FAQ
FREQUENTLY ASKED QUESTIONS
General
The developer of Tierra del Mar is Stonefields Properties B.V., a public limited liability company incorporated on Curaçao with sales office at Mambo Beach BLVD Unit 50.
The partners in the development company combine 40+ years of experience and have completed many of the class leading projects realized during the past 20 years on Curaçao. Tierra del Mar is a project of Mambo Developers. For more information, please visit mambodevelopers.com.
The Tierra del Mar Resort is a resort located in one of the most popular tourist areas on Curacao, Mambo Beach. The resort, once completed, will consist of a total of 8 sections. Each section offers a different real estate product. Some sections offer turnkey vacation homes / condominiums and others consist of plots of land where the buyer can build their own home based on a pre-approved design.
Sales for the first sections will start in Q3 2025. Please contact us for details on which section will be available for purchase at a given time.
The first sections offering lots for sale are Ocean Drive (24 lots) and Mambo Hills (30 lots). Sales will start Q4 ’25.
The firsts section offering a turnkey product (vacation bungalow) is section 7 (‘Mambo Vacation Resort’). Sales will start Q3 ’25.
Utilities
220v
All kitchen equipment will have to operate on electricity, as propane gas-powered appliances are not permitted.
Public Access
Passage to and from the Jan Thiel area will remain accessible to the general public. A path will be accessible during daylight hours following the coastal line.
Construction
Start of construction differs per section.
The construction of the general infrastructure for the resort will start Q2 2026.
For sections were a buyer purchases a lot of land and builds his / her own home, construction can start once the buyer complies with the building regulation requirements.
For those sections that will offer a turn key product to a buyer, the developer, Tierra del Mar, will manage the construction. Please inquire for more details.
Yes, there is a construction obligation within five years of the transfer of title of a lot. Once construction has commenced it needs to be finalized within the timeframe applicable to each section (depending on the scale of the building). If you sell your lot, the new buyer assumes this obligation (with the remaining time calculated as of the transfer of title to the first buyer of the lot).
Tierra del Mar in conjunction with the renowned architectural firm STATE of Architecture has prepared designs for model homes for most sections. These models come with pre-approved building permits, which can save time and costs. If you select a model home, you will need to contribute to the costs of the architect and building permit fees.
For sections that offer lots of land for sale you are free to select your own contractor. For turnkey products offered by Tierra del Mar, the latter appoints the contractor and manages the entire construction up and including final delivery of the turnkey product.
All contractors must comply with the Tierra del Mar construction regulations.
The Developer is in the process of preparing the building regulations that will contain general regulations for all developments and specific regulations for certain sections.
Please contact us for specific details.
You can start building once you comply with the following requirements:
- The title to your lot of land has been transferred to you
- The design of the house you are planning on building has been approved by the Spatial Quality Committee
- You have a building permit for the approved design (the model units will have a pre-approved building permit)
- The contractor has complied with the registration requirements of the Tierra del Mar construction rules
- The foundation plan has been identified on the lot and approved by the representative of the Spatial Quality Committee
- Construction utility (water & electricity) meters have been installed
- The lot has been set off with construction fences
Please contact us for details on garden design regulations.
Property Boundaries
Yes, please refer to the construction regulations.
Living and Maintenance
Yes, the Tierra del Mar resort rules and owners’ personal obligations will include requirements for property (garden and buildings) upkeep and maintenance.
Homeowner Association (HOA)
The resort management structure consists of an ‘umbrella’ foundation that will manage the common resort facilities and services (security, common landscaping, general infrastructure etc.) and Home Owners Associations for individual (and in some cases combined) sections.
Owners will be represented in the board of the foundation through their respective HOA appointment board member (‘tiered representation’).
Monthly fees cover maintenance, security, common landscaping, and shared facilities. The exact amounts will be determined at a later stage.
Tierra del Mar resort will have regulations (comparable to other large resorts on Curacao) that are aimed at ensuring that all owners and residents enjoy their stay and that a high and uniform quality of living level is maintained throughout the resort.
These rules will govern topics such as: safety and security, prevention of hindrance / nuisance, upkeep and maintenance to gardens and buildings, light sources.
Common house pets are allowed, subject to certain restrictions. Please contact us for specific guidelines.
Ownership and Costs
All purchased lots are freehold land.
A 10% deposit is required upon purchasing a lot. The remaining 90% must be paid into the notary’s escrow account before the transfer of title takes place.
Tierra del Mar applies a turnkey contract where the purchase price is paid in installments upon certain milestones being achieved. The first installment equals 10% of the purchase price and is payable upon signing the purchase agreement.
The second installment equals 30% of the purchase price and is payable upon legal transfer of title of the apartment right to the buyer. This installment is paid through the intervention of the third party account of the designated project notary.
The remaining 60% of the purchase price will be paid by the buyer in installments coinciding with the following milestones:
Payable directly to the seller:
15% when structural basement and ground floor are ready
10% once buildings concrete ground floor is poured
10% after pouring concrete for the mid floor of the building
10% once the residence is glazed and weatherproof
10% once the tiling and painting of the residence has been completed
The final installment of 5% is paid prior to factual delivery and to be paid through the intervention of the third party account of the designated project notary.
Please contact us for more details regarding notary selection.
Transfer costs (including transfer tax) can be calculated using the following online calculator (published by the Land Registry): https://www.kadaster.cw/eid/766
Please note that the aforementioned calculation is an estimate and that a notary can charge for certain services, such as compliance.
RENTal and property
management
Yes, both short-term and long-term rentals are permitted.
Yes, we provide rental and management services, including vacation rentals. Please contact us for more information.
Sustainability and Amenities
Yes, solar panels are permitted, provided they comply with the building regulations and resort design standards. Official permission from the resort’s ‘Spacial Quality Committee’ is required before installation.
The resort will include common landscaping, shared security and common sports facilities. Further details will be announced later.
Yes, the resort sections form a gated and secured community.
Notarial and fiscal matters
The By Laws of the Tierra del Mar Foundation and individual Home Owners Association are presently being prepared and expected to be available Late Q1, early Q2 ‘2026. In case you have any specific questions in the meantime, please do not hesitate to contact us.
Additional questions
Yes, you are free to resell. The developer can facilitate resales upon request.