
Sending Money
How to Get There


Overview – The Aruba Real Estate Market

Located in the Southern Caribbean just 17 miles (27 km) off the northern coast of South America, the 69 square mile (179 sq km) island of Aruba is a tropical outpost of Europe in the sunny Caribbean. Together with Holland, Curacao and St Maarten, Aruba is one of the 4 constituent countries which comprise the Kingdom of the Netherlands.

With deep cultural, political and historical ties to the Netherlands stretching back to the 17th Century, Dutch is widely spoken and the legal and educational systems are based on the Netherlands – as in tiny Bonaire and Saba.

Offering some of the best beaches in the region, perfect conditions for watersports such as windsurfing and kitesurfing, fantastic entertainment options from golf to shopping and dining, the island is one of the most popular tourism destinations in the Caribbean. The “One Happy Island” is popular with visitors from the USA, the Netherlands and many other countries. In fact each year, Aruba welcomes approximately 1 million stayover visitors.

With one of the highest living standards in the Caribbean, a highly rated healthcare system and a thriving tourism industry, the island has also become popular with second home buyers looking for a vacation home or a base to retire in Aruba. Popular areas include Eagle Beach, Palm Beach and Tierra del Sol in Malmok.


Buying Property in Aruba

Can foreigners buy property in Aruba?

Yes, foreigners can buy property in Aruba and the Government of Aruba welcomes investment from overseas buyers. There are no restrictions on foreign buyers acquiring real estate in Aruba and the buying process for foreign buyers is the same as Aruban citizens. Foreigners can buy property on either freehold property land or on lease land which is owned by the government. In the case of lease land, a lessee is required to pay an annual fee for lease rights.

Buying Process

Buying property in Aruba is a relatively simple process, which typically involves the following steps:

  1. Begin your property search.
  2. Find your perfect property and make an offer.
  3. Once a Sale / Purchase Agreement has been agreed and signed, you will need to pay a 10% deposit to a Notary.
  4. The Notary will normally contact you again within 6 weeks to sign the deed and make the final payment.
  5. Pay all required taxes.

Notary Fees

Notary fees amount to 2% of the purchase price.

Transfer Tax

Upon completion, there is a one-time Transfer Tax of up to 6% of the purchase price depending on the value of the property.

Property Tax

There is also an annual property tax of 0.4% and land tax of US $0.85 per sq m or US $0.08 per square foot.


Search Aruba Real Estate Listings

As specialists in luxury Caribbean property, we can introduce you to a wide selection of the finest residential property in Aruba.

Homes for Sale & Condos for Sale

Our website is the ultimate destination to discover a wide selection of villas, houses and homes for sale in Aruba, as well as apartments and condos for sale in Aruba.

Land for Sale

You can also browse undeveloped land. Purchasing a lot of land provides you with a blank canvas and the opportunity to build your dream home in Aruba.

Whether you are looking for beachfront land or a centrally located lot, we’re here to help you find the perfect lot of land for sale in Aruba.

For larger parcels of land for commercial development, please see our commercial real estate listings.

Hotels for Sale

Searching for hotels for sale in Aruba? Browse hotels, B&Bs and guests houses right here.

Finding the Perfect Property for Sale in Aruba

Discover the most sought after real estate investment opportunities and benefit from unrivaled insight into the market.

To find your perfect property in Aruba, search our Aruba real estate listings.


Best Places to Buy Property in Aruba

Eagle Beach

Discover Eagle Beach – Read our guide to buying property in Eagle Beach.


Discover Malmok – Read our guide to buying property in Malmok.


Discover Oranjestad – Read our guide to buying property in Oranjestad.


Discover Savaneta – Read our guide to buying property in Savaneta.

Tierra del Sol

Discover Tierra del Sol – Read our guide to buying property in Tierra del Sol.


Aruba Residency & Citizenship

How long can a foreign citizen stay in Aruba?

Citizens of the USA, Canada, EU and many South American nations may visit Aruba for up to 3 months without a visa.

Do I need a visa to live in Aruba?

Non-citizens wishing to live in Aruba are required to apply for a Residence Permit. In the case of retirees aged 55 and over, the permit does not allow the applicant to work in Aruba so applicants must be able to demonstrate a guaranteed income from an annuity with an annual yield of at least the equivalent of Afl 50,000. Residence permits are issued for a period of 1 year and can be renewed thereafter. Citizens of the Netherlands, Curacao, Bonaire, St Maarten, St Eustatius and Saba may apply for a declaration exempting them from the requirement for a permit.

How do I become a resident of Aruba?

Individuals who have legally resided in Aruba with a temporary residence permit for at least 120 months may apply for a permanent residence permit which is valid for an indefinite period.

How do I become a citizen of Aruba?

Individuals aged over 18 who have been a permanent resident in Aruba for 5 years and have a good understanding of Dutch may apply for citizenship by naturalization.

Find out more: DIMAS


Mortgages in Aruba

Looking for financing to fund the purchase of property in the Caribbean?

Contrary to popular misconception, it is possible for foreign nationals looking to invest in Aruba real estate to apply for a mortgage.

Our partner – a very well respected international financial organization – offers mortgages for qualifying non-residents buying, building or improving a second home in Aruba.

For more information, see our page on: Caribbean mortgages.


Sending Money to Aruba

You could save money when investing in Aruba real estate by using a foreign exchange expert to get the best rate for your property purchase. We have partnered with Halo Financial, a specialist in foreign exchange, to help you get the best exchange rates when making one-off or regular international payments for a property purchase in Aruba. To see how you could save money, read more: Foreign Exchange.


How to Get to Aruba

There are numerous direct flights to Aruba from the USA, Canada and Europe. International flights arrive at Reina Beatrix International Airport which is located in Oranjestad on the western coast of the island and has recently benefited from a complete renovation as part of the island’s $1 billion island revitalization program.

There are direct flights to Aruba from North America, Europe and the Caribbean.

From North America you can fly to Aruba from various cities in the USA and Canada. There are over 100 non-stop flights from the USA to Aruba each week.

Airolineas MAS, Aserca Airlines, COPA Airlines, Insel Air, the Dutch Antilles Express and Tiara Air Aruba also operate flights from the Caribbean and South America.

From Europe, fly to to Aruba via Amsterdam. Alternatively, fly to Bonaire or Curacao and take a connecting flight to Aruba.

Amsterdam to Aruba: 11 hours 50 mins
Atlanta to Aruba: 3 hours 52 mins
Bonaire to Aruba: 45 mins
Charlotte to Aruba: 4 hours 5 mins
Curacao to Aruba: 25 mins
Miami to Aruba: 2 hours 55 mins
New York to Aruba: 4 hours 50 minutes
Toronto to Aruba: 7 hours 55 minutes

Local weather

27° Precipitacion0.09%
Mon 24° | 29°
Tue 25° | 29°
Wed 25° | 29°
Thu 25° | 29°
Fri 25° | 29°
Sat 26° | 29°
Sun 26° | 29°

Local time

11:27AM Sunday 11th Apr 2021 (AST)
Mon 24° | 29°
Tue 25° | 29°
Wed 25° | 29°
Thu 25° | 29°
Fri 25° | 29°
Sat 26° | 29°
Sun 26° | 29°

Fast facts

  • Population 102,911
  • Capital Oranjestad
  • Language Dutch, Papiamento
  • Currency Aruban Florin
  • Time zone GMT-4 | ET