1. Buying a Property: One-Time Transaction Costs
When purchasing real estate, the buyer bears the majority of the closing costs. These are paid at the time of signing the deed (escritura).
| Fee / Tax | Rate | Who Pays? | Notes |
|---|---|---|---|
| Notary Fee (Escribano) | 1.0% – 2.0% | Buyer | Fees are regulated but can often be negotiated slightly. |
| Stamp Duty (Impuesto de Sellos) | 3.5% (CABA) | Buyer & Seller (50/50) | In CABA, this is typically split (1.75% each). New for 2025: If buying a permanent family home (vivienda única) valued under ~$205 million ARS (approx. $190k USD), it is exempt. If the value exceeds this, you only pay tax on the excess amount. |
| Realtor Commission | 3.0% – 4.0% | Buyer | Plus 21% VAT on the commission amount. |
| Realtor Commission | 1.0% – 3.0% | Seller | Plus 21% VAT on the commission amount. |
| Registration Fees | ~0.4% | Buyer | Administrative fees for land registry. |
Regional Note: Impuesto de Sellos is a provincial tax. While CABA charges 3.5%, other provinces (like Buenos Aires Province or Mendoza) have their own rates, typically ranging from 2% to 4%.
2. Owning Property: Annual Taxes
There are two layers of annual taxes: National (Personal Assets) and Local (Property Tax).
A. Bienes Personales (National Personal Assets Tax)
This is Argentina’s “wealth tax,” levied on your total worldwide assets as of December 31st each year.
- Major Update (Paquete Fiscal 2024/2025): The non-taxable minimums have been raised significantly to reduce the burden on the middle class.
- Non-Taxable Minimum (2025 Est.): You only pay if your total assets exceed ~$384 million ARS (approx. USD 256k).
- Family Home Exemption (Casa Habitación): Your primary residence is fully exempt up to a value of ~$1.3 billion ARS (approx. USD 900k).
- Rates: The rates are progressive but are on a downward path under the current administration’s reduction plan:
- 2024 Period: 0.50% to 1.50%
- 2025 Period: 0.50% to 1.25%
B. Local Property Taxes (Impuesto Inmobiliario / ABL)
- CABA (Buenos Aires City): Combined as ABL (Alumbrado, Barrido y Limpieza). It is updated monthly based on inflation (IPC). It is a tax on the property itself, regardless of the owner’s wealth.
- Provinces (e.g., ARBA in PBA): Levied annually (often paid in 5 installments).
- Cost: Generally 0.5% to 1.2% of the fiscal valuation (which is usually much lower than market value).
3. Selling a Property: The New “No Tax” Reality
This is the most critical area of reform. The tax you pay upon selling depends entirely on when you bought the property.
Scenario A: Property Bought Before January 1, 2018
- Old Rule: You paid 1.5% ITI (Impuesto a la Transferencia de Inmuebles) on the total sale price.
- New Rule (Effective July 8, 2024): 0% Tax.
The “Paquete Fiscal” (Law 27.743) repealed the ITI. Since these properties are too old to fall under the new Capital Gains tax, sellers now pay zero national transfer taxes on these sales.
Scenario B: Property Bought On or After January 1, 2018
- Tax: Capital Gains Tax (Impuesto Cedular).
- Rate: 15% on the net profit (Sale Price minus Cost Basis).
- Inflation Adjustment: The cost basis is adjusted for inflation (using IPIM index) from the purchase date to the sale date, so you only pay tax on the real gain, not inflationary gain.
- Exemption: If the property is your primary residence (casa habitación), the sale is exempt from this tax, regardless of profit.
4. Renting Out Property
If you generate income from renting real estate, you must declare it. However, the current administration has reintroduced incentives to formalize rentals.
- Monotributo (Simplified Regime):
- Small landlords can register under Monotributo.
- Benefit: If you have up to 2 rental units, you are exempt from paying the monthly tax component of the Monotributo fee. You essentially register for formality but pay little to nothing if it’s your only activity (or it adds very little cost if you are already a Monotributista).
- Income Tax (Ganancias):
- For larger portfolios (not in Monotributo), rental income is added to your general income and taxed at standard progressive scales.
- Future Project: There is a government proposal (as of late 2025) to exempt rental income from Ganancias entirely starting in 2026 to further boost supply, but this is not yet law.
Summary Table: 2025 Snapshot
| Transaction Phase | Tax/Fee | 2025 Status |
|---|---|---|
| Buying | Stamp Duty (CABA) | 3.5% (Exempt below ~$190k USD for primary homes) |
| Buying | Notary/Agent Fees | ~4-6% total (Buyer’s share) |
| Holding | Personal Assets Tax | High exemption threshold (~$256k USD); lower rates |
| Selling (Bought < 2018) | Transfer Tax (ITI) | REPEALED (0% Tax) |
| Selling (Bought > 2018) | Capital Gains Tax | 15% on real profit (Primary home exempt) |