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Rights to Your Saba Land – Albert & Michael – Saba Island Properties

Rights to Your Land - Albert & Michael - Saba Island Properties


In the past eight years, we have learned a lot working as real estate brokers on the Caribbean island of Saba.

We understand and follow the real estate laws as practiced in the BES islands – Bonaire, Statia, and Saba – which are not always the same as The Netherlands, even though Saba is a special municipality of The Netherlands.

We are required to work with the public notaries in St. Maarten for the closings of properties, people appointed by the King of the Netherlands, who are real estate lawyers in their own right.

All paperwork for the sale of land and homes must be accurate and registered with the Kadaster which means securing legal deeds of ownership. 

It is always moving to see handwritten documents dating far back in time saying a piece of land was sold for a certain amount of Dutch Guilders, including the number of goats on the land and some names of family heirs. What culture and meaning to the history of Saban land and people’s lives.

At the same time, it is deeply concerning, even heartbreaking, to see people holding documents that are not legally recognized in today’s world, when the possible owner believes they are.

In the past

It was customary for people to occupy land and sell properties to each other in a casual way that worked. People would pass away and their heirs would occupy the property without following any official procedures. 

In more recent times, as heirs began to sell, mortgage or lease properties, they soon learned that their ancestors did not follow the proper legal steps prescribed by The Civil Code which has been around for more than a century.

The Civil Code is helpful because it honors this impasse with prescriptive rights.

It can be a lengthy and expensive process to go to court, with an attorney-at-law, to prove ownership by prescriptive rights and it is achievable.

We have always liked to help people…

– Teaching them about the various laws and the legal processes for registered and unregistered land.

– Answering questions about owners who have passed away and their estate has been left undivided and the possibility that it belongs to several other people with equal rights on the property.

– Also proof of people using the land for long periods of time.

Yes! People have a right to their family lands and heritage. It’s precious. Legacy matters. We want people to know the truth and take responsibility for rightful ownership.

What does prescriptive rights mean in real estate?

A prescriptive easement allows someone the right to use and even claim ownership to a property. Prescriptive rights ownership can be claimed when a person has use of the land for a period of years.  

Once prescriptive rights are approved by the courts and registered with the government, sometimes taxes will need to be paid.

When we list a property For Sale, we do all of this research to have the documents ready for a trouble free closing. The last thing a buyer wants is to learn that all heirs are not on board to sell, and there are questions about the true ownership and boundaries.

Next we visit and assess the land or home, take photos, write up an original listing describing the property, and then market it to people worldwide.

Naturally, there is a broker’s contractual fee for the work involved when the property is sold.

Some people take advantage and use our service to promote their properties and then bypass us and sell to someone who has approached them directly, which can cut us out of a fee and payment for our hard work.

People with integrity choose to pay us a fee because they respect our work and name in the industry, but others do nothing, sometimes not even saying thank you. It’s a choice of character and honor which often is superseded by personal greed and selfishness.

There’s a difference between being generous and giving things away free.

Paying some deserved fee builds trust, loyalty, and respect, especially in a small community. Otherwise, you soon learn that you need better clients, and it’s time to discard a few and to let them understand what it’s like to get all the paperwork together and to work with the legal process of a notary and the courts.

A sale can be lost without a knowledgeable and a trustworthy real estate broker.

♦  ♦ 

Albert & Michael Saba Island Properties

Albert & Michael - Saba Island Properties

Expats with Experience You Can Trust
Saba (+599) 416 . 2777
Emails:  or

Read About Our Clients and Work

♦  ♦

Michael’s writing is published at Arianna Huffington’s – Thrive Global, The Huffington Post,
Medium, Maria Shriver’s Website, LinkedIn, Michael Port, The Fordyce Letter, Mélange Magazine
 and others.
Along with this international monthly Blog Michael publishes daily on his coaching website – Commit2Change.

Michael Feeley

Michael Feeley, Life Coach:

Why Saba?

After living and working in New York City for 40+ years I leaped right out of the rat race of corporate America; leaving behind the relentless stress and competition that was wasting me; to rediscover what really matters to me in life.

We went looking for a new home all over the world - the Azores, the Maldives, France, Italy, Spain, Morocco, Malta, the Caribbean and by pure luck, found Saba.

Saba gives me peace, joy, freedom and a community where I feel I belong. People are respected here; living free and open, in the heart of deep nature and incredible beauty. It's a remarkable change.

The work we do enables us to care about other people. Helping them find a new home with practical empathy for their needs and dreams. It's an emotional investment. To listen. To understand. It's work that matters to us. Work we're proud of.

Maybe you have similar yearnings for change. Wanting a better way to live.
A place where you feel at home, with yourself and with the world.

You might just be looking for a new spot to vacation. Unique. Unknown. Crowd-less. Safe. Friendly.... Hello Saba.

Or... you're already hooked on Saba and keep coming back year after year because you love it! Booking your favorite hotel and room or renting a Saba cottage or villa.

Or... Saba's lifestyle makes you dream of a bigger change. A more personal connection to this exclusive, wonder of an island. Something lasting. Just yours and investing in a home is fixed in your mind and heart.

Feel free to email me and let's find out exactly what you want and see - Is the Caribbean island of Saba right for you? Let's make those thoughts and wishes a reality and then... they won't be thoughts and wishes anymore.

I look forward to saying to you one day --'Welcome home!
Be it for a week or... a lifetime.

*And yes, it's true. I was a professional actor, singer, model (actually working) in New York City and noted theatres throughout the United States: The Actors Playhouse, The Kennedy Center, Syracuse Stage, Elitch Gardens, Ogunquit Playhouse -- working with John Raitt, Howard Keel, Allan Jones, Howard Da Silva, Tovah Feldshuh, Bobby Van, Ford Models.
(I even sang for President Jimmy Carter).

I transitioned from acting (because I wanted to) into the travel industry and later, working as a headhunter for over 20 years in NYC with: The Marriott Corporation, Jones Dairy Farm, Cotton Incorporated, The New York Post, Spike Lee DDB, MetLife, Sullivan & Cromwell, Peter Marino Architect, Reliance National Insurance, Black Rock Financial, Parachute Publishing, Burberry, Asprey Jewelry, The Hunger Project, Macklowe Real Estate.

I'm an Akimbo Workshop Coach for Seth Godin and a certified Life + Career + Change Coach; working with all kinds of people around the globe: creatives - human resources professionals - executives - artists - musicians - gardeners - college deans and teachers - doctors - hotel owners - computer wizards - other coaches... helping them create the change they want in their work and lives; to do better, to be happier and even discover what they really want to do with their lives.

Please take a look at my Coaching website and see how I can be useful to you:

My favorite quote is by poet Mary Oliver because it truly says what I want to know about you in such an unforgettable way:

"Tell me, what is it you plan to do with your one wild and precious life?"

I'm also proud to have my writings about real estate and coaching published at: Thrive Global - The Huffington Post - Maria Shriver - Michael Port - The Fordyce Letter - LinkedIn - Medium and others.

You can email me:

[We thank 'Chizzilala - Video Productions' -- for the photo of us in our car at the top of the - Meet Our Agents - page. Yes! It's from the 'Saba Dutch Caribbean HAPPY video'.] Click Here to View