The Aruba real estate buying process is more straightforward than most people expect. It follows a clear path: you find the property, make an offer, clear compliance, sign the purchase agreement, go through due diligence, sort out financing if you need it, sign the deed, and register the transfer. From accepted offer to keys in hand, most purchases take somewhere between 8 and 12 weeks. Cash buyers can be quicker, financing adds a little time.
I walk clients through this all the time, and the thing people tell me afterward is that it felt calmer than they thought it would. So let me take you through it the same way I would in person. One step at a time, no surprises.
Step 1: Find the Right Property
This is where a good realtor really earns their place. Anyone can pull up a listing. The value is in knowing the neighborhoods, which streets are quiet and which are busy, and the honest little details that never make it into a brochure.
Most of my international buyers start with virtual viewings before they fly down. When you do come, plan on seeing a handful of properties in one trip. Aruba is small enough that you can get a real feel for the island over a long weekend.
Step 2: Make an Offer
Once you have found the one, I help you put together a written offer. Price, deposit, any conditions, the closing date, what stays in the home. Aruba is a negotiation market, so the asking price is really just a starting point, not the final word.
Step 3: Compliance
Before things go further, I collect your personal information and your source of funds documents for compliance, and a compliance officer confirms you are cleared to continue. It is a routine step that happens quietly in the background. Knowing it is coming just means it never feels like a surprise.
Step 4: Sign the Purchase Agreement
When both sides agree on price and terms, you sign the purchase and sale contract (the koopovereenkomst). This one is binding, so read it carefully, and I will walk you through every clause. A deposit, usually 10% of the purchase price, gets wired into the notary’s escrow account at this stage. It is held by the notary, not the seller, so your money is protected.
Step 5: Due Diligence
This is the quiet but important part. The notary verifies that the seller actually owns the property, checks for any liens or encumbrances, and confirms the title is clean. On your side, due diligence is where you and I confirm the things that matter to you. That the boundaries are what you expect, that the condition is what was represented, and that anything you were promised is actually there.
I have walked away from deals during due diligence before, and always for good reason. It is far better to find an issue now than after closing.
Step 6: Financing, If You Need It
If you are financing, this part runs alongside everything else. Financing for non-residents does exist, though the terms vary, and local banks tend to ask for a higher down payment. A lot of international buyers choose to finance from home or pay cash instead. Both work just fine. The main thing is to plan for it early, because financing is usually the slowest part of the whole timeline.
The main local banks that work with property buyers are Aruba Bank (arubabank.com), Caribbean Mercantile Bank, or CMB (cmbnv.com), RBC Royal Bank (rbcroyalbank.com), and Banco di Caribe (bancodicaribe.com).
Step 7: Sign the Deed
On closing day, the buyer and seller sign the official transfer deed at the notary’s office. The remaining balance is not paid at the table. It needs to be in the notary’s account before closing, usually at least a few working days ahead, so the funds have cleared by the time you sign. And you do not have to be on the island for any of this. If you are buying from abroad, a power of attorney lets your notary or me sign on your behalf. A lot of my overseas buyers close exactly this way.
Step 8: Registration
The notary registers the transfer with the Aruba Land Registry, the Cadaster. This usually happens the same day or within a few business days. And at that point the property is officially yours, and the keys are handed over.
What About the Costs?
Beyond the purchase price, plan for closing costs of roughly 5 to 9% of the price. That covers transfer tax, notary fees, and registration. For the full breakdown, see How Much Does It Cost to Buy Property in Aruba?
A Note on Timeline
The 8 to 12 week range assumes a fairly standard transaction. A few things can stretch it out: international financing, a complicated situation on the seller’s side, an unresolved lien, or the quiet periods around the holidays and Carnival. And a few things can speed it up. A cash buyer with a clean title and no financing to arrange can sometimes close in around 6 weeks, especially with a motivated seller and a notary who has handled plenty of foreign-buyer closings.
Thinking About Buying in Aruba?
If you are quietly exploring what a purchase might look like, whether you are ready in 30 days or just getting a feel for things, I would be happy to walk you through it.
No pressure, no pitch. Just an honest conversation about what the process would actually look like for someone in your situation.
Reach out to Brad & Ellen at Aruba Lifestyle Realty.
Your home, your lifestyle. Bo kas, bo estilo di bida.
Updated: October 2026 | Aruba Lifestyle Realty | Brad Croes & Ellen Aartsen