Closing costs on Curaçao: what should you budget beyond the price?

When you buy a house on Curaçao, the listing price is only one part of your budget. You also need to understand the money required at transfer, costs associated with financing and expenses after purchase. Start with a worksheet that separates the purchase price from each additional item.

What does kosten koper mean?

A listing marked kosten koper means that you pay the purchase price and the acquisition costs allocated to you under the agreement. Request a breakdown before committing to an offer and financing. A general percentage may help an initial comparison, but it does not replace a calculation for your chosen property and terms.

Transfer tax on Curaçao

The general statutory rate is 4%. The taxable basis depends on the ordinance and the particular transfer. Ask your notary to assess the amount and any applicable exception. Do not apply Dutch first-time-buyer exemptions or Dutch rate rules to a property on Curaçao.

Notary and registration expenses

Request a written quotation showing the professional fee, applicable turnover tax, registration and administrative items. Kadaster’s online calculator lists transfer tax, the notarial fee and turnover tax separately and identifies additional expenses outside its total. Check what is included before comparing calculations.

Example: a property priced at XCG 500,000

Using the IFL calculator’s default illustrative allowances, a basis of XCG 500,000 produces an estimated XCG 26,401.05 in expenses. This includes XCG 20,000 transfer tax, XCG 4,544 transfer notary fee, XCG 910 registry and stamps, XCG 386.24 office expenses, XCG 250 compliance review and XCG 310.81 turnover tax. It excludes a mortgage deed, currency charges and any additional expenses you enter yourself. Always request an actual cost quotation from your notary.

Use the Buyer’s Costs Curaçao calculator

Below this article you will find the Buyer’s Costs Curaçao calculator. Enter the price in XCG, include a mortgage deed if applicable and adjust the illustrative allowances using your quotation. You can review individual items and print or save the calculation as a PDF. No rights can be derived from this calculator: its estimate may differ from your notary’s actual quotation. Always ask which costs apply to your situation.

Budget for financing separately

Ask your bank about expenses accompanying the loan. Discuss assessment, valuation, mortgage documents, insurance and any other terms in your proposal. Separate acquisition expenses from your later monthly commitments so you can see which funds must be available before or at transfer.

Allow for investigating the property

A building inspection, additional document review or advice about your plans can involve separate fees. Ask what each assignment includes and what you will receive. Add these decision-making expenses to your worksheet rather than assuming they are included in the notary’s fee or the price.

What does vrij op naam mean?

A vrij op naam offer specifies which transfer costs the seller includes in the offered price. Read the exact terms in your agreement. Ask separately about financing, additional investigation, upgrades and personal choices. The VON label does not establish that every expense associated with buying is included.

Consider expenses after transfer

Allow for insurance, annual property tax (OZB), furnishing, moving, maintenance and running costs. For an apartment or resort property, request current contributions and available agreements. Where land is leasehold, include the actual payment obligations recorded in the documents. Compare properties against your overall budget rather than the advertised price alone.

Keep the budget easy to verify

Record the currency, source, date, payer and payment date for each item. Label estimates and replace them when quotations or confirmations arrive. Avoid counting a cost twice when a quotation combines several items. Share the worksheet with your real estate agent on Curaçao and the professionals handling your purchase.

Frequently asked questions about buyer’s costs on Curaçao

How much are closing costs on Curaçao?

There is no single total percentage suitable for every purchase. Obtain a breakdown for your price, transfer and financing, then add separate investigation and running expenses. For an initial estimate, use the Buyer’s Costs Curaçao calculator at the bottom of this page. Always ask your notary for the actual cost quotation.

What is the general transfer tax rate?

The general rate is 4%. Ask your notary to determine the taxable basis and any applicable exception for your transaction.

Do notary fees cover all closing costs?

No. Check tax, the professional fee and other items separately. Ask which amounts are included in or excluded from a stated total.

Are financing expenses included in the purchase price?

No. Financing expenses are not included in the purchase price. Budget separately for your mortgage, valuation, bank fees and any related insurance. Your bank and notary can provide a breakdown for your financing.

Does vrij op naam mean there are no additional expenses?

Read the agreed scope. Personal financing, investigation, furnishings or upgrades may fall outside the offer.

Do I automatically qualify for transfer tax exemption when buying a monument or a home in Curaçao’s historic city centre?

Yes, if your property qualifies under the statutory scheme. An exemption currently applies to registered protected monuments and immovable property within the designated historic area of Willemstad. Its basis is the Landsverordening fiscale faciliteiten historische binnenstad en monumenten (P.B. 2016, no. 78), brought into force by the inwerkingtredingslandsbesluit (P.B. 2016, no. 82). The ministerial notice of 11 October 2017 explains application within the area’s boundaries. Ask your notary to confirm your property qualifies and always check that the scheme remains in force when you buy. Read our article about monuments on Curaçao.

How do I compare buyer’s costs in different currencies?

Percentage-based costs, such as ordinary transfer tax at 4%, use the same percentage regardless of the currency of your purchase price. Converting both the price and those costs at the same rate preserves their proportion. However, not all buyer’s costs are a fixed percentage: fixed charges and notary fees can differ. At transfer, the settlement is converted into Caribbean guilders (XCG). Ask your notary which rate and any conversion charges apply.

What should I budget after buying?

Budget for insurance, such as building and contents cover, and annual property tax (OZB). Also include moving, furnishing, maintenance, running expenses and any resort contributions or leasehold payments. Read our article about property tax (OZB) on Curaçao for an explanation of this annual tax.

How can IFL help with my purchase budget?

International Fine Living helps you discuss property information and the purchase process. Your notary and lender confirm their own calculations and terms.

What does the IFL Buyer’s Costs Curaçao calculator include?

It estimates ordinary transfer tax, notary fees and selected additional expenses. You can include a mortgage deed and adjust allowances. All amounts are in XCG.

Does the buyer also pay real estate agency fees?

That depends on the engagement and agreed terms. Before arranging assistance, clarify who engages the agent, what services you receive and which fees you pay. Add an agreed fee separately to your budget.

Looking for a house for sale on Curaçao and want a clear overall budget? Contact International Fine Living.

Sources: Curaçao Transfer Tax Ordinance and Kadaster Curaçao.