Authored by the expert who managed and guided the team behind the Chile Property Pack
Everything you need to know before buying real estate is included in our Chile Property Pack
Chile is one of the most foreigner-friendly countries in Latin America when it comes to buying residential property, but there are a few targeted restrictions that can catch buyers off guard.
We constantly update this blog post to reflect the latest legal changes, costs, and practical steps for buying land in Chile.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Chile.
Insights
- Chile has no blanket ban on foreign land ownership, but nationals of Argentina, Bolivia, and Peru face extra scrutiny when buying in declared border zones near those countries.
- Indigenous protected lands in Chile cannot legally be sold to non-indigenous buyers, and contracts that violate this rule can be declared absolutely null by courts.
- Foreigners buying property in Chile in 2026 should budget roughly 1% to 1.8% in closing costs for cash purchases, or 2% to 3.8% when using a mortgage.
- You do not need Chilean residency to buy a home in Chile, but you will need a RUT (tax identification number) to complete almost any formal transaction.
- Remote purchases are common in Chile because the law allows foreigners to grant a notarized power of attorney to a local representative who can handle everything on their behalf.
- Rapa Nui (Easter Island) operates under a special legal regime with unique restrictions on foreign ownership that do not apply to mainland Chile.
- The official step that makes you the legal owner of property in Chile is the inscription of your deed at the Conservador de Bienes Raices, not just signing at the notary.
- Stamp tax on a Chilean mortgage is typically 0.8% of the loan amount, but drops to just 0.2% if the property qualifies under the DFL2 tax benefit rules.
Can a foreigner legally own land in Chile right now?
Can foreigners own land in Chile in 2026?
As of early 2026, Chile allows foreigners, including non-residents, to buy and own private residential land outright in their own name without needing special government approval in most cases.
The main nationality-based restriction in Chile applies specifically to nationals of neighboring countries (Argentina, Bolivia, and Peru) who want to buy property in officially declared border zones, where authorization from the government agency DIFROL may be required.
Another significant restriction involves indigenous protected lands, known as "tierras indigenas," which cannot be legally sold or transferred to non-indigenous parties, and any contract that violates this rule can be declared null by Chilean courts.
If you are not from a neighboring country and you are buying standard urban or suburban residential property outside of indigenous land classifications, you can expect the same ownership rights as a Chilean citizen.
Can I own a house but not the land in Chile in 2026?
As of early 2026, the standard residential property transaction in Chile involves buying both the house and the land together, or, in the case of an apartment, acquiring a co-ownership share of the land as part of the condominium structure.
Owning a building separately from the land is possible in Chile only through special legal arrangements such as a long-term ground lease or a usufruct agreement, which are not common in mainstream residential purchases and require specialized legal advice.
If you do enter into a structure where you own a building on leased land, what happens when the lease expires depends entirely on the terms of your contract, so you need to negotiate renewal rights or compensation clauses upfront.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Chile. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Do rules differ by region or city for land ownership in Chile right now?
The core rules for foreign land ownership in Chile are national, but certain geographic zones have special restrictions that can significantly affect what you can buy.
Declared border zones in northern regions like Arica and Parinacota or southern areas like Magallanes have stricter rules for nationals of neighboring countries, while areas with indigenous land classifications (common in Araucania and parts of Los Rios) require extra due diligence to confirm the land can legally be sold to you.
Rapa Nui (Easter Island) operates under an entirely separate legal regime with its own restrictions on foreign ownership that do not apply anywhere else in Chile.
We cover a lot of different regions and cities in our pack about the property market in Chile.
Can I buy land in Chile through marriage to a local in 2026?
As of early 2026, marrying a Chilean citizen does not automatically grant you any special right to purchase land in Chile that would otherwise be restricted to you as a foreigner.
If your Chilean spouse purchases property, the ownership structure and your rights to that property will depend on the marital property regime you chose when you married (such as "sociedad conyugal" or "separacion de bienes"), so you should understand these options before buying.
In the event of a divorce, your interest in property held by your spouse depends on how the asset was titled and which marital regime applies, which means getting proper legal documentation at the time of purchase is essential to protect yourself.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Chile.
