Argentina – Property Taxes

What taxes and fees apply when buying a property in Argentina?

Acquiring property in Argentina entails a multi-layered set of taxes and professional charges that must be settled at the point of title transfer. Rather than a single dominant transfer tax, Argentina’s framework combines a provincial stamp levy, national transfer elements, notarial charges, and registration costs — all of which need to be accounted for before the deed (escritura) is executed.

Stamp duty (Impuesto de Sellos): Each of Argentina’s 24 jurisdictions administers its own stamp tax, which is applied principally to contracts, deeds, mortgages, and other formal legal instruments. In Buenos Aires City, the charge is usually shared equally — the buyer contributing 1.75% and the seller 1.75%, for a combined rate of 3.5% of the purchase price. In Buenos Aires Province, the total reaches 4%. Rates across other provinces differ, so it is important to confirm the applicable figure with a local notary before committing. Argentina’s stamp duty rates tend to fall at the lower end when compared with equivalent levies in countries such as the UK or South Africa.

Transfer tax (ITI) — now largely abolished: The Impuesto a la Transferencia de Inmuebles (ITI) was repealed under Law No. 27,743 on Palliative and Relevant Fiscal Measures, gazetted on 8 July 2024. For properties originally purchased before 1 January 2018, elements of the old ITI framework may still be relevant depending on how the transaction is structured, so specialist tax advice is advisable when dealing with older assets.

Notary fees: Notarial charges range from 1% to 2% of the purchase price and cover all legal documentation and the title transfer process; they are compulsory for every property transaction and will vary according to the complexity and value of the property. In Argentina, the Civil Law Notary Public (escribano) functions as a combined title and escrow professional — drafting and authenticating the deed, reviewing documents, running title searches, and managing registration.

Registration fees: Charges of between 0.2% and 0.5% cover the administrative cost of recording the ownership change in official government registries. These are payable to the Registro de la Propiedad Inmueble (Public Registry of Property), which formally registers the new owner and gives the transfer public legal standing.

Legal fees: Engaging independent legal counsel beyond the notary typically costs 0.5%–1% of the purchase price. While not a statutory requirement, separate representation is strongly advisable for buyers who are unfamiliar with how the Argentine system operates.

Summary of typical buyer costs and worked example: As of early 2026, mandatory costs when purchasing Argentine property encompass stamp duty at jurisdiction-specific rates, escribano fees for deed preparation and execution, property registry inscription charges, and certificates for title and inhibition checks. For a standard resale transaction, total buyer closing costs generally fall between 3% and 6% of the purchase price — meaning a USD 150,000 apartment would attract roughly USD 4,500 to USD 9,000 in closing costs. Under lean conditions, overall costs may fall as low as 1.5%–3%, but where full stamp duty applies and substantial legal support is required, the total can rise to 10%–12%.

Worked example — USD 150,000 apartment in Buenos Aires City (as of 2026):

Confirm all current rates and fees with your appointed escribano and a qualified tax adviser before completing any transaction, as figures are subject to periodic revision.

What taxes and fees apply when selling a property in Argentina?

Sellers in Argentina face a distinct set of costs from buyers, although certain charges — particularly stamp duty — are generally divided between the two parties. The overall tax burden on the seller tends to be lighter than that faced by the buyer in terms of transactional levies, though real estate agent commissions can represent a meaningful expense.

Stamp duty: As on the purchase side, stamp duty in Buenos Aires City at 2.5%, or in Buenos Aires Province at 4%, is conventionally split equally between buyer and seller, though the exact apportionment is open to negotiation at the time of contracting. The seller’s share of stamp duty is therefore broadly equal to the buyer’s portion.

Capital gains / income tax on the sale: Following the 2024 abolition of the ITI, the most consequential tax for sellers is now the Impuesto a las Ganancias Cedular (schedular income tax). This applies to properties acquired from 1 January 2018 onwards and is levied on the gain realised by the seller. A full explanation of how this operates appears in the capital gains section below.

Real estate agent commissions: In Argentina, agent commissions typically run at 3%–4% of the transaction price, though in practice these may be shared between the parties or negotiated on a case-by-case basis. Where buyer and seller each retain their own agent, each party normally covers their own representation costs.

