Buying a home on Bonaire
A calm, transparent market with full freehold ownership for foreigners — here is how the process actually works, from first viewing to the keys, and what it costs.
Bonaire is part of the Caribbean Netherlands (a special municipality of the Netherlands), which makes buying here refreshingly straightforward. There are no nationality restrictions: anyone — Dutch, EU, American or otherwise — can own property outright. Purchases are handled by an impartial civil-law notary (notaris) who protects both parties and registers the transfer in the public land registry (Kadaster). This guide walks through the whole journey: the process, ownership, financing, the notary, and the costs to budget for.
The buying process, step by step
There is no single island-wide portal like Funda — listings are spread across individual brokers and private owners, which is exactly why Bonaire Brokers pulls them into one place. A typical purchase runs through six stages:
- 1. Explore neighborhoods and listings. Decide where you want to live and compare what your budget buys, across every broker and owner in one place.
- 2. Engage a local agent. A broker (makelaar) who knows the market surfaces the right homes — including off-market opportunities — and guides viewings.
- 3. Consider independent buying guidance. A buying agent (aankoopmakelaar) works for you on inspections, a fair offer and negotiation — valuable if you buy from abroad.
- 4. Appraisal & inspection. A valuation (taxatie) is needed for financing; a building/technical inspection is wise for older homes given the tropical climate.
- 5. Arrange financing. If you need a mortgage, line it up early — local lending terms are stricter than in the Netherlands, especially for non-residents.
- 6. Notary transfer. The notary verifies title and any liens/lease terms, drafts the deed of transfer (akte van levering), holds funds in escrow and registers you at the Kadaster.
Ownership: freehold vs. long lease
Most land on Bonaire is full freehold (eigendom) — you own the land and everything on it indefinitely. Some parcels are held in long lease (erfpacht) from the government or a developer, where you own the buildings and hold long-term rights to the land against an annual ground rent (canon).
Both are common and financeable, but the terms matter: before you commit, check the remaining lease duration, the annual canon and any conditions attached. The notary confirms exactly which form applies to a given property and flags anything unusual.
Costs: what to budget beyond the price
Plan for closing costs on top of the purchase price (the "kosten koper" — costs for the buyer). The figures below are typical, indicative ranges (in US dollars) — always confirm the exact amounts for your transaction with your notary and lender:
- Transfer tax (overdrachtsbelasting): 5% of the purchase price on an existing home — usually the largest single closing cost, paid by the buyer. (New-build off a developer is instead subject to 8% ABB rather than transfer tax.)
- Notary fees for the deed of transfer (and a separate mortgage deed if you finance): commonly ~$1,500–$3,000.
- Appraisal (taxatie): roughly $300–$800, and generally required if you take a mortgage.
- Building/technical inspection: optional but recommended for older properties.
- Financing/mortgage arrangement fees: often around 1% of the loan amount.
- Kadaster registration fees for recording the transfer.
Financing your purchase
Property is priced and financed in US dollars. Local banks offer mortgages, but expect a larger down payment than in the Netherlands — non-residents are typically asked for around 35–40% down. Lenders require an independent, bank-approved appraisal and proof of income. The market can move quickly, so having financing pre-arranged makes your offer stronger and the transaction faster. See our Financing and Banks pages for who lends on the island.
Things to check before you commit
A few island-specific points save buyers from surprises:
- Inventory can move fast — line up financing before you find “the one”.
- Have older homes inspected: the tropical climate is demanding, and roofs, cisterns and finishes need different materials and more upkeep.
- Factor ongoing costs — maintenance and insurance (including storm cover) run higher than on the mainland.
- For long-lease homes, read the erfpacht terms (duration, canon, conditions) carefully.
- Understand the tax picture: there is no Dutch-mainland box-3 wealth tax; instead a modest annual real-estate tax applies (your own main home is exempt) alongside the one-off transfer tax.
Frequently asked questions
Can foreigners buy property on Bonaire?
Yes. There are no nationality or residency restrictions on property ownership. Buyers of any nationality can own real estate outright in full freehold.
What are the costs of buying a house on Bonaire?
On top of the purchase price, budget roughly: 5% transfer tax, notary fees of about $1,500–$3,000, an appraisal ($300–$800), an optional inspection, plus mortgage arrangement fees (about 1% of the loan) if you finance. These are indicative — confirm exact figures with your notary and lender.
Is there a Funda for Bonaire?
No single official portal covers the whole island. Listings are spread across individual brokers and private sellers — which is why Bonaire Brokers aggregates them from every broker and owner into one searchable place.
Do I need to be on the island to buy?
It helps, but it is not strictly required. Many buyers view in person and then complete the transfer remotely via a power of attorney arranged through the notary.
What currency are prices in?
The official currency of Bonaire is the US dollar, so prices, mortgages and closing costs are all in USD.
Sources & official links
- Kadaster Bonaire (BES land registry) — official cadastral registry
- Belastingdienst Caribisch Nederland — transfer tax
For orientation only. Rules, rates and costs can change — always verify the current situation with the relevant authority or an advisor. · Last reviewed: July 2026.
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