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 homeownership increasingly out of reach for the middle class.
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.
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 homeownership.
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.
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.