✨ Help Center ✨

Frequently Asked Questions

This FAQ page answers the most common questions about buying, renting, owning, and investing in property in Aruba. Whether you are a buyer, renter, investor, or property owner, these answers provide clear, practical guidance to help you move forward confidently.

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Buying Property
Taxes & Costs
Renting & Restrictions
Condominiums
Investment & Market
How MPG Helps

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Buying Property in Aruba

Can foreigners buy property in Aruba?

Yes. Foreigners can legally buy property in Aruba without residency or citizenship. The buying process is the same for residents and non-residents and is completed through a local notary to ensure proper registration and legal ownership.

Do I need residency to purchase real estate in Aruba?

No. Residency is not required to purchase real estate in Aruba. Non-residents are allowed to buy homes, condos, land, and commercial properties, provided the transaction follows local legal and notarial procedures.

What types of property ownership exist in Aruba?

Aruba offers two main ownership types: freehold (full ownership of land and structure) and leasehold (long-term renewable land lease, usually 60 years). Both options are common and available to non-residents.

Do I need to be in Aruba to complete the purchase?

Not necessarily. Many buyers complete purchases remotely by granting power of attorney. A local notary handles the legal transfer, allowing international buyers to complete the process without being physically present.

How long does the buying process take in Aruba?

The buying process typically takes 6 to 10 weeks after a purchase agreement is signed. Timing depends on due diligence, financing (if applicable), and notary scheduling.

Do I need an attorney to purchase property in Aruba?

An attorney is not required, as all real estate transactions are legally handled by a notary. However, some buyers choose legal advisors for additional guidance, especially for complex or commercial purchases.

Do I get a title when I buy real estate in Aruba?

Yes. Ownership is officially registered through a notarial deed, which serves as legal proof of ownership. This deed is recorded in Aruba’s public registry.

Taxes, Costs & Legal Basics

What are typical closing costs when buying property?

Closing costs usually range between 4% and 8% of the purchase price. These may include transfer tax, notary fees, and mortgage registration fees if financing is involved.

What property taxes apply in Aruba?

Aruba has an annual land tax based on property value. The first portion of the assessed value is tax-free, with a small percentage applied to the remaining amount. There are no recurring municipal property taxes.

Do I need to pay income tax in Aruba?

Income tax obligations depend on residency status and income source. Rental income and business activities may be taxable. Buyers should consult a tax professional for personalized advice.

Do I have to pay capital gains tax when selling property in Aruba?

Aruba does not impose a traditional capital gains tax on private property sales. However, tax obligations may vary depending on ownership structure or commercial activity.

Renting & Rental Restrictions

Are there restrictions on renting out property in Aruba?

Yes. Rental permissions depend on zoning, HOA rules, and property type. Some condominiums restrict short-term rentals, while others allow long-term leasing only. Verification is essential before renting.

How much do utilities cost in Aruba?

Utility costs vary based on property size, usage, and air conditioning. Electricity and water are typically higher than in some countries, so renters and owners should confirm average monthly costs in advance.

Condominiums & Developments

What should I know before buying a condominium in Aruba?

Condo buyers should review HOA rules, monthly fees, rental restrictions, maintenance responsibilities, and building management. These factors directly affect long-term costs, rental eligibility, and lifestyle suitability.

Investment & Market Questions

Is buying property in Aruba a good investment?

It depends on location, property type, and usage. Aruba attracts lifestyle buyers and long-term investors due to its stable market, tourism demand, and ownership rights for non-residents.

Can I build my own home in Aruba?

Yes. Buyers can purchase land and build a home, provided zoning regulations and permit requirements are met. Construction timelines and costs vary, and professional guidance is recommended.

How MPG Aruba Real Estate Helps

How does MPG Aruba Real Estate support buyers and owners?

MPG Real Estate Aruba provides hands-on, locally informed support to buyers, renters, and property owners throughout the entire real estate process in Aruba. Our role goes beyond sharing listings, we focus on verification, clarity, and guidance at every stage.

For buyers and renters, we confirm that properties are accurately represented, available, and compliant with local regulations. This includes explaining ownership structures, reviewing HOA rules and rental permissions, and clarifying zoning restrictions that may affect future use or investment plans.

For property owners, we assist with pricing guidance, market positioning, and understanding whether a property is best suited for sale or rental. We also help owners navigate listing requirements, inquiries from local and international clients, and transaction steps handled through a notary.

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Can’t find the answer you’re looking for? Please contact to our friendly team!

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✨Buyer’s Guide✨

Guidance for Buying Property in Aruba

At MPG Real Estate Aruba, we help buyers understand the practical steps, legal structure, and costs involved in purchasing property in Aruba. The information below outlines key considerations to help make the buying process clear and straightforward.

Security Deposit

0%

Years Leasehold

0

Closing Costs

4-8%

Weeks Process

6-10
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Preliminary Sale & Purchase Agreement

The buying process typically begins with a preliminary Sale/Purchase Agreement between the buyer and seller. This agreement outlines the basic terms and conditions of the transaction and confirms the seller's commitment to sell the property under the agreed terms.

In most cases, a security deposit of approximately 10% of the purchase price is required once the agreement is signed. To process this agreement, the notary will generally require:

  • A copy of the buyer's valid identification
  • Completed sale and personal information forms
  • Proof of the security deposit payment
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Closing Costs and Buyer Expenses

When purchasing property in Aruba, buyers should budget for closing costs, which typically range between 4% and 8% of the purchase price. These may include:

  • A copy of the buyer's valid identification
  • Completed sale and personal information forms
  • Proof of the security deposit payment
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Freehold vs. Leasehold (Lease Land)

In Aruba, properties may be purchased as freehold or leasehold:

Freehold

Ownership includes full ownership of both the land and the structure.

Leasehold

Properties are built on government-owned land and come with renewable long-term leases, typically for 60 years, subject to an annual lease fee.

Both ownership types are common, and many non-residents successfully purchase leasehold properties.

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Property Taxes in Aruba

The primary annual property tax in Aruba is land tax, which is generally calculated based on the property's purchase value. A portion of the value is tax-exempt, with a modest rate applied to the remaining amount. Land tax obligations are typically lower compared to many other countries.

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How MPG Real Estate Aruba Helps

Our role is to guide buyers through each stage of the process by explaining ownership options, costs, legal steps, and timelines clearly before any commitment is made. We work closely with notaries and other professionals to help ensure a smooth and well-informed transaction.

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Condominiums in Aruba

Aruba offers a wide range of condominium developments, including new projects and established communities. When purchasing a condo, buyers should carefully review:

  • Monthly HOA and maintenance fees
  • Amenities and shared facilities
  • Building management and upkeep
  • Rental permissions and restrictions

Our team assists buyers in evaluating these factors to ensure the condo aligns with their lifestyle or investment goals.

Need Personalised Guidance?

If you have questions about buying property in Aruba or want advice based on your
specific situation, our local team is available to help.

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