- Legal & practical
Annual property tax (OZB) in Curaçao: how it works
- RealEstatesCuraçao
- 4 min read
Editorial · written by RealEstatesCuraçao
On this page8 sections
On this page8 sections
If you own or plan to buy property in Curaçao, you will encounter the annual real estate tax. This article explains how the Onroerendezaakbelasting (OZB) works, who is responsible for paying it, and how the government determines the value of a property for tax purposes.
What is OZB
Onroerendezaakbelasting, commonly known as OZB, is the annual property tax in Curaçao. It replaced the previous land tax (grondbelasting) on 1 January 2014. This tax is levied based on the value of the real estate and is charged to the owner of the property.
The tax system uses a bracketed tariff (schijventarief). In cases where a building is located on land owned by the Government of Curaçao, the person renting the land is responsible for paying the OZB on the value of the building.
Some exemptions exist for OZB, including government sports facilities and sports grounds managed by non-profit foundations that do not make a profit. Natural areas open to the public may also be exempt, provided they have approval from the Minister.
How property valuation works
The OZB is calculated based on the value of the property in economic circulation. The government uses five-year periods to determine these valuations.
For example, for the first five-year period from 1 January 2014 to 31 December 2018, the tax was based on the price level as of 1 January 2014. Under normal circumstances, this determined value remains valid for five years.
Once a final OZB assessment is issued, it must be paid within two months of the date on the document. It is no longer possible to obtain a tax waiver due to long-term vacancy of the property.
For more information on the costs associated with acquiring a home, you can read about closing costs when buying property in Curaçao or the property transfer tax.
Paying the OZB
The Belastingdienst Curaçao is the government office responsible for collecting property taxes. Property owners receive an assessment (aanslag) which specifies the amount due based on the government’s valuation of the property.
Payment must be made within two months of the date on the assessment. The Belastingdienst provides a digital portal where taxpayers can manage their affairs, change their address, and access their message box. To use these digital services, a login account with two-factor authentication (2FA) is required.
Costs and currency
The exact OZB rate is not published as a single fixed number because it depends on the value of the property and the applicable bracketed tariff. The Belastingdienst provides a calculator on its website for owners to estimate their specific tax burden.
Tax payments are handled in the local currency, the Caribbean guilder (XCG). This currency 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.
Who to contact for guidance
Because tax laws can change, the government suggests using official publications from the Ministry of General Affairs (Ministerie van Algemene Zaken) for the most current laws and regulations.
RealEstatesCuraçao does not provide tax, legal, or investment advice. For specific questions regarding your property’s valuation, tax obligations, or how to apply for exemptions, you should contact:
- A licensed notary
- A qualified tax adviser
- A lawyer
- The Belastingdienst Curaçao
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When to get professional advice
Property taxes and valuations can be complex, especially for non-residents or those buying through a legal entity. You should consult a professional in the following situations:
- When you need to verify if a property is eligible for an OZB exemption.
- If you wish to challenge a government valuation of your property’s economic value.
- When calculating the total annual carrying costs for an investment property.
- Before signing a purchase agreement to understand how the transfer of ownership affects tax liabilities.
For these matters, contact a licensed notary, a qualified tax adviser, or a lawyer. You may also contact the Belastingdienst Curaçao for official government documentation.
Frequently asked questions
How often is property valued for OZB?
The government uses five-year periods for valuation. For example, the value determined on 1 January 2014 remained valid for five years until 31 December 2018.
Who pays the property tax on buildings on leased government land?
If a building is located on land owned by the Government of Curaçao, the person renting that land is responsible for paying the OZB based on the value of the building.
Can I get a tax waiver if my home is empty?
No. According to the current OZB rules, it is no longer possible to obtain a tax waiver based on long-term vacancy of the property.
What currency is used to pay property taxes in Curaçao?
Taxes are paid in the Caribbean guilder (XCG), which became legal tender on 31 March 2025. The currency is pegged to the U.S. dollar at a rate of US$1 = 1.79.
How long do I have to pay my OZB bill?
A final OZB assessment must be paid within two months of the date printed on the document.
Sources
- Onroerendezaakbelasting (OZB), Belastingdienst Curaçao (opened 7 October 2026).
- Tax in Curaçao (general guidance), VANEPS (law firm; not an official source) (opened 7 October 2026).
- Introductie Onroerendezaakbelasting (OZB), Belastingdienst Curaçao (opened 7 October 2026).
- Belastingdienst Curaçao, Belastingdienst Curaçao (opened 7 October 2026).
- Caribbean guilder, Centrale Bank van Curaçao en Sint Maarten (caribbean-guilder.com) (opened 7 October 2026).
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