Investment property: Aruba
Buying property in Aruba on your side: shortlist, title checks and a turnkey deal.
Aruba is an island within the Kingdom of the Netherlands with a resilient tourism-driven market: the Palm Beach hotel strip, low-rise neighborhoods rented to vacationers, and a steady flow of visitors from the US. Foreigners can buy property on the same terms as locals; the market's particularity is that a significant share of land is government-owned and held on long lease (erfpacht) - a normal and familiar form of tenure here, but one whose terms you need to understand before the deal. Aruba has no citizenship or residency by investment programs: residence is governed by the general immigration rules of the Kingdom of the Netherlands, and buying property does not by itself confer a right to live on the island.
We help you choose between freehold and lease land, match the property to the goal - a family vacation base, tourist rentals, or long-term holding - verify title and the erfpacht terms, manage the transaction, and advise on ownership structure and local taxes. If relocation is on the agenda, we explain honestly which immigration grounds exist and where property fits in - and where it does not.
Buyer costs in Aruba
| Payment | Amount |
|---|---|
| Property transfer tax | 3% for a price up to AWG 250,000, ~$139,700, and 6% above |
| Notary | usually about 2%: transfer deed and mortgage deed |
| Annual ground lease fee | depends on the location and size of the plot |
Deals in Aruba are handled by a notary: they check the title and debts on the property, hold the buyer's money and register the title with the Land Registry. Foreigners need no permit to buy.
We will calculate online the full purchase cost for your budget: taxes, fees and transaction costs.
Freehold or leased land
Much of the island's land belongs to the government and is granted on a 60-year long lease. When the term ends, the lease is renewed for another 60 years, sometimes with a higher fee. The holder can sell, mortgage and bequeath the right but pays the ground lease every year. Before the deal we check what land the property stands on, what the lease costs and whether its terms are met.
Buying and the right to live on the island
A foreigner can stay in Aruba up to 180 days a year without a visa, but buying alone does not give the right to live on the island. Long stays need a separate residence permit, and we check its conditions in advance.
What we do
- We check whether the land is freehold or leased and the lease terms.
- We work with the notary: debt checks, deposit, transfer deed.
- We calculate the 3% or 6% transfer tax and the annual ground lease.
- We help with holiday letting and the residence permit.
Our fee is in the price table; the total depends on the property and the deal structure.
What we do
- Property shortlist for your investment goal
- Legal due diligence on the property
- End-to-end transaction support
- Ownership structuring (company, trust)
- Property management and letting
See also
Business account · Personal account · All country programs
FAQ
Can a foreigner buy property in Aruba?
Does buying property give residency in Aruba?
Where do we start?
What tax applies to buying property in Aruba?
What is leased land in Aruba?
How long can you stay in Aruba without a visa?
How much is the notary when buying in Aruba?
Is the ground lease renewed in Aruba?
Looking at property in Aruba?
We shortlist properties in Aruba, check whether each one is sold freehold or on long-lease land, and review the documents. Every country is in the searchable catalogue.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
Free consultation