Most Caribbean market commentary is recycled guesswork. This report is different: we aggregate every public residential listing from 14 Aruban real-estate agencies β 1,001 listings this cycle β clean the data, and publish what the market is actually asking. Updated with every scan of the market.
The market at a glance β July 2026
For-sale inventory dominates the public market with 830 listings against 171 rentals. Condos and apartments account for 462 of the residential sale listings β the deepest segment of Aruba's market and the focus of this site.
Median asking price by location
| Location | Listings | Median asking |
|---|---|---|
| Eagle Beach | 38 | $1,149,374 |
| Palm Beach | 37 | $765,535 |
| Noord (incl. Malmok) | 160 | $532,600 |
| Oranjestad | 92 | $468,445 |
| Paradera / Santa Cruz | 33 | $479,145 |
| Savaneta / Pos Chiquito | 69 | $535,899 |
| San Nicolas / southeast | 38 | $758,676 |
Locations as published by the listing agencies; only locations with 15+ active listings are shown. Compare areas in depth in our area guide or browse Eagle Beach, Palm Beach, Noord and Oranjestad condo pages.
Condo prices by bedroom count
| Type | Listings | Median asking |
|---|---|---|
| 1-bedroom condo | 119 | $381,600 |
| 2-bedroom condo | 204 | $504,600 |
| 3-bedroom condo | 88 | $895,376 |
Where the market sits: price distribution
Distribution of the 726 residential sale listings by asking price:
How to read these numbers
These are asking prices, not closed sales β Aruba has no public sold-price registry, which makes aggregated asking data the most reliable market signal available on the island. Two practical implications: first, negotiated discounts vary by segment, so treat medians as the market's opening position. Second, the mix shifts as developers release pre-construction phases, which can move medians without any underlying price change.
Planning a purchase? Budget an additional 6.5β8% in closing costs on top of any price here β the full breakdown is in our costs & taxes guide, and the step-by-step process is in how to buy a condo in Aruba.
Methodology
We scan the public listings of 14 Aruban real-estate agencies (1,001 listings this cycle), then exclude timeshares, land parcels and listings without a valid price. Statistics are computed on the remaining 726 residential for-sale listings. The same property listed by multiple agencies may appear more than once, consistent with how the public market presents itself. Data snapshot: July 2026. Journalists and researchers are welcome to cite this report with attribution to Aruba Property Buzz.
We work inside this market every day. Ask us what these figures mean for the building or budget you have in mind.