Summary
Yes. A foreigner can buy an apartment, a house or land in Chile in their own name, with no residency and no quota. You only need a RUT (Chile's tax number) from the SII before you sign.
Ownership is proven by registration at the Conservador de Bienes Raíces, not by the notary signature. Make sure your money is only released once the deed is filed for registration.
The one real restriction is narrow: under Decree Law 1,939 (Article 7), nationals of Argentina, Bolivia and Peru, and companies where they hold 40% of the capital or control, can't buy property in declared border zones without a presidential decree. Americans, Europeans and other foreigners are not covered by that ban.
State-owned land is a different story: fiscal land within 10 km of the border or 5 km of the coast goes only to Chileans (with a possible exception on the coast for foreigners living in Chile).
Buying gives you no residency. The investor permit asks for a productive investment of at least USD 500,000 with an InvestChile sponsorship, and a home doesn't count.
A clean cash purchase takes roughly 4 to 8 weeks. You can sign from abroad with an apostilled power of attorney.
Money moves freely through Chilean banks, but every foreign-exchange operation is reported, and above USD 10,000 the bank records the RUT of the person receiving the money.
Before you buy, get the dominio vigente (current owner) certificate, the liens certificate, and the Certificado de Informaciones Previas for land and houses.
A mortgage is realistic only with permanent residence and Chilean income. The average UF mortgage rate was 4.07% in September 2026, and no bank publishes a rate for non-residents.
Buying costs are low: about 0.5% to 1% of the price in cash, 1% to 2% with a mortgage, and up to about 3.5% to 4.5% if you also pay a broker. Chile has no transfer tax.
Property tax (contribuciones) is zero if the SII fiscal value is under CLP 61,711,570, and about CLP 342,000 a year for a fiscal value of CLP 100 million.
Non-resident landlords face the 35% Additional Tax on rental profit, with a credit for First Category tax, and they can't use the 8,000 UF capital gains exemption.
The new Reconstruction Law (Ley 21.850) brings an optional VAT exemption on some finished new homes sold from December 1, 2026, which the government says can cut prices by up to about 14% if the developer passes it on; the builders' chamber (CChC) expects 2% to 7%.
Bottom line: Chile is one of the easiest countries in Latin America for a foreigner to buy in. The hard part isn't the law, it's financing (plan on cash) and running a proper title check.
What foreigners can own in Chile: property types, land and the RUT
What property types can foreigners buy in Chile?
Foreigners can buy all the main residential property types in Chile: apartments, houses, townhouses, condominium homes, and residential land or parcelas.
There's no foreign ownership quota. What you need is a Chilean RUT, a valid public deed signed before a notary, and registration of the purchase at the Conservador de Bienes Raíces of the commune.
In Santiago, foreign buyers mostly look at apartments in Providencia, Ñuñoa, Las Condes, Santiago Centro, Vitacura, La Florida and Macul, while houses and condominium homes are more common in Chicureo, Lo Barnechea, La Reina and Peñalolén.
Land is open too, but less simple: check zoning, road access, water, whether the subdivision is legal, rural status, coastal rules, fiscal land and border-zone rules before you treat a plot as buildable.
Can I own land in my own name?
Yes. A foreigner can own private land in Chile in their own name once the public deed is signed and the purchase is registered.
Not every plot is equally open, though: border zones, state (fiscal) land, coastal strips, indigenous land, protected areas and some rural subdivisions need extra legal checks.
The sharpest rule targets nationals of neighboring countries. Article 7 of Decree Law 1,939 bars them from buying property located wholly or partly in a declared border zone unless the President authorizes it by decree (details in the next section).
What other foreign-ownership rules should I know?
In practice, four things matter: the RUT, a tax representative if the SII asks for one, proper registration at the Conservador, and extra checks for border or unusual land.
Chile has no foreign-ownership cap for apartments or condominium buildings, so you can buy a unit even if half the building already belongs to foreigners.
You need the RUT before you sign. A non-resident can get it from the SII, which may require you to name a representative domiciled in Chile with a proper mandate. The RUT is a tax number, not a residence permit.
No new ownership limit for foreigners came in 2026. The big legal change of the year is a tax one, the Reconstruction Law (Ley 21.850), covered further down.
What's the biggest ownership mistake foreigners make?
Treating the notary signature as the finish line. In Chile, the real proof of ownership is the registration at the Conservador de Bienes Raíces.
If you pay too early or stop following up after the notary, you can end up with delays, liens nobody cleared, title objections, or a property that isn't fully registered in your name.
Other classic mistakes: buying a rural parcel you can't build on, assuming parking and storage are included, ignoring gastos comunes (building charges), and skipping the Certificado de Informaciones Previas for land or houses.
