Buying property is one of the most significant financial decisions most people will ever make. In Aruba, the process is well-structured and legally protected, but only if you do your homework before signing anything. This is your practical checklist of the permits, inspections, and legal verifications that every buyer should complete before committing to a purchase.
1. Title search: start here
Before anything else, the ownership and legal status of the property must be verified. At the cadastral Land Register of Aruba (Kadaster), it is investigated whether any cadastral changes have been made to the plot, whether the description is correct, and whether any mortgages or garnishee orders exist against the property.
All title transfers and mortgages in Aruba must be executed through a civil law notary, who can also assist with title searches, title opinions, easements, and establishing other real rights on properties.
2. Confirm the building permit
If you are buying an existing built property, verify that a valid building permit was issued by the Department of Public Works (DOW) for the structure. The Government of Aruba requires a notary deed or ministerial decree, a valid identification document, and completed forms from both the Department of Public Works and the Department of Technical Inspection in order to issue a building permit.
The building permit confirms that the construction was officially approved and is legally compliant. If building a property or financing construction through a local bank, a copy of the approved building permit is required. If the property you are buying was built without one, or has extensions or modifications that were never permitted, this is a serious issue that must be resolved before transfer.
3. Check for outstanding tax claims
The notary office requests the value as recorded by the Aruban tax office, which serves as the basis to calculate transfer tax and is used to request the claims list. As a notary office, they are required to set off any claims of the tax authorities, for example, unpaid business expenses of the vendor, with the proceeds from the sale.
In plain terms: if the seller has unpaid tax obligations attached to the property, these must be cleared before the deed transfers to you. Your notary handles this verification automatically, but it is worth understanding that this step exists and asking for confirmation that the property is clean before you proceed.
4. Verify the seller's ownership and authority to sell
This sounds obvious, but it matters in detail. The notary investigates the seller's competence and authority to sell extensively, including whether the property was acquired through divorce, bankruptcy, or inheritance, and whether multiple signatures are required to complete the transaction.
If the property was inherited, all heirs may need to sign. If it was part of a divorce settlement, specific legal documentation may be required. If the seller is acting on behalf of a company or trust, the corporate authority to sell must be confirmed. Your notary will check all of this, but it is useful to ask these questions early so there are no surprises later in the process.
5. Physical inspection of the property
Aruba does not have a mandatory standardised home inspection process, but commissioning an independent physical inspection before signing a purchase agreement is strongly advisable, particularly for older properties and standalone houses.
What to look for: the condition of the roof (flat roofs in Aruba's climate require specific waterproofing and can be expensive to repair), the structural integrity of exterior and interior walls, the state of plumbing and electrical systems, evidence of water damage or moisture ingress, the condition of any pool, terrace, or external structures, and the functioning of air conditioning systems. Salt air accelerates wear on exterior finishes, ironwork, and mechanical systems, a property that looks well-presented may have underlying maintenance needs that are not immediately visible.
For new developments and pre-construction purchases, request documentation confirming construction standards, engineering specifications, and any warranties provided by the developer.
6. For leasehold properties: review the full lease document
If the property sits on leasehold land (erfpacht), do not rely on a summary, read the full lease agreement. Key terms to confirm include the start and expiry date of the lease, renewal conditions, ground rent and how it is indexed, assignment and mortgage consent requirements, default remedies, and reversion terms. You should also ask local banks about their appetite for your specific title and the remaining lease term they require, and confirm the lease allows you to mortgage the leasehold interest.
A leasehold with a long remaining term, a fixed and modest annual fee, and straightforward renewal terms is a sound purchase.
7. Zoning and permitted use
Confirm that the property is zoned for your intended use. This matters particularly if you plan to operate a short-term vacation rental, run a business from the property, build an extension, or add a pool or secondary structure. Aruba's Department of Public Works (DOW) and the relevant municipal planning authority govern zoning, and permitted uses are not always what buyers assume.
8. Utilities and service connections
Confirm that the property has legal, registered connections to water, electricity, and where applicable, internet infrastructure. WEB Aruba requires a building permit from DOW and a notary letter or title deed of the property to process a new meter connection. For properties in development or those that have been vacant, verify that all utility accounts are current and that no outstanding balances exist with WEB Aruba or other service providers.
9. The purchase agreement and deposit
The real estate agent at Bold Properties Aruba prepares a preliminary purchase agreement between buyer and seller with the agreed terms and conditions. This generally includes a 10% deposit of the purchasing price, which is deposited at the notary within 10 days both parties have signed the purchase agreement. The notary then makes the transfer deed and performs due diligence to ensure the property is owned by the seller by checking the Land Registry and Public Registers, confirming it is free from embargoes.
On average the closing process at the notary takes 6 to 8 weeks, depending on the complexity of the purchase and whether a mortgage is involved. Build this timeline into your planning, particularly if you are coordinating financing, international wire transfers, or a power of attorney from abroad.
10. Closing costs: budget correctly
Closing costs in Aruba are approximately 7% to 10% of the property value, depending on the transaction. These consist of transfer tax and notary fees. Transfer tax is 3% for values up to AWG 250,000 and 6% for values above that threshold. Notary fees for a transfer deed run 1%–2% of the value, and the same applies to a mortgage deed if financing is involved. Budget for these costs from the outset, they are the buyer's responsibility unless specifically negotiated otherwise (Numbers may change with time, for consideration, this was written on April 22nd, 2026).
The Bold Properties commitment
Every property Bold Properties represents has been through our own internal review before we bring it to a buyer. We flag permit issues, leasehold concerns, and title questions early, not after a deposit has been paid. We work with Aruba's most trusted notaries and attorneys, and we stay involved through every stage of your transaction.
Buying property in Aruba should feel exciting, not stressful. With the right preparation and the right team, it genuinely is.
