Authored by the expert who managed and guided the team behind the Chile Property Pack
Yes, the analysis of Santiago's property market is included in our pack
This article covers the current housing prices in Santiago, Chile, with data we continuously update to keep it accurate and relevant.
Whether you're looking at apartments in Providencia or houses in Las Condes, we break down all the numbers so you can make informed decisions.
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 Santiago.
Insights
- Santiago home prices are commonly quoted in UF (Unidad de Fomento), an inflation-indexed unit, which means the prices you see already factor in Chile's inflation rate.
- The median apartment in Santiago costs around 3,900 UF (roughly $170,000), but prices in Vitacura can reach 130 UF per square meter, nearly double the city average.
- New construction in Santiago typically costs about 12% more per square meter than comparable older units, largely due to VAT rules and modern building standards.
- Buyers in Santiago usually negotiate about 6% off the listing price, though luxury homes in Vitacura or Lo Barnechea can see discounts of 7% to 10%.
- Apartments dominate Santiago's housing market, making up about 70% of available inventory, while standalone houses represent only 20%.
- Over the past decade, Santiago housing prices have risen 35% to 40% in real terms (UF), driven by rising construction costs and intensifying demand in premium eastern communes.
- Closing costs in Santiago range from 2% to 6% of the purchase price, depending on whether you pay cash or finance with a mortgage.
- The price gap between Santiago's cheapest and most expensive neighborhoods is significant: outer communes like Puente Alto average 55 to 70 UF per square meter, while Vitacura reaches 105 to 130 UF.
What is the average housing price in Santiago in 2026?
The median housing price is more useful than the average because it represents the middle point of the market, filtering out the distortion caused by a few ultra-expensive or very cheap properties.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like Chile's Central Bank and the Chilean Chamber of Construction, which we manually verified.
The median housing price in Santiago in 2026 is approximately 3,900 UF, which equals about CLP 155 million ($170,000 or €144,000). The average housing price in Santiago in 2026 is slightly higher at around 4,300 UF, or about CLP 171 million ($188,000 or €159,000).
About 80% of residential properties in Santiago in 2026 fall within a price range of 2,500 UF to 8,500 UF, which translates to roughly $109,000 to $371,000.
A realistic entry-level price range in Santiago in 2026 is between 2,200 and 2,800 UF (CLP 87 to 111 million, or $96,000 to $122,000), which typically gets you a used studio or compact one-bedroom apartment of 25 to 35 square meters in areas like Estación Central or Santiago Centro.
Luxury properties in Santiago in 2026 typically range from 15,000 to 35,000 UF (CLP 596 million to 1.4 billion, or $655,000 to $1.5 million), and at this level you can expect a high-end apartment of 150 to 220 square meters in Vitacura near Alonso de Córdova or Nueva Costanera.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Santiago.
Are Santiago property listing prices close to the actual sale price in 2026?
In Santiago in 2026, properties typically sell for about 6% below their last asking price.
This gap exists because sellers often test higher prices initially, and buyers negotiate once financing conditions and appraisals come through. The discount tends to be smaller (3% to 5%) for well-priced one or two-bedroom apartments near metro lines, and larger (7% to 10%) for luxury homes in Vitacura or Lo Barnechea where demand is thinner and negotiations take longer.
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What is the price per sq m or per sq ft for properties in Santiago in 2026?
As of early 2026, the median price per square meter in Santiago is about 86 UF, which equals roughly CLP 3.4 million ($3,757 or €3,180 per sqm), or about $349 per square foot. The average price per square meter in Santiago is slightly higher at around 90 UF, or CLP 3.6 million ($3,931 or €3,328 per sqm), which works out to $365 per square foot.
In Santiago in 2026, prime eastern communes like Vitacura and Las Condes have the highest prices per square meter (due to safety, schools, and limited land), while outer areas with longer commutes and fewer amenities have the lowest.
