Property in El Salvador

Updated 5 October 2026

Houses, apartments and ocean plots in a dollar economy. We check land status and the register and handle the notarial deal and registration.

El Salvador is a Central American country whose official currency is the US dollar, so dollar-based investors face no currency risk. Foreigners buy urban property in El Salvador on the same terms as citizens: the deal is executed as a notarial deed and ownership is registered with the National Registry Centre (CNR). Restrictions apply to rural land, and they are worth knowing before buying a house outside town or a plot by the ocean.

Below: what a foreigner can buy, the taxes on purchase, how property relates to residence and how a purchase works.

What a foreigner can buy

• Urban property - apartments, houses, commercial premises - is available to foreigners on the same terms as citizens.
• Rural property. Under article 109 of the Constitution, foreigners may not acquire rural property if Salvadorans do not have equal rights in their country, except land for industrial establishments. So before buying land outside town we check reciprocity for your country.
• Size limit. No individual or company may own more than 245 hectares of rural land.

Taxes and costs on purchase

Property transfers are taxed at 3% on the part of the value above $28,571.43 under the Real Estate Transfer Tax Law. For example, buying an apartment for $150,000, the tax is calculated on $121,428.57 and comes to about $3,643. On top of the tax, budget for the notary, registration with the National Registry Centre and due diligence on the property.

Property and residence

We have not found on government websites a separate residence programme for buying an apartment. The investment route to permanent residence in El Salvador is tied to government programmes: amendments to the Special Law on Migration and Foreigners let foreigners who invest in or donate to government-promoted programmes obtain permanent residence immediately. We confirm the specific programme's terms and minimum amounts at the time of application and plan the property purchase around the chosen ground.

How a purchase works

1. Goal. We define the goal: a home, short-term rentals, an ocean plot or a commercial property.
2. Shortlist. We select properties and check transaction prices.
3. Register checks. We check the owner, encumbrances, plot boundaries and land status: urban or rural.
4. Notarial deed. A notary executes the contract; payment goes through a bank.
5. Tax and registration. We pay the transfer tax and register ownership with the National Registry Centre.
6. Ownership. We help with letting, management and taxes.

Can you invest online?

Most of the preparation can be done remotely: the shortlist, checks and contract negotiation. The deed is signed before a notary in person or under a power of attorney drawn up under Salvadoran rules and legalised for use in the country. We organise the process so you do not need to travel for every step.

Why deals fall through

• the plot turns out to be rural land and there is no reciprocity for the buyer's country;
• plot boundaries in the register do not match reality;
• the property has encumbrances or debts;
• the bank will not accept funds without a verified source.

Restrictions on rural land

A foreigner buys urban property just like a citizen. For rural land, El Salvador's constitution allows restrictions for nationals of countries that do not let Salvadorans own land on equal terms, so before buying a plot outside towns we check the buyer's citizenship and the land's status in the national register.

What we do

We select a property for your goal, check it in the registers, handle the notarial deal and payments, pay the tax and register ownership, and help with letting and choosing a residence ground. A manager will calculate the cost in the chat.

What we do

• Property shortlist for your investment goal
• Legal due diligence on the property
• End-to-end transaction support
• Ownership structuring (company, trust)
• Property management and letting

See also

Business account · Personal account · All country programs

FAQ