Buying property in Argentina as a foreigner

01Who can buy

Article 20 of Argentina's constitution grants foreigners the same civil rights as citizens, including the right to own property. There is no residency requirement. Any foreign individual or legal entity can buy real estate.

Before you can transact, you need a CDI (Clave de Identificación) or CUIT (Clave Única de Identificación Tributaria) from AFIP, Argentina's tax authority. The CDI is the simpler version for non-residents who only need it for property transactions. Your lawyer or escribano can help you obtain one with your passport and a local address for notifications.

Border zone restrictions

Properties within 50 km of international borders require authorization from the National Commission for Security Zones. This affects provinces including Misiones, Corrientes, Jujuy, Salta, Neuquén, and Río Negro. Approval is obtainable but adds time—expect 60 to 120 extra days.

Rural land limits

Urban and suburban residential property has no such limits. Most foreign buyers purchasing apartments or houses in cities are unaffected by these restrictions.

02The buying process

Argentina uses a notary-driven system. The escribano (notary public) is a licensed legal professional who verifies titles, drafts the deed, and holds funds. The process has three main stages:

Stage 1: Reserva

A written offer with a small deposit, typically 1% of the price. This takes the property off the market for an agreed period (usually 15–30 days) while both parties prepare the boleto. The reserva is usually refundable if the deal falls through due to title issues.

Stage 2: Boleto de compraventa

The binding purchase contract. The buyer pays 30–50% of the price. Both parties are now legally committed. The boleto includes the full terms: price, payment schedule, possession date, and penalties for non-performance. Walking away at this stage means losing your deposit or facing a lawsuit.

Stage 3: Escritura pública

The final deed, signed before the escribano. The buyer pays the remaining balance, and ownership transfers. The escribano registers the deed at the Registro de la Propiedad Inmueble (property registry). You or your representative must be physically present for the signing.

Your escribano will perform a title search (estudio de títulos) going back at least 20 years, verify there are no liens or encumbrances (inhibiciones, embargos), and confirm the seller's identity and legal capacity to sell.

03The USD cash reality

Argentina's property market operates in US dollars. Prices are listed in USD. Most residential transactions, particularly in Buenos Aires, settle in physical US dollar bills. Sellers inspect and count each bill. Transactions often take place in bank safe-deposit-box rooms rented for the occasion.

Why cash

Decades of peso devaluation, currency controls, and banking crises made Argentines distrust peso-denominated assets and the banking system for large transactions. USD bills became the standard store of value and medium of exchange for real estate, regardless of what official policy encourages.

The blue dollar

Argentina has historically maintained a gap between the official exchange rate and the parallel ("blue dollar") rate. Under the Milei administration, this gap has narrowed significantly, but it remains a factor. The rate you get converting foreign currency matters—consult your lawyer on the most efficient and legal method to bring dollars into the country.

Alternatives to cash

Bank transfers in USD are possible and increasingly used for higher-value transactions, especially in developments and new construction. Foreign buyers can wire funds to an Argentine bank account (you will need to open one) or to the escribano's escrow account. The CEPO (currency controls) framework has evolved frequently—confirm current regulations with a local bank before wiring funds.

04Costs breakdown

Total transaction costs for the buyer typically range from 7% to 10% of the purchase price, depending on the province and negotiation.

05Taxes you'll pay

Annual property taxes

You will owe two recurring taxes:

• ABL (Alumbrado, Barrido y Limpieza) — Municipal services tax. In Buenos Aires City, this is based on fiscal valuation and typically modest (a few hundred dollars per year for a standard apartment).
• Impuesto inmobiliario — Provincial property tax, 0.1–0.3% of fiscal value annually. Fiscal values are significantly below market value.

Bienes Personales (wealth tax)

Argentina levies a wealth tax on total assets. For tax residents, rates range from 0.5% to 1.5% on assets exceeding the exempt threshold. Non-residents who own Argentine real estate pay through a responsable sustituto (substitute taxpayer, usually the tenant or a designated representative) at a flat rate applied to the property's fiscal value.

Rental income

Rental income from Argentine property is taxable. For non-residents, a flat withholding of 21% on gross rental income applies (with a 35% presumed profit, resulting in an effective rate of approximately 7.35% on gross rent). Residents pay progressive income tax rates.

Capital gains

The 2018 tax reform introduced a 15% cedular tax on capital gains from the sale of real property acquired after January 1, 2018. The gain is calculated as the difference between the sale price and the inflation-adjusted acquisition cost.

Properties acquired before 2018 are instead subject to the ITI (1.5%) on the total sale price, not on the gain. This distinction is important when evaluating resale properties.

06Residency and immigration

Property ownership does not grant residency in Argentina. If you want to live in the country, you need a separate immigration pathway.

Rentista visa

The most common option for property buyers who want to stay long-term. Requirements:

• Proof of passive income of approximately $2,000/month (pensions, investments, rental income from abroad)
• Clean criminal record
• Health certificate
• Initial grant: 1 year, renewable to 3 years
• After 3 years of temporary residency: eligible for permanent residency

Citizenship

Argentina offers citizenship after 2 years of continuous legal residence—one of the shortest paths in the world. However, Decree 366/2025 tightened scrutiny on extended absences during the residency period. You must demonstrate genuine continuous presence.

Upcoming: Citizenship by investment

Argentina is developing a citizenship-by-investment (CBI) program, expected to launch in late 2026. The proposed thresholds are $500,000 in productive investment or $1,000,000 in government bonds. Details remain subject to change. This guide will be updated when the program is finalized.

07Where foreigners are buying

Buenos Aires

Palermo is the most active market for foreign buyers—restaurants, co-working spaces, and walkable streets keep demand steady. Recoleta attracts buyers looking for traditional architecture and established neighborhoods. Puerto Madero is the high-end waterfront district with newer construction and higher per-square-meter prices. Entry prices for a one-bedroom apartment in Palermo start around $80,000–$120,000 USD.

Mendoza

Wine country draws buyers interested in vineyard properties and rural estates. The city of Mendoza itself has a growing residential market. Properties range from urban apartments to fincas (estates) in the Viña districts of Luján de Cuyo and the Uco Valley.

Patagonia

Bariloche and El Bolsón attract buyers seeking mountain and lake properties. The market is seasonal, with stronger demand during ski season (June–September) and summer (December–February). Border zone restrictions apply to properties near the Chilean border.

Córdoba

Argentina's second-largest city has a lower cost of living than Buenos Aires and a growing tech sector. The Sierras de Córdoba offer rural and semi-rural properties at lower price points.

Airbnb & short-term rental rules

Foreigners can operate under the same rules as nationals. No national STR prohibition exists.

• Buenos Aires: registration in the Registry of Temporary Tourist Rentals (via TAD platform) is mandatory. Building consortium authorization needed for condominiums.
• Other cities: Mendoza, Bariloche, and Córdoba have separate registration systems. Rosario requires dual municipal permits.
• Tax: federal income declaration via ARCA. Monotributo simplified regime available for smaller operators. Buenos Aires charges ~$1.50/guest/day urban use fee.

Foreign owners need a CUIL/CUIT tax ID alongside their passport. Enforcement is concentrated in Buenos Aires — outside the capital, regulation is light. USD pricing is standard in practice.