Reviewed July 2026. Non-resident buyers should build their process around independent advice, documented due diligence and sufficient time for the Aruban notarial transfer.

1. Define the property right

Ask whether the property stands on ownership land or long lease land (erfpacht). A long lease gives a time-limited right to use government land and normally carries an annual canon. Review the remaining term, current canon, payment status and conditions with the notary.

2. Make the offer conditional where necessary

An agreement can be binding. Do not assume that calling a contract “preliminary” makes it optional. Before signing, decide whether you need conditions for financing, inspection, valuation, document review, permits, inventory or another material issue. Have the notary or your own adviser review the wording.

3. Inspect the home and the paperwork

• Independent structural and building-condition inspection
• Roof, drainage, salt exposure and visible corrosion
• Air-conditioning age, capacity and service history
• Pool equipment, pumps and electrical systems
• Termite or pest evidence
• Approved plans and permits for additions
• Condominium documents, budgets, reserves and rental rules where applicable
• Inventory and exclusions stated in writing

4. Understand the notary’s role

Property transfer requires a notarial deed and registration in the public registers. The notary examines the cadastral description, title, mortgages or attachments and relevant tax information. The buyer customarily chooses and pays the notary. The investigation and preparation can take several weeks, so agree realistic dates.

5. Budget beyond the purchase price

• Transfer tax based on the applicable taxable value
• Notarial and registration costs
• Valuation, inspection and financing expenses
• Insurance and immediate safety work
• Utility deposits or activation costs
• HOA or condominium contributions
• Initial maintenance and replacement reserve

Published rates can change. Ask the notary for an itemised buyer’s statement for the exact transaction.

6. Prepare for remote ownership

Before handover, decide who can access the home, respond to alarms, inspect after severe weather, approve urgent work and communicate with utilities. Photograph meter readings, obtain all keys and codes, and create a digital property file.

Buyer’s short checklist

• Choose an independent notary early
• Confirm ownership versus long lease
• Use clear conditions in the purchase agreement
• Commission technical due diligence
• Review permits and condominium documents
• Obtain an itemised closing estimate
• Arrange insurance and local oversight before handover