Frequently asked questions

The Hòfi Sint Joris development project is a residential development project located in Curaçao. The developer of the project is Zeebries Ontwikkelingsmaatschappij B.V.

Yes, the developer has a permit for the development of the project. The permit was issued by the Bestuurscollege of the Eilandgebied Curaçao on March 6, 1997, and is still valid.

Yes, the homes can be rented out, including for short-term rentals such as Airbnb, for a minimum of seven (7) consecutive days. This term has been established to prevent homes from being rented out solely for parties.

In the current phase of the development, there is security in the form of man guarding in the evenings and at night, the cost of which is currently borne by Zeebries. There is a chain park for storage of building materials and occupancy by employees. The service level of security and the (distribution of) costs will be determined by the HOA's, Foundation and Zeebries in a periodic consultation.

Access to the hiking, biking, and equestrian trails in the conservation area will be granted to Zeebries and its buyers, subject to the same fees as other visitors to Koraal Tabak, after the trails have been established and the conservation area has been opened for use. Currently, no fee is charged for use.

Het volgende is overeengekomen met de eigenaren van Koraal Tabak: “Zeebries en haar kopers krijgen tegen dezelfde betaling, die ook geldt voor andere bezoekers van "Koraal Tabak", toegang tot de wandel-, fiets- en ruiterpaden in het conserveringsgebied na aanleg van genoemde paden en nadat het conserveringsgebied daartoe is opengesteld, mits zij zich houden aan de reglementen voor het conserveringsgebied, zoals door Greko's N.V. als hoofdontwikkelaar van "Koraal Tabak" zullen worden vastgesteld.” Op dit moment wordt er geen betaling gevraagd voor gebruik.

The beach is being developed by the owners of Koraal Tabak, and there is no precise information available regarding its completion date.

Zeebries has purchased the majority of the development plan, which is approximately 55 hectares, while the entire plantation is around 600 hectares. At present, only the development plan is authorized for development. The remainder of the plantation is designated as "open area" and "conservation area" under the Curaçao Official Development Plan (EOP). It is unlikely that the "conservation area" designation will be changed to allow development in the coming years. The family Bakhuis, the owner of the remaining land, has applied for a change of use for the "open areas." Zeebries has been informed by the family's representative that they intend to develop this area for residential and tourist purposes. The application is currently being processed by the ROP department. The conservation area is indicated on the drawing below. The Bakhuis family is also in talks with Nu Capital regarding the installation of five wind turbines.

The lands of Hòfi Sint Joris were part of the Koraal Tabak plantation. In 2019, Zeebries Ontwikkelingsmaatschappij B.V. acquired the land from Greko's N.V. The shareholders of Greko's N.V. are the heirs of the late Hugo Bakhuis.

Hòfi Sint Joris is the largest part of an approved subdivision plan. Section K of this allotment plan has remained in the hands of Greko's N.V. 30 June 2023 saw the groundbreaking of the development of this section. There will be 18 villas, 24 flats and eight penthouses. The name will be Kurá Bunita. Greko's is using the name Koraal Tabak Estates as the umbrella name for their developments.

Meanwhile, the entrance features a billboard and flags with mentions of Kurá Bunita and Koraal Tabak Estates. Hòfi Sint Joris does not yet have entries at the main entrance. This is somewhat confusing. The placement of signs serving Hòfi Sint Joris is, however, planned for the near future.

Zeebries welcomes the start of the development of Kurá Bunita and wishes the new neighbours well. Hopi exito!

These are the roads on the sections.

The sections' access roads will be designed as two-way roads with verges.

The width of the roads is 4.5 meters. The shoulders are 2.5 meters wide. So the total road profile is 9.5 meters wide.

These are the roads that connect the sections to each other and to the main road (the main road is the road between the entrance of the former Koraal Tabak plantation and the country house).
The area access roads are 6 meters wide, including shoulders, the total road profile is 11 meters.

Owners can decide for themselves whether they want to cook with gas or electricity. There is no central gas pipeline. Curgas delivers gas in 100 lbs bottles, and you must build a niche on your plot according to their specifications. This niche, the access to it, and the pipe must be inspected before the placement of a regulator and the first gas delivery.

The roads will be constructed as asphalt roads or concrete roads with concrete tyres. The verges will be graveled. There will be street lighting. This will be equipped with solar panels and modern, energy-efficient LED luminaires.

These are green plots. These are for the purpose of recreation for owners and residents.

The plan is indeed to complete this road by October 1, 2024. The main road is partially constructed already, from the entrance of the Koraal Tabak plantation to the country house. The unpaved section from the country house to the beach has not been scheduled for paving yet.