Municipal taxes must be clear before transfer: Beyond national and provincial levies, all outstanding municipal service charges — such as the ABL (Alumbrado, Barrido y Limpieza) in Buenos Aires City — must be paid in full before the deed can be executed. The escribano or agent will typically request a certificate of no outstanding debt as a precondition to proceeding.

Notary and administrative costs: Although they are not strictly taxes, notarial and administrative charges form an unavoidable component of any property sale. The way these are apportioned is determined by convention and negotiation, and the escribano usually produces a full cost breakdown at settlement.

Is capital gains tax payable on property sales in Argentina?

Argentina introduced a capital gains framework for real estate in 2018, moving away from the previous flat transfer tax in favour of a levy on the actual profit made. The rules hinge critically on when the property was acquired, and a generous exemption for primary residences means many ordinary homeowners will owe nothing on a sale.

Which properties are subject to CGT? Capital gains tax applies to properties acquired from 1 January 2018. The Impuesto a las Ganancias is charged at a flat rate of 15% on the difference between the sale price and the inflation-adjusted acquisition cost. For properties bought before that date, the former ITI regime — levied at 1.5% of the sale price — previously applied; as the ITI was repealed in 2024, sellers of pre-2018 properties should obtain specific legal advice on their current position.

How is the gain calculated? The taxable gain is determined by subtracting from the sale price the original purchase price updated by the Consumer Price Index. Where applicable, any amortisation previously claimed may also be deducted. Directly and indirectly attributable costs — such as commissions, professional fees, taxes, and related charges — can generally be deducted as well. This inflation-indexation mechanism is a notable feature: unlike many countries where indexation relief has been frozen or removed, Argentina permits sellers to adjust the cost basis for inflation before determining the taxable profit.

Primary residence exemption: Property sales in Buenos Aires trigger capital gains obligations, but principal residences with market values below ARS 350,000,000 qualify for complete exemption from CGT. Capital gains tax applies at a flat 15% rate on the difference between sale price and original cost basis for other properties. This relief offers meaningful protection for typical family homes. The definition of “primary residence” is strictly applied: under Decree 976/18, a property qualifies only where it serves as the taxpayer’s sole, permanent family home.

One-for-one replacement relief: A seller disposing of their only family home in order to purchase a replacement for the same purpose may apply, at no cost, for a non-withholding certificate. A one-year window exists in which to report the acquisition of the replacement property and complete the exemption process.

Non-residents: Non-residents are taxable only on Argentine-sourced income, usually through a withholding mechanism applied at source. A non-resident selling Argentine property will therefore generally have CGT withheld by the escribano at the time of closing. The applicable rate for non-residents is also 15%, applied either to the actual net gain or to a deemed gain where the original cost basis cannot be established. Always confirm current withholding rates with a locally qualified tax adviser.

Practical example: Suppose you purchased an investment apartment in Buenos Aires in March 2019 for USD 100,000 and sell it in 2025 for USD 160,000. After adjusting the purchase price for CPI inflation and deducting transaction costs of, say, USD 5,000, the net taxable gain might illustratively amount to USD 45,000. CGT at 15% would produce a liability of USD 6,750. If the property were your only primary residence and valued below the ARS threshold, the entire gain would be exempt. Always calculate using the official CPI tables published by INDEC and seek advice from your tax adviser for your specific circumstances.

Are there annual property taxes in Argentina?

Property owners in Argentina are subject to ongoing annual charges combining a municipal service levy and — for those holding higher-value assets — a national wealth-based impost. These charges are lower than property taxes in many comparable economies, though they have increased materially in recent years as fiscal valuations are revised upward.

Municipal and provincial property tax (ABL / Inmobiliario): Property taxes in Buenos Aires operate under distinct structures for the city (CABA) and the province. The primary recurring charges are the ABL in the city and the Provincial Inmobiliario in the province, with annual rates ranging from 0.5% to 1.2% based on fiscal values. Buenos Aires City owners pay ABL at 0.5%–1.2% annually, while Buenos Aires Province owners pay the Provincial Inmobiliario at 0.25%–1.5% annually. Every municipality across Argentina imposes its own equivalent charge, so rates differ considerably outside the capital region.