We have made this infographic to give you a quick and clear snapshot of the property market in Chile. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What eligibility and status do I need to buy land in Chile?
Do I need residency to buy land in Chile in 2026?
As of early 2026, you do not need to be a resident of Chile to purchase residential property, as non-residents can buy land and homes in their own name without any special visa or permit.
What you will need in practice is a Chilean tax identification number called a RUT, which is required for banking, notary paperwork, and the formal registration of your property.
It is entirely legal and common for foreigners to buy property in Chile remotely by granting a notarized power of attorney to a local representative who can sign documents and complete the transaction on their behalf.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Chile here.
Do I need a local tax number to buy lands in Chile?
Yes, in practice you need a RUT (Rol Unico Tributario) to complete a land purchase in Chile because nearly every step of the process, from opening a bank account to signing the deed at the notary, requires this tax identification number.
The process to obtain a RUT as a foreigner typically involves presenting your passport and can be done in person at an SII office or remotely through a representative with a notarized power of attorney, usually taking a few days to a couple of weeks.
While there is no strict legal requirement to open a Chilean bank account, having one makes the transaction much smoother, especially if you need to receive funds, pay notary fees, or eventually finance part of the purchase.
Is there a minimum investment to buy land in Chile as of 2026?
As of early 2026, Chile does not impose any legal minimum investment amount for foreigners to purchase residential property, meaning you can technically buy land at any price point.
However, practical minimums exist because banks have their own thresholds for mortgage lending, and if you are buying through a corporate structure, the fixed legal and accounting costs only make sense above a certain deal size.
Are there restricted zones foreigners can't buy in Chile?
Chile's restricted zones for foreign buyers fall into three main categories: declared border zones where neighboring-country nationals face restrictions, indigenous protected lands that cannot be sold to non-indigenous parties, and the special territory of Rapa Nui (Easter Island) with its own unique rules.
Border zone restrictions primarily affect nationals of Argentina, Bolivia, and Peru and apply to areas near Chile's northern and southern frontiers, while indigenous land restrictions can appear in various regions, particularly in the south where indigenous communities have historically held land.
To verify whether a specific property falls within a restricted zone, you should request a title study from a Chilean property lawyer who can check the Conservador de Bienes Raices records and confirm the land's classification before you sign anything.
Can foreigners buy agricultural, coastal or border land in Chile right now?
Foreigners can generally purchase agricultural, coastal, and border land in Chile, but each category has specific restrictions that require careful due diligence before you commit to a deal.
Agricultural land in Chile is open to foreign buyers, but you must watch out for indigenous land classifications that can make a sale legally void, and rural subdivisions sometimes have permit issues that only surface after purchase.
Coastal property purchases by foreigners are not banned in Chile, though if the land involves state or fiscal land near the coast, special concession rules under Decree Law 1,939 may apply, which is different from buying private residential land from an individual seller.
Border land purchases are most restricted for nationals of neighboring countries (Argentina, Bolivia, Peru) who may need authorization from DIFROL to acquire property in declared border zones, but other foreigners typically face no additional barriers.
Get fresh and reliable information about the market in Chile
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What are the safest legal structures to control land in Chile?
Is a long-term lease equivalent to ownership in Chile right now?
A long-term lease in Chile gives you the right to use land but does not give you ownership, and it is legally weaker than registered title because you cannot sell or mortgage the property as freely as a true owner.
Chile does not have one universal maximum lease length for all property types, but if someone offers you a 30 to 99 year "ownership-like" lease, you should treat it as a specialized transaction that requires a property lawyer to verify what is actually registrable and enforceable.
Whether you can sell, transfer, or bequeath lease rights in Chile depends on the specific contract terms and the land category, and some protected land types explicitly restrict third-party transfers, which means "just lease it" is not always a viable workaround.
Can I buy land in Chile via a local company?
Yes, foreigners can legally purchase land in Chile through a locally registered company, and this structure is commonly used for asset protection, partnership arrangements, or inheritance planning purposes.
