What are the rental rules within resorts and residential areas on Curaçao, Aruba, and Bonaire?

What determines whether renting is permitted? Anyone who buys a house, apartment, or villa in Curaçao, Aruba, or Bonaire often assumes that renting it out is possible. In practice, however, this is determined by multiple factors at once.

Government regulations provide the framework, zoning plans determine permitted uses, and for resorts or apartment complexes, additional rules apply through the Owners’ Association (VVE) and Homeowners’ Association (HOA).

Where these layers do not conflict with one another, true freedom to rent arises. This makes the subject less black-and-white than is often assumed.

For apartments and penthouses, rental is almost always governed by a contract. When you buy an apartment, you are not only purchasing private property but also becoming a participant in a legal framework. This framework is set forth in the deed of division, the bylaws, and the regulations of the homeowners’ association (VvE) or HOA.

These documents usually specify whether renting is permitted, whether short-term rentals are allowed, and whether rentals may only be arranged through a management company. These rules are binding and apply regardless of what might be legally permissible.

On Curaçao, short-term rentals may be classified as tourist use. In that case, registration as a tourist accommodation is required. At the same time, the homeowners’ association’s bylaws remain decisive. If short-term rentals are prohibited under those bylaws, renting is not permitted, even after registration. More information about registering tourist accommodations can be found here.

A fire safety inspection is required for every property on Curaçao that is rented out to tourists. This is not merely a formality; without this certificate, an insurer may refuse to pay out in the event of damage occurring during the rental period. When purchasing a property in a resort, check whether the entire complex is compliant, or whether you, as an individual owner, are responsible for this inspection.

Starting July 1, 2025, a strict legal registration requirement will apply in Curaçao for short-term rentals through digital platforms (such as Airbnb). Without this registration number, renting out a property is illegal. This is a new layer of regulation that supplements the homeowners’ association (VvE) rules. The government is using this to enforce compliance with the 7% sales tax (OB).

Aruba is developing stricter policies for vacation rentals, including registration and oversight. For apartments, this means that rentals will increasingly be required to comply with both government regulations and building codes. Further details on the policy can be found on the Aruba government’s website.

On Bonaire, the zoning designation of an area plays a key role when it comes to apartments. In certain zones, short-term stays are not permitted under zoning regulations, regardless of what happens in practice. Zoning information for each parcel is available through Bonaire’s Spatial Planning Office.

Recently (December 2024/January 2025), there have been court rulings (including in the Sabal Palm neighborhood) in which the court ruled in favor of the Public Entity of Bonaire (OLB): in residential areas, rentals of less than 90 days are simply not permitted under the law. This “short-stay ban” in residential zones poses a significant legal risk for buyers outside of tourist zones.

Villas within resorts often offer more flexibility than apartments, but are still subject to resort or HOA rules. These rules are set forth in management agreements and bylaws and include provisions regarding rental frequency, use of facilities, and maintenance.

Sometimes rentals are freely permitted, sometimes only through a central management entity, and sometimes with restrictions on short-term rentals.

In Curaçao, short-term rentals of villas may also be subject to a registration requirement. In Aruba, the new policy will also apply to villas within resorts. In Bonaire, the zoning of the area once again plays a decisive role.

When it comes to resorts, also pay attention to any management agreements. Sometimes the deed of sale stipulates that rentals may only be conducted through a central “Rental Pool.” This limits your legal freedom to use platforms such as Airbnb or Booking.com on your own.

For single-family homes, private regulations largely no longer apply, and zoning becomes the determining factor. This means that the zoning plan dictates whether tourist use is permitted in the area. As soon as a home is rented out for more than 90 days, the legal framework shifts from “tourist use” to “residential rental.”

In that case, the tenant is subject to statutory rent protection, and the rules of the local Rent Commission apply. For owners seeking flexibility, this is a significant legal turning point.

Single-family homes that are rented out on a short-term basis may be subject to tourist registration requirements. In addition, the zoning plan (EOP) determines whether tourist use is permitted in the neighborhood.

In “urban residential areas,” short-term rentals (tourist rentals) are strictly speaking often not permitted without an exemption. Many people do it, but legally you are not in a strong position if the neighbors complain. In areas zoned as “tourist areas” (such as Blue Bay or Jan Thiel), it is legally fully permitted. This distinction is quite important.

Here, too, rental properties will increasingly be subject to a centralized policy framework. Detached homes will be treated no differently from other rental properties under this framework.

Bonaire is the most specific in this regard. The zoning plan specifies, on a zone-by-zone basis, whether short-term stays are permitted. In many residential zones, long-term rentals are permitted, while short-term stays are restricted. The current zoning designation for each parcel can be viewed here.

Rental regulations are receiving increased attention. Governments want to maintain control over the housing stock and quality of life. Resorts want to keep usage manageable. And lenders are taking a more critical look at rental restrictions for apartments and resorts.

This means that renting out a property is not a given, but an issue that must be clarified before purchase.

Renting on Curaçao, Aruba, and Bonaire is often possible, but never in isolation from the context. For apartments, homeowners’ association and resort rules set the parameters. For villas, management comes into play. For single-family homes, zoning plans are decisive.

Regardless of whether renting is permitted, it is important to know exactly what the costs of renting entail. Renting on the ABC Islands involves tax obligations. On Curaçao and Aruba, you must pay sales tax on the rent (usually 7%).

On Bonaire, tourists pay a Tourist Entry Tax, but as a landlord, you still have to account for property tax. Net rental income often must be reported to the local tax authority.

Be aware of “commercial” rates for water and electricity. Especially on Curaçao, the difference between a residential rate and a commercial rate for electricity can significantly impact your return on investment.

Understanding how all these rules work together in advance will help you avoid disappointment later on.

Check out our exclusive residential properties listed on our website. You can also schedule a viewing with one of our experienced real estate agents, who will, of course, take the time to answer any questions you may have about renting a property.