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.
First the order that is fixed on this site: in your first year you don't buy — you rent, you get to know the island and its neighbourhoods, and only then do you decide. This article is for the moment you've got that far.
The process: the notary, and the ground 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, and have the notary include the conditions for renewal — an expiring long lease weighs on the value and on your financing. There is no current official publication to be found online on the rate of transfer tax; notary offices work with 4% of the purchase price — have your notary calculate the exact amount in advance, then it's in black and white in the statement of costs.
And after that: the OZB, in three bands
As owner you pay annually the property tax (onroerendezaakbelasting, OZB) on the register value (leggerwaarde) that the Inspectie der Belastingen determines for your property. The rate rises in bands:
- 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. For the broader tax picture of living on the island, including the penshonado scheme for whoever comes retired, read tax and penshonado on Curaçao; you arrange your registration at Kranshi.
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 the source is leading, 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
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