How to buy property in El Salvador

1. Budget and financing

On top of the price, set money aside for the transfer tax (ITBR), the CNR registry fees and the notary's fee. The closing-cost estimator works them out.

If you'll borrow, get pre-qualified by your bank before you make an offer. It tells you how much they lend, the minimum down payment and the documents they'll ask for.

2. Legal and technical checks (due diligence)

• Order a registry certificate (certificación extractada or literal) from the CNR Property Registry to confirm the owner and any mortgages, liens or annotations.
• Compare the property with the CNR cadastral map. For land, a surveyor (topógrafo) can re-measure it and confirm the boundaries and area.
• Ask for the municipal solvency certificate (municipal fees and taxes paid up).
• Check the seller's identity (DUI or passport) and, if a representative signs, their power of attorney.
• Check utilities (water, power), access, easements and, in the San Salvador metro area, land use with OPAMSS.

3. Offer and promise of sale

Once you agree, it's common to sign a promise of sale (promesa de venta) before a notary with the price, the deadline and the conditions, sometimes with a deposit (arras). Read what happens to the deposit if either side doesn't follow through.

4. Deed and taxes

The sale is formalized in a public deed (escritura pública) before a notary. The buyer files and pays the ITBR to the Ministry of Finance: 3% of the value above US$28,571.43 (below that it's exempt). The return is due within 60 days of the deed.

5. Registration at the CNR

The certified deed (testimonio) goes to the CNR Property Registry with the registry fee (US$0.63 per US$100 of value or fraction, minimum US$8.86). Until the deed is registered, the registry still shows the previous owner.

6. After the purchase

• Keep the registered deed and the tax receipts.
• Put the property in your name at the town hall (alcaldía) and with the utilities.