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Notary fees are a significant expense when buying property in Argentina, typically ranging from 1% to 2% of the property's value. As of September 2025, these escribano fees vary by province and city, with Buenos Aires following specific regulated schedules that allow for some negotiation.
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Notary fees in Argentina typically cost 1-2% of property value plus 21% VAT, varying by province and city regulations.
Buenos Aires escribanos charge between 1.21% to 2.42% effectively, with additional administrative costs and the possibility of 5-20% fee negotiation.
| Fee Component | Rate/Amount | Who Pays |
|---|---|---|
| Base Notary Fee | 1-2% of property value | Usually buyer |
| VAT (IVA) | 21% on notary fee | Usually buyer |
| Administrative Costs | 0.2-0.3% additional | Usually buyer |
| Transfer Tax | 1.5-1.8% | Buyer |
| Stamp Duty | 3.5% (often split) | Buyer/Seller |
| Registration Fees | Around 1% | Usually buyer |
| Negotiation Potential | 5-20% discount possible | Depends on agreement |
What percentage of a property's value do notary fees represent in Argentina?
Notary fees in Argentina typically represent 1% to 2% of the property's purchase price.
However, this base percentage doesn't tell the complete story. You need to add 21% VAT (IVA) on top of the notary's fee, which brings the effective rate to approximately 1.21% to 2.42% of the property value.
Additional administrative costs including protocol fees, registration charges, and document processing typically add another 0.2% to 0.3% to your total escribano-related expenses. Some transactions may also include fixed dollar amounts for specific services regardless of property value.
For a $200,000 property in Buenos Aires, you can expect to pay between $2,420 and $4,840 in notary fees alone, plus the additional administrative costs. Complex transactions involving multiple properties or unusual circumstances may push fees toward the higher end of this range.
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Are notary fees the same across all Argentine provinces and cities?
Notary fees are not fixed nationwide and vary significantly by province and city based on local regulations and customary practice.
Each province has its own Colegio de Escribanos (notary association) that sets fee schedules and professional standards. Buenos Aires, Córdoba, Mendoza, and other major cities each maintain different fee structures and regulatory frameworks.
Buenos Aires tends to have more standardized and competitive rates due to the large number of practicing escribanos. Smaller provinces or remote areas may have higher fees due to limited competition and different cost structures. Some provinces also have different VAT treatment or additional local taxes that affect the total cost.
The regulatory approach also differs between jurisdictions. While some provinces strictly enforce maximum fee schedules, others allow more flexibility in pricing arrangements between clients and notaries.
Before purchasing property outside Buenos Aires, research the specific fee structure in that province to avoid surprises during closing.
What are the minimum and maximum notary fees in Buenos Aires?
In Buenos Aires, notary fees typically range from 1% to 2% of the property value before adding VAT and administrative costs.
| Fee Component | Minimum Rate | Maximum Rate |
|---|---|---|
| Base Notary Fee | 1% of property value | 2% of property value |
| With 21% VAT | 1.21% of property value | 2.42% of property value |
| Administrative Costs | 0.2% additional | 0.3% additional |
| Total Range | 1.41% of property value | 2.72% of property value |
| Example ($200K property) | $2,820 | $5,440 |
| Example ($500K property) | $7,050 | $13,600 |
| Example ($1M property) | $14,100 | $27,200 |
Do notary fees change based on the type of property transaction?
The core notary fee percentage remains consistent whether you're buying, selling, or transferring property ownership.
However, the complexity and specific requirements of different transaction types can affect ancillary costs. Purchase transactions typically involve standard due diligence and documentation work. Property transfers between family members or inheritance situations may require additional legal research and specialized documentation.
Complex transactions involving multiple properties, commercial elements, or unusual financing arrangements often require more extensive legal work from the escribano. This additional work is usually charged separately from the standard percentage fee.
