Buying or selling on Bonaire and wondering why two similar homes can be priced so differently? Short‑term vacation rental rules can be the reason. If a property sits in a zone that allows short stays, investor demand often rises, and values can follow. This guide explains how Bonaire’s STVR (Short Term Vacation Rental) zoning and enforcement affect pricing, what to verify before you buy or list, and how to position your next move with confidence. Let’s dive in.
STVR zones on Bonaire, in plain English
Bonaire regulates land use through the Ruimtelijk Ontwikkelingsplan Bonaire, known as the ROB. The ROB map shows whether a parcel is zoned for residential, mixed, recreation, or other uses, and whether short stays are allowed. You should always verify a property’s exact designation on the official ROB map before you assume anything about rental potential. You can review the ROB text and maps on the island’s planning portal in the section for the Spatial Development Plan. Check the ROB plan and map.
Where short stays are allowed
In practice, short‑term vacation rentals are generally permitted in specific ROB categories such as Recreation and certain Mixed zones. Parts of the Centre designation also allow hospitality uses and existing recreational homes built before 2022. In most residential zones, stays under 90 days are not allowed, while rentals of 90 days or more are typically permitted. The only way to be sure is to confirm the exact parcel’s ROB designation and permitted uses in writing.
Grandfathering is rare and must be proven
Some owners reference transitional provisions for properties that were used for recreation before the ROB took effect. Courts on Bonaire require clear evidence for any claimed pre‑existing recreational use. A December 21, 2024 ruling confirmed that the government can enforce the ban on short‑term rentals that violate the ROB when owners cannot prove grandfathered rights. See the court ruling summary. For current rules and any updates, always re‑check the ROB plan.
Enforcement since 2022 and why it matters
Bonaire’s government created a taskforce in 2022 to address illegal short‑term rentals in residential neighborhoods. The stated goal is to improve housing availability and affordability for residents. Read the government announcement.
Courts have backed this approach. In late 2024, a judge confirmed the island’s authority to act against short‑term rentals that do not comply with the ROB and to require proof for any claimed exceptions. Review the enforcement ruling. Policy attention remains high in 2025, with proposals tied to housing supply and buyer eligibility under discussion. See the 2025 housing ordinance proposal update.
How zoning shapes property values
Scarcity premiums in allowed zones
When only a subset of parcels legally allow short‑term stays, those locations tend to attract more investor interest. That scarcity can support stronger pricing because buyers capitalize expected rental income into what they are willing to pay. The effect is most visible in zones where tourism‑oriented uses are clearly permitted.
Discounts and risk in disallowed zones
Properties in areas where short stays are not allowed are valued for owner‑occupancy or long‑term rental only. If an owner previously relied on short‑term income in a neighborhood that is now being enforced, buyers will often discount for the lost revenue or legal risk. Local coverage shows how stepped‑up enforcement has impacted owners operating in residential zones. Read a recent enforcement report.
Demand tailwinds from tourism
Tourism to Bonaire has grown since the pandemic. Stay‑over visitor totals reached high levels in 2023 and 2024, which supports demand for legal short‑stay accommodation. That demand can help investor pricing in zones where short‑term rentals are allowed. See the latest visitor arrival statistics.
Transitional rights carry a risk premium
If a seller claims grandfathered short‑term use, buyers should treat it as an uncertainty until proven with documents. Courts require clear, dated evidence, and lack of proof can erase the assumed income stream. That uncertainty often results in a price discount until status is clarified. See the court’s stance on proof.
Buyer and seller playbook
Use this checklist to protect value and reduce surprises:
- Verify zoning on the ROB map.
- Save a screenshot or printout and note the precise designation and article. Open the ROB plan.
- Confirm permitted use in writing.
- Ask planning officials to confirm whether short stays are allowed and if any conditions apply.
- Demand proof for any claimed grandfathering.
- Request dated bookings, tax receipts, advertising history, guest logs, and official correspondence.
- Check enforcement history.
- Ask about inspections, notices, or fines, and whether the property sits in a focus area for enforcement.
- Get legal and lending input early.
- Have a local lawyer review ROB clauses and permits. Speak with lenders about underwriting for investor purchases and owner‑occupier options. See the mortgage guarantee details.
- Track policy signals.
- Ongoing proposals can influence buyer eligibility, enforcement priorities, and pricing. Follow ordinance updates.
The bottom line
On Bonaire, zoning and enforcement are not footnotes. They are central to pricing, marketing, and financing. Properties that are clearly legal for short‑term stays often draw a wider, more competitive buyer pool, while homes in residential zones trade on resident fundamentals and long‑term rents. Before you buy or list, verify the ROB status, document any exceptions, and model both rental scenarios so you can move with clarity.
If you want a discreet, investment‑minded perspective and world‑class marketing for a premium asset in the southern Caribbean, connect with us for a confidential conversation.
