Summary
Yes, but slowly: Chilean home prices rose 2.39% in UF over the year to the first quarter of 2026, according to the Banco Central de Chile index of real transactions.
A typical 60 m² apartment at the national median asking price of 60.1 UF per m² costs about 3,606 UF, or CLP 149 million (USD 152,000).
Asking prices are not sale prices: in Providencia, listings sit about 11% above recent registered sales, while in Ñuñoa or Santiago Centro the gap is close to zero.
In October 2026, the national median asking price is 60.1 UF per m² for apartments and 41.9 UF per m² for houses (Índice Aguila).
Over five years, prices are almost flat in UF (+3.34%), up about 41% in pesos, and up only about 13% in US dollars, because the peso lost value.
The peso trades around 977 per US dollar, weaker than its 2025 average of 951.6, which makes Chilean homes a little cheaper for dollar buyers right now.
Houses cost less per m² than apartments (41.9 vs 60.1 UF nationally): the median 3-bedroom house on sale has about 100 m² and asks around 4,110 UF. Urban plots sit around 9.3 UF per m².
New homes carry 19% IVA inside the price, and nobody publishes a reliable new-vs-resale premium, so compare per-m² prices building by building.
Developers in Greater Santiago need about 30 months to sell their stock of new homes (CChC, Q2 2026), which gives buyers real room to negotiate.
From December 1, 2026, developers can sell some finished new homes without IVA for one year; the government says prices could drop by up to about 14%, the CChC (the builders' chamber) by only 2% to 7%.
By commune, asking prices range from 47.2 UF per m² in Estación Central to 102.4 UF per m² in Vitacura.
Buying costs are low in Chile: about 0.4% to 1% of the price in cash and 1.1% to 2% with a mortgage, plus 2.38% if you pay a broker.
USD 200,000 buys about 4,743 UF: roughly 58 m² in Ñuñoa, 75 m² in Viña del Mar or 90 m² in Santiago Centro at median asking prices.
Bottom line: think in UF, check registered sales before you offer, and use the new-build glut and the IVA break to negotiate hard.
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Message a proWhat is the average housing price in Chile in 2026?
Chile doesn't publish one official "average home price", so the most useful number is the price per m² multiplied by a realistic size. And in Chile, homes are priced in UF (Unidad de Fomento), an inflation-linked unit, so we start there and convert.
In October 2026, the national median asking price is 60.1 UF per m² for apartments (Índice Aguila, about 18,000 listings). A typical 60 m² apartment at that price costs about 3,606 UF, which is around CLP 149 million, USD 152,000 or EUR 135,000.
Houses are cheaper per m² (median 41.9 UF per m²) but bigger. A 120 m² house at that median comes to about 5,028 UF, or CLP 207 million (USD 212,000). For reference, the median 3-bedroom house listed in Chile is smaller, about 100 m², and asks around 4,110 UF (Aguila).
At the entry level, an older 40 to 45 m² apartment in Estación Central (47.2 UF per m²) or Valparaíso (45.4 UF per m²) costs roughly 1,900 to 2,050 UF, or about USD 80,100 to USD 86,400.
At the top, luxury starts around 20,000 UF (USD 843,000): a 200 m² house in Vitacura at 108.2 UF per m² is about 21,600 UF, and big family houses in Lo Barnechea, Zapallar or Concón can go well beyond that.
Are Chile property listing prices close to the actual sale price in 2026?
Not always. Nobody in Chile publishes an official "asking vs sold" gap, but you can compare the October 2026 asking medians (Índice Aguila) with the medians of sales actually registered between July 2025 and June 2026 (Tasaria, based on registry data).
The gap depends a lot on the commune. Asking prices are about 10.9% above registered sales in Providencia (90.5 vs 81.6 UF per m²), 7.5% in San Miguel, 6.6% in La Reina, 5.5% in Lo Barnechea and 3.2% in Las Condes and Vitacura. In Ñuñoa, Santiago Centro and Estación Central, asking and registered prices are basically the same (between -3% and 0%).
