WE'RE TO RESOLVER YOUR DURS
FAQ
In this section we gather the most common questions we receive from our customers. Our goal is to provide you with clear and useful answers to make informed decisions about buying, selling or investing in rural properties in southern Chile and Patagonia.
About Produncan Lands
Who are Produncan Lands?
We are a company specialized in brokerage of rural properties in southern Chile and Patagonia. Our purpose is to connect people to the land, generating safe, transparent and forward-looking investment opportunities. In every property we put for sale, we focus on highlighting its true value. We create high-quality publications, with attractive visual material, carefully developed descriptions and a narrative that connects with the buyer’s emotions. We then enhance this presentation through innovative and multi-channel marketing strategies, designed to maximize visibility, reach the right audience and generate investment experiences that go beyond a simple transaction.
What kind of properties do they market?
We specialize in the sale of rooms, agricultural fields – livestock and conservation, as well as plots and houses located in rural environments of southern Chile and Patagonia. In an exceptional way, we also manage hotels and land in the central, northern and altiplano area.
We seek to sell land with differentiating characteristics, either by its location, development potential, natural attributes, connectivity and its projection of surplus value. It is not just about selling land, but about offering alternative life projects, spaces with unique qualities that make them special to the traditional market offer.
What makes Produncan Lands different from other runners?
Our inspiration and purpose is born from an authentic connection with the earth and people. We are committed to sustainable development, where to preserve and inhabit the territory is always done with respect. We create secure, transparent and forward-looking investment experiences. With an innovative, multi-channel and purpose real estate marketing, we seek to go beyond selling properties: we offer the possibility to live, preserve and project a legacy in harmony with nature.
How are the properties that Produncan Lands markets selected?
In Produncan Lands we are dedicated to the intermediation of rural properties in southern Chile and Patagonia, with special focus on fields, stays, plots, houses and hotels. Our work is mainly concentrated from Temuco to Tierra del Fuego, prioritizing buildings that offer real value to buyers and investors. For this, we select land with good access, close services and attractive features for both life and investment projects.
Each property that we integrate into our portfolio goes through a preliminary review of titles, which allows us to guarantee a safer and more transparent sales process.
While our specialty is in southern Chile, on exceptional occasions we also incorporate properties in the central, northern part of the country and even urban buildings, provided they meet the standard of quality and legality that distinguishes Produncan Lands.
Do they offer support in construction projects or only in the purchase of land?
In Produncan Lands we specialize in the sale of properties, and thanks to our experience working in different areas of the country we have been able to generate links with serious builders, architects and professionals who have accompanied customers who acquired land through us.
In order to deliver a more complete service, we make available to our customers the contacts of these builders and trusted suppliers, who offer from architectural and building works to complementary services such as ground preparation, fencing, tranking and basic services.
In this way, our customers have a reliable support network to request contributions, compare alternatives and make informed decisions, always with the freedom to choose the professionals that best fit your projects.
Do they provide after-sales advice (example: basic services connection, fencing, building permits)?
In Produncan we offer our customers a comprehensive accompaniment that goes beyond the sale of the property. We care about providing complete and effective advice at every step that comes after the purchase.
This includes guiding our customers in the management of permits, guidance in municipal procedures, connection to basic services, recommendations of builders, architects, preparation of the land, installation of fences and tranqueras, among others.
For example, while physical connection to water, electricity or telecommunications must be managed directly between the owner and the supply companies, in Produncan we guide you on how to perform these procedures in the most efficient way, based on our experience.
In this way, in addition to the sale of the property, our role is to be a reliable guide in the development of your property, providing you with clarity, support and useful contacts to materialize your project with tranquility and confidence.
Can I physically visit the properties before buying? How do I schedule a visit?
Yes, interested parties can visit the properties before making a purchase decision. In Produncan Lands we facilitate this process by coordinating guided field visits. For this, on our website you will find a link to “schedule an online meeting,” which allows you to contact a consultant directly and coordinate a visit at the best time and date.
