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Buying property in Argentina as a foreigner

Foreigners can buy urban property in Argentina on almost the same terms as locals. The process runs through a notary, the price is set in US dollars, and rural land has its own rules, which changed again in September 2026.

Updated 9 min readSourced from official announcements

Key facts

  • Foreigners can buy urban property; since 2 March 2026 they need a CUIT from ARCA (the CDI was phased out).
  • A public notary (escribano) prepares and records the deed.
  • City of Buenos Aires stamp duty in 2026: 3.5%, with relief for a single home up to ARS 226.1 million.
  • The 1.5% property transfer tax (ITI) was repealed in July 2024.
  • On 29 September 2026 the Supreme Court revoked a ruling that had restored limits on foreign ownership of rural land.

Argentina is one of the more open property markets in Latin America for foreign buyers. There is no general ban on foreigners owning urban homes, and no special approval for a flat in Buenos Aires. The differences lie in the process: a notary-led system, prices in US dollars, a strong cash culture, and special rules for rural land and border areas.

This guide explains each step as of 2 October 2026. It is not legal or tax advice. Use an independent lawyer and notary, and speak to a qualified tax adviser in your home country as well.

Step 1: get a tax identification number

Every buyer needs an Argentine tax identification number from ARCA, the federal tax agency that replaced AFIP in October 2024.

Until March 2026, foreigners without a CUIT or CUIL used a CDI (Clave de Identificación). ARCA’s Resolución General 5803/2025 changed this from 2 March 2026:

  • Individuals, including foreigners, now obtain a CUIT instead of a CDI. An existing CDI is converted to a CUIT the next time the holder’s registration details change.
  • People who live abroad, with or without an Argentine DNI, apply through a representative or authorised third party with an address in Argentina.
  • Someone who is in Argentina at the time can apply in person at an ARCA office.

If you cannot attend every step in person, ask your notary whether a representative can act for you under a power of attorney, and how that power must be drafted and legalised.

Step 2: the offer, the deposit and the boleto

A typical purchase follows three stages:

  1. Reserva. A small deposit holds the property while the parties agree terms.
  2. Boleto de compraventa. A private sale contract. The buyer usually pays a deposit (seña) of about 10% at this stage, according to iProfesional (May 2026).
  3. Escritura. The public deed, signed before the notary, when the balance is paid and ownership passes.

The escribano is a public notary with real legal responsibility, not only a witness. The notary checks title, debts and restrictions, requests certificates from the property registry, collects some taxes and records the deed. A broker quoted by iProfesional advises bringing the notary in before the boleto is signed.

After signing, the notary files the deed with the Registro de la Propiedad Inmueble of the relevant jurisdiction. In Buenos Aires province the registry fee is 0.4% (Ley Impositiva 2026).

Step 3: taxes and costs on purchase

The main purchase costs fall into four groups.

Cost City of Buenos Aires (CABA) Buenos Aires province (PBA)
Stamp duty (impuesto de sellos) 3.5% general rate. For a single family home, the portion up to ARS 226.1 million is relieved (2026 law) 2% on the deed, usually split between buyer and seller
Notary fees and certificates About 1–2% plus 0.2–0.4% for certificates Similar
Agent’s commission (buyer) 3–4% (seller pays about 3%) Varies
Typical total for the buyer About 5–8% (La Nación, 2026); 5.5–6% with the single-home relief, 7–7.5% without (Ámbito, June 2026) About 8–12% (Ámbito, June 2026)

The CABA tax law for 2026 also sets a 2.7% rate where the reference value is at or below ARS 226.1 million. Treatment depends on the property and the buyer, so let the notary calculate the exact figure.

Taxes that no longer apply. The 1.5% tax on property transfers (ITI) was repealed by Ley 27.743, with effect from 8 July 2024.

Taxes on a later sale. For resident individuals, gains on property acquired from 1 January 2018 were taxed at a 15% schedular rate (with an exemption for the main home) through fiscal year 2025. PwC reports that from 1 January 2026 gains from the sale of real estate are no longer taxed, under a statutory amendment it does not name. The rules for non-resident sellers are technical, and the law can change again, so confirm the position with an Argentine tax adviser before you buy.

Annual wealth tax. Argentine property held by a non-resident is subject to the personal assets tax (bienes personales), paid through a local substitute taxpayer. The statutory rate is 0.5% a year, doubled to 1% where the property is held through certain foreign entities. Confirm the current rules with a tax adviser.

Step 4: paying in dollars

Property prices are quoted and paid in US dollars. Historically, many deals have closed in US banknotes on the day of signing, and the practice is still legal.