In Santiago in 2026, you will find the highest prices per square meter in Vitacura and Las Condes, where the range is typically 105 to 130 UF per sqm (CLP 4.2 to 5.2 million per sqm). The lowest prices are found in outer communes like Quilicura, Puente Alto, and Maipú, where properties average 55 to 70 UF per sqm (CLP 2.2 to 2.8 million per sqm).
How have property prices evolved in Santiago?
Compared to January 2025, Santiago housing prices in 2026 have increased by about 4% in real terms (measured in UF). This uptick is largely due to gradually improving credit conditions as Chile's central bank lowered its policy rate from its 2023 peak, making mortgages slightly more accessible.
Over the past decade, Santiago housing prices have risen by roughly 35% to 40% in real terms (UF-adjusted). This long-term growth is driven by rising construction and compliance costs, plus an intensifying location premium in eastern communes like Vitacura and Las Condes where land is scarce.
By the way, we've written a blog article detailing the latest updates on property price variations in Santiago.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Santiago.
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 do prices vary by housing type in Santiago in 2026?
In Santiago in 2026, apartments make up about 70% of available inventory, houses about 20%, townhouses 5%, studios and lofts 3%, penthouses 1%, and luxury villas 1%, which reflects the city's high-density urban development pattern.
Here are the average prices by property type in Santiago as of the first half of 2026: apartments average around 3,900 UF (CLP 155 million, $170,000, €144,000), houses around 6,500 UF (CLP 258 million, $284,000, €240,000), townhouses around 5,200 UF (CLP 207 million, $227,000, €192,000), studios around 2,700 UF (CLP 107 million, $118,000, €100,000), penthouses around 14,000 UF (CLP 557 million, $611,000, €517,000), and luxury villas around 25,000 UF (CLP 994 million, $1.09 million, €924,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Santiago?
- How much should you pay for an apartment in Santiago?
- How much should you pay for a studio in Santiago?
How do property prices compare between existing and new homes in Santiago in 2026?
In Santiago in 2026, new construction is typically about 12% more expensive per square meter than comparable existing homes in the same neighborhood.
This premium exists because new units often include VAT in the sale price when sold by developers, and buyers are paying for modern building standards, better insulation, updated layouts, and amenities like parking and storage that older buildings may lack.
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How do property prices vary by neighborhood in Santiago in 2026?
Vitacura is Santiago's most expensive commune, where luxury apartments of 150 to 220 square meters range from CLP 516 million to 1.2 billion ($567,000 to $1.31 million). Vitacura commands these prices because of its reputation for safety, top schools, high-end retail, and limited available land.
Providencia is a favorite among expats who want a central, walkable lifestyle with strong metro access. Two to three-bedroom apartments of 70 to 100 square meters typically range from CLP 358 million to 755 million ($394,000 to $830,000), reflecting its balance of convenience and quality of life.
La Florida offers good value for families, with two to three-bedroom apartments and houses of 80 to 120 square meters ranging from CLP 179 million to 358 million ($197,000 to $394,000). Prices are lower here because it is further from the business district, though it has strong metro connections.