The legitimate way to do this is to form a Chilean company through the official "Tu Empresa en un Dia" registry, and there is no requirement for local shareholders, meaning you can own 100% of the company as a foreigner and have it hold the property.
What "grey-area" ownership setups get foreigners in trouble in Chile?
Grey-area ownership arrangements are relatively common among foreigners who try to work around Chile's targeted land restrictions, but these setups carry significant legal risks that can result in losing your entire investment.
The most common problematic structures include nominee ownership (where a local holds title "for you" with a side agreement), using shell companies to hide prohibited buyers in border zones, and buying rural plots with paperwork that does not match the physical reality of access roads, water rights, or subdivision permits.
If Chilean authorities discover you are using an illegal or grey-area structure, the consequences can include the underlying transaction being declared null (especially for indigenous lands), loss of the property with limited legal recourse, and potential tax penalties if the arrangement was designed to evade obligations.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Chile.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Chile 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.
How does the land purchase process work in Chile, step-by-step?
What are the exact steps to buy land in Chile right now?
The standard process to buy residential property in Chile involves five main steps: obtaining your RUT, signing a preliminary purchase agreement (promesa de compraventa), completing due diligence on the title, signing the final public deed (escritura publica) at a notary, and registering the transfer at the Conservador de Bienes Raices.
For a straightforward cash purchase with a clean title, the entire process typically takes 3 to 8 weeks from initial agreement to registration, while financed purchases with a mortgage usually take 6 to 12 weeks or longer because the bank adds appraisal, title study, and insurance steps.
The key documents you will sign include the promesa (optional but common), the escritura publica de compraventa (the final deed that gets registered), and if you are financing, the loan and mortgage documentation (mutuo e hipoteca) required by your bank.
What scams are common when it comes to buying land in Chile right now?
What scams target foreign land buyers in Chile right now?
While Chile has a relatively transparent property system compared to other Latin American countries, scams targeting foreign buyers do occur, particularly in rural areas and with properties marketed primarily to overseas investors.
The most common scams include selling land with unclear legal status (subdivision irregularities, missing permits, or contested access rights), sellers who appear legitimate but cannot actually transfer clean title due to hidden encumbrances, and "creative" ownership structures sold as safe when they carry significant legal risk.
The top warning signs of a fraudulent deal include a seller who resists providing official Conservador certificates, pressure to close quickly without proper due diligence, and prices that seem too good to be true for the location.
If you fall victim to a land scam in Chile, you can pursue civil action through the courts, but recovery is often slow and expensive, which makes prevention through proper due diligence far more effective than legal recourse after the fact.
We cover all these things in length in our pack about the property market in Chile.
How do I verify the seller is legit in Chile right now?
The most reliable way to verify a seller's legitimacy in Chile is to request the current ownership inscription details (foja, numero, ano) and then independently confirm at the Conservador de Bienes Raices that the person claiming to sell actually matches the registered owner.
To confirm the title is clean and free of disputes, you should order a "Certificado de Hipotecas, Gravamenes y Prohibiciones" (GP certificate) from the Conservador, which shows any mortgages, servitudes, prohibitions, or embargoes affecting the property.
This same GP certificate will reveal existing liens, mortgages, or judicial prohibitions attached to the land, and for apartments, you should separately verify with the building administration that there are no outstanding common expense debts.
The most essential professional for verifying seller legitimacy in Chile is a property lawyer (abogado especializado en bienes raices) who can conduct a full title study and interpret the Conservador records on your behalf.
How do I confirm land boundaries in Chile right now?
The standard procedure for confirming land boundaries in Chile involves two steps: reviewing the registered description at the Conservador de Bienes Raices and then hiring a qualified surveyor to verify that the physical boundaries match what the title says.
The official documents you should review include the property inscription (inscripcion), any recorded survey plans (planos), and the original deed description that defines the land's boundaries by measurements and neighboring properties.
Hiring a licensed surveyor (topografo) is strongly recommended rather than just relying on documents, because discrepancies between recorded boundaries and physical reality are a common source of disputes in Chilean property transactions.
