Buying a house on Curaçao: the notary arranges it — and the OZB is charged in bands
On Curaçao you buy through the notary, who executes the deed and settles the transfer tax on completion. After that comes the annual property tax: a banded rate of 0.4 to 0.6 per cent on the register value the Inspectie determines. And because many homes stand on long-lease land, the long-lease check is just as important here as the structural survey.
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Written and checked by Auke on , against the sources at the bottom. Is something no longer right? Report it below and I'll fix it.
Yes, as a Dutch citizen you buy a house on Curaçao the way you would in the Netherlands: through the notary. They do the research, execute the deed and settle the tax. Count on 5 to 7% purchase costs on top of the price: 4% transfer tax, the notary's fee and the registration.
Two things to know in advance:
- The rate is nowhere officially online. The find at the source is a gap: the government publishes no current official page online on the rate of transfer tax. So that 4% comes from the practice of notary offices, and belongs in black and white in the statement of costs before you sign.
- The pitfall lies not in the deed but under it. Many homes stand on long-lease (erfpacht) land: land you don't buy, but get the use of for a long period. An expiring long lease weighs on the value and on your financing.
In your first year you don't buy. You rent, and you get to know the island and its neighbourhoods: the difference between holiday-Curaçao and living-Curaçao. Only then do you decide. Why that order is fixed is in why you don't buy a house in your first year. This article is for the moment you've got that far.
How does the purchase run, and what is under the house?
The purchase runs through the notary, as in the Netherlands. They do the research, execute the deed of transfer, settle the transfer tax and see to the registration at the Kadaster (land registry).
The Curaçao point of attention lies under the house: many homes stand on long-lease (erfpacht) land. That needn't be a problem. But always ask about the remaining term and the ground rent (what you pay for the use of the land), and have the notary include the conditions for renewal. An expiring long lease weighs on the value and on your financing.
Have the notary calculate the exact amount of transfer tax in advance, then it's in black and white in the statement of costs.
What does buying a house on Curaçao cost on top of the price?
| Item | Basis | Indication |
|---|---|---|
| Transfer tax | purchase price or market value — the higher of the two | 4% |
| Notary's fee | free tariff, in practice | 1.5 to 2%, plus 6% turnover tax on that fee |
| Land registry and stamp duty | fixed amounts | around XCG 910 |
| Together | 5 to 7% of the purchase price |
The transfer tax is the lion's share. The cost indication for Curaçao works with the same band. Whoever engages a buyer's agent or takes out a mortgage ends up at the top end.
What do I pay in OZB every year after that?
As owner you pay annually the property tax (onroerendezaakbelasting, OZB). It is levied on the register value (leggerwaarde): the value the Inspectie der Belastingen determines for your property. The rate rises in bands:
| Register value | Rate |
|---|---|
| up to XCG 350,000 | 0.4% |
| from XCG 350,000 to XCG 750,000 | 0.5%, plus a base amount |
| above that | 0.6%, plus a higher base amount |
Check on the assessment whether the register value is right; you can object to it. And put the OZB in your annual budget.
When must I buy if I want the penshonado scheme?
For whoever comes retired, the home is not a free choice but a condition. The penshonado scheme (10% tax on your foreign income) requires that you own, within 18 months of registration, a home for your own use of at least XCG 450,000. That home may not be rented out.
Eighteen months is ample to rent for a year first and then buy; it is not ample enough to forget about buying. The request for the scheme itself must be in within two months of your Kranshi registration, regardless of the home.
The full picture, including the ordinary rates and the arrangement against double taxation, is in tax and penshonado on Curaçao. You arrange your registration at Kranshi, the population register's office.
What is the pitfall?
Three things weigh differently on the island than in the Netherlands:
- The long lease, above.
- The electricity bill. What you learn in a rental year about electricity bills, neighbourhoods and the island's rhythm is exactly what you can no longer undo after a purchase.
- The gap in the sources. Have your notary write down all the amounts in advance, because a rate the government doesn't publish is a rate you can't check yourself.
In Vertrekklaar this is phase 5 of 5 of the journey: the same steps, but for your situation — in your order, tickable, and with the deadlines watched. See the whole journey to Curaçao.
What this rests on
The facts in this article come from these official pages. Rules change. When in doubt, go by the source, not this article.
- Belastingdienst Curaçao — the property tax (register value and banded rate) — ozb.belastingdienst.cw
- Belastingdienst Curaçao — the OZB rates per value band — ozb.belastingdienst.cw
- Belastingdienst Curaçao — the penshonado scheme (home requirement and deadlines) — belastingdienst.cw
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