What is “fiscal value”? Fiscal value is the government’s official assessed valuation of a property, which frequently lags well behind prevailing market prices. If a property’s fiscal value is assessed at 70% of market value, annual tax on a USD 200,000 property at a 1% rate would amount to approximately USD 1,400 rather than USD 2,000. Fiscal values are revised periodically — and sometimes sharply — by provincial authorities, meaning annual bills can rise substantially from one year to the next.

How is it paid? Property tax is typically payable in quarterly instalments, though some municipalities offer a modest discount for taxpayers who elect to prepay annually.

Personal Assets Tax (Impuesto sobre los Bienes Personales — PAT): This is Argentina’s annual net wealth tax, and it applies to real property as part of a taxpayer’s total asset base. Argentine-resident individuals are liable for PAT on assets held both domestically and abroad as at 31 December each year. Law 27.743 (2024) introduced a single progressive rate for all assets above the applicable threshold, ranging from 0.5% to 1.50%. Real property serving as the taxpayer’s primary residence (casa habitación) is exempt from PAT where its value does not exceed ARS 350 million.

For non-residents: Individuals residing abroad who hold assets in Argentina must pay PAT as a final settlement through a local representative in June each year, at a flat rate of 0.5%. The non-taxable minimum for 2024 was ARS 292,994,965, with an exempt amount for housing of ARS 1,025,482,377 — both thresholds are adjusted annually in line with the Consumer Price Index.

How is rental income from property taxed in Argentina?

Rental income earned from Argentine property is subject to income tax and, in certain circumstances, provincial Gross Income Tax. The applicable rules have evolved through recent legislative reforms, and both the rate and the reporting requirements differ depending on whether the owner is a tax resident or not.

Rate for residents: Rental properties carry multiple tax obligations including income tax, gross income tax, and potentially VAT. Rental income faces a flat 21% income tax rate that applies to all rental earnings regardless of the property owner’s residency status. In practice, resident landlords filing under the standard regime include rental income in their annual return, which falls due in June for the preceding tax year.

Rate for non-residents: Non-residents are also taxed at 21% on rental income, collected via withholding at source. Non-resident owners must appoint a local representative or property manager to manage Argentine tax compliance on their behalf.

Deductible expenses: Landlords operating under the standard income tax regime can generally deduct costs directly linked to generating rental income. These include maintenance expenditure, administration charges, property management fees, insurance premiums, and depreciation on the building structure. Both lessor and tenant may deduct 10% of monthly rent for residential properties, provided the rental agreement has been registered on the ARCA (formerly AFIP) website through the Real Estate Rental Registry (RELI) system.

Registration of rental contracts: Landlords are obliged to register lease agreements with ARCA. This registration is a prerequisite for claiming deductions and for tenants to access their own relief entitlement. Failure to register can result in penalties and may prevent the landlord from deducting rental-related expenses.

Short-term rentals (Airbnb and similar platforms): Short-stay holiday lettings are treated differently from standard long-term residential leases. They are generally classified as a commercial or tourism activity rather than passive rental income, which can bring them within the scope of VAT at 21% as well as provincial Gross Income Tax. Under Decree 70/2023, Argentina dismantled stringent rent controls, giving property owners considerably more freedom to negotiate contract terms and making short-term and flexible arrangements far more appealing to investors. Anyone intending to let a property via a platform such as Airbnb should seek dedicated advice from a locally qualified accountant (contador) regarding both national and provincial registration obligations.

Does inheritance tax apply to property in Argentina?

From an international perspective, Argentina is notably advantageous when it comes to property passing on death. There is no federal inheritance tax — a position that contrasts sharply with countries such as France, the UK, or Spain, where significant estate duties can be levied. One important sub-national exception, however, must be noted.

No national inheritance tax: Argentina imposes no inheritance or gift tax at the federal level — the sole exception being the Province of Buenos Aires, which operates its own levy. This means that in virtually all Argentine provinces, property passing to heirs upon death does so without any specific inheritance or estate duty charge at the point of transfer.

Buenos Aires Province exception: Argentina does not charge a federal gift or inheritance tax; however, Buenos Aires Province has its own taxes for gifts and inheritances, which are based on specific conditions and amounts. The Buenos Aires Province tax (the Impuesto a la Transmisión Gratuita de Bienes) applies progressive rates that depend on the closeness of the relationship between the deceased and the heir and on the total value of the estate. Spouses, children, and parents benefit from reduced rates or exemptions; more distant relatives and unrelated beneficiaries face higher rates. As the ARS-denominated thresholds change with inflation, always verify current figures with a locally qualified estate lawyer (abogado).