Take these as a rough guide, not a discount you're owed: the two samples don't contain the same homes, and registered sales include many new apartments. In practice, a Providencia flat listed at 5,000 UF lines up with recent sales closer to 4,500 UF. Before you make an offer, ask for recent registered sales in the same building or street (Conservador de Bienes Raíces records, or a Tasaria report) and anchor your offer on those.
What is the price per sq m or per sq ft for properties in Chile in 2026?
In October 2026, the national median asking price for apartments in Chile is 60.1 UF per m², about CLP 2,480,000, USD 2,530 or EUR 2,250 per m². Per square foot, that's about 5.6 UF, or USD 235 per sq ft.
For houses, the national median is 41.9 UF per m² (USD 1,770). In the Santiago Metropolitan Region, apartments are a bit pricier, at 63.6 UF per m² (USD 2,680).
The most expensive communes for apartments are Vitacura (102.4 UF per m², USD 4,320), Lo Barnechea (96.4), Las Condes (92.9) and Providencia (90.5). The cheapest big-city options are Valparaíso (45.4 UF per m², USD 1,910), Estación Central (47.2) and Santiago Centro (52.5).
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How have property prices evolved in Chile?
The Banco Central housing price index (IPV), built from real transactions, rose 2.39% between the first quarter of 2025 and the first quarter of 2026. Over five years (Q1 2021 to Q1 2026), it rose only 3.34%. Both numbers are in UF, so they are already adjusted for inflation.
The picture changes with the currency you use. The UF itself rose about 3.3% over that year and about 36% over five years, so in pesos the same homes went up roughly 6% in one year and 41% in five years. In US dollars, the five-year gain shrinks to about 13%, because the peso averaged 759 per dollar in 2021 and trades near 977 today. Over the last year, the gain in dollars is roughly 4%, measured against the 2025 average rate of 951.6.
So in real terms, Chilean housing has been flat for five years. Inflation (4.1% over the 12 months to September 2026, per INE) did most of the work in peso terms.
Inside Santiago, the most popular investor communes did worse than the national index. Comparing registered apartment sales in the first half of 2026 with full-year 2025 (Tasaria, in UF), the median fell 10.1% in Santiago Centro, 4.6% in Las Condes, 4.3% in Ñuñoa and 0.5% in Providencia. On the coast, Viña del Mar was down 0.7% and Valparaíso up 3.8%.
Financing is better than two years ago: the average UF mortgage rate was 4.07% in September 2026 (Banco Central), against 4.82% on average in 2024. That helps demand, but hasn't pushed prices up much yet.
Is the weak peso making Chilean property cheaper for dollar buyers?
A little, yes. On October 22, 2026, one US dollar bought about 977 pesos (Banco Central), compared with an average of 951.6 in 2025 and 759 in 2021. Since Chilean prices are set in UF and pesos, a weaker peso means a lower price in dollars.
Example: a 4,000 UF apartment costs about CLP 165 million, or USD 169,000 today. If the peso strengthened to 930 per dollar (Bci Estudios' forecast for the end of 2026), the same apartment would cost about USD 177,000, around 5% more. The Banco Central's October 2026 survey of economists expects 950 at the end of 2026.
What to do about it: negotiate and sign your promesa de compraventa in UF (that's the norm), but plan when you move your dollars. Many buyers convert in two or three steps between the promesa and the deed to avoid betting everything on one day's rate. Don't buy just for a currency bet: forecasts point to a slightly stronger peso, not a weaker one.
How do prices vary by housing type in Chile in 2026?
Chile's market is led by apartments, especially in Greater Santiago and on the coast. Apartments cost more per m² than houses: 60.1 UF per m² against 41.9 UF per m² nationally in October 2026 (asking medians).