The procedure is as follows: first we request that the person concerned review the available information of the property to confirm that it effectively responds to what you are looking for. We then recommend an online meeting at which we provide more background, resolve doubts and, if interest is maintained, proceed to organize the visit.
During the visit, a representative of Produncan accompanies the customer on the ground, providing direct information on the characteristics of the lot and its surroundings.
It is important to note that, in order to coordinate face-to-face visits or to share sensitive information (such as exact location, KMZ files or legal documents), we have previously requested the person concerned to sign an Order of Visit, which formalizes the process.
Does Produncan Lands work exclusively on the properties it offers?
At Produncan Lands we do not demand exclusivity in the sale, because we value the freedom and autonomy of our customers to decide who they want to work with. We believe that trust is built with results and transparency, not with restrictions.
All we ask is that, in the event of placing the property on the market with other corridors, the uniformity of price, conditions and offers be respected, thus avoiding discrepancies that may affect the seriousness of the management or the perception of potential buyers.
To formally start the sale process, we always require the express authorization of the owner, which is materialized by an Order of Sale, a document that allows us to represent the property in our portfolio, manage its promotion and coordinate visits with stakeholders.
This approach allows us to work in a professional and collaborative way, ensuring the owners a transparent, orderly and more likely to succeed.
What other initiatives are being promoted by Produncan Lands and what projects are it seeking to develop in the future?
In addition to dedicated to the intermediation of real estate through our property runner – with legal support, specialized information and advice on real estate projects – in Produncan Lands we are developing initiatives that reflect our commitment to Chile’s culture, history and identity.
One of them is the free section “Videos of Chilean Landscapes,” created so that our audience has the opportunity to meet and connect with the country’s natural wealth through high quality recordings taken in different regions. This project has been growing progressively in the number of places available and will continue to expand with the aim of becoming the most complete visual portal to explore Chile. The videos can be downloaded from YouTube and played on high-resolution televisions, ideal to enjoy in the family.
Looking to the future, we want to take one more step and rescue the human and cultural heritage behind the Chilean fields. Our project includes telling the history of the families who settled on these lands and who, with effort and sacrifice, managed to move forward in times where the current comforts and technologies did not exist. Today we see how part of that legacy is being lost, as new generations show less and less interest. We want to preserve and disseminate these memories, linking specific places with unique families and stories, enriched with photographs, local mythologies and audiovisual material.
The idea is that, as in the section “Videos of Chilean Landscapes,” where the user can travel different places in Chile through an interactive map, there is another section in which when selecting a place a family history linked to that territory is displayed.
These projects are part of our deepest purpose: not only to sell property, but also to help keep Chile’s cultural and territorial identity alive. Its realization will depend to a large extent on the success of our property runner and the confidence that our customers place in us every day.
How to browse the Produncan Lands website?
By entering our website Produncan.cl, you will find the main menu on the top left, which will allow you to access the different pages and contents. At the right end our links to social networks will be available. By default, the page is opened in the section of outstanding properties, next to the filter that facilitates search according to your interests. To explore the full catalogue, we recommend you click on the red button and from there start browsing among all properties.
The website has several sections: in addition to the properties for sale, you will be able to know our legal services, advice on real estate projects, access to videos of Chilean landscapes and visit Produncan blog, among other sections. Below, we invite you to review the navigation diagram of our page:
A. Home
- Direct access: produncan.cl
- Key elements:
- Highlights: Fast views of fields, plots and stays for sale.
- Main services: Links to “Sell Your Property,” “Legal Services,” “Advisory in Rural Real Estate Projects,” among others.
- Interactive map: Access to “Meet Chile Interactively,” which allows you to explore properties through aerial videos.
- Last articles: Section with the last articles uploaded to our blog
- Agenda a meeting or contact us: You can schedule an online meeting with our team or fill in the form to contact us.
B. Properties
- Access route: From the home page, select the “All Properties” section or directly access produncan.cl / properties /.
- Available filters:
- Category: Fields, Plots, Tourist Properties, Conservation Fields, Urban Properties.