Personal Assets Tax on inherited property: While no inheritance tax exists at the federal level, the heir becomes liable for annual Personal Assets Tax on the inherited property once it has been formally transferred into their name. This obligation applies to both resident and non-resident heirs who come to own Argentine real estate.

Tax treaties: Argentina has double taxation agreements with a number of countries, including Germany, Spain, Italy, and others. Tax residents benefit from Argentina’s double taxation agreements, which prevent paying tax twice on the same income. That said, most Argentine DTAs address income taxes rather than inheritance or estate taxes. If you are concerned about the possibility of double taxation arising on an inheritance spanning both Argentina and another country, cross-border estate planning advice should be sought before any transfer takes place.

Does gift tax apply to property transfers in Argentina?

The situation regarding lifetime gifts closely mirrors the inheritance tax picture: no federal gift tax exists, but one province — Buenos Aires — does levy its own charge on gratuitous property transfers.

No national gift tax: Argentina imposes no gift tax at the national level, save for the Province of Buenos Aires. A property donated to a family member or third party in any other Argentine province will not attract a dedicated gift tax at the time of transfer, though the standard stamp duty and registration fees will still apply to the deed of donation.

Buenos Aires Province — Impuesto a la Transmisión Gratuita de Bienes: This provincial tax covers both inheritances and lifetime gifts. It is calculated on the value of the transferred property, with rates varying according to the degree of kinship between the donor and recipient and the overall size of the gift. Spouses and lineal relatives typically attract the lowest rates or benefit from exemptions below certain threshold amounts; unrelated recipients face the highest rates. Because the ARS thresholds are revised periodically, current figures must be verified with a Buenos Aires Province tax specialist or the provincial revenue authority (ARBA — Agencia de Recaudación de la Provincia de Buenos Aires).

Stamp duty on gift deeds: Even where no gift tax arises, the formal deed of donation (escritura de donación) must be executed before a notary, and provincial stamp duty will apply to the declared value of the gifted property. The same property registry fees as would apply to an ordinary sale are also payable to effect the change of ownership.

Capital gains implications of gifting: Gifting a property rather than selling it does not itself constitute a capital gains event at the time of transfer. However, the recipient inherits a cost basis linked to the original acquisition, which means any future sale could give rise to a larger taxable gain. This aspect warrants careful consideration when devising any gifting strategy.

Are there any tax advantages or incentives for buying property in Argentina?

Argentina offers a number of provisions that can reduce the tax burden for property owners, particularly for primary-residence occupiers and those who formalise their rental activities through official channels. The current reform-oriented administration has also introduced simplification measures beneficial to investors.

Primary residence exemption from CGT: As outlined above, the exemption from capital gains tax for a primary residence is one of the most valuable reliefs available under the Argentine system. Eligible owner-occupiers pay no CGT on the sale of their home, provided the property meets the criteria of sole, permanent family occupation.

Primary residence exemption from Personal Assets Tax: A home intended for owner-occupation is exempt from Personal Assets Tax provided its fiscal valuation does not exceed the relevant threshold. This means a significant proportion of homeowners — particularly those in lower or mid-value properties — face no annual wealth tax on their residence whatsoever.

Rental deduction for landlords and tenants: Individuals may deduct up to 40% of rental expenses from taxable income where those expenses relate to their primary dwelling and they do not own real property, subject to a maximum of ARS 4,507,505 for FY 2025. Additionally, both lessor and tenant may deduct 10% of monthly rent for residential properties, provided the rental agreement is registered in the ARCA Real Estate Rental Registry (RELI). This creates a meaningful incentive to bring rental arrangements into the formal sector.

REIBP — advance payment scheme for wealth tax: A new Special Advance Payment Regime (REIBP) has been introduced, enabling taxpayers to simplify their wealth tax position by making a single advance payment. The voluntary scheme is open to resident individuals and non-residents with a local representative, and allows participants to forgo further tax filings and payments until fiscal period 2027.

Deregulation of rental market: Since assuming office, President Javier Milei’s government has pursued wide-ranging market-oriented reforms. Decree 70/2023 abolished the restrictive Ley de Alquileres, removing onerous rent controls and granting property owners far greater latitude in negotiating lease terms — making real estate investment considerably more attractive.

