Additional costs when buying a home in Curaçao

When buying a home in Curaçao, most buyers focus primarily on the purchase price. That is understandable — but it is only part of the total financial picture.

As with any real estate transaction, there are additional costs involved, both at the time of purchase and during ownership. Understanding these costs upfront helps prevent surprises and allows you to assess whether a property truly fits your plans and budget.

In this article, I explain which additional costs typically apply when buying property in Curaçao.

Costs related to purchase and transfer

Transfer tax

When purchasing real estate in Curaçao, transfer tax of 4% is payable.

This tax is calculated over:

• the agreed purchase price; or
• the government-assessed value, if applicable.

The notary is responsible for collecting and remitting the transfer tax to the tax authorities.

Notarial services

Property transfers in Curaçao must be executed by a notary.

The notary is responsible for:

• drafting and executing the deed of transfer;
• verifying ownership and legal status;
• ensuring correct registration of the transaction.

Notarial fees depend on the purchase price, the complexity of the transaction, and whether additional deeds are involved (such as a mortgage deed). Office and administration costs, and turnover tax (OB) on the notary's services, apply on top of the honorarium itself. Because notarial tariffs are set individually by each notary's office, it is best to request a current, transaction-specific quote directly from the notary before you sign.

Cadastral registration and stamp duties

Every deed of transfer must be registered with the cadastral office. This involves registration fees, stamp duties and mandatory cadastral searches. The exact amount depends on the number of pages and searches required, and is best confirmed with the notary handling your transaction.

Summary: transfer tax, notarial fees and cadastral costs form the core of the one-time purchase-related expenses and should always be included in your initial budget.

Calculate your own estimate

Because these one-time purchase costs depend on your specific purchase price and transaction, the most useful next step is to work this out for your own situation. Try the Curaçao Purchase Costs Calculator for an indicative breakdown of transfer tax, registration costs and the notary fee for the property you have in mind.

Financing and ongoing ownership costs

Mortgage-related costs (if applicable)

If a mortgage is involved, additional costs apply, including:

• execution of a mortgage deed by the notary;
• cadastral registration of the mortgage;
• stamp duty on the mortgage deed.

The exact amounts depend on the loan amount and are set by the notary and the cadastral office; your notary or lender can confirm the current rates for your financing.

The notary is responsible for the correct payment of all mortgage-related taxes and stamp duties.

Property tax (OZB / ground tax)

Property owners in Curaçao are subject to annual property tax (OZB). This tax is levied on a progressive scale: approximately 0.4% for properties valued up to Cg 350,000, rising through a fixed amount plus 0.5% for properties between Cg 350,000 and Cg 750,000, up to a fixed amount plus 0.6% for the portion of value above Cg 750,000. The current assessment period runs from 2024 through 2028.

Important to note:

• the tax is based on the government-assessed value, not necessarily the purchase price;
• it applies regardless of whether the property is used privately or rented out;
• it is a recurring annual cost and should be included in long-term budgeting.

For rental properties, this tax directly affects net rental returns and is often overlooked in initial yield calculations.

Ground tax and leasehold

Upon purchase, buyers may also be required to settle ground tax and, where applicable, leasehold payments, proportionally for the remainder of the calendar year. These amounts are usually modest but should still be factored in.

Insurance, maintenance and utilities

After completion, owners should budget for:

• building insurance and contents insurance;
• liability insurance (especially for rental properties);
• ongoing maintenance and repairs;
• water and electricity.

These costs vary depending on use and property type, but they form a significant part of annual ownership expenses.

Management and administration

For owners who do not live permanently on the island, additional costs may apply for property management, rental management (if applicable), and bookkeeping and tax administration. These services add cost, but often save time, stress and prevent costly mistakes.

Why this matters

These costs are not excessive, but they must be understood upfront.

Buyers who focus only on the purchase price often:

• underestimate the total investment required;
• face last-minute funding issues;
• or feel pressured during the final stage of the transaction.

Clarity at the beginning leads to better decisions later.

In conclusion

Buying a home in Curaçao involves more than agreeing on a purchase price.

By taking into account:

• transfer tax and notarial costs;
• cadastral and registration fees;
• mortgage-related expenses (if applicable);
• annual property tax (OZB);
• and ongoing ownership costs

you gain a realistic understanding of what property ownership truly entails.

Final note

The best property transactions are not the ones with the lowest purchase price, but the ones where all costs are clear before signing. Want to see what this means for your own situation? Calculate your own purchase costs, or get in touch for a conversation about the full picture.