Yes, the deed of delivery includes rules regarding yard fencing. These are listed for you below:

• In case the sold property borders on a distributor road, the seller is obliged to maintain a hedge as boundary fence with the aforementioned distributor road; a wall or other non-transparent separation is not allowed. As regards the plots in Section A and C, the hedge shall consist of Bougainville, as regards Section B and D of Buttonwood.  The hedge and rolling netting in question fall under the communal facilities, as a result of which maintenance thereof will be carried out by the relevant owners' association. 
• If the sold property adjoins the green area situated in Section B, C, F and G, the buyer is obliged to maintain a hedge as boundary with this green area; a wall or other non-transparent separation is not allowed.
• If the sold lot borders the plot boundary of Hòfi Sint Joris, the buyer gives permission to the 'Hòfi Sint Joris Foundation' to place, keep and maintain, repair or renew the fence.  Plots A1, A2, A3, A4, A5, A6, A7, B15 to B29, C7 to C16, F3 to F22 and G12 to G17 lie on the boundary of the plan.

No, there are none. You can create a yard fence on your own account on your own property. However, if you wish to erect a wall higher than 1m50 here, you must have planning permission from ROP. A transparent or green boundary fence suits the character of Hòfi Sint Joris.

No, there are no rules. You may build a boundary fence at your own expense. If you wish to build a boundary fence on a property line with another lot, you may do so in consultation with the owner of the adjacent lot based on cost sharing. A transparent or green boundary fence is in keeping with the character of Hòfi Sint Joris.
 

If you own a plot and want to build on it, you need a building permit. You apply for a building permit at ROP (formerly DROV).  To apply for a building permit, you need a measurement letter, a situation sketch, copy of deed and a construction drawing, and you have to pay fees related to the construction sum. You can only start construction after you are the owner. You can already submit the building permit immediately after entering into the purchase agreement. If you choose to apply for the building permit before the legal delivery takes place, Zeebries will have to co-sign the application. Your building plans must comply with the building regulations set out in your deed. Please note that ROP will only review whether your plan meets the legal guidelines. If you obtain a building permit, it does not automatically imply that you comply with the building regulations in the deed. Give your deed to your architect for inspection so that they can take it into account to avoid (legal) problems. For all sections except section A and B, you need written approval from Zeebries on your plans. Zeebries will assess whether these building plans comply with the building regulations in the deed.

See below the conditions for construction:

• The buyer is bound, except for exemption or approval from the Government of Curaçao, to the building regulations and conditions established by the Executive Council of the Government of Curaçao.
• Only one (1) single-family dwelling may be built per plot, with a possible outbuilding.
• A maximum of forty-five percent (45%) of the plot may be built.
• The permitted area of a house is at least 100 m2 for plots up to 700 m2, at least 150 m2 from 701 m2 to 1,000 m2, and at least 200 m2 for larger than 1,000 m2.
• According to the subdivision permit, outbuildings may not be larger than 40 m2 for plots up to 700 m2, 50 m2 for plots from 701 m2 to 1,000 m2, and 60 m2 for plots larger than 1,000 m2.
• The permitted building height is 9 meters according to the approved subdivision plan. However, the Island Development Plan (EOP) mentions a maximum height of 8 meters and a necessary assessment by a beauty commission in case of exceeding this. The developer is not entirely clear how ROP deals with applications for buildings with a building height between 8 and 9 meters.
• The permitted distance between a building facade facing the road and a plot boundary is at least five (5) meters for buildings consisting of one (1) floor plus a roof and at least five (5) meters for buildings with multiple floors.
• The permitted distance between a building facade not facing the road and a plot boundary is at least two and a half (2.5) meters for buildings consisting of one (1) floor plus a roof and at least four (4) meters for buildings with multiple floors. However, the facades of outbuildings on plots ranging in size from 500 m2 to 700 m2 may be built at a shorter distance or in the plot boundary over a length of no more than 10 m.
• For corner plots, the deed states: Seller and buyer hereby agree that for the present (corner) plot, the facade facing the north/east/south/west facade is considered the facade facing the road.
• The buyer has no obligation to build; however, if construction of the house begins, the building must comply with the approved drawing within a maximum of twenty-four (24) months...
   

It may be that your neighbour has the "old" building regulations. For plots A6, A7, A8, A9, A10, A12, A21, A22, A23, A24, A29, A30, A31, B14, B15, B16, B17, B24, B32, B33, B46, C1, C2, C6, C13, C14, C16, C31, C32, C40, D6, D14, E1, E3, E5 to E11, E15, F5, F12, F13, F14, F26, G5 and G18 are subject to these "old" welfare provisions.