Inflation-indexed cost basis for CGT: The capacity to adjust the original acquisition cost for CPI inflation before calculating capital gains represents a significant structural benefit. In a high-inflation environment, this indexation mechanism prevents purely nominal gains from being taxed as real profits — protection that many other countries’ capital gains regimes simply do not provide.

Do different rules apply to foreign buyers or non-residents purchasing property in Argentina?

Argentina is broadly open to foreign property buyers in urban areas, with no additional tax surcharges levied purely on the basis of nationality. Non-residents do, however, face specific administrative requirements and ongoing obligations that set them apart from resident buyers.

Equal treatment on transaction taxes: Foreign buyers pay identical rates to Argentine nationals for all standard property-related taxes, including municipal property taxes, provincial stamp duty, and national transfer taxes. The principle of equal treatment ensures that nationality has no bearing on the fundamental tax cost of a property purchase.

CDI number — mandatory for non-residents: Before purchasing property in Argentina, non-residents must obtain a CDI (Clave de Identificación) from the federal tax authority, ARCA. This identification number is indispensable for executing the deed and registering ownership. A local lawyer can obtain it on the buyer’s behalf using a power of attorney — physical presence in Argentina is not required. The process is conceptually similar to obtaining a tax file number in Australia or a tax identification number in many EU jurisdictions prior to conducting property transactions.

Personal Assets Tax for non-residents: Foreign buyers who become property owners in Argentina are subject to annual Personal Assets Tax for non-residents, typically at 0.5%–0.75% of the property’s fiscal value each year. This charge also applies to Argentine citizens who own property but reside abroad.

Local representative requirement: Individuals residing abroad who hold assets in Argentina must settle Personal Assets Tax as a final payment through a local representative in June of each year. Appointing an Argentine contador (accountant) or gestor to act as fiscal representative is therefore an enduring practical requirement for non-resident owners.

Rural land restrictions: Certain limitations may apply to foreign purchasers in rural areas or border zones, but these relate to ownership caps rather than additional taxes and are designed to serve national security objectives. They do not generally affect urban residential property purchases. The governing legislation is Ley de Tierras Rurales (Law No. 26,737), which caps total foreign ownership of rural land at 15% of national agricultural land.

Financing limitations: Mortgage lending in Argentina remains largely unavailable to non-residents; home loans are typically accessible only to those holding permanent residency and earning income locally. Most foreign buyers therefore purchase with cash, frequently in US dollars given the currency dynamics of the Argentine market.

Tax authority — ARCA: Argentina’s tax system is now administered by ARCA (Agencia de Recaudación y Control Aduanero), which took over from AFIP in late 2024 and assumed all core responsibilities including income tax collection and VAT administration. The official ARCA website is the primary resource for forms, registrations, and up-to-date guidance.

How do I buy property in Argentina: step-by-step process

1. Obtain a CDI (Clave de Identificación): Non-residents must register with ARCA to receive a CDI tax identification number. This can be arranged remotely through a power of attorney granted to a local lawyer and is a precondition for all subsequent steps.
2. Appoint an escribano (civil law notary): The escribano serves as both title agent and escrow officer — preparing the deed, verifying all documentation, running title searches, and overseeing registration at the Property Registry. Select your escribano before signing any preliminary documents.
3. Sign the preliminary purchase contract (boleto de compraventa): This binding pre-contract records the agreed price and terms. A deposit — typically 10%–30% of the purchase price — is ordinarily paid at this stage. Execution of the boleto creates a legal commitment to proceed.
4. Conduct due diligence: Your escribano will obtain inhibition reports (confirming that the seller has no legal impediments to selling) and a domain report (verifying clean title). Any outstanding charges or municipal debts must be resolved before the transaction can advance.
5. Pay applicable taxes and obtain required certificates: All outstanding stamp duty, municipal taxes (ABL), and other applicable levies must be discharged. Non-residents selling Argentine property must obtain a withholding certificate from ARCA at least 20 days before the scheduled deed date.
6. Execute the deed (escritura) before the notary: Buyer and seller — or their duly authorised attorneys-in-fact — appear before the escribano to sign the final transfer deed. Full payment changes hands at this point. In Argentina, the overwhelming majority of transactions are settled in US dollars, typically in cash.
7. Register the title at the Registro de la Propiedad Inmueble: The escribano lodges the deed for registration at the Public Registry of Property, rendering the transfer legally binding and giving public notice of the new ownership. Registration is compulsory and the associated fees are paid at this stage.
8. Register for annual tax obligations: Once formally recorded as owner, register the property with the relevant municipality for ABL or the equivalent property tax, and ensure your ARCA obligations — Personal Assets Tax for non-residents; income tax if the property is to be rented — are properly established.

