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New & Pre-Construction Condos in Aruba: Developments to Watch

Buying new or off-plan on Aruba means you reserve a condo from the plans, pay in stages while it's built, and get the keys when it's finished. The upside is a modern, rental-ready unit with nothing to fix; the main risk is delivery, because buildings here often finish 6–18 months late. Before you pay anything, get it in writing that your money sits in notary escrow.

By Jakob Jakubov, every winter on Aruba since 2021 · Updated October 2026 · 6 min read

What new developments are there in Aruba?

Every winter there's a new set of renderings on the billboards along the Eagle Beach road. Some become excellent buildings. Some slip a year or two, and a few never quite happen.

These are the projects buyers ask us about most, described only as they've been marketed.

Names, locations, prices and status as marketed in 2026. Prices change by phase, so confirm the current phase, price and delivery date with the developer and an independent agent.

Most new supply sits around Eagle Beach. L'Aquila shows how long it can take: first unveiled in 2019, it is still selling units off-plan in 2026. At Atlantic 360, ask which units actually get the ocean view, and what could be built in between.

The two projects in Noord are inland and more residential, better for living than for nightly rentals. New names appear every season, so if yours isn't here, the checklist below still applies.

Read next → Eagle Beach: quiet luxury on the best sand

How does buying off-plan work?

You reserve a unit, sign a purchase agreement and pay in stages while it's built. The balance is due on delivery, when the notary transfers title exactly as with a resale.

Typical schedules; every developer's terms differ, so get the exact payment plan in writing before you pay anything.

Local banks sometimes lend on these purchases, but usually only on completion. Most buyers pay the construction stages in cash. After the keys, you list the defects and the developer fixes them under warranty.

Read next → The notary process: from offer to keys

What are the risks, and how do you protect yourself?

Off-plan means paying now for a building that doesn't exist yet. Usually it works out. When it doesn't, the reasons are predictable.

• Delays. Materials arrive by ship and permits move at island pace. Marketed timelines are often 18–30 months, and 6–18 months late is common. Atlantic 360 was first promised for 2022.
• Changed finishes. The contract may let the developer swap in "equivalent" materials.
• Your deposit. If it sits in the developer's own account and the project stalls, getting it back is a legal fight.
• Thin funding. A project paid for by buyer deposits needs steady sales. If sales slow, the crane stops.
• HOA fees. Developers set the first fee low to sell units; the real fee is often higher.
• Quick resale. If several buyers sell on delivery, you all compete in a small market.

Every stalled project on the island started with a beautiful rendering and a fast first phase.

Before you sign, get these answers from the contract, not the sales manager:

• How many buildings has the developer finished on Aruba, and can you visit one?
• Is every payment held in notary escrow, with an independent engineer certifying each milestone?
• What happens to your money if the project is cancelled or runs late?
• Is the building permit issued, or still "in process"? Is the condominium split already registered?
• Freehold or land lease? If lease, what's the remaining term and yearly canon?
• What's guaranteed (square meters, finishes, parking), and is there a delay penalty or walk-away right?

Then have a local lawyer or the notary read the agreement. The notary here is neutral and has seen every version of these contracts.

Read next → Buying property in Aruba: the complete guide

New build or resale: Which is better?

A new build suits you if you want a turnkey, rental-ready unit, can pay the stages in cash and plan to hold. You'll pay a premium over resale for that.

Resale suits you if you want to see exactly what you're buying and move in this winter. Older buildings come with known HOA fees and years of meeting minutes to read, an honesty off-plan can't offer.

Location often decides it. The high-rise strip at Palm Beach is largely built out, so there you're mostly shopping resale anyway.

Read next → Condos in Aruba: what to check in an existing building

Can you rent it out?

Yes. New projects usually have a rental program built in from day one. Ask who runs it, what split they take, whether you can opt out and what the building rules say about short-term stays.

Short-term managers typically take 15–30% of revenue. Realistic gross yields run about 5–8%, often 3–4% net. Guests also pay a 12.5% tourist levy plus USD 3 per room per night, which you remit yourself.

Walking distance to Eagle or Palm Beach drives occupancy more than finishes do. An inland project like Washington Gardens is a different calculation.

Read next → Renting out your Aruba property: the real numbers