Building in Curaçao: what do you need to consider?
Do you want to have a penthouse or villa built in Curaçao? What exactly does building on a plot of land cost? And what do you need to take into account? Where can you even build on the island? In this Burbach Roycroft Insights, we cover all aspects from beginning to end: this way you will also learn virtually everything about the regulations in Curaçao.
Curaçao is a popular destination for both local and international investors. Purchasing a plot offers the opportunity to build your own dream home, fully tailored to your wishes and lifestyle. Moreover, the investment opportunities in real estate in Curaçao are promising, with an increasing demand for houses and holiday accommodations.
The ideal location on the island
The first thing you need to consider is where you are going to live on the island. Simply you have two choices: on a resort or in a residential area. Each location has its own advantages and disadvantages. If you want to build on a resort, security is often top-notch with 24-hour (gated) security.
If you choose Sera Boca Estate, there is even security on the water. Some people prefer to live more independently and opt for a beautiful location in a residential area, such as in the safe neighborhoods of Jan Thiel, Coral Estate, Blue Bay (Golf & Beach Resort), and Vista Royal.
In Curaçao, you experience little inconvenience from the hurricane season, but there can be a lot of rain. Therefore, take into account the location of the building land and the construction of the house.
Hire a reliable real estate agent
Despite the fact that you can arrange many things yourself, it is very nice in Curaçao to enlist the help of a reliable real estate agent. Having a house or villa built in Curaçao is a significant investment, so it is extra pleasant to have someone with expertise to guide you.
At Burbach Roycroft, we know that a house not only represents financial value, but it is also a place – your home – where memories are made and cherished. We work with a tailor-made plan of action.
As a proven partner in luxury real estate, you can not only come to us for exclusive villas in Curaçao, but also for building land in sought-after locations in Curaçao, such as La Peninsula Jeremior or Jan Sofat.
Buying building plot in Curaçao: with or without a mortgage
Since we focus on the high-end segment, it is not always necessary for our clients to take out a mortgage. If you do need a mortgage, it is good to know that the mortgage rules on the island differ from American or British regulations. Therefore, we advise you to talk to a reliable mortgage provider in Curaçao. Get well-informed about the possibilities.
Beforehand, it is important that you are aware of the local regulations regarding permits. Every construction project must comply with specific building codes and standards enforced by the local government.
Take a look at our listings on Curaçao
How do you apply for a building permit?
If you want to build on the plot you purchase, you need a building permit. You apply for a building permit at ROP – Department of Urban Planning – (formerly DROV). To apply for a building permit in Curaçao, you need a measurement certificate, a site plan, a copy of the deed, and a drawing of the building.
The processing of a building permit application in Curaçao takes an average of 6 to 8 weeks. For homes with a construction value of up to 1 million Caribbean guilders (XCG), this usually remains within this period. For more complex constructions, such as luxury villas or apartments, the procedure may take longer. This is often attributable to the extra attention to detail and quality required for such projects.
Some building plots already have a building permit, for example because it was already applied for by the previous owner and the permit was granted. In this case, the permit is transferable (through sale) to you as the new owner of the building plot.
Look at our listings on Curaçao
At Burbach Roycroft, we make real estate a personal experience. Browse our luxurious, exclusive selection and buy your dream villa, penthouse, or residential home today!
How much does a building permit cost in Curaçao?
On the website of the Kadaster (of Curaçao), you can calculate the costs for a building permit on this page. The amount of fees depends on the construction value. If the construction value of the villa you want to build is 2,000,000 XCG (Caribbean guilder), the fees for the building permit are 11,930 XCG. As of March 2025, this is over 6,600 dollars and 6,000 euros. You can also already calculate the measurement costs, which depend on the size of the plot.
The building permit is valid until the construction is completed. When the finishing phase has begun and the house is located on a public road with a street name, you can apply for a house number, after which you can register your address with the Civil Registry.
The differences in building in Curaçao or in the United States
In Curaçao, you often see Spanish colonial influences combined with Dutch elements. This results in buildings with vibrant colors, flat roofs, and large windows for natural ventilation. In the United States, you see a more traditional architecture, where the focus is usually on functionality and the efficient use of space.
Furthermore, it is tropically warm in Curaçao (average 30 degrees Celsius). Therefore, when building new homes, the direction of the breeze is usually taken into account. The wind must be able to blow through the house, and you want to keep the sun out. Most homes are therefore equipped with sun protection. In various other countries, we certainly live indoors for several months a year, while life in Curaçao mainly takes place outdoors. A veranda and large patio: a lot of attention is paid to this. Of course, a swimming pool is essential too.
If you build in another country, it is good to take into account the construction methods, the use of materials, and local contractors. Furthermore, it is good to know that not only Curaçao, but also the other islands in the Netherlands Antilles are dependent on imports.
Emigrate or stay temporarily?
If you plan to live permanently in Curaçao, you must officially emigrate and obtain all necessary permits and residence titles. Before signing a purchase contract, it is important to always check which rules specifically apply to you. Of course, it may also be that you want to buy a plot for investment purposes, in which case our information about emigration does not apply to you.
Do you want to know more about emigration to the island and what is involved? Read all about living and working in Curaçao in this blog.
Not just your dream, but also your reality
Realizing your own house or holiday villa in Curaçao is a dream for many. Do you dream of having a beautiful villa built on a tropical island? As a proven partner in luxury real estate, we are happy to advise you. Of course, you can also contact us for building a plot in the best locations. Want to stay informed about our offerings? Then sign up for the Burbach Roycroft update. Your privacy is of course guaranteed.
