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Property taxes in Bariloche for 2025 range from 0.25% to 1.5% of assessed value for both residential and commercial properties.
Foreign property owners pay the same rates as Argentine residents, with additional municipal fees typically adding $100-$250 annually. The taxable value is based on cadastral assessments that are usually lower than market values, and properties are reassessed every 3-5 years.
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Bariloche property owners pay annual provincial property tax between 0.25%-1.5% of assessed value, plus municipal service fees of $100-$250 per year.
Foreign investors face the same property tax rates as Argentine residents, though rental income is taxed at 24.5% for non-residents versus 9-35% for residents.
| Tax Type | Rate/Amount | Who Pays |
|---|---|---|
| Annual Property Tax (Residential) | 0.25% - 1.5% of assessed value | All property owners |
| Annual Property Tax (Commercial) | 0.25% - 1.5% of assessed value | All commercial property owners |
| Municipal Service Fees | $100 - $250 per year | All property owners |
| Rental Income Tax (Residents) | 9% - 35% progressive rate | Argentine residents with rental income |
| Rental Income Tax (Non-residents) | 24.5% flat rate | Foreign owners with rental income |
| Early Payment Discount | 5% - 10% reduction | Property owners paying before due date |
| Late Payment Penalty | 1% - 3% monthly interest | Property owners paying after due date |
What are the different types of property taxes you have to pay in Bariloche in 2025?
Property owners in Bariloche face three main types of taxes and fees as of September 2025.
The annual property tax (Impuesto Inmobiliario) is charged by RĂo Negro province and applies to both residential and commercial properties based on their assessed cadastral value.
Municipal service fees cover essential services including water, waste collection, street lighting, security, and sometimes an eco-fee for tourism or environmental policies. These fees are separate from the provincial property tax and vary by district.
If you rent out your property, you'll pay income tax on rental earnings at a national rate of 21% for general income tax purposes, though non-residents face a flat 24.5% rate while Argentine residents pay progressive rates from 9% to 35%.
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How much is the annual property tax rate for a residential property?
Residential property tax rates in Bariloche range from 0.25% to 1.5% of the assessed property value in 2025.
The exact rate depends on your property's location within Bariloche, its type, and its assessed value. Properties in prime locations like the city center or lakefront areas typically face rates toward the higher end of this range.
Most residential properties fall somewhere in the middle of this range, with average effective rates around 0.5% to 1.0% of assessed value. The assessed value is usually lower than the current market value of your property.
Single-family homes and apartments are subject to the same rate structure, though the total amount varies based on the individual property's assessed value.
How much is the annual property tax rate for a commercial property?
Commercial properties in Bariloche also pay between 0.25% and 1.5% of assessed value, following the same provincial tax scale as residential properties.
However, commercial properties typically face rates toward the upper end of this range due to their income-generating potential and prime locations. Most commercial buildings pay closer to 1.0% to 1.5% of assessed value.
Certain commercial properties may also face additional local business rates or licensing fees beyond the basic property tax. Retail spaces in tourist areas of Bariloche often pay the highest rates within the allowed range.
Mixed-use properties with both residential and commercial components are assessed based on their primary use, with rates applied accordingly to each portion of the building.
Are there separate taxes for land and for buildings, and if so, what are the rates?
Yes, Argentina's property tax system differentiates between land and buildings, with different rates applied to each component.
Undeveloped land without structures is typically taxed at the lower end of the scale, often around 0.25% to 0.5% of assessed value. This applies to vacant lots or parcels awaiting development in Bariloche.
Buildings and improvements attract higher tax percentages, usually falling in the 0.75% to 1.5% range depending on the structure's value and use. The tax assessment considers both the land value and the building value separately.
For developed properties, you pay tax on both components combined, but the calculation method ensures that improved properties pay more than vacant land. This structure encourages development while generating revenue from all property types.
How is the taxable value of a property calculated in Bariloche in 2025?
Property taxable value in Bariloche is determined by the cadastral assessment system managed by the municipality and RĂo Negro province.
| Assessment Factor | Weight in Calculation | Details |
|---|---|---|
| Property Size | High | Total square meters of land and building |
| Location | High | Proximity to lake, city center, amenities |
| Age and Condition | Medium | Building age, maintenance level, updates |
| Property Improvements | Medium | Pools, garages, quality of finishes |
| Comparable Sales | Medium | Recent transactions in the area |
| Zoning and Use | Low | Residential vs commercial designation |
| Infrastructure Access | Low | Utilities, road access, services |
What is the average total property tax amount for a typical apartment in the city center?
A typical city center apartment in Bariloche with a market value of $175,000 to $200,000 pays between $875 and $3,000 annually in property taxes as of September 2025.
The wide range reflects differences in assessed values versus market values, with most properties falling in the $1,200 to $2,000 range for annual property tax. Assessed values are typically 60% to 80% of current market values.
A standard two-bedroom apartment near the civic center or lake district would likely pay around $1,500 to $2,200 per year in property taxes. This calculation assumes an assessed value of $120,000 to $160,000 on a property worth $175,000 to $200,000.
