What is the difference between eigendom and erfpacht on Bonaire?

Eigendom is full freehold — you own the building and the land. Erfpacht (long lease) means you own the building but lease the land, usually from the government, for a fixed term (commonly 50–60 years, renewable) against an annual ground rent called canon. Erfpacht properties are often cheaper but carry the canon and a finite term, so always check the remaining years and the renewal terms.

How much are the closing costs when buying on Bonaire?

Budget roughly 6–8% of the purchase price on top of the price itself. The largest item is the property transfer tax (historically about 5%), plus the notary's fee for the deed and registration, Kadaster registration costs, and — if you finance — mortgage deed and bank costs. Confirm the current transfer-tax rate with Belastingdienst Caribisch Nederland, as rates change.

Do I pay capital gains tax or wealth tax when I own property on Bonaire?

Bonaire (a special municipality of the Netherlands) has its own BES tax system, separate from the European Netherlands. It does not levy the box-3 wealth tax or personal capital-gains tax that apply in the European Netherlands. There is an annual real-estate tax on property value. Because individual circumstances and rules vary, verify your position with a BES tax adviser.

Can a non-resident get a mortgage on Bonaire?

Yes. Local banks such as MCB and RBC lend to both residents and non-residents, though non-residents typically face a lower loan-to-value (often up to ~70%) and need to show proof of income, a property appraisal, and insurance. Interest rates on Bonaire are generally higher than in the European Netherlands.

How long does it take to buy a property on Bonaire?

From an accepted offer to the keys is commonly 4–10 weeks. The purchase agreement includes a statutory 3-day cooling-off period for the buyer; due diligence and financing usually drive the timeline, and the notarial transfer (transport) at the notaris is the final step.

The Complete Guide to Buying Property on Bonaire

Q: Can foreigners buy property on Bonaire?

Yes. There are no restrictions on foreign ownership on Bonaire. Anyone can buy regardless of nationality or residency, and ownership does not by itself grant residency.

Buying a home on Bonaire is more straightforward than many buyers expect — there are no nationality restrictions, the legal system is Dutch civil law, and every transfer runs through an independent notary. But the island has its own land-tenure quirks, its own BES tax regime, and a few local pitfalls that can cost you if you don’t check for them. This guide walks through the whole process, from “can I even buy here?” to the day you collect the keys.

This is general orientation, not legal or tax advice. Rules and rates on the BES islands change — always confirm the specifics with a Bonaire notaris and a tax adviser before you sign.

Can foreigners buy property on Bonaire?

Yes. There are no restrictions on foreign property ownership on Bonaire. Anyone can buy, regardless of nationality or residency status, and the process is the same for a Dutch national, an American, or any other buyer. Owning property does not by itself grant you the right to live on the island — residency is a separate immigration question — but it does give you full, registered title to your home.

Before you start, it helps to understand the market. Browse current prices in our Bonaire market report and get a feel for the neighborhoods in our island-life guide so you know what a fair number looks like before you make an offer.

The legal framework

Bonaire is a bijzondere gemeente (special municipality) of the Netherlands. Property transactions follow Dutch civil law with some local, BES-specific adaptations:

Notary required. Every property transfer must be executed by a notaris — an independent, legally trained civil-law notary who drafts the deed (akte van levering), verifies the parties, and registers the transfer. The notary is neutral; they act for the transaction, not for the seller or buyer alone.
Kadaster (land registry). The Caribbean Netherlands land registry maintains all property records — ownership, boundaries, mortgages, and any easements or charges. A title search through Kadaster is the standard way to confirm the seller actually owns what they’re selling and that there are no surprises attached to the title.
Title insurance. Not common on Bonaire (unlike, say, the United States). The Kadaster search plus the notary’s verification is what protects you, which is exactly why you never skip either.

Types of land ownership

Understanding land tenure is the single most important thing to get right on Bonaire. The same house can be a very different investment depending on how the land underneath it is held.

Tenure	What you own	Typical cost	Watch out for
Eigendom (freehold)	Building and land outright	Highest	Nothing structural — this is the cleanest title
Erfpacht (long lease)	The building; you lease the land	Lower purchase, plus annual canon	Remaining term + renewal terms + canon increases
Opstal (right of superficies)	A building on someone else’s land	Varies	The terms of the underlying land right

Eigendom (freehold): full ownership of both the building and the land. The most desirable and the simplest to value and resell.
Erfpacht (long lease): you own the building but lease the land, typically from the government, for a fixed term — commonly 50–60 years and usually renewable. You pay an annual ground rent called canon. Erfpacht properties are generally less expensive to buy, but the canon is a recurring cost and the term is finite, so a lease with only a few years left (or a canon due for revision) can materially change the value.
Opstal (right of superficies): the right to own a building that stands on land owned by someone else. Less common for homes, but you’ll occasionally see it.

