How to buy land in Patagonia (guide)

Authored by the expert who managed and guided the team behind the Argentina Property Pack

Yes, the analysis of Patagonia's property market is included in our pack

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Patagonia. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The LatinVestor, we explore the Patagonian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Bariloche, El Calafate, and Puerto Natales. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What kinds of land can foreigners legally buy in Patagonia, and what types are restricted?

Foreigners can buy most types of land in Patagonia, but the restrictions vary significantly between Argentine and Chilean sides of the region.

In Argentine Patagonia, you can legally purchase residential land, commercial property, vineyard land, and raw undeveloped land without major restrictions. Urban land purchases face virtually no limitations for foreign buyers as of September 2025.

However, Argentine Patagonia imposes specific restrictions on rural land purchases. Foreign nationals collectively cannot own more than 15% of rural land per province, and individual foreigners cannot own more than 1,000 hectares in fertile or agricultural zones. Land within 50 kilometers of international borders requires special government authorization, as does property near strategic water sources.

Chilean Patagonia offers much more freedom for foreign land buyers. You can purchase almost any type of land including rural properties, urban lots, commercial land, and large ranches without size, location, or ownership percentage restrictions. The only significant limitation applies to protected areas like national parks, which remain off-limits to private buyers.

Protected areas in both countries cannot be purchased privately, including national parks and heavily regulated conservation zones.

Where in Patagonia do foreigners usually buy land the most, and why?

Foreign buyers concentrate their Patagonian land purchases in specific regions that offer the best combination of accessibility, investment potential, and regulatory advantages.

In Argentine Patagonia, Bariloche and the Nahuel Huapi region attract the highest number of foreign land buyers due to established tourism infrastructure, luxury home potential, and strong investment returns. El Calafate draws significant foreign interest for its proximity to Glacier National Park and growing tourism market.

Río Negro and Neuquén provinces see substantial foreign investment in vineyard land and adventure tourism properties. These areas offer established wine industry infrastructure and growing international recognition for Patagonian wines.

Chilean Patagonia's Aysén and Magallanes regions attract foreign buyers primarily due to lower land prices and unlimited purchase allowances. The Carretera Austral corridor has become particularly popular for eco-tourism development projects, while areas near Torres del Paine National Park draw luxury lodge investors.

Chile attracts more large-scale land buyers, especially for conservation projects, because the country lacks the ownership restrictions found in Argentina. This regulatory freedom makes Chilean Patagonia particularly appealing for buyers seeking extensive property holdings.

It's something we develop in our Argentina property pack.

What are the mandatory steps and optional steps in the process of buying land as a foreigner?

The land purchase process in Patagonia involves several mandatory steps that must be completed in both Argentine and Chilean territories.

Mandatory steps begin with obtaining a local tax identification number - CDI (Clave de Identificación) in Argentina or RUT (Rol Único Tributario) in Chile. You must hire a local real estate agent and notary (escribano) to handle the legal aspects of your purchase.

Due diligence represents a crucial mandatory step involving title verification, land surveys, and obtaining border permissions if your property falls within restricted zones. You'll sign a preliminary purchase agreement with a deposit (boleto de compraventa in Argentina), then finalize the transaction at a notary office with official deed transfer (escritura).

The final mandatory steps include paying all closing fees and registering your property with local authorities to establish legal ownership.

Step Type	Argentine Patagonia	Chilean Patagonia
Tax ID Requirement	CDI (Clave de Identificación)	RUT (Rol Único Tributario)
Legal Representation	Mandatory notary (escribano)	Mandatory notary
Preliminary Agreement	Boleto de compraventa with deposit	Purchase agreement with deposit
Final Documentation	Escritura deed transfer	Official deed transfer
Border Authorization	Required within 50km of borders	Not required

Optional steps can significantly improve your purchase experience and long-term success. Engaging a bilingual lawyer provides additional legal protection and clearer communication throughout the process. Opening a local bank account, while not strictly required, facilitates easier payments and ongoing property management.

Personal property inspections offer valuable insights into land conditions, access rights, and development potential. Some buyers choose to establish a holding company for their purchase to optimize tax planning and asset protection strategies.

What documents do you need to provide when buying land in Patagonia?

Land purchases in Patagonia require specific documentation to verify your identity, financial capacity, and legal status as a foreign buyer.

Your passport serves as primary identification and must be current throughout the entire purchase process. You'll need your local tax identification number - CDI for Argentina or RUT for Chile - which must be obtained before beginning any land purchase procedures.

Proof of address from your home country and tax residency information help establish your legal status and tax obligations. If purchasing remotely, you'll need properly notarized representative documents authorizing a local agent to act on your behalf.

Financial documentation includes bank reference letters or proof of fund origins, which may be required under anti-money laundering regulations that have become more stringent as of September 2025.

Additional documents may be requested depending on your specific purchase, including corporate documentation if buying through a company structure or specialized permits for restricted land areas.