Frequently asked questions: property taxes in Argentina

Do I need a local tax representative if I buy property in Argentina as a non-resident?

Yes. Individuals residing abroad who hold assets in Argentina must pay Personal Assets Tax through a local representative in June of each year. In practical terms, this requires appointing an Argentine accountant or tax agent. That same representative can also manage income tax on rental income and handle other ongoing compliance requirements.

Is there a wealth tax on property I own in Argentina?

Yes. Argentine-resident individuals are subject to Personal Assets Tax on assets held both in Argentina and overseas as at 31 December each year, at progressive rates ranging from 0.5% to 1.50% above the non-taxable threshold. Non-residents pay a flat 0.5% on Argentine assets only. Primary residences falling below the relevant threshold are exempt. Verify current thresholds with ARCA or a local adviser, as they are CPI-adjusted annually.

Can I sell a property I inherited in Argentina without paying capital gains tax?

The answer depends on whether the property was originally acquired from 1 January 2018 onwards, and on whether it qualifies as a primary residence. Principal residences below the applicable market value threshold are fully exempt from capital gains tax; all other properties are subject to the flat 15% rate on the net gain. Consult a locally qualified tax adviser for guidance specific to your inherited asset.

Are property transactions in Argentina conducted in pesos or US dollars?

The large majority of real estate purchases in Argentina are settled in cash and, given the volatility of the Argentine peso, predominantly in US dollars. It is essential to use regulated channels — such as Argentina’s official foreign exchange market — when bringing funds into the country in order to remain compliant with local regulations.

Is it true there is no inheritance tax in Argentina?

Argentina levies no inheritance or gift tax at the federal level, with the sole exception of Buenos Aires Province. If you inherit property located within Buenos Aires Province, the provincial Impuesto a la Transmisión Gratuita de Bienes may apply at progressive rates depending on your relationship to the deceased and the value of the estate. Local legal advice should be sought in such cases.

What is ARCA and how does it affect me as a property owner?

AFIP, Argentina’s former federal tax authority, was wound up in late 2024 and superseded by ARCA (Agencia de Recaudación y Control Aduanero), a streamlined fiscal body. Notwithstanding this administrative transition, the substance of Argentina’s tax legislation is largely unchanged, and all legal obligations for foreign property owners remain in force. Visit the official ARCA website at argentina.gob.ar/arca for forms and current guidance.

Can I deduct rental expenses from my Argentine income tax bill?

Yes, provided you operate under the standard income tax regime and your rental agreements are registered with ARCA. Both lessor and tenant may deduct 10% of monthly rent for residential properties, so long as the rental agreement is lodged in the RELI section of the ARCA website. Costs directly connected to generating rental income — maintenance, management fees, insurance, and depreciation — are also generally deductible. Consult an Argentine contador for a complete list applicable to your particular situation.

Are there restrictions on how much rural land a foreigner can own in Argentina?

Certain limitations apply to foreign purchasers in rural and border regions, but these concern ownership caps rather than supplementary taxes and are intended to serve national security objectives. They do not typically affect urban residential property acquisitions. The relevant legislation is Ley de Tierras Rurales (Law No. 26,737), which sets aggregate limits on foreign holdings of rural and agricultural land. Urban buyers are unaffected.

How long does it typically take to complete a property purchase in Argentina?

From the signing of the preliminary purchase contract (boleto) to execution of the final deed (escritura), a straightforward transaction generally takes between four and eight weeks. Delays can arise from unresolved municipal debts, title defects, or difficulties in obtaining required certificates. Engaging an experienced escribano and legal adviser from the outset is the most effective way to keep the process on track. Always check expected timeframes with your appointed professionals, as they can differ considerably depending on location and the nature of the transaction.