Always verify the land type before you commit — it’s written in the title at Kadaster, and your notary will confirm it. For erfpacht, ask specifically: how many years remain, what is the current canon, when is it next reviewed, and what are the renewal conditions?

The full cost of buying

The headline price is not the whole story. Plan for roughly 6–8% of the purchase price in transaction costs on top of the price itself:

Cost	Roughly	Paid by	Notes
Property transfer tax	~5% of price	Buyer	Confirm the current BES rate before you budget
Notary fee (deed of transfer)	Fixed/scaled fee	Buyer	For drafting + executing the akte van levering
Kadaster registration	Small fixed cost	Buyer	Registering the new title
Mortgage costs (if financing)	Bank + notary	Buyer	Mortgage deed, bank arrangement fees, appraisal
Building inspection / appraisal	A few hundred USD	Buyer	Optional but strongly recommended

Because rates and fees change, treat these as planning figures and ask the notary for a written cost estimate (nota van afrekening) once you have an address — it itemizes every cent due at closing.

Tax considerations

Bonaire runs the BES tax system, which is separate from the European Netherlands’ tax code. The practical headlines for a buyer are:

Transfer tax: historically around 5% of the purchase price, paid by the buyer at closing. Verify the current rate with Belastingdienst Caribisch Nederland.
Annual real-estate tax (vastgoedbelasting / grondbelasting): an annual tax based on the property’s value. Budget for it as a recurring ownership cost.
No box-3 wealth tax: the vermogensbelasting that applies in the European Netherlands does not apply on Bonaire.
No personal capital-gains tax on the sale of real estate in the BES system.

This combination is part of why Bonaire is attractive to investors — but tax treatment depends on your residency and how you hold the property (personally vs. through a company). Get advice specific to your situation; this guide can’t replace a BES tax adviser.

The buying process, step by step

Find a property. Browse every available listing on Bonaire Brokers, filter by neighborhood and type, and shortlist.
Make an offer. Usually in writing, often with conditions (financing, inspection, zoning). Your broker helps you structure it.
Sign the koopovereenkomst. The purchase agreement. It includes a statutory 3-day cooling-off period during which the buyer can withdraw without penalty.
Due diligence. Title search at Kadaster, a building inspection, a zoning/permit check, and — for erfpacht — confirmation of the lease term and canon.
Arrange financing (if needed). Get the mortgage offer firmed up; the appraisal and bank conditions usually set the pace here.
Notarial transfer (transport). On closing day the notaris executes the deed, you pay the balance plus costs, and the transfer is registered at Kadaster.
Pay the transfer tax — settled through the notary at closing.
Receive the keys. You’re a registered Bonaire property owner.

Realistically, expect 4–10 weeks from accepted offer to keys, with due diligence and financing being the main variables.

Financing on Bonaire

Local banks offer mortgages to residents and non-residents alike:

MCB Bonaire and RBC are the main mortgage providers on the island.
Loan-to-value: typically up to ~70% for non-residents (residents may do better). Plan to bring a meaningful deposit.
Interest rates: generally higher than in the European Netherlands — historically in the mid-to-high single digits. Get a current quote.
What you’ll need: proof of income, a property appraisal, and insurance. Banks will also look at the tenure type — financing terms can differ for erfpacht.

If you’re buying in cash, you skip the mortgage deed and bank costs entirely, which shortens the timeline.

Common mistakes to avoid

Ignoring the erfpacht term. A cheap leasehold with few years left, or a canon about to be revised upward, can erase the discount. Always check the remaining term and renewal terms.
Skipping the building inspection. Salt air, sun, and the occasional storm are hard on Caribbean buildings. Inspect roofs, cisterns, and any sea-facing structure.
Not checking zoning and permits. Confirm the property’s permitted use and that any extensions were properly permitted — unpermitted work becomes your problem after transfer.
Overlooking utilities. Water and power come via WEB (the island utility); some properties rely on cisterns and septic systems. Know what you’re connected to and what it costs.
Underbudgeting closing costs. The 6–8% in transaction costs is real money — fold it into your offer math from day one.

The cost of owning

Beyond the purchase, plan for the running costs: the annual real-estate tax, utilities (WEB water and electricity, which are not cheap on a small island), insurance, any erfpacht canon, HOA fees if you buy in a managed development, and ongoing maintenance for a tropical climate. A quick conversation with the listing broker about a specific property’s annual costs will save you surprises.

Our advice

Start by browsing the market to understand pricing. Use our market report and neighborhood guides to narrow down where you want to be, and run a quick property valuation to sanity-check any asking price. When you’re ready, contact the listing broker directly through our platform — or, if you’re selling, explore our “Be Your Own Broker” tools.

Buying on Bonaire rewards buyers who do their homework: confirm the tenure, budget the full cost, and lean on your notary and a tax adviser. Do that, and the rest of the process is refreshingly clean.