Should you buy a house that is already there, or buy a building lot and build your own? Both are common on Curaçao, and both can be a good choice. Right now our map shows around 450 houses and more than 170 building lots for sale, from 45+ realtors. This article puts the two routes side by side, with the questions to ask before you choose.
Buying an existing house
The big advantage: you see what you get. You can walk through the house, check the state it is in and know the price before you commit. Once the sale is done at the notary, you can move in or rent it out without waiting for a builder. The median asking price of a house for sale on our map is $805,000 today; see a selection on our homes for sale page.
On top of the price, expect one-time buying costs of typically 5-7%: transfer tax (usually 4%), notary fees and a land registry fee. With an older house, also budget for repairs or a renovation, and have the house inspected before you sign.
Building your own house
Building gives you a home that is exactly what you want: your layout, your view, your materials. But it takes longer, and you make many more decisions along the way. It starts with a plot: our land page shows building lots for sale and what they cost today.
Then you need a building permit: on Curaçao no construction work may be done without a permit from the government, which checks your plans against the island's building rules. What you may build also depends on the zoning, because the island development plan (the EOP, from 1995) sets what land may be used for. And a resort or gated development can have its own building rules on top of that.
Check the plot before you buy it
- Eigendom or erfpacht? With eigendom you own the land. With erfpacht (a long lease) you use land that in most cases belongs to the government, for a yearly fee (the canon), and the lease contract can say what the land may be used for. About one-third of properties on the island are erfpacht. Let a notary check which one applies.
- Zoning: ask what the plot may be used for, and how big and how high you may build.
- Water and electricity: on Curaçao both come from Aqualectra. Ask whether the plot is already connected, and if not, what a connection costs.
- Resort rules: in a resort or gated development, ask for the building rules and the monthly service costs before you make an offer.
- Access: check that the plot can be reached by a proper road.
Which one suits you?
Buying an existing house usually suits you if you want to move soon, live far away while you buy, or want to know the total cost up front. Building suits you if you have a clear picture of your dream home, the time to see it through and people on the island you trust: an architect, a contractor and someone who checks the work while you're away. Not sure yet? Compare houses and lots in the same area on our map, which shows every listing with its price. Our guide to buying a house in Curaçao explains the buying process step by step.
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Find your new homeThis article is general information, not legal, tax or construction advice. Rules, permits and prices change, so check the details with the realtor, a local notary and the Curaçao authorities before you decide.