Can you buy land in Patagonia without being physically in the country?

Both Argentine and Chilean Patagonia allow remote land purchases, though the processes and requirements differ between countries.

Argentina permits remote purchases through a legally authorized local representative acting under power of attorney. While physical presence isn't mandatory, most experts recommend attending the final deed signing for complex or high-value transactions.

Chile offers more comprehensive remote purchase provisions, allowing you to complete the entire transaction without ever visiting the country. Chilean law explicitly accommodates full remote purchases through authorized legal representatives.

Remote purchases require careful selection of your local representative, as this person will handle all legal procedures, financial transactions, and document signings on your behalf. Proper power of attorney documentation must be notarized and often requires consular authentication.

While remote purchases are legally possible, many buyers choose to visit their potential property at least once to verify conditions, assess access routes, and meet local contacts who will assist with ongoing property management.

What are the average land prices in Patagonia, depending on location and type of land?

Land prices in Patagonia vary dramatically based on location, accessibility, and development potential, with significant differences between Argentine and Chilean territories.

In Argentine Patagonia, urban and tourism-oriented land commands $15,000 to $100,000 per acre as of September 2025. Prime locations near Bariloche or El Calafate reach the higher end of this range due to established infrastructure and tourism demand.

Rural and agricultural land in Argentine Patagonia typically costs $15,000 to $50,000 per acre, depending on soil quality, water access, and proximity to major towns. Remote or raw land starts at $1,000 per acre and can reach $15,000 per acre for properties with unique features or development potential.

Chilean Patagonia offers significantly lower prices across all categories. Urban and tourism land ranges from $5,000 to $15,000 per acre, while rural and agricultural properties cost $1,000 to $5,000 per acre. Remote land in Chilean Patagonia starts as low as $500 per acre and rarely exceeds $2,000 per acre.

Luxury properties with existing homes range from $200,000 to $750,000 and beyond, depending on size, location, and amenities. Eco-studios and smaller cabins typically cost $80,000 to $175,000 in both countries.

It's something we develop in our Argentina property pack.

What are the main taxes, fees, and hidden costs involved in a land purchase?

Land purchases in Patagonia involve multiple fees and taxes that can significantly impact your total investment cost.

Notary fees typically range from 2% to 3% of the purchase price in both countries, covering legal document preparation and official registration procedures. Real estate agent commissions add another 3% to 4% to your total costs.

Transfer and registration taxes range from 3% to 5% of the property value, varying by province or region. These taxes fund local government services and property registration systems.

Total closing costs reach 8% to 11% of the purchase price in Argentine Patagonia, while Chilean Patagonia typically requires 4% to 5% in closing costs. This significant difference makes Chilean properties more cost-effective for many buyers.

Annual property taxes remain relatively low throughout Patagonia compared to other international markets, though rates vary by municipality and property type. Rural properties often face lower annual tax rates than urban land.

Additional costs may include legal translation fees, currency exchange fees, and ongoing property management expenses. Border area properties may require special permit fees and additional legal consultations.

Can you buy land in Patagonia with cash, and is it common to do so?

Cash purchases are both possible and common throughout Patagonia, particularly in Argentine territories where this payment method has become standard practice.

Argentine Patagonia readily accepts cash transactions, typically conducted in US dollars rather than Argentine pesos. This practice stems from economic instability and currency fluctuation concerns that make USD a preferred store of value.

Tourist-friendly areas and expat-favored regions see the highest percentage of cash transactions, as international buyers often prefer the simplicity and speed of cash deals. Cash purchases can also provide negotiating leverage for better pricing or faster closing timelines.

Chilean Patagonia accepts cash payments but sees less frequent cash transactions compared to Argentina. Chilean economic stability and stronger banking infrastructure make financing options more attractive to many buyers.

Cash purchases eliminate financing delays, reduce closing complexity, and provide immediate ownership transfer. However, large cash transactions require proper documentation for anti-money laundering compliance and tax reporting purposes.

Is mortgage financing available to foreigners, what are the rates and conditions, and how can you improve your chances of getting one?

Mortgage availability for foreign land buyers differs significantly between Argentine and Chilean Patagonia, with limited options in Argentina and more possibilities in Chile.

Argentine Patagonia offers very limited mortgage financing to foreigners, with most lenders refusing to provide loans to non-resident buyers. Local banks typically require substantial Argentine income history and permanent residency status before considering mortgage applications.

Chilean Patagonia provides better financing opportunities for foreign buyers. International buyers can potentially secure mortgages with 30% down payments, though interest rates run higher for non-residents compared to Chilean citizens.

Mortgage rates for foreigners in Chile typically exceed domestic rates by 2% to 4%, reflecting the additional risk perceived by lenders. Loan terms usually cap at 15 to 20 years for foreign borrowers versus 25 to 30 years for residents.