Premium apartments with lake views or luxury finishes pay toward the higher end, while older units or those farther from prime locations pay closer to the lower range.
What is the average total property tax amount for a typical house in the suburbs?
Suburban houses in Bariloche typically pay between $600 and $3,000 annually in property taxes, depending on size, location, and assessed value.
Most suburban homes with market values between $120,000 and $200,000 pay approximately $800 to $2,200 per year in property taxes. Newer subdivisions and areas closer to the city center pay toward the higher end of this range.
A standard three-bedroom house in established suburban neighborhoods like Llao Llao or San Pedro would typically pay $1,000 to $1,800 annually. Rural properties or those in developing areas often pay less due to lower assessed values.
Large suburban homes with significant land parcels may pay $2,000 to $3,000 annually, while modest homes on smaller lots typically pay $600 to $1,200 per year.
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Are there any additional municipal fees or charges linked to owning a property?
Yes, Bariloche property owners pay several municipal service fees beyond the provincial property tax, typically totaling $100 to $250 per year.
These fees cover essential municipal services including waste collection, water and sewer services, street lighting, and neighborhood security. The exact amount varies by district and property size.
Some properties in tourist zones may face an additional eco-fee related to environmental policies or tourism infrastructure, though this primarily affects hotels and commercial tourist properties rather than residential homes.
Water and sewer charges are usually billed separately from property taxes and can add $150 to $400 annually depending on usage and property size. Street maintenance and lighting fees are typically included in the general municipal service charge.
It's something we develop in our Argentina property pack.
What are the penalties or interest charges if you pay your property tax late?
Late property tax payments in Bariloche incur monthly interest charges typically ranging from 1% to 3% per month as of September 2025.
The exact penalty structure follows standard provincial regulations for RĂo Negro, with interest calculated on the outstanding balance from the original due date. Most municipalities provide a grace period of 30 days before penalties begin accruing.
After several months of non-payment, additional flat penalties may apply on top of the monthly interest charges. Property owners facing extended delinquency may face liens or legal action to collect unpaid taxes.
The interest compounds monthly, so a $1,000 tax bill could grow to $1,200 or more after six months of non-payment. Early communication with tax authorities can sometimes result in payment plan arrangements without additional penalties.
Are there discounts or reductions for early payment or certain categories of owners?
Yes, most Argentine municipalities including Bariloche offer early payment discounts of 5% to 10% for property owners who pay their annual tax before the due date.
1. Early payment discounts for paying the full annual amount by the deadline2. Senior citizen reductions for retirees meeting age and income requirements 3. Disability discounts for property owners with documented disabilities4. Long-term resident benefits for owners living in the property for extended periods5. Veterans' exemptions or reductions in some cases6. Low-income household assistance programs for qualifying familiesForeign property owners generally do not receive special discounts, but they qualify for the same early payment incentives as Argentine residents. The discount typically applies to the provincial property tax portion rather than municipal service fees.
To claim these discounts, property owners must usually provide documentation and apply through the municipal tax office. Some discounts require annual renewal while others remain in effect once approved.
Do foreign property owners pay the same rates as Argentine residents in 2025?
Foreign property owners pay identical property tax rates as Argentine residents for direct property ownership in Bariloche as of September 2025.
There is no discriminatory taxation based on nationality for property ownership itself. Both foreign and domestic owners pay the same 0.25% to 1.5% annual property tax rate based on assessed value.
However, significant differences exist for rental income taxation. Non-resident foreign owners pay a flat 24.5% income tax on rental income, while Argentine residents pay progressive rates from 9% to 35% depending on their total income level.
Foreign owners also have the same access to early payment discounts and face identical late payment penalties. Municipal service fees apply equally regardless of the owner's nationality or residency status.
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How often are property values reassessed for tax purposes in Bariloche?
Property values in Bariloche are reassessed for tax purposes every 3 to 5 years under the standard Argentine cadastral system.
The most recent comprehensive reassessment occurred in 2023, with the next scheduled review expected between 2026 and 2028. However, major property improvements or municipal cadastral plan updates can trigger individual reassessments outside the regular cycle.
Property owners must report significant improvements like additions, renovations, or new structures that could affect assessed value. Failure to report improvements can result in retroactive tax adjustments and penalties.
Market value changes between reassessment periods generally don't affect property taxes until the next official reassessment cycle. This creates periods where property taxes may lag behind actual market appreciation or depreciation.
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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.
Bariloche property taxes in 2025 remain competitive compared to other international destinations, with rates between 0.25% and 1.5% of assessed value for both residential and commercial properties.
Foreign investors benefit from equal treatment under the tax system, though rental income faces higher rates for non-residents, making long-term ownership strategies more attractive than short-term rental investments.
Sources
- Live and Invest Overseas - Argentina Taxes
- Expat Focus - Argentina Property Taxes
- The Latin Investor - Bariloche Property
- The Latin Investor - Bariloche Price Forecasts
- Trips South America - Eco Fee Bariloche
- Gillespie CAD - Delinquent Tax Roll
- Sussex County - Annual Rates
- MDC Tax Collector - Early Payment Discounts