Inside Curaçao's Property Market: Real Numbers, Real Insights

Insights from 45+ realtor websites

Curious about the real estate market on Curaçao? People often rely on gut feelings or casual anecdotes-but those can be misleading. What really tells the story is solid data.

Every day, our AI scans more than 45 realtor websites across the island. Thousands of listings pass through this process: gathered, organized, and analyzed so we can present a clear picture of what's publicly available. The result isn’t perfect, but it’s a broad snapshot that gives a reliable sense of the market.

Key takeaways

The Hidden Market You Won't Find Here

These statistics cover only properties listed through realtors. And Curaçao has a whole other market that operates in the shadows-well, not shadows exactly, more like WhatsApp groups, Facebook communities, the local church bulletin, or word of mouth at the snèk.

Smaller, more affordable homes (think under NAf 300,000) rarely make it onto realtor websites. They get sold through "tante Sonia knows someone who knows someone." This explains why our neighborhood maps have gaps-areas with mostly modest housing simply don't generate enough realtor listings for meaningful statistics.

Just keep that in mind.

Number of homes currently for sale

Our data offers a neighborhood-level overview of homes and apartments that are currently listed for sale or under contract across Curaçao, providing a detailed snapshot of the market.

Some areas are buzzing with activity. Others appear quiet on the map. This is not because nothing is happening, but because many smaller or more affordable homes sell privately-through word of mouth, local networks, or informal channels-so they don’t show up in the realtor listings we track. So if you're hunting for a budget-friendly starter home, the numbers below tell only part of the story. Just keep that in mind.

Our map reveals some clear hotspots for realtor listings tough:

Prices of homes and apartments

Right now, we're tracking approximately 800 homes and apartments listed for sale or listed 'under contract' across Curaçao. The price range? From XCG 190,000 for this family home in rural Barber , all the way up to XCG 16.6 million for this ultra-luxury estate in Blue Bay. And yes, that's a factor 87 in price difference!

As for the average prices, here's where things get interesting:

The median price is the middle price when you line up all properties from cheapest to most expensive. You get the average price when you add up all prices together and divide it by the number of properties.

Why such a big gap between median and average? Because Curaçao's luxury villa market is strong. Those multi-million dollar properties at the top end pull the average way up, while the median tells you what a "typical" listing actually costs.

Breaking it down by price range:

So roughly a 45% of listings fall below 1 million XCG, while 55% ask for a million or more. The sweet spot? That XCG 500k to XCG 1M range holds the most inventory-good news if that's your budget.

Notice the high bar in the 3M+ section of the bar chart? Those are the listings that cause the average to be skewed upwards. When we ignore the top 10% of the listings the average prices drops 24% from XCG 1.57M to XCG 1.19M getting really close to the median value. So from here on we will favor median prices instead of averages prices in this report.

How much does a square meter cost?

Perhaps the most useful metric for comparing neighborhoods is price per square meter.

A note on accuracy of the data: the realtor-provided living surface measurements in the listings are often missing or unclear, we have done our best to overcome this as much as we can with the help of our AI. Despite these limitations, the average/median values still provide pretty reliable indicators for cost per square meter. Some properties may appear overpriced or underpriced due to data quality issues. However, the overall figures, especially the median values and the slopes of trendlines offer a useful reference point for market comparison.

We calculated median listed prices per m² for homes and apartments in neighborhoods with at least 7 properties that are listed for sale, 'under contract' or 'sold'.

The average m² price is 7.702 XCG/m² and the median m² price (most typical) is 5.245 XCG/m².

Let's Dive even Deeper

How does price relate to living space across Curaçao's property market? The scatter plot below shows each property's surface area in square meters (horizontal axis) against its asking price (vertical axis). Each dot represents a single listing-hover over any point to see the neighborhood and click to visit the listing. To keep the chart readable, we've excluded the ultra-luxury segment (properties above 3 million USD) because these properties are in a category of their own in terms of price per square meter.

The Cheapest and Most Expensive Homes per m²

When you look at the extremes of the market, the thumbnails practically tell the story themselves. At the bottom end-we're talking properties around 830 to 1.100 XCG per square meter-you'll find homes that need some love. These are properties in rural areas like Barber, sometimes on leasehold land, or family homes in neighborhoods like Romar and Santa Maria that are perfectly livable but clearly need some renovation. Nothing wrong with that, of course-plenty of buyers see opportunity where others see work.

Now flip to the other end? We're suddenly at nearly 20.000 XCG per square meter. That's a factor 20! These properties are all about luxury finishes, high-end construction and mostly location, location, location-specifically, waterfront access and gated community exclusivity. We're talking oceanfront villas in Bleu Bay, properties with private beaches in Jan Sofat, high-class estates in Santa Barbara's gated developments.

Price per bedroom

We know, it's an unusual metric. But not everyone is looking for square meters. For large families, bedrooms matter more. Or maybe you are expecting lots of visitors from back home and you want a house with sufficient bedrooms to host your guests. So, how much does each bedroom actually cost?

