- Buying guide
Cost of living in Curaçao: housing, taxes and currency
- RealEstatesCuraçao
- 5 min read
Editorial · written by RealEstatesCuraçao
On this page8 sections
On this page8 sections
Understanding the cost of living in Curaçao is essential for anyone planning to move, retire, or invest on the island. This article explains the primary expenses associated with housing, including market prices for buying and renting, as well as the mandatory taxes and currency rules that affect homeowners and tenants.
Currency and exchange rates
The official currency of Curaçao is 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 of US$1 = 1.79.
Housing market costs
The cost of housing varies significantly based on the type of property and the region. According to data from RealEstatesCuraçao as of 9 November 2026, there were 1,324 active listings, consisting of 972 properties for sale and 352 for rent.
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Buying property
As of 9 November 2026, 831 properties for sale had a published asking price. The median asking price was US$659,000, and half of these prices lay between US$397,000 and US$997,000. The market includes various property types, such as apartments (247), villas (208), houses (197), and plots of land (146).
Asking prices differ by region. As of 9 November 2026, the median asking prices were:
- Jan Thiel Region: US$893,000 (based on 196 prices)
- Blue Bay & Piscadera Region: US$749,000 (based on 111 prices)
- Banda Abou Region: US$698,000 (based on 136 prices)
- Willemstad Region: US$669,000 (based on 130 prices)
- Mambo Beach Region: US$536,000 (based on 73 prices)
- Santa Rosa Region: US$441,000 (based on 101 prices)
- Hato Region: US$357,000 (based on 47 prices)
Renting property
For those choosing to rent, the costs depend on the size and location of the home. As of 9 November 2026, 272 rentals had a published monthly rent. The median monthly rent was US$1,820, and half of these rents lay between US$1,330 and US$2,510.
Costs and taxes when buying property
Buying a home in Curaçao involves several one-time costs and taxes that must be paid during the transfer of ownership.
Transfer tax
A transfer tax (overdrachtsbelasting) is levied on the deeds and judgments of transfer for real estate. This tax is 4% of the value of the property. The value used for this calculation is typically the agreed purchase price; however, if the purchase price is not stated in the deed or is considered too low by the Inspector, the general sales value may be used as the basis for the tax.
For more details on this fee, see our article on Property Transfer Tax in Curaçao.
The role of the notary
A notary is required to handle the legal transfer of property. The notary ensures that the deed is correctly drafted and that the transfer tax is paid. You can find more information about these procedures in our guide to The Notary in a Curaçao Property Purchase.
Annual homeowner expenses
Homeowners are responsible for recurring annual costs to maintain their property and comply with local laws.
Annual property tax (OZB)
Since 1 January 2014, property owners in Curaçao must pay an annual property tax (onroerendezaakbelasting, OZB). This tax replaced the previous land tax. The amount is based on a valuation of the property’s value in economic circulation, and it uses a bracketed tax rate. A final OZB assessment must be paid within 2 months of the date of the notice.
In cases where a building is located on leasehold (erfpacht) land owned by the Government of Curaçao, the lessee of the land is responsible for paying the OZB on the value of the building.
For a deeper explanation, visit our page on Annual Property Tax (OZB) in Curaçao.
Other costs
Depending on the property, owners may face additional costs such as homeowners association (VvE) fees for apartments or maintenance costs for villas. For a comprehensive list of things to consider when moving, refer to the Moving to Curaçao Checklist.
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.
Healthcare and insurance
Residents of Curaçao are subject to the basic health insurance (basisverzekering ziektekosten, BVZ) which came into effect on 1 February 2013. This provides uniform access to healthcare, including hospital admission and stay in the third class, medical specialist care, nursing, and pharmaceutical care. For prescriptions, the insured person pays a contribution of 1 Caribbean guilder per prescription line.
Certain groups are excluded from the BVZ, including those who already have a private insurance policy that provides at least the same coverage as the BVZ, and individuals who are not admitted to Curaçao without a temporary residence permit.
When to get professional advice
RealEstatesCuraçao is an independent property portal and does not provide investment, legal, or tax advice. You should consult the following professionals for specific guidance:
- Notary: For the legal transfer of property, drafting purchase agreements, and handling the land registry (Kadaster).
- Tax adviser: For questions regarding personal income tax, corporate tax, or the specific calculation of transfer taxes.
- Lawyer: For legal disputes, contract reviews, or complex residency permit applications.
- Government offices: For official information on residence permits (Admission Office) or property tax assessments (Belastingdienst).
Frequently asked questions
Does buying property in Curaçao give me residency?
Buying a home does not automatically grant residency. You must apply for a residence permit through the Admission Office based on specific objectives. For more information, see Does Buying Property Give You Residency in Curaçao?
How is the annual property tax calculated?
The annual property tax (OZB) is based on the value of the property in economic circulation. The government uses a bracketed tax rate to determine the final amount due.
What is the current currency in Curaçao?
The official currency is the Caribbean guilder (XCG), which became legal tender on 31 March 2025. It is pegged to the U.S. dollar at a fixed rate of US$1 = 1.79.
How much is the transfer tax when buying a home?
The transfer tax is 4% of the value of the property, typically based on the agreed purchase price or the general sales value if the purchase price is not stated or is considered too low.
Sources
- Caribbean guilder, Centrale Bank van Curaçao en Sint Maarten (caribbean-guilder.com) (opened 9 November 2026).
- Overdrachtsbelastingverordening 1908, Lokale wet- en regelgeving, overheid.nl (opened 9 November 2026).
- Introductie Onroerendezaakbelasting (OZB), Belastingdienst Curaçao (opened 9 November 2026).
- Basisverzekering ziektekosten (BVZ), Sociale Verzekeringsbank (SVB) Curaçao (opened 9 November 2026).
- Permit and declaration, Admission Office Curaçao (opened 9 November 2026).
- RealEstatesCuraçao, active listings on the portal, measured 9 November 2026 (our data).
