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Real estate transactions in Buenos Aires involve several mandatory fees that buyers and sellers must pay to complete a property purchase.
Realtor commissions typically range from 3-4% per party plus 21% VAT, while notary fees add another 1-2% plus VAT to the total transaction cost. Understanding these costs upfront helps buyers budget properly for their Buenos Aires property purchase.
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Real estate agents in Buenos Aires charge 3-4% commission per party plus 21% VAT, while notary fees range from 1-2% plus VAT.
Total closing costs including all fees typically represent 7-10% of the property purchase price for buyers.
| Fee Type | Standard Rate | VAT Applied | Payment Timing |
|---|---|---|---|
| Realtor Commission (per party) | 3-4% of property price | 21% | At closing |
| Notary (Escribano) Fee | 1-2% of declared value | 21% | At closing |
| Stamp Duty | 2.5% (split between parties) | No | At closing |
| Registration/Admin Fees | 0.5-1.5% | No | At closing |
| Legal Fees (optional) | 0.5-1% | 21% | At closing |
| Total Buyer Closing Costs | 7-10% of purchase price | Various | At closing |
How much do real estate agents typically charge in Buenos Aires as commission?
Real estate agents in Buenos Aires charge 3-4% commission per party of the property price, with 21% VAT added on top of the base commission.
This means both the buyer and seller typically pay their own agent's commission separately. If a property sells for $200,000 USD, each party would pay approximately $6,000-$8,000 plus $1,260-$1,680 in VAT to their respective agent.
The 3-4% rate is widely enforced across Buenos Aires real estate agencies and represents the standard market practice. Most established agencies adhere strictly to this pricing structure regardless of property type or location within the city.
Some premium agencies may charge toward the higher end of this range, particularly for luxury properties in neighborhoods like Puerto Madero or Palermo. However, the vast majority of transactions fall within the 3-4% bracket.
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Are there minimum flat fees that realtors apply regardless of property value?
Many real estate agencies in Buenos Aires apply minimum fees for lower-priced properties, though these are not standardized across the market.
The minimum fee structure varies by agency, but most established firms set a floor to ensure transaction viability. These minimums typically range from $2,000 to $4,000 USD equivalent, though specific amounts should be confirmed directly with individual agencies.
For properties valued under $100,000 USD, buyers and sellers should expect that percentage-based commissions may not apply, and flat minimum fees will likely be enforced instead. This practice protects agents from unprofitable small transactions.
The minimum fee policy is more commonly encountered in downtown Buenos Aires agencies compared to suburban areas, where lower property values are more accepted at standard percentage rates.
Do buyers and sellers split the realtor's commission in Buenos Aires?
Buyers and sellers in Buenos Aires each pay their own realtor's commission separately rather than splitting a single fee.
This dual-commission structure means the buyer pays 3-4% plus VAT to their buying agent, while the seller pays 3-4% plus VAT to their listing agent. The total commission cost across both parties ranges from 6-8% of the property price plus applicable taxes.
In rare cases where a single agent represents both buyer and seller, the commission may be consolidated, but this typically results in a higher overall rate of 5-6% rather than cost savings for the parties involved.
This system differs from markets where buyer and seller split a single commission, making Buenos Aires real estate transactions more expensive from a total commission perspective.
What is the standard notary fee percentage for property transactions?
Notary (escribano) fees in Buenos Aires range from 1-2% of the declared property value, with 21% VAT applied to the base fee.
Most standard residential transactions fall within the 1-1.5% range, while more complex deals involving multiple parties, easements, or commercial elements may reach the 2% threshold. The fee is calculated on the declared purchase value rather than the market value.
For a property with a declared value of $150,000 USD, buyers should expect to pay $1,500-$3,000 in notary fees plus $315-$630 in VAT. These fees cover the notary's professional services in preparing legal documents and facilitating the transfer.