1. Establish local income sources or business operations2. Maintain substantial liquid assets in Chilean banks3. Provide comprehensive financial documentation from your home country4. Consider temporary residency status to improve lending terms5. Work with mortgage brokers specializing in foreign buyer financing

Your chances improve significantly if you can demonstrate local income, maintain Chilean bank accounts, or establish temporary residency status before applying for financing.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Argentina versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What do most foreigners use the land for after buying it, and are there restrictions on usage?

Foreign land buyers in Patagonia pursue diverse usage strategies, from personal retreats to commercial ventures, though certain restrictions apply depending on location and land type.

Vacation homes represent the most common use, with buyers constructing seasonal residences for personal enjoyment and family gatherings. Many properties serve as rental investments, capitalizing on Patagonia's growing tourism market through short-term vacation rentals or long-term residential leases.

Eco-tourism development attracts significant foreign investment, including boutique hotels, adventure tourism outfitters, and guided expedition services. Conservation projects have gained popularity, with buyers establishing private nature reserves or wildlife protection areas.

Agricultural ventures include vineyard development, particularly in northern Patagonian regions with suitable climate conditions. Hobby ranches and private hunting preserves appeal to buyers seeking recreational land use combined with potential income generation.

Usage restrictions primarily affect border areas in Argentine Patagonia, where farming activities face limitations within 50 kilometers of international boundaries. Construction in protected zones remains prohibited, and some watershed areas restrict development activities.

Chilean Patagonia imposes minimal use restrictions except in officially protected areas. Zoning regulations may limit commercial development in residential areas, but rural land usage remains largely unrestricted.

What are the classic mistakes and pitfalls foreigners make when buying land in Patagonia?

Foreign buyers commonly make costly errors that can be avoided with proper preparation and local expertise.

Title verification failures represent the most expensive mistake, as some buyers skip comprehensive title searches and discover ownership disputes, liens, or fraudulent documentation after purchase. Proper due diligence through qualified local attorneys prevents these costly surprises.

Underestimating border and watershed restrictions catches many Argentine buyers off-guard, particularly those purchasing rural land without understanding the 50-kilometer border limitations or water source restrictions that can severely limit development options.

Budget miscalculations frequently occur when buyers fail to account for closing costs, ongoing taxes, and maintenance expenses. Many underestimate the 8% to 11% closing costs in Argentina or ongoing property management needs for remote properties.

1. Assuming unrestricted development rights without checking zoning regulations2. Neglecting proper land surveys and boundary verification3. Expecting local financing options without establishing regional credit history4. Over-relying on remote purchase processes without trusted local contacts5. Ignoring infrastructure limitations like road access, utilities, and internet connectivity

Development assumption errors occur when buyers purchase land expecting unlimited construction rights, only to discover zoning restrictions, environmental limitations, or access right complications that prevent their intended usage.

Remote process over-reliance without establishing trustworthy local contacts leads to communication breakdowns, delayed transactions, and potential fraud exposure. Personal relationships with local professionals remain crucial for successful transactions.

It's something we develop in our Argentina property pack.

What is the long-term outlook and forecast for Patagonia's land market, especially for foreign buyers?

The long-term outlook for Patagonian land markets presents different trajectories for Argentine and Chilean territories, with distinct opportunities and challenges for foreign investors.

Argentine Patagonia expects stable to growing land values in established hotspots like Bariloche and El Calafate, driven by consistent tourism demand and lifestyle buyer interest. However, the market faces regulatory risks from potential tightening of foreign ownership restrictions and political instability that could affect property rights.

Foreign buyer activity in Argentine Patagonia will likely remain dominated by lifestyle purchasers rather than pure investment strategies, as regulatory uncertainty and financing limitations reduce speculative interest. Premium locations with established infrastructure should maintain value better than remote properties.

Chilean Patagonia attracts larger conservation and recreation buyers due to unrestricted ownership policies, competitive pricing, and political stability. Land values in accessible regions are expected to continue rising as infrastructure improvements increase connectivity and remote work trends expand market appeal.

Climate change and environmental concerns drive increasing demand for Patagonian land as a refuge destination, particularly among buyers from regions facing severe climate impacts. This "climate migration" trend could significantly boost land values in coming decades.

Infrastructure development along major corridors like Chile's Carretera Austral will likely create new investment opportunities and increase land values in previously inaccessible areas. However, environmental regulations and conservation efforts may limit development in some regions, creating scarcity value for developable land.

Remote work technology improvements and satellite internet expansion make Patagonian properties increasingly viable for year-round residence, broadening the potential buyer pool beyond traditional vacation home purchasers.

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.

Sources

1. The LatinVestor - Buy Land Patagonia
2. The LatinVestor - Buy Land Argentina
3. The LatinVestor - Property Investment Patagonia Argentina
4. Hudson Real Estate - How Foreigners Can Buy Land in Chile
5. The LatinVestor - Patagonia Argentina Property
6. Global Property Guide - Argentina Buying Guide
7. Becker Abogados - How to Buy Land in Chile
8. Top Plan B - Can US Citizens Own Land in Chile and Argentina