Buying in Chile as a Foreigner
Can a foreigner buy land near the border or the coast in Chile?
It depends on your passport and on who owns the land today. Article 7 of Decree Law 1,939 (1977) says nationals of neighboring countries (Argentina, Bolivia and Peru) can't acquire ownership or other real rights, or hold possession or tenancy, over property located wholly or partly in zones declared border zones (fronterizas) under DFL 4 of 1967. The ban also covers companies based in those countries, or where their nationals hold at least 40% of the capital or have effective control. The only way around it is a supreme decree signed by the President, and Law 19,420 carves out some areas of Arica.
If you're American, European, Canadian or from anywhere else, Article 7 doesn't apply to you: you can buy private land in a border commune like any other buyer. What applies to everyone is Article 6: state-owned (fiscal) land within 10 km of the border or 5 km of the coast can only go to Chilean individuals or companies, with an exception on the coast for foreigners domiciled in Chile who get a favorable report from the Navy undersecretariat. The 80 m beach strip can't be sold at all.
Enforcement is real. Notaries ask buyers to swear their nationality and place of birth, and a Conservador can refuse to register a deed if it can't confirm them. In June 2026, Chile's Comptroller (Contraloría) looked at a 2016 purchase of land near Lago Lonconao in Futaleufú (Los Lagos) by a Chilean company with Argentine partners. It found no breach because the Argentines held 32% of the capital, under the 40% threshold, but it sent the company's sworn statement to prosecutors because it didn't match SII records.
What to do: if you hold Argentine, Bolivian or Peruvian nationality (even as a second passport), ask your lawyer in writing whether the property sits in a declared border zone before you sign anything. Whatever your passport, check that the plot isn't fiscal land, and on the coast, check where the beach strip ends.
Which visa or residency status changes what I can do in Chile?
Do I need a specific visa to buy property?
No. You don't need any visa or residence permit to buy property in Chile, and a tourist can buy as long as the tax and paperwork requirements are met.
What blocks buyers in practice is the RUT: the SII requires a foreign tourist who buys Chilean real estate to get one first.
So yes, you need a Chilean tax number before buying, even if you never plan to live in Chile.
A typical foreign buyer's file includes a passport, the RUT, proof of funds, an address, the tax representative's documents if needed, and a power of attorney if you won't sign in Chile.
Does buying property help me get residency or citizenship?
No. Buying property in Chile gives you no visa, no residence permit and no path to citizenship by itself.
Chile has an investor temporary residence, but it's for managers and representatives tied to a foreign investment that produces goods or services, and the application includes an InvestChile sponsorship.
The official threshold is at least USD 500,000 of productive investment, so a passive apartment purchase is not a golden visa.
Retirees and people living off passive income (rentistas) have their own permit. SERMIG asks for steady income that covers basic needs but publishes no fixed minimum. Documented rent from a Chilean property can count; owning a home with no income doesn't.
Can I legally rent out property on my visa?
Your visa status doesn't stop you from owning a Chilean property and collecting rent. Working in Chile, or running a short-term rental as a business, is different and needs the right immigration and tax setup.
You don't need to live in Chile to rent out, but a non-resident owner should have a local agent or accountant handle payments, filings and day-to-day issues.
The real point is tax: the SII says someone living abroad who earns rent from Chilean property still has to declare it and pay income tax in Chile.
If you plan short-term rentals, read the building's copropiedad rules first: under Law 21,442 they can ban or limit them.
70+pagesHow does the buying process actually work step-by-step in Chile?
What are the exact steps to buy property?
The usual order is: offer, RUT, promesa (promise of sale) if used, legal due diligence, public deed at the notary, payment, registration at the Conservador, then updating the SII, utilities and building administration.
You don't have to be in Chile. A well-drafted, notarized and apostilled power of attorney lets someone you trust sign for you.
The signed escritura pública de compraventa binds buyer and seller, but you only truly own the property once it's registered at the Conservador.
For a clean cash purchase, count roughly 4 to 8 weeks. A mortgage, rural land or missing documents can push it to 8 to 16 weeks.
Is it mandatory to get a lawyer or a notary to buy a property?
A notary is mandatory for the public deed. A lawyer isn't legally required, but as a foreigner you'd be taking a big risk without one.
The notary formalizes the deed and the signatures. The lawyer checks title, liens, taxes, permits and building debts, the things that can hurt you later.
Put it in writing: the lawyer's job should cover the Conservador certificates, title history, tax status, building debts, municipal permits, zoning, and how payment and registration are sequenced. Expect roughly CLP 200,000 to 800,000 for a title study on a standard purchase.
How do I send money to Chile to buy property, and get it back out?