Common boundary problems foreign buyers encounter in Chile include fences or walls that do not match the legal boundary, access roads that cross neighboring land without proper easement documentation, and rural plots where physical landmarks have shifted or were never precisely surveyed.
Buying real estate in Chile can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will it cost me, all-in, to buy and hold land in Chile?
What purchase taxes and fees apply in Chile as of 2026?
As of early 2026, the total purchase taxes and fees for residential property in Chile typically range from about 1% to 4% of the purchase price, depending on whether you pay cash or use a mortgage and whether VAT applies to your transaction.
For a typical cash resale purchase without VAT, closing costs usually fall between 1% and 1.8% of the purchase price (roughly 9,000 to 16,000 Chilean pesos per million pesos of property value, or approximately $10 to $18 per $1,000 USD).
The main components of these closing costs include notary fees for preparing and certifying the deed, Conservador de Bienes Raices registration charges (which scale with the property value), and legal or title study fees if you hire a lawyer.
These taxes and fees do not differ for foreign buyers compared to Chilean buyers in most cases, though if you use a mortgage, you will also pay stamp tax (impuesto de timbres) on the loan amount, which adds another 0.2% to 0.8% depending on whether the property qualifies for DFL2 benefits.
What hidden fees surprise foreigners in Chile most often?
Hidden fees that surprise foreign buyers in Chile typically add another 0.5% to 2% on top of expected closing costs, with the biggest surprises coming from mortgage-related charges and VAT situations that were not properly explained upfront.
The top hidden fees foreigners overlook include mandatory insurance premiums for mortgages (fire and life insurance), bank appraisal and title study fees (often 150,000 to 400,000 pesos, or roughly $150 to $400 USD), and the ongoing property tax ("contribuciones") that comes due after you take ownership.
These fees typically appear at different stages: appraisal and title study charges come early in the mortgage process, insurance premiums are finalized at closing, and property taxes become your responsibility quarterly after registration.
The best protection against unexpected fees is to request a complete cost breakdown in writing from your bank or lawyer before signing any binding agreement, and to specifically ask about VAT implications if you are buying from a developer or "habitual seller."
We made this infographic to show you how property prices in Chile compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Chile, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| SII (Servicio de Impuestos Internos) | Chile's official tax authority that administers RUT registration for foreigners. | We used it to explain how foreigners obtain their tax ID and what documents are required. We also referenced it for the power of attorney process. |
| DIFROL (Ministry of Foreign Affairs) | The government unit that administers border zone property rules and permissions. | We used it to explain the neighboring-country nationality restriction in border zones. We also referenced it for the authorization process. |
| Indigenous Law 19,253 (BCN LeyChile) | Official consolidated text of Chile's Indigenous Law with land protection articles. | We used it to identify restrictions on selling indigenous lands to non-indigenous buyers. We also explained why nominee setups can trigger nullity. |
| ChileAtiende | Government service portal describing official procedures in plain language. | We used it to map the end-to-end purchase process from notary to Conservador. We also referenced it for official document requirements. |
| CMF Educa (Financial Market Commission) | Chile's financial regulator providing consumer-facing mortgage guidance. | We used it to list standard mortgage costs including stamp tax and insurance. We also separated purchase costs from financing costs. |
| BancoEstado | Major state-owned bank with FAQs reflecting real market practice. | We used it to provide concrete mortgage cost examples. We also referenced their stamp tax rate guidance for DFL2 properties. |
| BCN LeyChile (Decree Law 1,939) | Chile's official legislative database with versioning and amendments. | We used it to verify border zone restriction language and exceptions. We also cited it for the canonical legal framework. |
| Ministry of National Assets (DL 2,885) | Official publication of the special statute for Rapa Nui land titles. | We used it to explain why Easter Island has different rules from mainland Chile. We highlighted foreigner-specific limitations. |
| SII VAT Guidance | Tax authority's technical note on when real estate sales include VAT. | We used it to explain when buyers face 19% VAT. We warned about new build versus resale tax differences. |
| Tu Empresa en un Dia Registry | Official government platform for forming Chilean companies legally. | We used it to explain the legitimate route for buying via a local company. We showed that company formation is standardized. |
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