The median price per bedroom varies significantly by neighborhood though. Showing results for neighborhoods with 7 or more listings with sufficient data:

Budget-Friendly (per bedroom):

Premium Living:

That St. Catharina number is interesting. If you've got a larger family needing more bedrooms, it offers genuinely good value compared to other established residential areas. The neighborhood doesn't get much marketing attention, but the numbers suggest it deserves a second look.

Some fun facts:

Want the most bedrooms currently for sale on Curaçao? This home has 11 of them. Perfect for when you host an entire soccer team on a regular basis.

Looking for the the most expensive bedroom on the island? Check out this 5-bedroom Blue Bay villa listed at US$ 9.2 million. That's roughly 3.3 million XCG per bedroom. Though in fairness, each one comes with its own walk-in closet, private bathroom, balcony, and sea views. So there's that.

Got a large family and a tighter budget? This 7-bedroom home in Santa Catharina works out to just 78k XCG per bedroom - substantially more reasonable for those of us not in the private-beach-villa tax bracket.

Curaçao's gated resorts

Curaçao has several gated resort communities that function quite differently from the island's traditional neighborhoods. These developments combine private ownership with shared amenities - think pools, security gates, beach access, sometimes golf courses. Because these communities operate under different economic models (with HOA fees, rental policies, and pricing premiums that don't apply elsewhere), we felt they deserved dedicated attention. The data below lets you see how these resorts stack up against each other in terms of pricing and what you're actually getting for your money.

Please note: the numbers in the table here above refer to properties that are for sale and properties marked as sold. And we look at resorts now instead of neighborhoods like we do elsewhere in the report. So a property could fall within Santa Barbara neighborhood boundaries based on its location, but actually sit outside the gated resort of Santa Barbara itself.

We only include resorts where we have data on at least 7 properties to ensure the statistics are meaningful. We looked at listings for properties that are 'for sale', 'under contract' or 'sold'.

A few observations from the resort data:

When do you get a swimming pool?

One of the most common questions from buyers moving to Curaçao: at what price point does a swimming pool become standard? We analyzed our data to find out. The chart below shows the percentage of properties with a pool (green) versus without (gray) for each price bracket.

We were surprised with how common swimming pools are. The pattern is clear: swimming pools are rare in the lower price brackets but become increasingly common as prices rise. Also what these numbers don't show is that in the lower price ranges the pool is often shared with others in a resort or appartment building. While in the higher price range the pool is private.

Below 1 million XCG, "only" about - of properties have a pool. Above 1 million XCG, that jumps to -. The sweet spot where pools become the norm rather than the exception? Around the 750k-1M range.

Of course, among so many properties with swimming pools there are some remarkable ones. Like this villa with 4 swimming pools, or this home in Soto with an indoor pool, and how about this villa in Vista Royal where there seems to be a pool everywhere you look.

45+ Realtors on Curaçao

We track listings from over 45 real estate agencies across Curaçao. Some are international franchises with global reach, others are local boutiques with deep neighborhood expertise. Here's how the market breaks down by realtor based on their share of active listings for homes and apartments.

Note: Market share is calculated based on the sum of the asking prices of all listings for homes and apartments for sale on the realtors websites as scanned by us on 3 December 2025. For this report we are excluding rentals, properties that are sold or under contract, commercial properties and building lots.

The table below shows all tracked realtors, sorted by number of active listings. Click on any realtor name to visit their website.

Some more context on these numbers

A few things worth knowing about how we generated this data:

Report date and refresh cycle

This report was generated on data gathered in December 2025. We will refresh these numbers every six months with brand-new data pulled from all 45+ realtor sites.

Data accuracy & limitations

We invest considerable effort in gathering, verifying, and maintaining the property information on this platform. That said, real estate data-particularly in an aggregated format-comes with inherent challenges. Listings get updated at different intervals depending on the source. Prices fluctuate. Properties sell, sometimes within hours of being listed. Not every realtor maintains their online presence with equal diligence, which means some information may lag behind reality.

What you'll find here represents our best effort at any given moment. Not perfection.

This is informational content

Nothing on this site should be interpreted as legal, financial, or real estate counsel. Before committing to any property decision-whether you're browsing casually or ready to make an offer-we strongly recommend consulting qualified professionals who understand your specific circumstances. A local realtor familiar with neighborhood dynamics. A notary who can conduct proper title verification. A tax advisor who grasps the implications for your residency status and financial situation.

Sharing is caring

We're happy for you to share, quote, or reference any of this information-good market data should circulate freely. Use it in your own content. Pass it along to colleagues or clients.

Just one small ask: when you do, please credit CaribbeanHouseHunt.com with a do-follow link. It helps us keep doing this work.

What else would you like to know?

We genuinely enjoyed putting this report together. There's something satisfying about turning raw data into insights that actually help people make decisions.

But this is just the beginning. Our database holds far more information than we could fit into a single report. We also track rentals, building lots and commercial real estate, we track lots of amenities, and know when properties have appeared on the market and when they have been taken off. There's a lot more we could dig into.

So here's our question to you: what would you like to know? Maybe you're curious about something specific-a particular neighborhood, a trend you've noticed, or a question that's been nagging at you. If there's something the data might be able to answer, we'd love to hear it.

Drop us a line at info@caribbeanhousehunt.com. Your question might just inspire the next analysis.