You will find a much more detailed analysis by areas in our property pack about Santiago. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Vitacura | Luxury / Expat | CLP 516M-1,192M ($567k-$1.31M) | CLP 4.2M-5.2M ($4,584-$5,684) | CLP 387k-480k ($426-$528) |
| Las Condes | Commute / Expat | CLP 398M-874M ($438k-$961k) | CLP 3.4M-4.2M ($3,718-$4,584) | CLP 314k-387k ($345-$426) |
| Providencia | Central / Expat | CLP 358M-755M ($394k-$830k) | CLP 3.2M-4.0M ($3,494-$4,365) | CLP 295k-369k ($325-$406) |
| Lo Barnechea | Family / Premium | CLP 477M-1,391M ($524k-$1.53M) | CLP 3.6M-4.6M ($3,931-$5,023) | CLP 332k-425k ($365-$467) |
| Ñuñoa | Popular / Balanced | CLP 239M-477M ($263k-$524k) | CLP 3.0M-3.8M ($3,276-$4,155) | CLP 277k-351k ($304-$386) |
| La Reina | Family / Calm | CLP 318M-675M ($350k-$742k) | CLP 2.8M-3.6M ($3,057-$3,931) | CLP 258k-332k ($284-$365) |
| Santiago Centro | Commute / Urban | CLP 139M-318M ($153k-$350k) | CLP 2.6M-3.4M ($2,837-$3,718) | CLP 240k-314k ($264-$345) |
| San Miguel | Commute / Value | CLP 179M-318M ($197k-$350k) | CLP 2.4M-3.0M ($2,615-$3,276) | CLP 221k-277k ($243-$304) |
| La Florida | Family / Value | CLP 179M-358M ($197k-$394k) | CLP 2.6M-3.2M ($2,837-$3,494) | CLP 240k-295k ($264-$325) |
| Maipú | Family / Budget | CLP 159M-318M ($175k-$350k) | CLP 2.2M-2.8M ($2,394-$3,057) | CLP 202k-258k ($222-$284) |
| Quilicura | Budget | CLP 139M-278M ($153k-$306k) | CLP 2.2M-2.8M ($2,394-$3,057) | CLP 202k-258k ($222-$284) |
| Puente Alto | Budget / Outer | CLP 139M-278M ($153k-$306k) | CLP 2.2M-2.8M ($2,394-$3,057) | CLP 202k-258k ($222-$284) |
How much more do you pay for properties in Santiago when you include renovation work, taxes, and fees?
In Santiago in 2026, you should expect to pay an additional 2% to 6% on top of the purchase price, depending on whether you pay cash or finance with a mortgage.
For a property around $200,000 (about CLP 181 million), you would typically add around 4.5% in closing costs if financing with a mortgage. That means approximately CLP 8.1 million ($9,000) in additional expenses, bringing your total to roughly CLP 189 million ($209,000).
For a property around $500,000 (about CLP 453 million), the additional costs at 4.5% would be roughly CLP 20.4 million ($22,500). Your total outlay would be approximately CLP 473 million ($522,500).
For a property around $1,000,000 (about CLP 905 million), expect to add about 5% in closing costs, which equals roughly CLP 45 million ($50,000). Your total would be approximately CLP 950 million ($1,050,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Santiago.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Santiago
| Expense | Category | Estimated Cost Range (CLP and $) |
|---|---|---|
| Notary and Registry Fees | Closing | About 0.6% to 1.2% of the purchase price, which for most transactions works out to CLP 1 million to 5.4 million ($1,000 to $6,000). These fees cover the public deed, registration at the Conservador de Bienes Raíces, and related paperwork. |
| Legal Review | Safety | Typically CLP 400,000 to 1.5 million ($440 to $1,650). Hiring a lawyer is optional but common, especially for foreign buyers. They review the title, check for liens, and ensure the transaction is clean. |
| Real Estate Agent Fee | Transaction | Usually 1% to 2% of the purchase price, sometimes split between buyer and seller. VAT may apply depending on how the agent invoices. On a CLP 170 million property, this could be CLP 1.7 to 3.4 million ($1,870 to $3,740). |
| Bank Appraisal and Admin Fees | Financing | About CLP 300,000 to 900,000 ($330 to $990) if you are financing with a mortgage. These fees cover the bank's property valuation and loan processing costs. |
| Stamp Tax (Impuesto de Timbres) | Tax / Financing | Up to about 0.8% of the loan principal, depending on the loan term and structure. On a CLP 120 million mortgage, this could be around CLP 960,000 ($1,060). Only applies if you take out a mortgage. |
| Renovation and Refresh | Renovation | About 3% to 8% of the purchase price for older units. For a CLP 155 million apartment, expect CLP 4.7 to 12.4 million ($5,100 to $13,700) for paint, flooring, fixtures, and minor updates. |
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 properties can you buy in Santiago in 2026 with different budgets?
