Buying Costs in Curaçao: Transfer Tax, Notary Fees and Example

When buying property in Curaçao, the purchase price is not the final amount you need. Transfer tax, the civil-law notary, registration and any mortgage-related expenses must be included in the budget. A realistic cost estimate protects your cash reserve and helps you compare properties at the same total investment.

What does “buyer’s costs” mean?

A property offered with costs payable by the buyer means that transaction charges are added to the agreed price. The exact amount depends on the property, the legal work and whether you use financing. Ask the notary or adviser for a current, itemised calculation; rates and circumstances can change.

Transfer tax in Curaçao

Under the Curaçao Transfer Tax Ordinance, transfer tax is four percent of the value that the ordinance uses as the taxable base. In an ordinary sale the purchase price is an important starting point, but the ordinance contains rules for situations in which a different value applies. Confirm the applicable tax, taxable base and any special treatment with the notary for your transaction. Do not calculate the reserve from an online percentage alone when the sale includes movable items, a company structure or another unusual element.

Notarial and registration costs

The notary researches title, prepares the deed, manages the financial settlement and registers the transfer. The estimate can include disbursements, searches, copies and registration charges. Ask whether powers of attorney, translations or additional legal documents create extra work. In Curaçao, the notarial fees for the most common deeds, such as the transfer deed and the mortgage deed, are set by the Joint Court of Justice, and 6% turnover tax (OB) is charged on the fee.

Additional mortgage costs

Financing usually adds a valuation, lender or advice costs and a separate notarial mortgage deed. Insurance and document requirements may also apply. The guide to mortgages in Curaçao explains the broader process for residents and non-residents.

Other costs to include

• Technical inspection or specialist investigations
• Currency-conversion and international-transfer costs
• Immediate maintenance, furniture and security
• Owners’ association or resort contributions
• Insurance and utility deposits
• Professional tax, legal or investment advice where relevant

Example for a purchase price of XCG 600,000

At four percent, transfer tax alone would be XCG 24,000. Notarial, registration, inspection and financing costs are added separately and depend on the file. This example is therefore not a quotation. Use it to understand why a buyer should keep a reserve above the purchase price, then request a current property-specific calculation.

Costs after transfer

Ownership also creates recurring expenses. Budget for property tax where applicable, insurance, utilities, preventive maintenance, garden and pool care, security and association fees. Curaçao’s property tax (onroerendezaakbelasting, OZB) is progressive: 0.4% on the first XCG 350,000 of the value, 0.5% on the part between XCG 350,000 and XCG 750,000 and 0.6% on the amount above that. Investors should calculate management, vacancy, cleaning and replacement costs before estimating net return.

Cost checklist before making an offer

1. Purchase price and included movable items
2. Transfer tax and notarial estimate
3. Mortgage and valuation expenses
4. Inspection and advisory costs
5. Immediate repairs and furnishing
6. Currency reserve and contingency
7. Monthly and annual ownership costs

Once the total budget is clear, you can compare the properties for sale in Curaçao within a responsible price range. Request buying advice for a search based on your complete budget.

Official sources

• Curaçao Transfer Tax Ordinance
• Curaçao Tax Authority property terminology
• Curaçao Tax Authority property tax FAQ (in Dutch)