Several 2025–2026 changes matter:

  • In May 2025 the government raised bank reporting thresholds and announced measures to bring undeclared “mattress dollars” back into the system.
  • Ley 27.799, known as Inocencia Fiscal, was published on 2 January 2026. When the government regulated it on 9 February 2026, it stated that property purchases may continue to be made in cash under existing rules.
  • A tax adviser quoted by Ámbito (February 2026) noted that cash is permitted at the deed, not at the boleto stage.

For a foreign buyer, a bank transfer from a documented source is usually simpler. Your notary and bank will need proof of the origin of funds. Our guide to banking in Argentina for foreigners explains accounts and currency rules.

Mortgage lending returned in 2025, when the city of Buenos Aires recorded almost 14,000 mortgage deeds, but slowed in 2026.

Rural land: what changed in September 2026

Farmland, vineyards and estancias follow different rules, and the law is in flux.

The 2011 law. Ley 26.737, the Rural Lands Law, capped foreign ownership of rural land at 15% nationally and locally, limited any one nationality to 30% of that share, and capped any one foreign holder at 1,000 hectares in the core farming zone. It also barred foreigners from land containing significant bodies of water or in border security zones.

The repeal. Article 154 of DNU 70/2023, President Milei’s December 2023 emergency decree, repealed Ley 26.737.

The court case. A Malvinas veterans’ centre in La Plata challenged the repeal. In March 2024 the Federal Appeals Court of La Plata declared Article 154 unconstitutional and gave its ruling collective effect, which restored the law’s limits.

The Supreme Court. On 29 September 2026 the Supreme Court revoked that ruling. It held that the plaintiffs had no standing and that there was no valid case. The Court expressly did not rule on whether Article 154 is constitutional.

Congress. The Senate voted to reject DNU 70/2023 in March 2024, but the Chamber of Deputies has never voted, and the decree stays in force unless both chambers reject it. The opposition has asked for a session in the Chamber on 15 October 2026. Separately, in August 2026 the government withdrew a chapter on foreign land ownership from its property bill for lack of votes.

What this means in practice: as of 2 October 2026 the national caps of Ley 26.737 do not apply, but the position could change through Congress or a new court case. The registry certificate procedure for rural purchases still appears on the government website. Any rural purchase needs specialist legal advice and should include contract protections against a change in the law.

Border security zones

Separately from the rural law, foreigners need prior approval (previa conformidad) from the Ministry of the Interior’s frontier directorate to buy, lease or take possession of property inside a Zona de Seguridad de Fronteras. This applies to urban and rural property. The application can be filed online or through the notary. The national geographic institute (IGN) publishes a map tool to check whether a plot is inside a zone. This matters in the Andes and Patagonia; see our guides to Mendoza wine country and Patagonia.

Property and citizenship

Buying property does not give residence or citizenship in Argentina. The Argentina citizenship by investment programme announced on 2 October 2026 has two routes: a US$350,000 non-refundable contribution or a US$800,000 bond. Neither is a real estate route. Its legal basis, DNU 366/2025, was ruled against by the Cámara Nacional Electoral in June 2026 and is under appeal to the Supreme Court; see our legal status update and cost guide.

For where to buy, see our guide to Buenos Aires neighbourhoods for expats.

Sources

Frequently asked questions

Can a foreigner buy property in Argentina?

Yes. Foreigners can buy urban property freely. Since 2 March 2026 a buyer needs a CUIT from ARCA; non-residents apply through a representative with an address in Argentina. Property in border security zones needs prior government approval.

What are the purchase costs for a buyer in Buenos Aires?

Press reports in 2026 put total buyer costs in the city at about 5–8% of the price: stamp duty, notary fees, certificates and the agent's commission. In Buenos Aires province, brokers quoted about 8–12% in June 2026.

Can foreigners buy rural land in Argentina in 2026?

The limits of the 2011 Rural Lands Law were repealed by DNU 70/2023. A court had restored them, but on 29 September 2026 the Supreme Court revoked that ruling on standing grounds, without deciding the constitutional question. The opposition is still trying to reject the decree in Congress, so take legal advice before you buy.

Is property in Argentina still bought with cash dollars?

Often, yes. The government confirmed in February 2026 that property purchases may still be paid in cash under existing rules. Bank transfers are also used, and the notary must still check the origin of funds.

Does buying property give me residence or citizenship in Argentina?

No. Buying a home does not by itself give residence or citizenship. Residence and the separate citizenship by investment programme have their own rules.

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