Chile has no general capital controls. You can bring money in to buy a home and send the sale proceeds back out through normal banks. The catch is paperwork: foreign-exchange operations go through the formal market (banks and authorized exchange houses), the intermediary reports them to the Banco Central, and above USD 10,000 it also records the RUT of the person receiving the money. That's one more reason to get your RUT first.
Expect your bank on both ends to ask where the money comes from (sale of a home, savings, salary). Keep the paper trail from your home country, and send the money in your own name to an account in your name or to the escrow arrangement your lawyer sets up. In Chile, the price is often paid by bank transfer or vale vista (bank check) held by the notary under written instructions until registration goes through.
The exchange rate matters more than the fees. In October 2026, a dollar buys about 977 pesos, versus a 951.6 average in 2025, so Chilean prices are a bit cheaper in dollars than last year. Forecasters see the peso a little stronger by the end of 2026 (950 per dollar in the Banco Central's October survey, 930 at Bci), so that small discount for dollar buyers could shrink.
Getting money out after a sale is allowed, but the tax on the gain is a separate question (see the tax section): pay it first, then remit.
70+pagesWhat checks should I run so I don’t buy a problem property in Chile?
How do I verify title and ownership history?
Go to the Conservador de Bienes Raíces of the commune where the property is registered.
The key document is the copia de inscripción con vigencia, usually called dominio vigente, because it shows who the registered owner is today.
For a standard apartment, lawyers usually review at least 10 years of title history. Rural, inherited or subdivided properties deserve a longer and deeper look.
Stop the deal if anything doesn't match: seller vs registered owner, property description, parking or storage rights, or the surface in the records.
How do I confirm there are no liens?
Ask the Conservador for the certificate of mortgages, liens and prohibitions (certificado de hipotecas, gravámenes y prohibiciones).
The most common issue is an existing mortgage or prohibition to sell, especially when the seller still owes the bank.
Read that certificate together with the SII property-tax debt and a letter from the building administration showing the gastos comunes are paid up.
How do I check zoning and permitted use?
Start with the municipality's Dirección de Obras Municipales, and use MINVU's DOM en Línea where the commune offers online requests.
The main document is the Certificado de Informaciones Previas: it tells you the planning rules, permitted uses and building conditions for the property.
A common trap is buying a parcela near Puerto Varas, Pucón, Chicureo, La Serena or in Patagonia and finding out later that legal access, subdivision approval or the right to build a house is weaker than the listing said.
Can I get a mortgage as a foreigner in Chile, and on what terms?
Do banks lend to foreigners for homes in Chile?
Yes, but mostly to foreigners who live in Chile. The published lending conditions we checked in October 2026 ask for permanent residence (residencia definitiva) and income earned in Chile; Banco Consorcio wants at least two years of permanent residence.
Banks lend up to 80% of the price or appraisal for a main home, and Banco Security caps second homes and investment properties at 70%. As a foreigner, plan for 30% to 40% down.
Without residency and Chilean income, a regular mortgage is a long shot: plan to pay cash or borrow in your home country.
Which banks are most foreigner-friendly?
The big banks see the most foreign residents: BancoEstado, Santander, Itaú, Banco de Chile and Bci. But each bank's written conditions matter more than its brand.
Banco Consorcio asks for at least CLP 600,000 of net monthly income and 18 months in your current job; Banco Security asks for more than 120 UF a month and two years of documented income. At both, the monthly payment can't exceed 25% of net income.
Don't be misled by BancoEstado's program for buyers living abroad: it's for Chilean citizens, not foreigners. Get your RUT, permanent residence and Chilean payslips in order, then compare the CAE (all-in cost) at three or four banks.
What mortgage rates are foreigners offered?
The average rate on new UF mortgages was 4.07% in September 2026, versus a 4.82% average in 2024 (Banco Central de Chile). Rates have hovered around 4% all year, with the policy rate at 4.50%.
No bank publishes a separate rate for foreigners or for non-residents. A resident foreigner with a solid file gets priced like anyone else, based on the down payment, term, insurance and income.
Fixed UF-indexed loans are the norm. Mixed or variable rates can look cheaper at first but make your payment less predictable. And remember that a UF loan rises with Chilean inflation (4.1% over 12 months in September 2026).
70+pagesWhat will taxes, fees, and ongoing costs look like in Chile?
What are the total closing costs as a percent?
Buying in Chile is cheap: there's no transfer tax. Expect about 0.5% to 1% of the price for a cash purchase, 1% to 2% with a mortgage, and up to about 3.5% to 4.5% if you also pay a broker.
On a 4,000 UF apartment (CLP 165 million, about USD 169,000), a cash purchase costs roughly CLP 0.6 to 1.7 million: notary (CLP 140,000 to 600,000), Santiago registry (0.2% capped at CLP 264,200), certificates and the lawyer's title study.
