Frequently Asked Questions

Yes. Chile grants foreign nationals the exact same property rights as Chilean citizens. There are no ownership caps, no residency requirements, and no restrictions on transfer, rental, or inheritance. This is one of Chile's most significant advantages over neighboring countries like Argentina, which imposes a 15% cap on foreign rural land ownership at the provincial level.

No. The entire purchase can be completed remotely with a properly notarized and apostilled Power of Attorney (POA). Your Chilean attorney executes the Promesa (deposit contract) and Escritura (deed) on your behalf. Many of our international clients purchase without visiting Chile until after they own the property.

Properties within 50 km of an international border may require approval from DIFROL (Dirección de Fronteras y Límites del Estado). In practice, straightforward private-to-private sales in these areas generally receive approval. However, it can add 3–6 months to the process. Not all Patagonian land is in border zones — ask us about specific properties.

Chilean land is subject to Chilean inheritance law, but your estate plan (will, trust, or holding company) can direct how the property is distributed. Many buyers place their Chilean property in a Chilean SpA (simplified corporation), which allows clean transfer of ownership through share transfer rather than property conveyance. We recommend consulting with an estate planning attorney familiar with cross-border succession.

A RUT (Rol Único Tributario) is Chile's national tax identification number, required for all financial transactions including real estate purchases. As a foreigner, you obtain it by having a Chilean representative visit the SII (Tax Authority) with a notarized, apostilled Power of Attorney. The RUT itself is free — you'll pay attorney fees if obtaining it remotely ($300–$600 USD).

For a straightforward rural land purchase: due diligence (2–4 weeks), RUT if needed (1–3 weeks), deposit contract / Promesa (1–2 weeks), closing / Escritura (1–3 weeks), and title registration (1–2 weeks). Total: 4–8 weeks for a clean transaction. Border-zone properties requiring DIFROL approval can take 3–6 months.

Chile has some of the lowest closing costs in Latin America, typically 4–5% of the purchase price. This includes notary fees (0.2–0.5%), property registry inscription (0.2–0.3%), attorney fees ($1,500–$3,500 USD flat fee), and a land surveyor ($500–$1,500 USD). Rural land transfers are generally exempt from Chile's transfer tax (IVA). Compare: Argentina charges 8–11% in closing costs.

The Promesa de Compraventa (Promise to Purchase) is a preliminary contract signed before a Notary, where the buyer pays a deposit (typically 10% of the purchase price) and both parties commit to the sale at an agreed price on a future closing date. It is legally binding. The Escritura Pública is the final deed signed at closing.

Rural land purchases in Chile are generally exempt from IVA (VAT). Annual property tax (Contribuciones) runs approximately 0.8% of the assessed value — similar to US property taxes. Any rental income from Chilean property must be declared in Chile (and reported to the IRS as a US person). Capital gains on property held more than one year are exempt under Chilean law in many cases.

We offer plots starting from 5,000 m² (1.24 acres / approximately 53,820 sq ft). This is our minimum because smaller plots in Patagonia rarely provide the privacy, natural character, and development potential that international buyers are looking for. Most of our buyers opt for 1–5 hectares (2.47–12.36 acres) to allow more flexibility.

Yes, subject to obtaining a Permiso de Edificación (building permit) from the local municipality (Municipalidad). Rural land in Patagonia is generally zoned for residential and agricultural uses. Small structures (cabins, sheds) have simpler permit requirements. Larger developments or tourist facilities (eco-lodges) may require an environmental impact assessment (DGA/CONAF) for projects above a certain scale.

Not automatically — water rights in Chile are legally separate from land titles and must be transferred explicitly in the sale agreement. In Patagonia, many properties do include water rights (rivers, streams, springs), but you must verify this before purchase. Your attorney should check the DGA (Dirección General de Aguas) registry separately from the property registry. Always confirm this in writing in your sale contract.

Legal access means the property has either a public road connection or a registered easement allowing you to reach it. In remote Patagonia, some plots are accessible only by boat or small plane — which is legal, but significantly affects usability and value. Always verify the type and quality of access during due diligence.

Chilean mortgages are available to foreigners, but international buyers typically purchase cash. Some Chilean banks will lend to foreigners with sufficient income documentation, but the process is complex. Most of our international clients pay 100% cash, which is also standard in the Chilean rural real estate market.

Price varies significantly by region and location type. Rough ranges: Los Lagos (Lake District) $1,200–$6,000/acre, Aysén $600–$3,200/acre, Magallanes $800–$4,900/acre. Prime lakefront or river-access plots command premiums of 50–300% above average. Practical minimum investment (for a quality plot with legal certainty): $30,000–$50,000 USD.

We believe so, for several reasons: finite supply of wilderness land, growing global demand (tourism +15%/yr), legal security, very low transaction costs, carbon credit potential, and extraordinary natural assets (freshwater, biodiversity). Los Lagos land prices have risen 40–60% over the past decade. Aysén is earlier in the appreciation cycle. No investment is guaranteed, but the fundamental supply/demand dynamics are compelling.

As a US person, you must file an FBAR (FinCEN 114) if your total foreign financial accounts exceed $10,000. Real property itself is not a "financial account," so land ownership generally doesn't trigger FBAR. However, any Chilean bank account used to pay property taxes would. Rental income from Chilean property must be reported on your US tax return. Form 8938 (FATCA) may apply in certain circumstances. Consult a US tax attorney familiar with expat real estate.