With $100,000 (about 2,290 UF) in Santiago in January 2026, your options are mostly small existing units: a studio of 28 to 32 square meters in Estación Central, a studio of 25 to 30 square meters in a non-prime part of Santiago Centro, or a small one-bedroom of 32 to 38 square meters in Independencia.
With $200,000 (about 4,580 UF) in Santiago, you can find a one to two-bedroom apartment of 45 to 55 square meters in San Miguel, a two-bedroom of 55 to 65 square meters in La Florida, or a compact two-bedroom of 50 to 60 square meters in an older building in Ñuñoa.
With $300,000 (about 6,870 UF) in Santiago, you can expect a two-bedroom apartment of 70 to 80 square meters in Ñuñoa, a two-bedroom of 65 to 75 square meters in an older Providencia building with a good location, or a three-bedroom townhouse-style home of 90 to 110 square meters in La Reina.
With $500,000 (about 11,450 UF) in Santiago, you have access to a three-bedroom apartment of 110 to 130 square meters in a good Las Condes location, a family house of 140 to 180 square meters in La Reina, or a large two to three-bedroom of 120 to 150 square meters on a prime Providencia street.
With $1,000,000 (about 22,900 UF) in Santiago, you can buy a luxury apartment of 160 to 220 square meters in Vitacura, a premium house of 220 to 320 square meters in Lo Barnechea, or a top-tier apartment of 180 to 240 square meters in the El Golf area of Las Condes.
With $2,000,000 (about 45,800 UF) in Santiago, there is a market but it is quite thin and location-specific: a penthouse of 280 to 350 square meters in Vitacura, a large premium house of 400 to 600 square meters in a Lo Barnechea condominium, or an ultra-prime apartment of 300 square meters or more in Vitacura's best micro-locations.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Santiago.
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 Santiago, 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 |
|---|---|---|
| Banco Central de Chile - UF Series | Chile's central bank publishes the official UF value, which is the standard unit used to price most homes in Santiago. | We used the early January 2026 UF level to convert typical Santiago prices from UF into CLP. We also used it to keep real versus nominal comparisons consistent. |
| Banco Central de Chile - USD/CLP Series | The central bank's official "dólar observado" is the reference exchange rate widely used across Chile. | We used late December 2025 values as our practical "as of the first half of 2026" conversion rate for USD. We applied it to express Santiago prices in USD alongside CLP and UF. |
| Banco Central de Chile - FX Parities | The central bank's official hub for exchange rates and parities, including EUR/CLP. | We used it as the reference framework for EUR conversions. We applied the published euro level to express Santiago prices in euros. |
| Banco Central de Chile - Housing Price Index (IPV) | An official house price index built from administrative data in collaboration with Chile's tax authority. | We used it to validate the direction and magnitude of recent price changes. We anchored our trend statements (up, down, mild, strong) to this index. |
| Cámara Chilena de la Construcción (CChC) | Chile's main construction and housing industry association, publishing structured market metrics. | We used its Gran Santiago UF per square meter benchmarks for apartments and houses. We used its "vivienda promedio comercializada" data as the baseline for typical ticket size. |
| Colliers Chile | A major international real estate consultancy with regular market reporting on Santiago. | We used its commune-level UF per square meter data to identify prices in Vitacura and Las Condes. We cross-checked our luxury price ranges against their benchmarks. |
| INE - Consumer Price Index (IPC) | Chile's official statistics agency that defines and publishes the CPI. | We used CPI to explain inflation-corrected comparisons in CLP. We referenced it to clarify why UF is commonly used in Chilean real estate. |
| SII - VAT on Real Estate | Chile's tax authority explains the legal VAT treatment of real estate sales. | We used it to estimate how much "all-in" costs differ for new versus used homes. We built the taxes and fees section based on these official guidelines. |
| SII - Stamp Tax Law | The primary legal text published by Chile's tax authority on stamp duties. | We used it to calculate the stamp tax component triggered by mortgage documentation. We applied it to build realistic closing cost ranges for financed purchases. |
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