WILLEMSTAD – Curaçao’s real estate market continues to show strong activity at the start of 2026, but rising prices and structural constraints are making homeownership increasingly difficult, particularly for local middle-income households. A new market overview based on hundreds of active listings paints a picture of a market that is vibrant, diverse, and increasingly polarized.
According to the analysis from Caribbean House.Com, more than 800 residential properties are currently for sale across the island, ranging from modest family homes to high-end luxury villas. The median asking price for a home now stands at approximately XCG 1.16 million, while the average price is significantly higher due to the influence of luxury properties. Median prices are considered a more accurate reflection of the typical market, as the average is skewed upward by a relatively small number of very expensive listings.
Price per square meter also reflects this divide. Across the island, the median price per square meter is around XCG 5,245, though this figure varies sharply by location. More accessible neighborhoods such as Emmastad and certain inland districts offer lower price points, while gated resorts and coastal developments command substantial premiums.
Nearly half of all listings fall below the XCG 1 million mark, suggesting that affordable options have not disappeared entirely. However, competition for these properties is intense, and supply remains limited. The remaining majority of listings are priced above XCG 1 million, reinforcing concerns that the market is increasingly oriented toward higher-income buyers and foreign investors.
The report also highlights the impact of Curaçao’s luxury segment. When the most expensive 10 percent of properties are excluded, average prices drop by roughly a quarter. This indicates that while luxury homes dominate headlines and promotional material, they represent a narrow slice of the market. Still, their presence has a measurable effect on overall price perceptions and expectations.
One structural issue complicating the market is the lack of a public database of completed home sales. Without transparent transaction data, buyers and sellers must rely heavily on asking prices, realtor estimates, and informal networks. This makes it harder to assess true market value and can contribute to inflated expectations and longer sales cycles.
At the same time, demand remains strong. Curaçao continues to attract foreign buyers drawn by political stability, lifestyle appeal, and favorable residency rules. Combined with limited new housing supply and rising construction costs, this demand continues to exert upward pressure on prices.
While the market remains healthy in terms of activity, the report underscores a growing imbalance. Without targeted policy measures, increased housing development, and improved market transparency, access to homeownership for large segments of the local population may continue to erode.