The notary fee structure is more standardized than realtor commissions, with less variation between different notary offices across Buenos Aires neighborhoods.
Is there a minimum notary fee set by law in Buenos Aires?
Argentina does establish minimum fee structures for notary services, though specific peso amounts vary and are updated periodically by professional regulatory bodies.
As of September 2025, minimum notary fees exist primarily for lower-value transactions, but these minimums are rarely disclosed in public rate schedules and must be confirmed directly with individual escribano offices.
The minimum fee structure ensures that notaries can cover their professional obligations and regulatory costs even on smaller property transactions. These fees are typically several thousand pesos but represent a small portion of most property transaction values.
For properties valued above $50,000 USD, the percentage-based fee structure generally exceeds any applicable minimums, making the 1-2% calculation the relevant cost for most buyers.
Are notary fees calculated on declared value or market value?
Notary fees in Buenos Aires are calculated on the declared property value (valor escriturado) that appears in the official purchase documents.
The declared value is often below the actual market transaction value, which can reduce notary fees compared to what buyers might expect based on the real purchase price. However, Argentine law requires that declared values not be understated below certain minimum thresholds.
This practice allows some fee optimization, though buyers must ensure compliance with legal requirements regarding minimum declared values. Tax authorities monitor for significant understatements that could indicate tax evasion.
The gap between declared and market values typically ranges from 10-30%, meaning notary fees may be calculated on a base that's 70-90% of the actual transaction amount.
Do foreigners face different realtor or notary fees than locals?
Foreign buyers pay exactly the same realtor and notary fees as Argentine citizens when purchasing property in Buenos Aires.
No additional surcharges, foreign buyer taxes, or discriminatory fees apply to non-resident purchasers. The 3-4% realtor commission and 1-2% notary fee structure applies universally regardless of nationality or residency status.
Foreigners do need to obtain a local tax identification number (CDI) before completing their purchase, but this administrative requirement doesn't affect the fee structure for professional services.
This equal treatment policy makes Buenos Aires relatively accessible for international property buyers compared to markets that impose additional costs on foreign purchasers.
Are there additional administrative costs beyond the notary's percentage fee?
Yes, buyers should expect additional administrative and registration costs of 0.5-1.5% beyond the basic notary percentage fee.
These additional costs cover document preparation, title registration, property registry updates, and mandatory notary professional contributions. They are not typically bundled into the quoted notary percentage rate.
Common additional charges include certification fees, stamp taxes, registry filing costs, and administrative processing fees that vary by property type and transaction complexity. These costs are separate from the notary's professional service fee.
For budgeting purposes, buyers should add approximately 1% to their notary fee estimate to account for these mandatory additional costs that will be due at closing.
Can buyers negotiate realtor commissions in Buenos Aires?
Realtor commission negotiation is possible but limited, with most successful reductions ranging from 0.5-1 percentage point below standard rates.
Negotiation success depends heavily on market leverage, property value, and timing. High-value transactions above $300,000 USD offer the best opportunities for commission reductions, while standard residential purchases rarely see meaningful discounts.
Buyers with cash offers, quick closing timelines, or multiple property purchases may have more negotiating power. However, the 3-4% commission structure is deeply entrenched in Buenos Aires market practices.
Most agencies will resist commission reductions below 2.5% per party, as this impacts their business viability and agent compensation structure.
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How much should buyers budget for total closing costs?
Buyers should budget 7-10% of the purchase price for total closing costs in Buenos Aires, including all realtor and notary fees.
This comprehensive budget covers realtor commissions (3-4% plus VAT), notary fees (1-2% plus VAT), stamp duty (approximately 1.25% buyer's portion), registration fees (0.5-1.5%), and optional legal review costs (0.5-1%).
For a $200,000 property purchase, total closing costs typically range from $14,000-$20,000. This represents one of the higher closing cost structures in Latin America but reflects the comprehensive professional services involved.
