Should you buy a brand‑new condo or a well‑kept resale in Aruba? It is a great problem to have, but the right answer depends on your timeline, risk tolerance, and plans for personal use or rental income. You want clarity on build schedules, warranties, HOA rules, financing, and what to inspect so you can move forward with confidence.
This guide gives you a clear, practical framework grounded in how Aruba’s market works. You will learn typical delivery timelines, what warranties to ask for, how to review HOAs, and the due‑diligence steps that reduce surprises for both new‑builds and resales. Let’s dive in.
New build vs resale: key points
- New‑build: more customization, modern systems, and developer warranties, but you accept construction risk, staged payments, and a longer wait for delivery.
- Resale: faster closing and immediate occupancy or rental income, with a known physical condition and established HOA records, but you may face older systems or deferred maintenance.
- Your best choice turns on timeline, desire to customize, financing options, rental goals, and tolerance for construction and HOA risk.
Timelines in Aruba builds
- Expect a construction period of about 12 to 24 months for small developments. Larger or phased resort projects often run 18 to 36 months or more. Always confirm the specific developer schedule and how delays are handled in the contract.
- Pre‑sale to contract can take days to weeks.
- Title registration after handover can take several weeks.
- Typical timing risks include supply chain delays, permit issues, contractor cash‑flow problems, weather events, and phased handovers in multi‑building projects.
Warranties: what to expect
- You should request written, transferable warranties that spell out scope, claim process, response times, and remedies.
- Many developers offer workmanship and finishes coverage for 6 to 24 months, systems coverage for about 1 to 5 years, and longer protections for structural or latent defects. Exact terms vary, so verify locally and insist on contract language.
- Ask for manufacturer warranties for appliances, windows, roofing, and mechanicals. Confirm who handles warranty claims during the coverage period.
- Clarify what the building’s insurance covers and what remains your responsibility inside the unit.
Specs and finishes: avoiding surprises
- Model units often include upgrades not in the base price. Do not assume the model equals standard delivery.
- Obtain a detailed specification sheet before signing. Confirm materials, fixture brands, tile sizes, cabinetry, counters, door and window types, electrical allowances, paint, and floor finishes.
- Document change‑order rules in writing. Note what you can customize, deadlines, costs per upgrade, and how changes affect both your payment schedule and delivery date.
- Plan independent inspections at key build stages and a final walk‑through.
Financing: what changes by property type
- New‑builds often use staged payments to the developer. Clarify the construction payment schedule, penalties or remedies for delays, and responsibility for interest during construction.
- Resales typically use a traditional bank mortgage with appraisal, title search, and proof of income.
- Aruba uses the Aruban florin (AWG), and the US dollar is widely accepted. Confirm whether your mortgage is in AWG or USD and how any indexation works.
Title, permits, and inspections
- Use a local notary or real‑estate agent to confirm clear title and the seller or developer’s authority to sell.
- Review land registry and cadastral records for ownership, boundaries, servitudes, liens, and mortgages.
- Confirm building permits and the final occupancy or use certificate. For resales, verify that past renovations were permitted and are properly closed.
- Check zoning, coastal setbacks, public domain issues, and any administrative fines or code violations.
Costs and closing mechanics
- Ask for clarity on reservation deposits, whether they are refundable, and under what conditions.
- Budget for taxes and transfer fees, notary and land registry fees, and any lender charges. Industry practice for commissions can vary.
- For new units, confirm when HOA contributions begin. Some communities start fees at transfer.
- Request estimates from a notary and lender early. A written closing‑cost checklist keeps surprises down.
Two real‑world scenarios
Scenario 1: Immediate rental income
You want rental income this season. A resale with verified rental history and established HOA records reduces uncertainty. Your steps:
- Review rental statements and seasonal occupancy patterns.
- Confirm HOA rules permit your rental plan and any licensing or registration requirements.
- Order a home inspection, review service records, and check that prior renovations were permitted and closed.
- Have your notary complete a full title and lien search. Aim for a fast close with your lender’s appraisal already in motion.
Scenario 2: Custom beachfront condo
You want a modern layout and designer finishes. A new‑build offers more control if you accept the timeline. Your steps:
- Confirm permits and project financing, then review the developer’s track record and delivery history.
- Insist on written, transferable warranties for finishes, systems, and structure. Clarify remedies and response times.
If you would like a tailored plan based on your priorities, request a private consultation with us. We bring island‑market expertise, a disciplined vetting process, and global reach to help you move with confidence.
