Buying a home in Aruba is more than a transaction. It’s a long-term decision shaped by your lifestyle, goals, and future plans. Whether you’re a local looking to become a first-time homeowner, a family upgrading, or a foreign buyer relocating to paradise, the process requires insight, preparation, and trusted support.
At Bayhaus & Co, we believe real estate should be intentional, secure, and aligned with your vision. Here are seven essential things to know before purchasing property in Aruba for both locals and international buyers.
1. Know What You Can Afford and Get Pre-Qualified First
Before falling in love with a property, understand what you can comfortably afford. Local buyers should start by getting pre-qualified at a trusted bank like Aruba Bank, CMB, or RBC. These institutions typically offer up to 80 percent financing, depending on your income and financial standing.
You’ll need
• A valid job contract or proof of self-employment income
• Recent bank statements and monthly expense breakdowns
• A clean repayment history or reference from your bank
Unlike other countries, Aruba does not use a formal credit scoring system. Instead, lenders assess your financial reliability based on your income, savings, and debt obligations.
Foreign buyers usually require a larger down payment, often 30 to 40 percent, or must purchase in cash or with international financing. Bayhaus & Co can connect you with banks, mortgage advisors, or private lenders suited to your situation.
2. Freehold Land vs Lease Land — Understand What You’re Buying
In Aruba, there are two main types of land.
Freehold (Eigendom) means full land and property ownership. It is typically more expensive but offers complete control.
Lease Land (Erfpacht) means the land remains government-owned and is leased to you, usually for 60 years. An annual fee is paid based on the land value.
Lease land is common across Aruba, especially in residential neighborhoods developed for local families. Freehold land is often found in high-end or older urban areas. Both can be excellent options. Bayhaus will guide you through the pros and cons of each.
3. Factor in Additional Costs Beyond the Sale Price
It’s important to budget for all the costs involved in buying a home, not just the listing price. Expect approximately 6 to 8 percent in closing costs, which may include
• 3 percent transfer tax (stamp duty)
• 1.5 to 2 percent notary fees
• Bank and mortgage charges (if applicable)
• Appraisal, inspection, and administrative fees
Bayhaus provides all buyers with a clear estimate of closing costs before making an offer so there are no surprises at the signing table.
4. New Build, Existing Home, or Land? Match the Property to Your Goals
There’s no one-size-fits-all approach. Your choice depends on your priorities.
Local families may benefit from government programs or opt to build on family land
First-time buyers often find value in areas like Piedra Plat, Paradera, or Wayaca
Investors look at rental yield in neighborhoods like Noord or Palm Beach
Remote workers or retirees may prefer peaceful homes in Savaneta or Seroe Colorado
Bayhaus helps you align your property type with your personal or financial goals, whether it’s legacy, lifestyle, or return on investment.
5. Work With a Notary and a Compliant Real Estate Broker
In Aruba, a notary is required to process all property transfers. They handle
• Title verification and deed registration
• Drafting and signing the official transfer deed
• Managing secure fund transfers
• Recording the sale with the Land Registry (Kadaster)
At Bayhaus & Co, we manage the full compliance process, including all required due diligence procedures to verify both buyer and seller. This ensures that all parties meet legal standards before the notary begins their work. We work alongside trusted notaries to ensure your transaction is safe, compliant, and stress-free.
6. Choose the Right Neighborhood for Your Lifestyle
Every part of Aruba offers a unique living experience. The right neighborhood depends on your lifestyle, stage of life, and future plans.
Locals love Tanki Flip, Dakota, Santa Cruz, Paradera for their community-based feel, proximity to schools, and family-friendly environment
Retirees or remote workers prefer Savaneta, Moko, Ponton, or Seroe Colorado for their quiet surroundings and access to nature
Investors target Noord, Palm Beach, Bubali due to strong tourism and vacation rental demand
First-time buyers explore Piedra Plat, Wayaca, Madiki for affordability and room to grow
Cultural and creative buyers rediscover San Nicolas for its rich heritage, art scene, and future potential as Aruba’s southern gem
At Bayhaus, we go beyond the price tag. We help match you with a neighborhood that fits your personality, priorities, and pace of life.
7. You Don’t Have to Do It Alone — Guidance Makes a Difference
Buying a home is exciting, but it can also be overwhelming without the right guidance. From understanding listings and paperwork to negotiating offers and closing smoothly, having a knowledgeable agent makes a big difference.
At Bayhaus & Co, we support you through every step.
• Buyer consultations
• Property searches based on lifestyle goals
• Market comparisons and offer strategies
• Compliance, documentation, and closing coordination
Whether you’re buying your first home or upgrading to your dream space, we make the process feel personal, smooth, and empowering.
Final Word from Bayhaus & Co
Buying property in Aruba is a journey, and it should feel like the beginning of something beautiful. With the right team, insight, and timing, you can invest in a future that feels like home from day one.
Ready to Buy with Confidence?
Let’s create your personalized home-buying plan.
Bayhaus & Co – Real Estate with Intention
📧 george@bayhausco.com
📱 Instagram: @bayhaus.co
🌐 www.bayhausco.com