In practice, a 60 m² apartment at the national median costs about 3,606 UF (USD 152,000), and a 120 m² house about 5,028 UF (USD 212,000). Houses get pricey fast in the eastern communes: about 95 UF per m² in Las Condes and 108.2 in Vitacura, against 48.5 in La Florida and 34.9 in Estación Central.
If you're thinking of building, urban residential plots have a national median asking price of 9.3 UF per m² (USD 390), but 24.6 UF per m² in the commune of Santiago.
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Message a proHow do property prices compare between existing and new homes in Chile in 2026?
There's no reliable, published figure for the new-build premium in Chile. Rules of thumb like "12% to 20%" can't be checked against matched data, so compare prices per m² for similar homes in the same commune instead of relying on a rule of thumb.
Two things push new homes up: they include 19% IVA in the price when sold by a developer, and they often come with parking, storage and amenities. Two things push them down right now: a large stock of unsold units, and the temporary IVA exemption that starts on December 1, 2026 (see below).
Developers rarely cut the list price openly. The discount usually shows up as a "bono pie" (help with the down payment), free parking or storage, or covered closing costs. Ask for the total price in UF with everything included, and compare that number.
Why are so many new apartments unsold in Chile, and can you get a discount?
Sales slowed hard when mortgage rates peaked (4.82% on average in 2024), and developers were left holding a lot of finished and half-built units. In the second quarter of 2026, Greater Santiago needed about 30 months to sell its new-home stock at the current pace (24 to 37 months depending on the segment), even though the stock fell about 10% over the year (CChC).
TOCTOC counted 49,834 new apartments for sale in the Metropolitan Region at the end of July 2026, and 46.8% of them were already finished. Sales are recovering (12,110 units from January to July 2026, up 6.7% on 2025), but the slowest communes are far behind: 46.7 months of stock in Estación Central, 36.7 in Huechuraba and 35.8 in Independencia.
What this means for you: finished units in slow communes are where you have the most bargaining power. Ask how long the unit has been ready, ask for the bono pie, parking or storage to be included, and get the final price in UF in writing. In an oversupplied building, also think about resale and rental competition: you'll be up against the developer's own unsold units for a while.
Will the IVA exemption from December 2026 make new homes cheaper in Chile?
It can. The Ley de Reconstrucción (Law 21.850), signed on October 9 and published on October 17, 2026, lets developers sell finished new homes without IVA from December 1, 2026 to November 30, 2027. It covers the first sale of homes that got their final municipal approval (recepción definitiva) before the law was published, with parking and storage included. We found no price cap in UF.
The catch: it's optional for the developer. The Treasury's undersecretary said prices could fall by up to about 14%, but only if the developer applies the exemption and passes it on. The CChC, the builders' chamber, expects a real drop of only 2% to 7%, because developers may keep part of the saving. Homes bought off-plan that won't be finished in time don't qualify. Buyers who signed between April 22, 2026 (when the bill was filed) and the start of the law may be able to get the IVA refunded through the developer.
What to do: if you're about to sign for a finished new apartment in November 2026, ask the developer in writing whether it will apply the exemption and what the price becomes on December 1. Compare the UF price before and after, and make sure the promesa says who keeps the IVA saving.
How do property prices vary by neighborhood in Chile in 2026?
Providencia is one of the most popular areas for expats, with mostly 1 to 3 bedroom apartments close to the Metro, offices and restaurants. Apartments there ask a median 90.5 UF per m² in October 2026 (USD 3,820), so a 60 m² flat is about 5,430 UF (USD 229,000). Registered sales are lower, at 81.6 UF per m².
Las Condes is pricier and offers larger apartments, family homes and high-end new projects. The median asking price is 92.9 UF per m² (USD 3,920), and registered sales are close behind at 90.0, a sign the market there prices fairly.
On the coast, Viña del Mar asks 63.6 UF per m² and Concón 79.0 UF per m², while Valparaíso stays cheaper at 45.4 UF per m². Registered sales in Viña (53.7 UF per m² in 2025) and Valparaíso (36.6) sit well below asking prices.
