One of the first questions we hear from international buyers is: "Can I actually buy property here if I don't live in Aruba?" The answer is simple, yes, absolutely. And the process is more straightforward than most people expect.
Here is everything you need to know.
You have the same rights as a local buyer
There are currently no restrictions on foreigners acquiring real estate in Aruba. The purchasing process is the same for residents and non-residents. Whether you are buying from the United States, Canada, Europe, or South America, you can purchase, own, sell, and mortgage property here with full legal protection.
Property land or lease land: know the difference
There are two types of land in Aruba. Property land is owned outright by the owner of the deed. Leased land belongs to the government and is leased to individuals, typically for 60 years with the option to renew. Most of the island's most popular beachside neighbourhoods, including Palm Beach, Malmok, and Eagle Beach, are lease land. This is not a drawback, it simply means understanding what you are buying. Our team explains this clearly for every transaction we handle.
You can get a local mortgage
Banks such as Aruba Bank, CMB, and RBC Royal Bank offer non-resident mortgages. Foreign buyers typically need a 40% down payment and must provide proof of income, credit history, and bank references. For a non-resident mortgage loan, the bank can finance up to a maximum of 65% of the purchase price or construction costs of the property. Some buyers also explore financing from their home country. Either way, it is worth speaking to a local financial advisor early in the process.
Transfer tax applies at purchase
Transfer tax is charged at a flat rate, 3% for property values up to AWG 250,000, and 6% for property values exceeding AWG 250,000. All transactions are overseen by a notary who prepares and verifies the legal documents. Buyers are also responsible for notary fees and registration costs.
No capital gains tax: ever
There is no capital gains tax in Aruba. If you make a profit by selling a property, you do not need to pay tax on that gain. This is one of the most investor-friendly aspects of owning property on the island.
You can stay for 180 days per year, no questions asked
When you become a non-resident homeowner, you have the right to live on the island for 180 days per year. If you want to stay longer or apply for residency, that is a separate process through the immigration authority (DIMAS), and property ownership can support your application.
You can rent your property out
Foreign owners can rent properties, including short-term vacation rentals (depending on zoning laws and other regulations). Vacation rental licenses may be required in certain zones, and rental income is taxable under Aruban law. Given the island's average 78% short-term rental occupancy rate, this is one of the most compelling reasons international buyers are drawn to the Aruban market.
The Bold Properties difference
Buying property from abroad can feel daunting, but it does not have to be. At Bold Properties Aruba, we have guided buyers from dozens of countries through every step of the process, entirely remotely when needed. We handle the search, the negotiation, the notary liaison, and the move-in, so all you have to do is say yes.
