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What buying on Aruba actually costs

The price on the listing is not the number you need. Transfer tax is 3% on the first AWG 250,000 and 6% above that, the notary bills 1 to 2%, and there is an annual property tax once you own. Put a price in and see the whole picture.

Read this before you trust a number. Transfer tax and property tax follow the law as published by Aruba's tax office (checked September 2026). Notary, insurance and upkeep are typical market figures, not quotes. Use this to understand the shape of the costs, not to sign anything. Confirm with a local notary before you offer.

Your numbers

Purchase price (USD)

Drag or type. Most foreign buyers land between $250k and $900k.

Land type

Property land Lease land

Lease land (erfpacht) is government land on a long lease: cheaper to buy, but you pay ground rent every year. The difference, explained.

Will you rent it out?

No Yes, short-term

Adds management and turnover costs to the yearly figure.

What it costs

to budget on top–

–

every year after–

Excludes mortgage payments and your own travel.

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Where these figures come from

Every line in the calculator is explained properly in one of these.

taxes & closing costs The transfer tax, the notary scale and what each line is for. property land vs. lease land Why lease land is cheaper to buy and what the ground rent does. financing as a foreigner What island banks lend, and when equity at home is faster. renting it out Occupancy, management fees and what actually lands in your account.