Buying New-Build Property in Curaçao: Projects, Guarantees and Completion

In brief

Verify the developer, land position, permits and contractual parties.
Read the technical specification and list every included and excluded item.
Connect instalments to verifiable construction progress and document completion defects.

New-build property in Curaçao can provide modern installations, efficient layouts and less immediate maintenance. The buyer may, however, commit before the building is complete. The contract, technical specification, permits, payment schedule and developer’s track record therefore matter as much as the artist impressions.

Identify what you are buying

Establish whether the agreement covers land plus a construction contract, an apartment right under development or a completed home. Identify the seller, developer, contractor and landowner, and understand which party is responsible for each promise. Check whether shared facilities and infrastructure are part of the same delivery timetable.

Review the developer and project team

Ask for completed reference projects, company details, professional advisers and the planned supervision process. Visit previous developments where possible and speak with owners about completion, aftercare and association costs. A strong presentation is not a substitute for documented experience and responsibilities.

Land, zoning and permits

Confirm the land right, cadastral position, permitted use and building approvals. Review conditions attached to the permit and whether construction matches the approved design. In a resort or apartment complex, request the draft division deed, association budget and private regulations before signing.

Read the technical specification carefully

The specification should describe structure, finishes, windows, doors, kitchens, sanitary ware, electrical capacity, air-conditioning preparation, water heating, drainage, outdoor works and shared facilities. Record brands, quality levels and quantities where they affect value. Ask what happens if a named product is unavailable and how equivalent quality is determined.

Know what the price includes

Clarify taxes and notarial costs, utility connections, landscaping, parking, pool, fencing, appliances, lighting, internet preparation and association start-up costs. Prepare a separate budget for upgrades, furnishing, window coverings and work needed before occupation or rental.

Payment schedule and buyer protection

Instalments should correspond to clear construction milestones. Understand who confirms progress, where funds are held and what remedies apply to delay or non-performance. Obtain independent legal advice on cancellation, force majeure, price adjustments, completion dates and guarantees.

Variations and additional work

Agree a written procedure for buyer changes. Each variation should state price, tax, specification and effect on the schedule before approval. Late design changes can be disproportionately expensive and create disputes at completion.

Financing and valuation

Lenders may release funds in stages and require a valuation, permits, plans and construction information. Discuss the process early in the guide to mortgages in Curaçao. Ensure the contractual payment dates work with the lender’s approval and drawdown procedure.

Completion and defects

Inspect the property before accepting completion. Create a written and photographed defects list covering finishes, installations, doors, windows, drainage, waterproofing and agreed variations. Record deadlines for correction, warranties, manuals, keys, meter readings and transfer of association documents.