- Legal & practical
Closing costs when buying property in Curaçao
- RealEstatesCuraçao
- 5 min read
Editorial · written by RealEstatesCuraçao
On this page9 sections
On this page9 sections
When buying a property in Curaçao, the purchase price is not the only cost. Buyers must account for various closing costs, including government taxes and professional fees. This article explains the specific charges associated with transferring real estate ownership in Curaçao to help you budget for your purchase.
Property transfer tax
A significant closing cost is the transfer tax (overdrachtsbelasting). According to the Overdrachtsbelastingverordening 1908, this tax is levied on deeds and judgments of transfer for real estate and ships. The rate is 4% of the value of the goods.
The tax is calculated based on the purchase price or the value in the register, whichever is higher. If there are additional obligations assumed by the buyer that have a monetary value, these are also included in the calculation. The tax is applied to each individual transfer.
For more detailed information on this specific tax, you can read our article: Property Transfer Tax in Curaçao: What You Pay When You Buy.
Notary and agent fees
A notary is required to handle the legal transfer of property in Curaçao. The notary ensures the deed is correct and manages the payment of the transfer tax to the government.
Regarding the costs for these services:
- Notary fees: There is no verified official tariff available. You must ask the notary for a quote based on your specific transaction.
- Real estate agent commission: There is no verified official tariff available. You must ask the broker or notary for details on how commissions are handled.
If you are looking for professional assistance to find a property, you can view the brokers on the portal.
The closing process and payments
The transfer of property in Curaçao is a legal process that concludes with the signing of the deed. The notary plays the central role in this procedure, acting as the official who registers the transfer and ensures all legal requirements are met.
The following steps typically occur during the closing process:
- Valuation: The tax authorities or the notary determine the value of the property to calculate the 4% transfer tax. If the purchase price is lower than the value in the official register, the higher value is used for the tax calculation.
- Payment of taxes: The transfer tax must be paid to the government before or during the registration process.
- Signing the deed: The buyer and seller sign the official transfer documents at the notary’s office.
- Registration: The notary registers the deed, which officially transfers ownership to the buyer.
Currency for payments
Payments in Curaçao are handled using the local currency. As of March 31, 2025, the legal tender is the Caribbean guilder (XCG), which replaced the Netherlands Antillean guilder (ANG). The Caribbean guilder is legally pegged to the U.S. dollar at a fixed exchange rate of US$1 = 1.79.
While many brokers publish asking prices in US$, the final settlement and government taxes are processed according to local currency regulations. As of 6 October 2026, the median asking price for properties listed on our portal was US$684,000, and half of these asking prices lay between US$380,000 and US$1,115,000, based on 648 properties with published prices.
Who pays what
The responsibility for paying closing costs is generally determined by the agreement between the buyer and the seller. However, certain obligations are standard:
- The Buyer: Typically pays the 4% transfer tax and the notary fees associated with the deed of transfer.
- The Notary: Responsible for calculating the correct tax amount and ensuring it is paid to the government.
If you are purchasing property as a non-resident, there may be additional steps involved in the process. You can find more information in our guide: Buying Property in Curaçao as a Foreigner: The Complete Guide.
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Annual property tax
After the closing process is complete, the owner of the property is responsible for an annual real estate tax known as onroerendezaakbelasting (OZB). This is a recurring tax levied on the value of the real estate.
The OZB replaced the previous ground tax (grondbelasting) on 1 January 2014. The tax is based on the economic value of the property, and a bracketed tariff system is applied. A final OZB assessment must be paid within 2 months of the date of the notice.
When to get professional advice
Real estate transactions involve legal and financial obligations. You should consult the following professionals to ensure your purchase is handled correctly:
- Notary: A notary is mandatory for the legal transfer of property and can provide a quote for their specific fees.
- Tax adviser: A local tax adviser can provide guidance on the OZB and how transfer taxes apply to your specific financial situation.
- Lawyer: A legal professional can assist with contract reviews and ensure all conditions of the sale are met.
Frequently asked questions
What is the transfer tax rate for buying property in Curaçao?
The transfer tax is 4% of the value of the property, as specified in the Overdrachtsbelastingverordening 1908.
Is there an annual tax on real estate in Curaçao?
Yes, owners must pay an annual property tax called onroerendezaakbelasting (OZB), which is levied on the value of the real estate.
What currency is used for property transactions in Curaçao?
The legal tender as of March 31, 2025, is the Caribbean guilder (XCG). It is pegged to the U.S. dollar at a fixed rate of US$1 = 1.79.
How is the value of a property determined for tax purposes?
For transfer tax, the value is based on the purchase price or the value in the official register, whichever is higher. For OZB, the tax is based on the value of the property in economic traffic.
Sources
- Overdrachtsbelastingverordening 1908 (Netherlands Antilles / Curaçao), art. 12: four percent of the value, Overheid.nl lokale regelgeving (opened 6 October 2026).
- Caribbean guilder, Centrale Bank van Curaçao en Sint Maarten (caribbean-guilder.com) (opened 6 October 2026).
- Onroerendezaakbelasting (OZB), Belastingdienst Curaçao (opened 6 October 2026).
- Tax in Curaçao (general guidance), VANEPS (law firm; not an official source) (opened 6 October 2026).
- Introductie Onroerendezaakbelasting (OZB), Belastingdienst Curaçao (opened 6 October 2026).
- RealEstatesCuraçao, active listings on the portal, measured 6 October 2026 (our data).
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