Here is a summary table so you can see how prices change across areas:
| Area in Chile | Market label | Asking price per m² (Aguila, Oct 2026) | Registered sales per m² (Tasaria, Jul 2025 to Jun 2026) | 60 m² apartment at the asking median |
|---|---|---|---|---|
| Santiago Centro | Entry and rental demand | 52.5 UF USD 2,210 |
53.7 UF | 3,150 UF USD 133,000 |
| Estación Central | Budget and commute | 47.2 UF USD 1,990 |
48.7 UF | 2,832 UF USD 119,000 |
| San Miguel | Family and Metro | 57.1 UF USD 2,410 |
53.1 UF | 3,426 UF USD 144,000 |
| La Florida | Family and middle-income | 60.0 UF USD 2,530 |
Not comparable | 3,600 UF USD 152,000 |
| Ñuñoa | Popular and lifestyle | 81.8 UF USD 3,450 |
82.0 UF | 4,908 UF USD 207,000 |
| La Reina | Quiet family area | 82.0 UF USD 3,460 |
76.9 UF | 4,920 UF USD 207,000 |
| Providencia | Expat and central premium | 90.5 UF USD 3,820 |
81.6 UF | 5,430 UF USD 229,000 |
| Las Condes | Business and upper-income | 92.9 UF USD 3,920 |
90.0 UF | 5,574 UF USD 235,000 |
| Vitacura | Luxury and family | 102.4 UF USD 4,320 |
99.2 UF | 6,144 UF USD 259,000 |
| Lo Barnechea | Luxury houses | 96.4 UF USD 4,070 |
91.4 UF | 5,784 UF USD 244,000 |
| Valparaíso | Historic port and students | 45.4 UF USD 1,910 |
36.6 UF (2025) | 2,724 UF USD 115,000 |
| Viña del Mar | Coastal lifestyle | 63.6 UF USD 2,680 |
53.7 UF (2025) | 3,816 UF USD 161,000 |
| Concón | Coastal premium | 79.0 UF USD 3,330 |
77.2 UF | 4,740 UF USD 200,000 |
| Concepción | Regional capital and universities | 55.6 UF USD 2,340 |
62.0 UF (2025) | 3,336 UF USD 141,000 |
How much more do you pay for properties in Chile when you include renovation work, taxes, and fees?
Less than in most countries, because Chile has no property transfer tax. In October 2026, buying a resale home costs about 0.4% to 1% on top of the price in cash, and about 1.1% to 2% with an 80% mortgage. If you also pay a broker, add 2.38% (2% plus 19% IVA). Renovation is what really moves the total.
For a home at USD 200,000 (about CLP 195.4 million), expect roughly CLP 2.1 to 3.9 million in costs with a mortgage (USD 2,150 to USD 3,990), plus about CLP 4.7 million if you pay a broker. Light renovation of a 60 m² apartment adds roughly CLP 12 to 27 million, which takes the total to about CLP 210 to 231 million.
For a home at USD 500,000 (about CLP 488.5 million), costs with a mortgage run roughly CLP 5.4 to 9.8 million, plus about CLP 11.6 million for a broker. With light renovation of a 120 m² home, the total lands around CLP 518 to 564 million.
For a home at USD 1,000,000 (about CLP 977 million), costs with a mortgage run roughly CLP 10.7 to 19.5 million, plus about CLP 23 million for a broker. An older 200 m² house needing heavy work can push the total to CLP 1.09 to 1.2 billion.
