- Buying guide
Mortgage in Curaçao for non-residents: process and costs
- RealEstatesCuraçao
- 5 min read
Editorial · written by RealEstatesCuraçao
On this page8 sections
On this page8 sections
Non-residents often wonder if they can obtain a mortgage in Curaçao to finance a property purchase. This guide explains the general process for securing financing as a non-resident and identifies the local entities that handle these transactions.
Mortgage options for non-residents
Non-residents can apply for mortgages in Curaçao, but the requirements and terms differ from those offered to local residents. Financing is typically handled by local commercial banks, though some buyers choose to use international lenders or private financing.
Because bank terms for non-residents are not standardised and can change based on the lender’s risk assessment, you should contact local banks directly to discuss current interest rates, loan-to-value ratios, and repayment terms. Be prepared to provide detailed proof of income and financial stability from your home country.
The mortgage application process
Securing a mortgage in Curaçao generally involves several administrative steps. While the specific requirements of each bank vary, the process typically includes these stages:
- Pre-qualification: Contacting a bank to determine the maximum loan amount you may be eligible for based on your income.
- Property valuation: Banks usually require a formal appraisal of the property by a certified appraiser to ensure the loan amount is supported by the market value.
- Document submission: Providing identification, tax returns, bank statements, and employment verification.
- Approval and offer: The bank issues a formal mortgage offer detailing the interest rate, duration of the loan, and any conditions that must be met before funding.
Once the mortgage is approved, the final loan agreement is typically signed and executed through a notary. For more information on the role of the legal professional in this process, see the notary in a Curaçao property purchase.
If you are still searching for a property to finance, you can browse all homes for sale or use the search and map tool to find listings in specific regions.
Costs associated with mortgages
When financing a property in Curaçao, the mortgage payment is only one part of the financial commitment. Buyers must also account for taxes and legal fees during and after the purchase.
A transfer tax is due upon the purchase of a property. According to the Overdrachtsbelastingverordening 1908, this tax is 4% of the value of the property. For detailed information on how this is calculated, see Property Transfer Tax in Curaçao.
After the purchase, owners are responsible for an annual property tax known as onroerendezaakbelasting (OZB). This tax replaced the previous land tax on 1 January 2014. You can find more details in our article about Annual Property Tax (OZB) in Curaçao.
Additional costs typically include notary fees for the deed of transfer and the mortgage deed, as well as the cost of the required property valuation. For a full breakdown of these expenses, refer to Closing Costs When Buying Property in Curaçao.
Roles in the financing process
Several different professionals are involved in securing and executing a mortgage for a non-resident:
- Local Banks: These institutions provide the capital and set the specific terms of the loan. They evaluate your creditworthiness and the value of the property.
- Certified Appraisers: These professionals provide the official valuation that banks use to determine the loan-to-value ratio.
- The Notary: In Curaçao, the notary is a mandatory part of the process. They handle the legal transfer of the property and register the mortgage against the title of the home to protect the lender’s interest.
- Real Estate Brokers: While brokers do not provide financing, they can help you find properties that fit your budget. You can view the brokers on the portal for assistance with your search.
Currency and payments
Property transactions and mortgage repayments are handled in local currency. As of 31 March 2025, the Caribbean guilder is the legal tender in Curaçao, replacing the Netherlands Antillean guilder. The Caribbean guilder is legally pegged to the U.S. dollar at a fixed exchange rate of US$1 = 1.79.
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When to get professional advice
Securing a mortgage as a non-resident involves legal and financial complexities that require professional guidance. You should consult the following experts during your purchase:
- A Notary: The notary is essential for the legal transfer of property and the registration of the mortgage deed. They ensure all documents are compliant with local laws.
- A Tax Adviser: A professional tax adviser can provide guidance on your personal tax obligations and how the purchase affects your financial status in both Curaçao and your home country.
- A Lawyer: If you have specific legal concerns regarding the property title or complex contract terms, a lawyer can provide independent legal representation.
Frequently asked questions
Can non-residents get a mortgage in Curaçao?
Yes, non-residents can apply for mortgages through local commercial banks in Curaçao. The specific terms and requirements depend on the lender’s policies and the applicant’s financial profile.
What is the property transfer tax rate?
According to the Overdrachtsbelastingverordening 1908, the transfer tax is 4% of the value of the property.
Is there an annual property tax?
Yes. Since 1 January 2014, owners are subject to the onroerendezaakbelasting (OZB), which is an annual property tax.
What currency is used for property payments?
The legal tender in Curaçao as of 31 March 2025 is the Caribbean guilder. It is pegged to the U.S. dollar at a fixed exchange rate of US$1 = 1.79.
Who handles the mortgage deed?
The notary is responsible for the legal execution of the property transfer and the registration of the mortgage deed.
Sources
- Overdrachtsbelastingverordening 1908, Lokale wet- en regelgeving, overheid.nl (opened 10 October 2026).
- Introductie Onroerendezaakbelasting (OZB), Belastingdienst Curaçao (opened 10 October 2026).
- Caribbean guilder, Centrale Bank van Curaçao en Sint Maarten (caribbean-guilder.com) (opened 10 October 2026).
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