Cash flow planning should account for all these costs being due at closing, with no standard installment payment options available for professional fees.
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Are realtor and notary fees subject to VAT or other taxes?
Both realtor commissions and notary fees are subject to Argentina's 21% Value Added Tax (VAT), which significantly increases the total cost of professional services.
The VAT is applied to the base commission or fee amount, meaning a 3% realtor commission becomes 3.63% after tax, and a 1.5% notary fee becomes 1.815% after tax. This tax applies to all professional real estate services.
VAT is collected by the service provider and must be paid contemporaneously with the base fee at closing. No exemptions apply for foreign buyers or specific property types.
This tax structure makes Buenos Aires professional service costs higher than the base percentage rates might suggest, and buyers should factor the full VAT-inclusive amounts into their budget planning.
What is the usual timeline for paying these fees?
All realtor commissions and notary fees are paid at closing when the property title officially transfers to the buyer.
Realtor commissions may also be due upon signing the preliminary sales agreement (boleto) if this document is used in the transaction process. The timing depends on the specific terms negotiated between parties and their agents.
No standard installment payment options exist for professional fees, requiring buyers to have full cash available at closing for all associated costs. This includes VAT payments on all professional services.
Payment is typically made in the same currency as the property purchase (USD for dollar-denominated transactions, pesos for peso transactions), and funds must be available in cleared, immediately accessible form.
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Are there seasonal variations in fee structures?
Real estate professional fees in Buenos Aires remain consistent throughout the year, with no seasonal adjustments to standard commission or notary fee percentages.
While property transaction volume may fluctuate seasonally, the underlying fee structure for realtor commissions (3-4% plus VAT) and notary services (1-2% plus VAT) stays constant regardless of market timing.
Some agencies may offer promotional rates during slower market periods, but these are rare and typically limited to specific property types or developer partnerships rather than across-the-board reductions.
Buyers planning purchases during different times of year can rely on consistent fee structures for budgeting purposes, though they should still confirm current rates directly with service providers.
How do Buenos Aires fees compare to other major cities?
Buenos Aires realtor and notary fees are higher than most other major South American cities but comparable to developed market standards.
The combined 6-8% realtor commission structure (both parties) exceeds cities like SĂŁo Paulo (4-6% total) or Santiago (3-5% total). However, notary fees at 1-2% are relatively standard across the region.
When including VAT at 21% on professional services, Buenos Aires total transaction costs rank among the highest in Latin America. This reflects the city's mature real estate market and established professional service standards.
International buyers should budget accordingly, as Buenos Aires closing costs typically exceed their home country expectations, particularly when compared to markets with buyer-only commission structures.
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What documentation should buyers request regarding fees?
Buyers should request written fee schedules from both realtors and notaries before beginning the property search process to avoid surprises at closing.
Essential documentation includes commission agreements specifying the exact percentage, VAT treatment, payment timing, and any applicable minimum fees. Notary quotes should detail both percentage fees and estimated additional administrative costs.
All fee agreements should be provided in writing with clear peso or USD amounts where possible, including full VAT-inclusive totals for accurate budgeting. Service providers should explain any additional costs that may arise during the transaction process.
Professional service contracts should specify payment currency, timing requirements, and any conditions that might affect the final fee calculation to ensure full transparency throughout the purchase process.
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 realtor and notary fees is crucial for successful property investment in Buenos Aires.
With total closing costs ranging from 7-10% of purchase price, proper budgeting and fee negotiation can save thousands of dollars on your property transaction.
Sources
- Buenos Aires Habitat - Realtor Commission Structure
- The LatinVestor - Argentina Real Estate Costs
- The LatinVestor - Buenos Aires Property Taxes
- BA Expats - Escribano Fee Breakdown
- Multilaw - Real Estate Guide Argentina
- Global Property Guide - Argentina Taxes and Costs
- BA Expats - Property Purchase Fees Advice
- BuySellBA - Selling Real Estate Process