A step-by-step guide covering everything a US or international buyer needs to know: legal rights, RUT requirements, closing costs (4–5%), the notary process, and realistic timelines.
Can Foreigners Buy Land in Chile?
Yes — and Chile is one of the most foreigner-friendly countries in the world when it comes to property rights. Unlike neighboring Argentina (which caps foreign rural land ownership at 15%), Chile grants foreign nationals exactly the same property rights as Chilean citizens. There are no ownership limits, no residency requirements, and no restrictions on how much land you can buy.
The one exception worth knowing: properties within 50 kilometers of an international border may require approval from DIFROL (the Chilean Directorate of Limits and Boundaries). In practice, this rarely affects typical Patagonia land purchases, and DIFROL generally approves straightforward private-to-private sales.
Step 1: Obtain a Chilean RUT (Tax ID Number)
Before you can sign any property documents in Chile, you need a RUT (Rol Único Tributario) — Chile's national tax identification number. This is mandatory for all financial transactions, including real estate purchases.
How to get your RUT from abroad:
Cost: Free (RUT registration) + attorney fees if using a representative (~$300–$600 USD)
Step 2: Define Your Budget and Target Region
Chilean Patagonia spans three main regions, each with different price levels, accessibility, and character:
| Region | Price Range (per hectare) | Price (per acre) | Accessibility |
|---|---|---|---|
| Los Lagos (Lake District) | $3,000–$15,000 | $1,200–$6,000 | Best — airport 2h from Santiago |
| Aysén | $1,500–$8,000 | $600–$3,200 | Moderate — Balmaceda airport |
| Magallanes | $2,000–$12,000 | $800–$4,900 | Punta Arenas airport |
Starting plots: We offer land from 5,000 m² (1.24 acres), making entry accessible even on moderate budgets. At $2,000 per hectare (Aysén pricing), a 5,000 m² (0.5 ha) plot could be priced around $1,000 USD — though location, water access, and views significantly affect pricing.
Practical minimum investment (after all costs): $30,000–$50,000 USD for a quality plot with legal certainty.
Step 3: Due Diligence — What to Verify
This is the most important phase. Before signing anything:
Title Verification
Your attorney should verify the property in the Conservador de Bienes Raíces (Property Registry). Confirm:
Boundary Survey
Hire a licensed agrimensor (land surveyor) to confirm:
Water Rights
In Chile, water rights are separate from land titles — you buy the land and separately acquire water rights (derechos de aprovechamiento de aguas) for rivers, streams, or wells on the property. Verify:
Access & Utilities
Step 4: Make an Offer — The Promesa de Compraventa
Once due diligence confirms the property is clean, you'll sign a Promesa de Compraventa (Promise to Purchase). This is a preliminary contract that:
This document must be signed before a Chilean Notario Público (Public Notary).
Step 5: Closing — The Escritura Pública
The final closing document is called the Escritura Pública de Compraventa. This is the formal deed of sale, also executed before a Notary. At closing:
If you can't be present in Chile, you can grant a Power of Attorney (Poder Notarial) to your attorney, who signs on your behalf.
Step 6: Property Registration
After the Escritura is signed, it must be registered at the Conservador de Bienes Raíces. This is the official transfer of title to your name. Registration typically takes 5–10 business days.
Once registered, you are the legal owner of the property. Congratulations.
Closing Costs: What to Budget
Chile has some of the lowest closing costs in Latin America:
| Cost | Typical Amount |
|---|---|
| Notary fees | 0.2–0.5% of purchase price |
| Registry inscription | 0.2–0.3% |
| Transfer tax (IVA) | Usually 0% for rural land |
| Attorney fees | $1,500–$3,500 USD (flat fee) |
| Surveyor | $500–$1,500 USD |
| Total | 4–5% of purchase price |
Compare: Argentina's closing costs run 8–11%. The US averages 2–5% (buyer side only).
Timeline: How Long Does It Take?
For a straightforward rural land purchase in Chilean Patagonia:
Total: 4–8 weeks for a clean purchase. Border-zone properties requiring DIFROL approval may take 3–6 months.
Do You Need to Visit Chile to Buy?
No. The entire purchase can be completed remotely with a properly notarized and apostilled Power of Attorney. Many international buyers never visit until after they own the property. That said, we strongly recommend visiting before committing — the experience of standing on your Patagonian land is unlike anything else.
Common Questions from US Buyers
"Do I pay US taxes on a Chilean property?"
As a US citizen, you must report foreign assets if they exceed $10,000 (FBAR) and potentially on Form 8938 (FATCA). The property itself isn't taxed by the US, but any rental income would be. Consult a US tax attorney familiar with expat real estate.
"Can I build on the land?"
Yes, subject to municipal building permits (Permiso de Edificación). Rural land in Patagonia is generally zoned for residential and agricultural uses. Eco-lodges and tourism facilities require an environmental impact assessment for larger projects.
"What happens to the land if something happens to me?"
Chilean inheritance law applies to Chilean property. We recommend including your Chilean property in your estate plan and creating a will or holding structure (e.g., Chilean corporation/SpA) for clean succession.
Ready to Start?
Our team guides foreign buyers through every step of the process — from identifying the right region to closing. [Contact us today](/contact) for a free consultation, or [download our Buyer's Guide](/buying-guide) for a comprehensive PDF covering everything above.