Here is a detailed table of the extra costs you may pay when buying a property in Chile:
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Notary, certificates and paperwork | Fees | About CLP 160,000 to CLP 660,000, or USD 165 to USD 675. The notary for the deed (escritura pública) costs CLP 140,000 to 600,000 depending on the office, plus CLP 20,000 to 60,000 in certificates. |
| Conservador de Bienes Raíces registration | Registry fee | In Santiago, 0.2% of the price, capped at CLP 264,200 (USD 270). Other registries set their own tariffs. Registration is what makes you the legal owner. |
| Title study and lawyer review | Legal | About CLP 200,000 to CLP 800,000, or USD 205 to USD 820. A lawyer checks that the seller can sell and that there are no debts, liens or permit problems. Don't skip it as a foreign buyer. |
| Bank appraisal (tasación) | Financing | About CLP 150,000 to CLP 400,000, or USD 155 to USD 410, only if you take a mortgage. Some banks add their own study fees. |
| Stamp tax on the mortgage | Tax | 0.8% of the loan amount, so 0.64% of the price on an 80% loan. Cash buyers don't pay it. |
| Broker fee, when charged to the buyer | Agency | Usually 2% of the price plus 19% IVA, so 2.38%. Sometimes only the seller pays, and it's negotiable. Developers selling new units usually don't charge it. |
| Light renovation | Renovation | Roughly CLP 200,000 to CLP 450,000 per m², or USD 205 to USD 460 per m². Painting, flooring, basic kitchen updates or small bathroom work, common in older apartments. |
| Heavy renovation | Renovation | Roughly CLP 500,000 to CLP 900,000 per m², or USD 510 to USD 920 per m². New kitchen and bathrooms, wiring or structural repairs, often needed in older houses. |
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Message a proWhat properties can you buy in Chile in 2026 with different budgets?
With USD 100,000, about CLP 97.7 million or 2,371 UF, you're in the entry market: about 45 m² in Santiago Centro, 50 m² in Estación Central or 52 m² in Valparaíso at median asking prices, usually in an older building.
With USD 200,000, about CLP 195.4 million or 4,743 UF, you can look at about 58 m² in Ñuñoa, 83 m² in San Miguel, 75 m² in Viña del Mar or 85 m² in Concepción.
With USD 300,000, about CLP 293.1 million or 7,114 UF, you reach about 79 m² in Providencia, 77 m² in Las Condes, 90 m² in Concón or 112 m² in Viña del Mar.
With USD 500,000, about CLP 488.5 million or 11,857 UF, you can get about 128 m² in Las Condes, 131 m² in Providencia or a 145 m² family house in La Reina.
With USD 1,000,000, about CLP 977 million or 23,714 UF, you can buy a 230 m² apartment or a 220 m² house in Vitacura, or a large house in Lo Barnechea or on the coast in Concón or Zapallar.
With USD 2,000,000, about CLP 1.95 billion or 47,427 UF, the market gets narrow but real: houses of 400 m² and more in Vitacura or Lo Barnechea, or premium coastal villas in Zapallar, Cachagua or Concón.
Our methodology
This article estimates what homes cost in Chile in October 2026, how prices moved over one and five years in UF, pesos and US dollars, and what drives prices right now: unsold new homes, the IVA exemption and the peso.
Price levels come from the Índice Aguila (median asking prices per m², October 2026). Price changes come from the Banco Central de Chile housing price index (IPV, real transactions, in UF) and from Tasaria's registered sales by commune. New-home stock comes from CChC and TOCTOC InfoInmobiliario. Example prices are prices per m² multiplied by sizes we chose, calculated by script.
Rules on fees and taxes come from the SII (stamp tax, IVA and the Ley de Reconstrucción, Law 21.850), the Conservador de Bienes Raíces de Santiago tariff and published 2026 notary tariffs.
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: asking prices are not closed prices, and the Aguila and Tasaria samples don't contain the same homes. Dollar changes over time use annual average exchange rates, so treat them as approximations. Nobody publishes a reliable new-vs-resale premium or an official asking-vs-sold gap for Chile.
Key sources used for this analysis include Banco Central de Chile, Índice de Precios de Vivienda, Índice Aguila (October 2026), Tasaria, CChC Q2 2026 report via IN-VER, TOCTOC InfoInmobiliario, Servicio de Impuestos Internos UF 2026, SII, Ley de Reconstrucción IVA exemption, Instituto Nacional de Estadísticas and Cámara Chilena de la Construcción.
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