Aruba: What Buying Property Costs in 2026

Closing costs on an Aruba home are about 5% to 8% of the price, led by a 3% or 6% transfer tax and notary fees near 2%, as at October 2026. Non-residents pay 0.6% land tax a year.

Key takeaways

Transfer tax: 3% up to AWG 250,000 (about US$140,000) and 6% above, paid by the buyer through the notary. Sources disagree on whether 6% applies to the whole price.
Notary fees: About 2%, made up of 1% for the transfer deed and 1% for a mortgage deed.
Total: Agencies quote total closing costs of 5% to 8%, or 7% to 10%, depending on value and buyer status.
Land tax: Non-residents pay a flat 0.6% of appraised value a year.
Financing: Non-residents should expect a down payment of 40% to 50%, according to one 2026 guide.

Legal framework

Aruba is an autonomous constituent country of the Kingdom of the Netherlands (since 1986), with its own parliament, prime minister and courts. Foreign policy and defence are Kingdom matters. Residents hold Dutch nationality, but Aruba is outside the European Union and the Schengen Area and sets its own entry rules. The currency is the Aruban florin, pegged at 1.79 to the US dollar. In practice, the notary collects the transfer tax at closing, and the whole process usually takes two to three months.

Key facts

Legal framework: Aruba is an autonomous constituent country of the Kingdom of the Netherlands (since 1986), with its own parliament, prime minister and courts. Foreign policy and defence are Kingdom matters. Residents hold Dutch nationality, but Aruba is outside the European Union and the Schengen Area and sets its own entry rules. The currency is the Aruban florin, pegged at 1.79 to the US dollar. (Verified)
Transfer tax: 3% up to AWG 250,000 and 6% above; whether 6% applies to the whole price or only the excess is unclear (Disputed)
Notary fees: about 2% of the price (1% transfer deed plus 1% mortgage deed); 1% to 2% for each deed in another source (Corroborated)
Total closing costs: 5% to 8% (one agency), 5% to 9% (another), 7% to 10% (a third) (Disputed)
Annual land tax for non-residents: a flat 0.6% of appraised value (Corroborated)
Annual land tax for residents: progressive; about 0.4% after a deduction in older sources (Disputed)
Erfpacht lease fee: an annual fee, quoted at US$200 to US$600 in an older source; the 60-year lease renews automatically in that source (Estimate)
Mortgages for non-residents: local banks lend; expect a down payment of 40% to 50% (Estimate)
Tax on residents: worldwide income taxed at 7% to 59% in an older source; capital gains taxed at the same rates (Estimate)
Inheritance by non-residents: 8% transfer tax on inherited property, in older sources (Estimate)

What buying costs

In Aruba, the buyer pays transfer tax and notary fees at closing. Transfer tax is 3% on property valued up to AWG 250,000, about US$140,000, and 6% on higher values, and it is charged on the higher of the tax department's appraisal and the price. Several agencies describe the 6% as applying to the whole price once it passes AWG 250,000, while one describes it as applying only to the part above. The notary, required by law, charges about 2% in all: 1% for the transfer deed and 1% for the mortgage deed if you borrow, though another agency quotes 1% to 2% for each deed. Total closing costs are quoted at 5% to 8% by one agency, 5% to 9% by another and 7% to 10% by a third.

What owners pay each year

Non-residents pay a flat annual land tax of 0.6% of the property's appraised value, according to several agencies. Residents pay a progressive rate, quoted as 0.4% after a deduction of about US$33,700 in older sources and 0.4% from AWG 500,000 and 0.6% from AWG 750,000 in a 2026 agency guide. If the home is on erfpacht land, an annual lease fee applies, quoted at US$200 to US$600 in an older source.

Financing and taxes on residents

Local banks lend to non-residents, who should expect to put down 40% to 50%. An undated retirement guide says residents are taxed on worldwide income at 7% to 59% and capital gains at the same rates, and that non-residents who inherit Aruban property pay an 8% transfer tax. Those figures come from older sources and should be checked before use.

What it costs to live there

No reliable cost-of-living data for Aruba was found in this research, so none is given. Ask local agents and residents for current rents, electricity and grocery costs before relying on any figure.

Worked example: closing costs on a AWG 400,000 purchase

AWG 400,000 is about US$223,000 at 1.79. Transfer tax is AWG 24,000 if 6% applies to the whole price, or AWG 16,500 if 3% applies to the first AWG 250,000 and 6% to the remaining AWG 150,000. Notary fees at about 2% are AWG 8,000 including a mortgage deed. The total is about AWG 24,500 to AWG 32,000, or 6.1% to 8%. This is our calculation from the figures above, not a published total.

Where sources disagree

Transfer tax method: 6% on the whole price above AWG 250,000 (most agencies) or 6% only on the difference (one). The AWG 7,500 gap on a AWG 400,000 purchase makes it worth asking.
Closing costs: 5% to 8%, 5% to 9% and 7% to 10% across three agencies.
Resident land tax: the rates and deduction differ between older sources and a 2026 agency guide.
Older figures: the lease fee, income tax rates and inheritance tax come from older or undated sources.

Who this suits, and who it does not

Suits: Buyers who want a purchase on the same terms as locals and can budget about 5% to 8% in closing costs.

Does not suit: Buyers who need exact closing costs in advance, because the transfer tax method is unclear, or who need a non-resident mortgage with a low deposit.

Questions and answers

How much are closing costs when buying property in Aruba?

About 5% to 8% of the price, according to one agency, made up of transfer tax (3% or 6%) and notary fees of about 2%.

How much is transfer tax in Aruba?

3% up to AWG 250,000 (about US$140,000) and 6% above. Sources disagree on whether 6% applies to the whole price or only the excess.

Do non-residents pay property tax in Aruba?

Yes. Non-residents pay a flat 0.6% of appraised value a year, according to several agencies.

Can non-residents get a mortgage in Aruba?

Yes, from local banks, who typically ask for a 40% to 50% down payment, according to one 2026 guide.

Do I need a notary to buy property in Aruba?

Yes. A notary is required by law, draws up the deed, checks title and collects the transfer tax.

Related guides

About the data

Figures are the latest available as of October 2026. Next review due January 2027.
This guide draws on 7 sources: 7 agency, adviser or other published source.
4 figure(s) are marked Estimate and 3 Disputed; see Where sources disagree.
Fact statuses: Verified means stated by a primary or official source (Verified (see note) adds a caveat). Corroborated means several independent sources agree, but no primary source was found. Estimate means a single source, an agency figure or an asking price. Disputed means sources conflict. Calculated by Pan Caribbean means our own arithmetic from the figures shown.

Sources and checks

Aruba Real Estate: advice on buying a property (agency, adviser or other published source)
Bold Real Estate Aruba: all about taxes (agency, adviser or other published source)
Century 21 Aruba: buying property in Aruba (agency, adviser or other published source)
SIRES Aruba: taxes and costs in Aruba real estate (agency, adviser or other published source)
Homes Go Fast: Aruba buyer's guide 2026 (agency, adviser or other published source)
Retire in the Caribbean: retire in Aruba (agency, adviser or other published source)
CC Real Estate Aruba: FAQ (agency, adviser or other published source)

About Pan Caribbean

Pan Caribbean is a property listing portal and market data platform covering 23 markets across the Caribbean. Buyers, investors, agents and developers can search, compare and research property throughout the region, all in one place.

This guide gives general information, not legal, tax or financial advice. Pan Caribbean is not an estate agent or broker and does not act in any sale or purchase. Confirm the details with a licensed local adviser before acting.

Aruba:
What Buying Property Costs in 2026