Investment property purchases may involve additional documentation for tax purposes, while primary residence transactions might have different registration requirements. The escribano's fee structure accounts for these variations through additional hourly charges or fixed fees for specific services.
Refinancing or mortgage-related property transactions typically involve lower fees since they don't require complete title transfers and full due diligence processes.
Are notary fees regulated by law or can you negotiate them?
Argentine notary fees operate under a hybrid system that combines legal regulation with limited negotiation possibilities.
The Colegio de Escribanos in each jurisdiction publishes official fee schedules that establish maximum rates and minimum standards. These schedules are legally binding and provide the framework within which escribanos must operate.
However, notaries can charge less than the maximum scheduled rates, creating room for negotiation. Most experienced property buyers negotiate fees, particularly on higher-value transactions where even small percentage reductions represent significant savings.
Certain components cannot be negotiated, including VAT, official registration fees, and mandated administrative costs. The escribano's professional fee is the primary negotiable element, while government-imposed taxes and charges remain fixed.
Negotiation success depends on market conditions, the escribano's workload, transaction complexity, and your relationship with the notary. Established escribanos with strong reputations may be less willing to reduce fees compared to newer practitioners seeking to build their client base.
Which official body oversees notary fee schedules in Argentina?
Notary fees in Argentina are overseen by provincial Colegios de Escribanos (notary associations), which are official regulatory bodies with legal authority.
In Buenos Aires, two separate organizations handle regulation: the Colegio de Escribanos de la Ciudad de Buenos Aires for the autonomous city, and the Colegio de Escribanos de la Provincia de Buenos Aires for the surrounding province.
These associations publish detailed fee schedules, establish professional standards, and monitor compliance with pricing regulations. They also handle disciplinary actions against notaries who violate fee structures or professional conduct rules.
Each Colegio operates independently within its jurisdiction, which explains why fee structures vary between provinces. The national government doesn't directly regulate notary fees, leaving this responsibility to provincial and local authorities.
The Colegios also provide official fee schedules that are publicly available, typically updated annually to reflect inflation and market conditions. These documents serve as the authoritative source for understanding current fee structures in each jurisdiction.
What additional taxes and contributions must you pay on top of notary fees?
Beyond the notary's professional fee, Argentine property transactions involve several mandatory taxes and contributions.
Transfer tax (Impuesto de Sellos) typically costs 1.5% to 1.8% of the property value and is paid by the buyer. Stamp duty adds another 3.5%, though this cost is often split between buyer and seller through negotiation.
Registration fees for recording the deed in public records cost approximately 1% of the property value. These fees are separate from the notary's professional charges and cannot be waived or negotiated.
The 21% VAT applies specifically to the escribano's professional fee but not to the government taxes and registration charges. Municipal taxes may also apply depending on the property's location and local regulations.
Foreign buyers don't face additional taxes specifically related to notary services, but may encounter different tax treatment for other aspects of the transaction. It's something we develop in our Argentina property pack.
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Are there flat administrative costs that apply regardless of property value?
Yes, Argentine property transactions include several flat administrative costs that apply regardless of the property's purchase price.
Protocol fees for creating and maintaining official records typically range from $200 to $500 per transaction. Document certification and authentication services often carry fixed charges between $50 and $150 per document type.
Registry search fees for verifying clear title and checking for liens or encumbrances usually cost $100 to $300. These searches are mandatory and cannot be waived regardless of property value.
The escribano's institutional fees, which support the Colegio de Escribanos operations, typically represent about 0.075% of the transaction value but have minimum amounts that apply even to lower-value properties.
Filing fees for submitting documents to various government offices accumulate to several hundred dollars in most transactions. While individually small, these flat costs can add up to $1,000 or more, representing a significant percentage of total closing costs for lower-value properties.
How are notary fees typically split between buyer and seller?
Notary fees are most commonly paid entirely by the property buyer in Argentine real estate transactions.
