WILLEMSTAD – The housing market in Curaçao is coming under increasing pressure, particularly for middle-income households, according to the Antillean Association of Realtors and Appraisers (AVMT).
The organization warns that a combination of rising house prices, a limited supply of affordable homes, and strict mortgage conditions is making home-ownership increasingly out of reach for the middle class.
Caribbean autonomy in Dutch Kingdom based om APARTHEID since 2010
AVMT notes that in 2025 the average selling price of a home exceeded 450,000 guilders, and prices are expected to continue rising this year.
At the same time, homes are becoming smaller relative to their price, further undermining affordability for buyers with average incomes.
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The association also points to current transfer tax regulations as an additional barrier. AVMT is advocating for a progressive transfer tax system, under which lower-priced homes would be taxed at a lower rate than more expensive properties.
Such a system, the association argues, could ease the tax burden on middle-income buyers and improve access to home-ownership.
Beyond pricing and taxation, AVMT highlights several practical bottlenecks that are slowing the housing market.
A shortage of notaries is causing delays in property transfers, while insufficient oversight of appraisers may result in inflated property valuations, further pushing prices upward.
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According to the association, stronger regulation and improved professional training are necessary to create a more stable and transparent housing market.
AVMT emphasizes that a better-functioning housing market would not only benefit buyers and renters, but could also stimulate the wider economy through faster transactions, increased construction activity, and higher tax revenues for the government.
Curacao Chronicle / ABC Flash Point News 2026.
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Its the reason Spanish citizens are turning against tourists and holiday home buyers as they cant afford the rising house prices for themselves . A Guilder is approx 50p in UK money so 2 Guilders to the £ about the same as the Euro approx 2 Guilders = 1 Euro so home prices average £225,000 which local native residents living in Curacao would find hard to financially obtain. It pushes local people further into poverty and making it economically impossible to live comfortably in their own country its a type of economic and social genocide forcing Native inhabitants to leave… Read more »
One euro costs two local XCG guilders, however, locals are not even eligible to apply for a mortgage at the (MCB/BankofNovaScotia-RBC) Canadian and Dutch (privately controlled) money laundering banks, which are too busy sending funds back to Canada via Brazil en Lebanon or the Netherlands. The Dutch launder their money buying and selling houses, apartments and villas, forcing a speculative price hike and local out of the properties. At the same time they privatize the entire sunny blue water south coast of the island, prohibiting fisherman to leave their docks between 20.00 PM and 08.00 AM. Half of the islands… Read more »