BLUE BAY – Luxury apartment in the Reef with two bedrooms and sea view

Blue Bay Golf & Beach Resort Curacao — ABC Islands, Caribbean

$724k · 2 bed · 2 bath · 5.3% projected yield

Welcome to The Reef: "Pure Living" Blue Bay Golf & Beach Resort Curacao. An oasis of tranquility in a stunning location. The apartment offers views over the golf course, the Caribbean Sea, and the tropical garden with the spectacular swimming pool of The Reef. Through the sliding doors, you can enjoy breathtaking views over the golf course and the Caribbean Sea from almost every part of the home. The open layout seamlessly connects the living room with the spacious porch, creating an impressive, open living area where the constant sea breeze provides pleasant cooling. The apartment is practica

2-bedroom freehold apartment in Blue Bay Golf & Beach Resort Curacao — photo 1 of 1
RE/MAX BonBini

BLUE BAY – Luxury apartment in the Reef with two bedrooms and sea view

Blue Bay Golf & Beach Resort Curacao · Curaçao · Ref BF-1364358515 Source verified · RE/MAX BonBini · listed 15 Jul 2026
Asking price · Freehold
$724,320
Inquire — direct to agent
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Land
99.96 m²
Gross yield
4.8%
Est. ADR
$229/night
Occupancy
41%
Brixfox Score 51 · C+Financial analysis ↓
Modelled from Airbnb listings we track across Blue Bay Golf & Beach Resort Curacao — live calendar data. Projections are estimates, not financial advice.

Unlock full financial data

Get revenue, ROI calculations, AI audits, and investment scores for every property.

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
4.8%
−3.8 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$229
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
41%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$33,943
ADR × occupancy × 365

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
$
Acquisition costs· 7.7% of price, auto-calculated
$56,124
Transfer tax (Aruba schedule)$43,459
Notary & registration$1,800
Legal fees$10,865
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default ≈ $14,675/bedroom
$
All-in investment
$809,794
+11.8% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure on this page.
Gross annual revenue
$38,571
Management fee
%−$9,643
OTA / channel fees
%$-0
Cleaning (net of guest fees)
%−$1,543
Utilities, insurance & consumables
%−$3,857
Lodging / tourist tax
%−$2,700
Maintenance reserve
%−$7,243
Annual property tax
%−$3,622
Local income tax
%−$2,192
Net operating income
$7,772/yr
Net yield on all-in investment
1.0%

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%4% · Blue Bay Golf & Beach Resort Curacao 5-yr avg — historical, not a forecast8%
Indicative total return
1.0%/yr
1.0% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

2 of 2 free AI questions left — Pro is unlimited.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Blue Bay Golf & Beach Resort Curacao

Curaçao, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.0% net yield on all-in cost
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$229 per night
Visual Appeal
Pending
Analysis pending
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Upgrade to Pro to see full scorecard analysis

Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Sensitivity analysis requires Pro
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 5+ yrs operating 45+ properties managed ~3h guest response

Leeward Villa Management

Vetted

Aruba · Bonaire · Curaçao vacation-rental management

22%
Management fee
of rental revenue — already in your Managed figures

Island-based management for Dutch-Caribbean villa owners. We keep occupancy high year-round and your property guest-ready between stays.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & garden upkeep
  • Tourist-tax registration & filing
Visit Leeward Villa Management

Interested in this property?

Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.

Source verified · RE/MAX BonBini

We forward your message and analysis to the listing agency and keep a copy to follow up. No spam, no fee.

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in ABC Islands may impact actual yields.