- Buying guide
Buying land in curaao: plots, erfpacht and the steps
- RealEstatesCuraçao
- 5 min read
Editorial · written by RealEstatesCuraçao
On this page8 sections
On this page8 sections
This guide explains the process of buying land in Curaçao, including the differences between freehold plots and erfpacht (leasehold) land, as well as the legal steps and taxes involved in the purchase.
Land market in Curaçao
As of 19 October 2026, there were 131 active listings for plots of land on the RealEstatesCuraçao portal. Of these, 74 listings had a published asking price.
The median of these 74 asking prices was US$204,000. Half of these asking prices lie between US$161,000 and US$463,000.
Asking prices vary by region. Based on data from 19 October 2026, the median asking prices for land in specific areas were:
- Jan Thiel Region: US$413,000 (based on 22 published prices)
- Banda Abou Region: US$199,000 (based on 20 published prices)
- Santa Rosa Region: US$172,000 (based on 14 published prices)
- Hato Region: US$184,000 (based on 7 published prices)
- Willemstad Region: US$366,000 (based on 5 published prices)
Freehold and erfpacht land
When buying land in Curaçao, you will encounter two main types of ownership: freehold and erfpacht.
Freehold land is owned outright by the seller. In contrast, erfpacht is a form of long-term leasehold where the land belongs to the government (domain land), but the user is granted the right to use it.
Under erfpacht conditions, the following rules apply:
- The user is responsible for all costs related to measuring, partitioning, and enclosing the land.
- The user must make proper use of the land. If the plot is not yet built upon, a plan for construction and fencing must be approved by the relevant island territory within six months of the registration of the deed.
- If buildings on erfpacht land are destroyed by fire or storm, the user must rebuild within one year.
- The government reserves the right to access the land, and such access must be granted by the user.
- The erfpacht right cannot be split without prior consent from the government.
The erfpacht right can be declared void by the Governor if the user performs prohibited acts or fails to comply with the conditions under which the right was granted. If the land is built upon, the government must organize a public sale of the erfpacht right and the buildings within six months after the right is declared void.
Steps to buying land in Curaçao
Buying a plot of land involves several legal and administrative steps to ensure the transfer of ownership is valid. The process typically begins with due diligence, where you verify the current owner and any burdens on the property.
You can check ownership and registration details through the Curaçao Land Registry (Kadaster). For a detailed guide on this process, see Curaçao Land Registry (Kadaster): Checking Ownership Before You Buy.
Once a price is agreed upon, the transaction is formalised through a notary. The notary is responsible for drafting the deed of transfer and ensuring all legal requirements are met. More information on this role is available in The Notary in a Curaçao Property Purchase: What They Do.
Costs and taxes for land purchase
Buyers must account for several costs during the acquisition of land. These include the agreed purchase price and various government taxes.
The property transfer tax is a significant cost. According to the Overdrachtsbelastingverordening 1908, this tax is four percent of the value of the property. This tax applies to the transfer of real estate, as well as the establishment or surrender of erfpacht rights.
For more details on these fees, refer to Property Transfer Tax in Curaçao: What You Pay When You Buy and Closing Costs When Buying Property in Curaçao.
After the purchase, owners are subject to an annual property tax known as onroerendezaakbelasting (OZB). This tax replaced the previous land tax on 1 January 2014. The OZB is based on the value of the property in economic circulation. For further explanation, see Annual Property Tax (OZB) in Curaçao: How It Works.
Payment and currency
Transactions in Curaçao are handled using the Caribbean guilder (XCG), which replaced the Netherlands Antillean guilder (ANG) on 31 March 2025. The Caribbean guilder is legally pegged to the U.S. dollar at a fixed exchange rate where 1.79 Caribbean guilders equal US$1.
Homes by budget
Homes for sale on Curaçao by budget
Asking prices in US$, exactly as each broker publishes them. Choose a budget to see the newest homes in that range.
When to get professional advice
Buying land involves complex legal and financial obligations. You should consult a notary for the drafting and registration of deeds, as they are required by law to formalise the transfer of property. A lawyer can provide assistance with due diligence and contract reviews.
For matters regarding the calculation of transfer taxes, annual property tax (OZB), or the financial implications of erfpacht, you should contact a qualified tax adviser. For questions regarding building permits and zoning laws, contact the government office concerned.
Frequently asked questions
How much is the transfer tax when buying land in Curaçao?
The property transfer tax is four percent of the value of the goods, as stated in the Overdrachtsbelastingverordening 1908.
What is the annual property tax for land?
The annual property tax is called onroerendezaakbelasting (OZB). It replaced the previous land tax on 1 January 2014 and is based on the value of the property in economic circulation.
Can I buy land that is owned by the government?
Yes, government (domain) land can be issued under erfpacht, which is a long-term leasehold right. According to the Landsverordening domaniale gronden, domain land may also be sold in freehold if it is in the interest of the country. Sales with a value exceeding 50,000 guilders typically require approval by landsverordening.
What happens if I do not build on my erfpacht plot?
Under the general conditions for the issuance of government lands in erfpacht, if a plot is not yet built upon, the user must have a construction and fencing plan approved by the relevant island territory within six months of the registration of the erfpacht deed.
What currency is used for property transactions?
The legal tender is the Caribbean guilder (XCG), which replaced the Netherlands Antillean guilder on 31 March 2025. The Caribbean guilder is legally pegged to the U.S. dollar at a fixed exchange rate of US$1 = 1.79 Caribbean guilders.
Sources
- Landsbesluit van 6 november 1952 no. 1: algemene voorwaarden voor de uitgifte van gouvernementsgronden in erfpacht, Overheid.nl lokale regelgeving (opened 19 October 2026).
- Overdrachtsbelastingverordening 1908 (Netherlands Antilles / Curaçao), art. 12: four percent of the value, Overheid.nl lokale regelgeving (opened 19 October 2026).
- Introductie Onroerendezaakbelasting (OZB), Belastingdienst Curaçao (opened 19 October 2026).
- Caribbean guilder, Centrale Bank van Curaçao en Sint Maarten (caribbean-guilder.com) (opened 19 October 2026).
- Landsverordening domaniale gronden, Gobièrnu di Kòrsou (gobiernu.cw) (opened 19 October 2026).
- RealEstatesCuraçao, active listings on the portal, measured 19 October 2026 (our data).
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