Buying a house in Curaçao with a mortgage? Local banks lend to people who live on the island and, on their own terms, to buyers who live elsewhere, such as in the Netherlands or the US. How much you can borrow differs per bank and depends a lot on where you live, and the mortgage has its own costs and its own place in the buying process. This article explains how it works from the buyer's side, with a link to the source of every fact, so you know where you stand before you make an offer.
How much will a bank lend?
That depends on your income, your finances and the bank. According to Moret Real Estate, banks usually lend about 70% of the purchase price, and they can lend foreigners less. Some banks advertise more for residents: RBC up to 90%, and Banco di Caribe says even 100% financing is possible. If you don't live on the island, plan for a much bigger share of your own money: RBC's conditions for non-residents (on its page for ten Caribbean countries, Curaçao included) are at most 65% financing over at most 15 years. For residents, terms run up to 30 years at RBC and Banco di Caribe, and MCB mentions up to 35 years (until age 65). That makes your own money the first number to work out, before the interest rate. An example: at today's median asking price of a house on our map, $780,000, 70% financing means you bring 30% of the price yourself, and the buying costs come on top of that: about 6-7% of the price according to Moret Real Estate, and 6-8% according to At Home Curaçao.
What the bank wants to see
Every bank has its own list, but expect to show who you are, what you earn and what the house is worth. RBC, for example, asks for an employment letter, two forms of photo ID and a valuation report, and Banco di Caribe asks for an appraisal report that is not older than one year. The notary will also look at where your money comes from: notaries in Curaçao must report unusual transactions to the Financial Intelligence Unit (FIU Curaçao), the anti-money-laundering authority. Have your papers ready early, so the bank never has to wait for you.
What the bank takes as security
First of all the house itself: at RBC the security is a registered first mortgage on the property, and the mortgage deed is registered at the Land Registry (Kadaster), according to At Home Curaçao. Banks can also ask for insurance. RBC's conditions include a life insurance policy for at least the mortgage amount, assigned to the bank, and home insurance on the property, and Banco di Caribe offers a life mortgage: a mortgage combined with life insurance. Ask for these premiums when you compare offers, because they're part of your monthly costs.
What a mortgage costs on top of the price
- Appraisal: the bank needs an appraisal report of the house. According to Moret Real Estate the buyer pays for it, and the bank gives you a list of appraisal companies to choose from.
- The mortgage deed: the notary registers the mortgage deed at the Land Registry, and At Home Curaçao puts the costs of registering it at 0.5-1% of the mortgage amount.
- Bank charges and insurance: Banco di Caribe's mortgage calculator leaves out possible bank charges and insurance premiums, so ask every bank for all its costs in writing, together with the rate.
The right order: bank, offer, notary
- Talk to a bank first: ask how much it would lend you and which papers it needs, before you fall in love with a house.
- The purchase agreement: it must be in writing, and as a private buyer you have 3 full days to back out without giving a reason. If you committed to borrowing money for the purchase, that commitment ends too when you back out in those days. The agreement can also include a condition for not getting the financing: if that happens, the purchase is dissolved and you get your deposit back (At Home Curaçao). Ask the realtor or notary to include it.
- The deposit: you pay at most 10% of the price into the notary's escrow account (At Home Curaçao, Moret Real Estate).
- Appraisal and approval: the bank values the house and gives its final yes.
- At the notary: you sign the deed of transfer and the mortgage deed. The notary registers the deed of transfer in the public registers (Doing Business Dutch Caribbean) and the mortgage deed at the Land Registry.
Buying on erfpacht?
A house on leased government land (erfpacht) can be mortgaged too: a long lease is a property right that can be mortgaged as security (Doing Business Dutch Caribbean). Ask your bank early about its conditions for leased land, for example how many years must be left on the lease. Read more in erfpacht or eigendom in Curaçao.
Which banks offer mortgages?
The local banks that offer mortgages include MCB (Maduro & Curiel's Bank), Banco di Caribe, RBC Royal Bank and Orco Bank. The bank conditions in this article are as published on the banks' websites in November 2026. Rates and conditions differ per bank and change often, so ask two or three banks for a written offer and compare the whole package: rate, fixed-rate period, own money, fees and insurance. Living in the Netherlands? Then also ask your own bank or adviser what's possible there: this article is about a mortgage from a bank in Curaçao.
First, find the right house
Once you know your budget, see what it buys: a selection of houses for sale in Curaçao or the affordable homes. What houses cost per type and area is in how much does a house cost in Curaçao, the steps and buying costs in our buyers guide, and the last step in the notary when buying a house. Or go straight to every house for sale on the map and set your maximum price.
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Find your new homeThis article is general information, not financial, legal or tax advice. Banks set their own conditions and change them often, so check the details with the bank and your notary before you sign.