Aruba property for sale
176 homes for sale in Aruba, from $270K to $3.4M, median $763.5K.
A small, flat, desert island off the Venezuelan coast, where it rains rarely and the trade wind never really stops. It sits outside the hurricane belt, which is the single fact that drives most purchase decisions here.
Explore the local character.
A sample of what is for sale here. We confirm availability when you enquire.
VillaVilla for sale in Oranjestad, Aruba
- 1,076 ft²
Apartment2-bedroom apartment in Oranjestad, Aruba
Caribbean Town
- 2 beds
- 2 baths
- 786 ft²
Apartment2-bedroom apartment in Oranjestad, Aruba
- 2 beds
- 2 baths
- 807 ft²
Townhouse1-bedroom townhouse in Caribbean Town, Oranjestad
Caribbean Town
- 1 bed
- 1 bath
- 517 ft²
Apartment2-bedroom apartment in Oranjestad, Caribbean Town
Caribbean Town
- 2 beds
- 1 bath
- 635 ft²
House11-bedroom house in Pos Chikito, Aruba with 5 apartments
- 11 beds
- 7 baths
- 5,070 ft²
House2-bedroom house in Tanki Flip, Noord
- 2 beds
- 1 bath
- 1,173 ft²
Apartment2-bedroom apartment in Oranjestad with ocean-view balcony
- 2 beds
- 2 baths
- 1,582 ft²
Condo2 photos2-bedroom apartment in Palm Beach, Aruba
Aruba's Life Condos
- 2 beds
- 2 baths
- 1,873 ft²
Apartment3 photos2-bedroom apartment in Rincon, Oranjestad with private pool
Caribbean Town
- 2 beds
- 1 bath
- 635 ft²
Apartment2-bedroom apartment in Caribbean Town, Oranjestad
Caribbean Town
- 2 beds
- 2 baths
- 786 ft²
VillaTierra del Sol Caya Baranca 30B, Noord, Aruba
- 3 beds
- 2 baths
ApartmentEagle Condos - Apartment 1B
- 2 beds
- 2 baths
- 1,076 ft²
Apartment2 photos2-bedroom apartment in Eagle Condos, Oranjestad
Eagle Condos
- 2 beds
- 2 baths
- 1,141 ft²
ApartmentEagle Condos - Apartment 4A
- 2 beds
- 2 baths
- 1,184 ft²
ApartmentThe Porta Al Sole Luxury Residences
- 3 beds
- 3 baths
- 2,056 ft²
ApartmentThe Porta Al Sole Luxury Residences
- 3 beds
- 3 baths
- 2,056 ft²
House5-bedroom house in Pos Abao, Noord, Aruba
- 5 beds
- 5 baths
- 3,853 ft²
Villa4-bedroom villa in Savaneta, Aruba
- 4 beds
- 3.5 baths
- 2,648 ft²
Villa3-bedroom villa in Paradera, Aruba
- 3 beds
- 2.5 baths
- 1,636 ft²
Apartment1-bedroom apartment in Palm Beach, Aruba
- 1 bed
- 2 baths
- 893 ft²
ApartmentSingle 1 Residences - Penthouse
Single 1 Residences
- 1 bed
- 1 bath
- 8,073 ft²
ApartmentSingle 1 Residences - Penthouse
Single 1 Residences
- 1 bed
- 1 bath
- 8,073 ft²
ApartmentCasa Playa Residences Aruba
- 3 beds
- 1 bath
Apartment12 photos2-bedroom apartment in Eagle Beach, Aruba
The Reef Residences
- 2 beds
- 3 baths
Apartment12 photos2-bedroom apartment in The Reef Residences, Eagle Beach
The Reef Residences
- 2 beds
- 3 baths
ApartmentWashington Gardens - 3 Bedrooms | 3 Bathrooms
Washington Gardens
- 3 beds
- 3 baths
- 2,045 ft²
ApartmentWashington Gardens - 2 Bedrooms | 2 Bathrooms with Large Terrace
Washington Gardens
- 2 beds
- 2 baths
- 1,249 ft²
Apartment2-bedroom apartment in Noord, Aruba
Arashi Boutique Condominiums
- 2 beds
- 2 baths
- 893 ft²
ApartmentWashington Gardens - 2 Bedrooms | 2 Bathrooms
- 2 beds
- 2 baths
- 1,119 ft²
ApartmentWashington Gardens - 1 Bedroom | 1 Bathroom
- 1 bed
- 1 bath
- 667 ft²
Villa13-bedroom villa in Santa Cruz, Aruba
- 13 beds
- 7 baths
- 5,899 ft²
Apartment12 photos2-bedroom apartment in The Reef Residences, Eagle Beach
- 2 beds
- 3 baths
Villa12 photos2 Bedroom Luxury Oceanfront Residence 6C for Sale
The Reef Residences
- 2 beds
- 3 baths
House4-bedroom house in Mahuma, Aruba
- 4 beds
- 2 baths
- 2,045 ft²
VillaCaya Thomas Erasmus 20
- 3 beds
- 2 baths
- 915 ft²
Aruba is a constituent country within the Kingdom of the Netherlands, with Dutch civil-law practice, Papiamentu and Dutch as official languages, and English and Spanish in daily use. The tourism economy is old and unusually consistent — the island fills in winter and does not empty in summer the way seasonal markets do.