The developer will place metal pegs at the corners of your property at their expense and indicate their location. The placement of these pegs will occur within two weeks of the first request from the buyer, but no later than one year after the notarial transfer. In other cases, you can hire a surveying firm or the cadastre to indicate the boundaries at your own expense.

The soil composition is not the same for every plot. Most plots are suitable for construction with a strip foundation without so-called soil improvement. Other plots do require additional earthwork. Piling and/or pile foundation is not required for the plots in Section A, B, C, D, E, F and G. The groundwork on the plot is at the buyer's expense. In consultation with the developer, you can -at your own expense- have a soil test done on the plot before purchase to determine the soil strength.

Based on the building regulations in the deed and the guidelines of ROP, a buyer can determine the positioning of the house on the plot. Some plots border multiple roads. In that case, access to the plot must comply with Zeebries' requirements.
 

An owner is free to build with his own contractor. However, the contractor must follow instructions from Zeebries regarding the use of roads, storage of building materials, waste, work causing nuisance, etc. In the future, Zeebries or the residents' association may require a deposit or bank guarantee from the contractor or client to ensure that any damage to the communal areas (roads) can be recovered. Zeebries started a construction division in 2023. Zeebries can therefore also build a home for you. You can discuss this with your sales advisor.

Keeping animals other than pets on the property is not allowed. Keeping (small) livestock and poultry is not allowed.

Neither rubbish nor waste may be dumped or stored on the property, on the street, or on the verge. Household waste intended for collection may only be stored in well-sealed containers. Garden waste or bulky waste, such as waste from construction work, car wrecks, household goods, etc., may not be kept on the property, on the street, or on the verge for more than fourteen days. Toxic substances, except for normal household cleaning agents, may never be discharged onto or into the ground, not even through a cesspool or septic tank.

The buyer is required to ensure that his or her residence, garden, and fence are always in good condition.

Sections A and B will have a joint HOA, sections C and D will also have a joint HOA. Section F will have its own HOA, sections E and G will have a joint HOA. The tasks of these HOAs will largely consist of:

1. Management, maintenance and renewal of the access roads (the roads on the sections themselves), their verges, and green areas. This management will commence upon transfer of these by the developer after or in the final phase of the development period.
2. Cost of maintenance and any electricity use public lighting on the sections.
3. Appointment of board member in the Hòfi Sint Joris Foundation and contributions to the foundation's operating costs.

The HOA contribution for the plots delivered in 2023 applies:

1. The obligation to contribute will commence upon completion of your property, or one year after obtaining ownership of your plot, whichever situation occurs first. 
2. The provisional contribution is Ang. 100.-/month.

The main tasks of the Hòfi Sint Joris Foundation are:

1. Management, maintenance and renewal of area roads, green areas and fencing.
2. Costs of maintenance and electricity use public lighting.
3. Cost of security and access control.
4. Compensation to Greko's for costs of maintenance and operation of main road.

The HOAs of Sections A and B and Sections C and D have already been established. The foundation has also already been established. Sections E and G and those of section F will be established soon. You can obtain a copy of the articles of association from your sales advisor.

After agreement, a purchase agreement is drawn up and signed. A representative of Zeebries, Mr. Gregor Vliegen, will contact you immediately after entering into the purchase agreement to create a file that complies with the legal requirements in the field of compliance that apply to the notary on Curaçao. After submitting a complete file, the notary will start drafting a draft deed. The Curaçao notary is dealing with a backlog; good cooperation between the buyer and Zeebries to provide a complete file at once, helps to make progress.

Yes, both already exist. Deliveries of plots in sections A and B have taken place since 2022. Sections C and D are now also ready for legal deliveries. Plots in sections E, F and G can be delivered from September 2023, according to the current schedule.

No, non-residents can also buy a plot or a house. The Real Estate Tax and transfer tax are the same for residents and non-residents. Also, recreational residence, 2nd or 3rd house status, and purchase for investment do not affect Real Estate Tax and transfer tax.

Almost all plots in sections A, B, C and D have been sold. Sales in sections E, F and G have just started and are also going very well. Zeebries always puts a limited number of plots on sale and waits to introduce a section until the previous sections are (almost) sold. So the risk of a long-term situation with (too) few owners is not very high. You can ask the Zeebries representative how many plots have been sold and how many have already been delivered in the section in which you want to buy a plot.

No, you can authorize someone to represent you, such as an employee of a notary office. A notary (for example in the Netherlands) can draw up and legalize this power of attorney. Therefore, it is not necessary to be present on the spot at the passing of the deed.

Indeed, it concerns the transfer of full ownership of the plot. This transfer takes place with the deed of delivery.
 

The transfer tax on Curaçao is 4% of the sales price (based on a book value that is lower or equal to the sales price).