How you actually own property across the Dutch Caribbean — and the one thing to check before you make an offer.
Land on Aruba, Bonaire and Curaçao is held in one of two ways. Knowing which — and its terms — matters more than almost anything else on the listing.
You own the land and the building outright — no ground rent, no lease term to watch, and the cleanest path to a mortgage. This is full ownership, in perpetuity.
You own the building and lease the land, usually on long terms (commonly around 60 years, often extendable), against a modest annual ground rent — a "canon." Always confirm the remaining term and the canon before you offer: a short lease, or a canon due for revision, affects both value and financing.
On all three islands, buyers of any nationality purchase on the same terms as locals — no special permit is required (subject only to standard sanctions and anti-money-laundering checks).
The islands run on the Dutch legal system, with the same civil-law notary, land registry and title protection you would expect in the Netherlands.
Every transfer is executed by an impartial civil-law notary (notaris) — not one side's lawyer — who verifies title, holds the funds safely and registers the deed.
Ownership, mortgages and the tenure type are all recorded at the public land registry (Kadaster). Ownership passes only on registration of the deed of transfer.
Buying a home does not grant the right to live on the island. Residency is a separate permit process that depends on your nationality.
Bonaire trades in US dollars; Curaçao and Aruba use the guilder / florin, pegged to the dollar — so prices are stable in dollar terms.
How many years are left on the erfpacht, and whether it is renewable or extendable on request. A short remaining term can complicate financing and resale.
The annual ground rent, and when it is next due for revision — a canon that resets can change your running costs. Ask for the current figure in writing.
Whether the lease can convert to freehold, and any conditions attached (for example, restrictions on selling undeveloped leased plots). Your notary confirms all of this from the Kadaster.
Yes — on all three islands, buyers of any nationality own on the same terms as locals, with no permit required (subject to standard sanctions/AML screening).
Eigendom is full freehold of land and building. Erfpacht is a long lease of the land while you own the building — typically long-term and usually extendable, with a modest annual ground rent (canon).
Not at all — many desirable homes are on erfpacht. What matters is the remaining term and the canon; check both before you offer, and your notary will confirm them from the Kadaster.
An impartial civil-law notary (notaris) — a neutral public official who verifies title, holds funds in escrow, executes the deed and registers it at the Kadaster.
Every listing shows its tenure clearly, and each one is checked before it goes live.