The shape of the island
Development concentrates on the leeward southwest: hotel strips, apartment buildings and residential neighbourhoods behind them. The windward northeast is rough, rocky and largely empty. Inland is divi-divi trees, cactus and rock. Houses, villas and condominiums all trade, and the difference between a beachfront condo and a house ten minutes inland is substantial.
Practical realities
Everything is imported onto a small island with no agriculture to speak of, so groceries, materials and utilities cost more than visitors expect. Water is desalinated. Land is finite and the buildable coast is largely spoken for, which supports values but limits what comes to market. Dutch notarial conveyancing is unfamiliar to buyers used to a common-law closing, and it takes its own timetable.
What people say about Aruba
Summary
Sources agree that foreigners can buy property in Aruba on the same footing as locals, with no nationality restriction. Two title types exist: private ownership (eigendom) and long lease (erfpacht), usually on government land.
Read the full summary
One agency blog gives a typical lease term of 60 years. A Dutch Caribbean law firm says a lease holder can sell or mortgage it much like an owner, though deed restrictions may apply. Sources disagree on transfer tax. The law firm guide and an agency blog describe 3% below roughly USD 140,500 and 6% above it, while an overseas-property expo article calls 6% the standard rate and says regulations can change. Buyers should confirm the rate with a local notary, who collects the tax. Buying does not confer residency. One blog says owners may stay 180 days a year without permits, while a forum member asks whether the non-resident limit dropped to 90 days, so this needs checking with immigration. On living costs, a forum member warns that food, electricity and income tax are high and advises caution below about USD 40,000 income. Healthcare is described as good for the region, but hospital stays and air evacuation can be very expensive without insurance. Promotional expat sites say Aruba lies outside the central hurricane belt. Local news reports a housing backlog and construction near Afl. 3,000 per square metre, which points to tight supply. No first-hand sources on rental yields, timeshare or annual-tax bills were found.
- Positive Foreigners may own property with no nationality restriction; same process as locals · 4
- Mixed Freehold (eigendom) and long lease (erfpacht, usually government land, often 60 years) both exist; leasehold is tradeable and mortgageable · 3
- Mixed Transfer tax rate is described inconsistently: tiered 3%/6% (law firm) vs flat 6% (expo article) · 3
- Mixed Owning does not give residency; non-resident stay limit reported as 180 days by one source, forum member asks if it fell to 90 · 3
- Concern Cost of living is high (imports, electricity, income tax) per forum member; low-income movers advised to think twice · 2
- Mixed Healthcare: good for the region but evacuation for serious cases is costly; private/international insurance recommended · 3
- Positive Outside the central hurricane belt; reliable power and water (promotional sources) · 2
- Concern Local housing shortage and high construction costs; many locals priced out · 2
Based on 13 sources
Bought or lived here? Tell us what it is really like.
From around the web
The standard rate of transfer tax in Aruba is currently 6%, but it is important to note that regulations can change.
Wait times for essential care are generally short and costs reasonable compared to North America or Europe. However, hospitalization or medical evacuation can be very expensive without insurance.
This island is also located outside the central hurricane belt, and it enjoys year-round sunshine and warm weather.
Show all 11 quotes
Aruba is facing a major housing backlog and, if the country continues building homes at its traditional pace, it could take around 20 years to meet current demand.
The owners will be allowed to spend up to 180 days annually on the island without special permits.
Owning property in Aruba does not automatically grant residency or work authorization.
Transfer taxes are 3% if the purchase price (or the registered value if this value is higher) is less than USD 140,500 and 6% if it is higher than USD 140,500.
With a long lease the lessee can use the real estate property and dispose of it as if he were the owner of such real estate, subject to any applicable restrictions on the long lease (e.g. sell it, establish a right of mortgage).
A private individual or a legal entity, be it foreign or local, can be owner of real estate property in Aruba.
However, if you make less than 40k you should reconsider as it's expensive. Food more, electricity more, income taxes high, etc.
Issue with Aruba is if you have major emergency may need to be airlifted so make sure that insurance covers that. It can be very expensive so keep that in mind.
Data stories that include Aruba
- A home on St. Barthélemy asks 47 times what one costs in the Dominican Republic
Median asking prices across 22 Caribbean islands, from $14.0 million on St. Barthélemy to $299,000 in the Dominican Republic.
Developments in Aruba
Homes by price across the islands
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- US Virgin Islands391