With a mortgage, add the stamp tax (0.8% of the loan) and the bank's appraisal. A broker usually charges 2% plus 19% VAT, which is negotiable.
New homes bought from a developer include VAT in the price and usually carry no broker fee.
What annual property tax should I budget?
Chile's property tax, the contribuciones, is based on the SII fiscal value (avalúo fiscal), which is usually below the market price.
For the second half of 2026, homes with a fiscal value up to CLP 61,711,570 (about USD 63,200) pay nothing. Above that, you pay 0.893% on the part over the threshold, and 1.042% on the part above CLP 220,398,431.
In practice, a fiscal value of CLP 100 million means about CLP 342,000 a year (about USD 350), and CLP 150 million about CLP 788,000 (USD 805). Check the real fiscal value on the SII site before you buy.
How is rental income taxed for foreigners?
If you live abroad, your Chilean rent is still taxed in Chile. The SII applies First Category tax and the Impuesto Adicional (Additional Tax), whose default rate is 35%, with a credit for the First Category tax paid.
That 35% is the headline rate on taxable rental profit, not an automatic 35% cut of every peso of gross rent. DFL2 homes can be exempt (up to two per individual), and the US-Chile tax treaty has been in force since December 2023.
When you sell, the 8,000 UF lifetime tax-free gain only applies to people domiciled or resident in Chile. A non-resident is taxed under the ordinary rules, with no single published rate, so get a Chilean accountant before you price your yield or your exit.
What insurance is common and how much?
Home insurance in Chile can cost anywhere from roughly CLP 100,000 to CLP 1,400,000 a year (USD 100 to USD 1,430), depending on the home and the cover. We found no official price benchmark, so get quotes.
Fire insurance is the basic cover, and banks require it with a mortgage. Earthquake cover is widely taken because Chile is one of the most seismic countries in the world; check the earthquake deductible, not just the premium.
The price depends mostly on the insured value and the building's risk: apartment or large house, old or new structure, and high-value homes in places like Vitacura, Lo Barnechea, Zapallar, Pucón or Puerto Varas.
70+pagesWhat does the 2026 Reconstruction Law (Ley 21.850) change for foreign buyers in Chile?
Law 21.850, published on October 17, 2026, doesn't change who can buy. It changes prices and taxes, and some headlines got it wrong.
The VAT break on new homes is the one to watch. For sales signed between December 1, 2026 and November 30, 2027, developers can choose not to charge the 19% VAT on the first sale of new homes that got their final municipal approval (recepción definitiva) before October 17, 2026. The government talks of prices up to about 14% lower; the builders' chamber (CChC) expects a real drop of 2% to 7%. It's optional for the developer, so if you're buying a finished new apartment, ask in writing whether the price will apply the exemption, and don't sign a promesa at the old price.
Two other points: the headlines saying the 10% capital gains tax "disappears" in 2027 are about listed shares, not homes, and the 8,000 UF rule for residents is unchanged. And landlords get a new optional 5% tax on gross rent from 2027 on some small new homes (up to 140 m² bought by deed from October 17, 2026 to mid-October 2027); whether a non-resident can use it is still unclear, so ask a tax advisor.
Our methodology
This article explains what a foreigner can buy and own in Chile, the border and coastal land rules, how the purchase works, how to move money, the checks to run, whether you can get a mortgage, and what you'll pay in fees and taxes.
We built the rules from official sources first: the SII (RUT, taxes), the Conservador de Bienes Raíces de Santiago and ChileAtiende (registration), SERMIG (residency), the Banco Central de Chile (mortgage rates, exchange rules) and the banks' published lending conditions. Cost examples (a 4,000 UF apartment, contribuciones on CLP 100 and 150 million fiscal values) are our own calculations.
Legal rules come from Decree Law 1,939 (border and fiscal land), Law 21,442 (condominiums), Article 60 of the Income Tax Law (non-resident tax) and Law 21.850 (2026 Reconstruction Law), plus the June 2026 Contraloría decision on a Futaleufú land purchase.
We checked these figures in October 2026. We converted amounts at about 977 Chilean pesos per US dollar and 1,099 pesos per euro, and used a UF value of about CLP 41,200 (SII, October 22, 2026).
Limits: timelines, lawyer fees and insurance premiums are rough ranges, banks decide case by case, and tax for non-residents depends on each situation. This is general information, not legal or tax advice.
Key sources used for this analysis include SII (RUT for foreigners), ChileAtiende, BCN, Decree Law 1,939, SERMIG, Banco Central de Chile, Conservador de Bienes Raíces de Santiago, SII property tax thresholds, SII non-resident rental tax, SII Ley 21.850 and Diario Constitucional.