This arrangement reflects the traditional practice where the buyer benefits most directly from the escribano's services, including title verification, legal due diligence, and transaction documentation. The buyer also typically selects the notary, giving them control over the service provider.
However, fee splitting arrangements can be negotiated as part of the overall purchase agreement. In competitive seller's markets, buyers sometimes request that sellers contribute to closing costs, including a portion of notary fees.
Commercial transactions and high-value residential deals more frequently involve shared closing costs, with negotiated splits ranging from 50/50 to 70/30 buyer/seller ratios. The specific arrangement depends on market conditions and negotiating power.
When fees are shared, the agreement must be clearly documented in the purchase contract to avoid disputes during closing. The escribano will require written confirmation of the payment arrangement from both parties.
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Do foreigners pay higher notary fees than Argentine citizens?
Foreign buyers pay exactly the same notary fees as Argentine citizens, with no nationality-based premium or additional charges.
The Colegio de Escribanos fee schedules apply uniformly regardless of buyer nationality, citizenship status, or residency. Escribanos are legally required to charge the same rates to all clients for equivalent services.
However, foreign buyers may face additional administrative work that could increase total costs. Non-resident buyers often require extra documentation verification, apostille services for foreign documents, and additional legal research for cross-border compliance.
Foreign buyers also typically need CDI tax identification numbers, which involve separate processing fees outside the notary's standard charges. Some escribanos may charge additional hourly rates for these specialized services.
The total closing cost difference for foreigners usually stems from additional required services rather than discriminatory fee structures. Experienced escribanos who regularly work with international clients often have streamlined processes that minimize these additional costs.
Can you claim notary fees as tax deductions in Argentina?
Notary fees are generally not deductible from regular income taxes in Argentina, but they do affect your property's cost basis for capital gains calculations.
The Argentine tax system treats notary fees as acquisition costs that increase your property's purchase price for tax purposes. When you eventually sell the property, these costs reduce your taxable capital gains by increasing your cost basis.
For investment properties, some components of closing costs may be deductible as business expenses, but this depends on your specific tax situation and requires consultation with an Argentine tax professional.
Property investors should maintain detailed records of all closing costs, including notary fees, administrative charges, and related expenses. These documented costs become important for future tax calculations and potential audits.
Non-resident property owners face different tax treatment and should seek specific advice about deductibility rules that apply to their situation. It's something we develop in our Argentina property pack.
Can you realistically negotiate notary fees, and what discounts are possible?
Yes, you can negotiate notary fees in Argentina, with realistic discounts ranging from 5% to 20% off the published tariff rates.
Negotiation success depends on several factors including the escribano's current workload, your transaction's complexity, the relationship you establish, and market competition. Higher-value transactions provide more negotiating leverage due to the significant dollar amounts involved.
Simple, straightforward transactions offer better discount opportunities since they require less work from the notary. Complex deals involving unusual financing, multiple properties, or international elements typically leave less room for fee reductions.
The best negotiating approach involves obtaining quotes from multiple escribanos and comparing their fee structures. Established notaries with strong reputations may offer limited flexibility, while newer practitioners often provide more competitive pricing.
Remember that certain costs cannot be reduced through negotiation, including VAT, government registration fees, and mandatory administrative charges. Focus your negotiation efforts on the escribano's professional fee, which typically represents the largest portion of total notary-related costs.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Understanding notary fees helps you budget accurately for property purchases in Argentina and avoid closing day surprises.
As of September 2025, expect to pay between 1.41% and 2.72% of your property's value in total notary-related costs, with room for negotiation on the professional fee component.
Sources
- The LatinVestor - Argentina Property Tax Guide
- Multilaw - Real Estate Guide Argentina
- BA Expats - Escribano Fees Discussion
- DLA Piper - Argentina Real Estate Taxes and Fees
- Colegio de Escribanos - Official Fee Schedule
- Expats BA - Complete Deed Costs
- Buy Sell BA - Legal Costs Guide
- YouTube - Argentina Property Purchase Process