What Every First-Time Homebuyer in Aruba Should Know

Chelsea Peterson
Oct 24
3 min read

Buying your first home in Aruba is one of the biggest and most exciting steps you’ll ever take. Whether you’ve been saving for a while or just started looking, understanding how the local housing market works can save you stress, time, and money.

Here’s everything you need to know before saying “yes” to your new home.

1. Understand What You Can Afford

Before falling in love with a house, start with your budget. In Aruba, most local banks such as CMB, Aruba Bank, and RBC require a 10–20% down payment for residents. This allows residents to buy a home with a smaller upfront investment and manageable monthly payments. For non-residents, the requirements are higher. They can expect to pay a 50-60% down payment on a property.

Also factor in:

Closing costs
Property tax (land tax or “grondbelasting”)
Home insurance and maintenance costs

Tip: Get pre-approved for a loan before you start house hunting. It shows sellers you’re serious and it helps you stay realistic about your price range.

2. Think Location

Aruba might be small, but every area has its own lifestyle and personality. Choosing the right location can make a big difference in comfort, convenience, and future value.

Location is everything:

Noord: Central, close to beaches and nightlife.
Paradera & Santa Cruz: Quiet, family-oriented, with more spacious lots.
San Nicolas: Affordable options and upcoming development potential.
Oranjestad: The heart of the island, offering everything within reach such as schools, shops, offices, and government services.

Think about your daily commute, nearby schools, and long-term value. The right location can increase your home’s worth over time.

3. Inspect Before You Buy

When buying your first home, excitement can make it easy to overlook small details. However, one of the most important steps before signing any papers is to inspect the property carefully. A home may look perfect on the outside, but hidden issues can cost you a lot of money later.

A professional home inspection helps you understand the real condition of the property and protects you from unexpected surprises. Make sure your inspector checks for:

Roof leaks
Electrical issues
Water damage
Air conditioning and plumbing systems
Foundation cracks or termite damage

Always ask for the inspection report. If the inspection reveals problems, you can negotiate a lower price or ask the seller to make repairs before closing.

Even for newer homes, an inspection is worth it. Aruba’s heat, humidity, and salt air can cause wear and tear faster than you might expect. Spending a little extra on an inspection report can save you money in future repairs.

4. Think Long-Term

Your first home does not have to be your forever home, but it should be a smart investment that supports your goals and lifestyle for years to come. When buying a home in Aruba, think beyond what you need right now and consider how the property will serve you in the future.

Here are a few important things to keep in mind:

Resale potential: Choose a home in an area with consistent demand and good infrastructure. Properties near schools, main roads, or beaches tend to hold their value and sell faster if you decide to move later.
Expansion or rental options: Look for homes that give you room to grow. You might want to add an extra room, build an apartment, or create a separate rental space to generate extra income in the future.
Maintenance costs over time: In Aruba’s warm, salty climate, regular upkeep is essential. Factor in the cost of roof repairs, repainting, and air conditioning maintenance when planning your budget.

5. Partner with a Trusted Local Realtor

Working with a local real estate expert makes a world of difference. An experienced agent understands:

Local property rules and regulations
Market trends
Fair pricing
Upcoming neighborhoods
Connections with trusted professionals
What financing options are available locally
How to negotiate effectively
Post-purchase support
And so much more

At C&C Real Estate Aruba, we guide first-time buyers every step of the way. From finding the right property to closing the deal confidently.