- Legal & practical
Due diligence checklist for buying property in curaao
- RealEstatesCuraçao
- 5 min read
Editorial · written by RealEstatesCuraçao
On this page9 sections
On this page9 sections
When buying property in Curaçao, conducting thorough due diligence helps you understand the legal status of a home and the costs associated with ownership. This guide provides a checklist to help you identify which documents to verify and what financial obligations to consider before signing a purchase agreement.
Essential property documents to verify
Before proceeding with a purchase, you must confirm that the property is legally sound and free of undisclosed encumbrances. You should work with a notary to verify the following:
- The title deed: This confirms who owns the property and if there are any restrictions on the sale.
- Building permits: Ensure all structures on the land have been officially approved by the government.
- Zoning laws: Check if the land is designated for residential, commercial, or agricultural use.
- Easements: Identify if other parties have legal rights to use parts of the property, such as for utility access or shared driveways.
For more information on the role of the legal professional in this process, see the notary in a Curaçao property purchase.
Financial due diligence and taxes
Understanding the tax obligations is a critical part of your checklist. In Curaçao, there are two primary taxes related to property ownership and transfer:
- Transfer tax: According to the Overdrachtsbelastingverordening 1908, the transfer tax is 4% of the value of the property. You can find more details in our article on property transfer tax in Curaçao.
- Annual property tax: The onroerendezaakbelasting (OZB), which replaced the ground tax on 1 January 2014, is an annual tax based on the economic value of the property. More information is available in our guide to annual property tax (OZB) in Curaçao.
You should also verify if there are any outstanding utility bills or homeowners association (VvE) fees that the seller must settle before the transfer of ownership.
For a complete breakdown of these and other expenses, visit our guide on closing costs when buying property in Curaçao.
Steps for conducting due diligence
Following a structured process ensures that you do not overlook critical legal or financial details. These steps are typically followed when evaluating a property:
- Review the listing: Check the asking price and property details. As of 12 October 2026, based on 687 properties with published prices, the median asking price in Curaçao was US$695,000, with half of the asking prices lying between US$385,000 and US$1,121,000.
- Request a property folder: Ask the broker or seller for all available documentation, including title deeds and recent tax assessments.
- Physical inspection: Hire a professional to inspect the structure for damage and verify that the physical boundaries match the land registry.
- Legal verification: Engage a notary to perform a search in the public registers to ensure there are no mortgages or liens registered against the property.
- Financial audit: Confirm that all annual onroerendezaakbelasting (OZB) payments are up to date.
Who is responsible for what
Different professionals handle specific parts of the due diligence and transfer process:
- The Broker: Provides the initial property information and facilitates communication between the buyer and seller. You can find a list of the brokers on the portal.
- The Notary: This is the central legal figure in a Curaçao property transaction. The notary verifies the title, handles the transfer of ownership, and ensures that taxes are paid to the government.
- The Buyer: Responsible for securing financing and paying the transfer tax, which is 4% of the property value according to the Overdrachtsbelastingverordening 1908.
- The Seller: Responsible for providing accurate documentation and clearing any outstanding debts tied to the property.
Currency and payment considerations
When calculating your budget and paying fees, be aware of the local currency. The Caribbean guilder replaced the Netherlands Antillean guilder as legal tender on 31 March 2025. The Caribbean guilder is legally pegged to the U.S. dollar at a fixed exchange rate of US$1 = 1.79.
If you are a non-resident, you may need to investigate specific financing options. For details on this, see our guide on getting a mortgage in Curaçao as a non-resident.
Homes by budget
Homes for sale on Curaçao by budget
Asking prices in US$, exactly as each broker publishes them. Choose a budget to see the newest homes in that range.
Due diligence checklist summary
To ensure a secure purchase, use this final list of requirements to verify before the closing date:
- Confirmation that the property is free of mortgages or liens.
- Verification that all building permits for existing structures are in place.
- Confirmation of the property’s zoning status.
- Proof that the annual onroerendezaakbelasting (OZB) is paid.
- Calculation of the 4% transfer tax based on the property value.
When to get professional advice
Due diligence involves legal and financial complexities that require certified experts. You should contact the following professionals:
- A Notary: Essential for verifying titles, searching the public registry, and executing the official transfer of ownership.
- A Lawyer: Recommended for reviewing purchase agreements and handling complex legal disputes or contract negotiations.
- A Tax Adviser: Necessary for understanding your personal tax obligations, exemptions, or the impact of property ownership on your global income.
Frequently asked questions
What is the transfer tax in Curaçao?
According to the Overdrachtsbelastingverordening 1908, the transfer tax is four percent of the value of the property.
What is OZB in Curaçao?
OZB stands for onroerendezaakbelasting. It is an annual property tax that replaced the ground tax on 1 January 2014. It is based on the economic value of the property.
What is the local currency for property payments?
The legal tender is the Caribbean guilder, which replaced the Netherlands Antillean guilder on 31 March 2025. It is pegged to the U.S. dollar at a fixed exchange rate of US$1 = 1.79.
How much do properties cost in Curaçao?
As of 12 October 2026, based on 687 properties with published asking prices, the median price was US$695,000. Half of these asking prices were between US$385,000 and US$1,121,000.
Sources
- Overdrachtsbelastingverordening 1908 (Netherlands Antilles / Curaçao), art. 12: four percent of the value, Overheid.nl lokale regelgeving (opened 12 October 2026).
- Introductie Onroerendezaakbelasting (OZB), Belastingdienst Curaçao (opened 12 October 2026).
- Caribbean guilder, Centrale Bank van Curaçao en Sint Maarten (caribbean-guilder.com) (opened 12 October 2026).
- RealEstatesCuraçao, active listings on the portal, measured 12 October 2026 (our data).
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