- Region: Ñuble-Los Lagos, Aysén-Magallanes, Valparaiso-Maule, Argentina.
- City: Ancud, Carelmapu, Cochamó, Estakilla, Ensenada, among others.
- Visualization: Each property includes details such as surface, price, location and outstanding features. You can also add your favorite properties to a list with the heart icon.
C. Services
- Sell your Property with Produncan: Information on how to list your property for sale.
- Legal Services: Advice on legal aspects related to the purchase, sale and lease of property.
- Advice in Rural Real Estate Projects: Guidance in the development of projects in rural areas.
- Offshore Real Estate Investors: Information addressed to foreign investors interested in the Chilean real estate market.
D. Meet Chile Interactively
- Access: From the home page, select “Meet Chile Interactively” or go directly to produncan.cl / meet -chile-interactively /.
- Functionality: Interactive map that allows exploring various regions of Chile through high-quality aerial videos, facilitating the visualization of available properties.
E. Institutional information
- Who We are: Know the mission, vision and values of Produncan.
- Work with Us: Work opportunities and how to be part of the team.
- Duncan Blog: Articles and news related to the real estate market and projects in Chile.
- Contact: Information to communicate with Produncan, including physical addresses in Ensenada, Santiago and Puerto Varas, phone numbers, WhatsApp and email.
F. View the site in your language
Our site is multilingual to meet the needs of our customers abroad. We have the site available in Spanish, English, French, German and Chinese. You can choose the language of your choice by clicking on the flags of the top left corner of the page, just below our logo.
About Property Purchase
How can I buy a property with you?
At Produncan Lands we start by advising you on the selection of the property that best suits your needs and expectations. We usually start with online meetings, where we review location, characteristics, photographs and plans, so that you have a full view before visiting the field. We then coordinate face-to-face visits, showing the property in detail and resolving all your legal and technical doubts. We accompany you in a comprehensive manner throughout the process, from offering and negotiating to signing in notary and registration in the Real Estate Conservator, ensuring that your investment is safe, transparent and smooth.
What additional costs does the purchase have?
In considering the purchase of a rural property, the buyer must take into account several associated costs. These include brokerage commission, which varies according to the value and location of the property; notarial expenses, which are usually divided with the seller, although in cases of discounted purchase, the buyer sometimes assumes 100%; the registration of the property in the real estate conservator; and the study of titles to be paid to his lawyer to ensure that the property is free of charge and debt. It is important to note that, in rural and extreme areas, brokerage costs are often higher because of the time required for mobilization and logistics. For more information and references of approximate amounts of notarial and registration costs in the CBR, we recommend to consult our blog section:
How to buy a rural land in southern Chile: steps and costs – Produncan
Can I buy a property with mortgage credit?
Yes, many of our properties can be acquired both in cash and through mortgage credit. The mortgage credit requirements (or general purposes) depend on each bank, on the business relationship the customer maintains with the institution and on the economic cycle in which we are. For example, up to a few years ago, it was common for banks to grant general-purpose loans even for plots without basic services, while today having light and water availability is often an essential requirement.
In addition, in some cases, some project owners and even individual properties offer direct financing facilities, allowing for the adoption of pledges or scriptures with payments in quotas, which opens up a flexible alternative for those who do not immediately qualify for a mortgage credit or want to make more rapid progress in the purchase. For more information on the desirability of buying in quotas through promise or writing, contact us.
What documents do I need for the purchase?
In order to buy a property in Chile it is necessary to meet certain requirements and have basic documentation:
- Be of age and have a valid identity card or passport (in the case of foreigners). The foreigner must also have Rut as an investor.
- Drafting of the promise and / or public writing for subsequent signature in notary, an essential requirement for formalizing the sale.
- A preapproval of mortgage credit in case of financing the operation with a bank or financial institution. The bank or financial institution requests additional documentation (salary settlements, financial statements, tax returns, etc.).
Can I book a property?
The legal way to book a property is through a purchase promise, a contract that forces both parties to complete the operation at a future date and that ensures the buyer price and conditions while verifying titles and managing financing. This contract provides for fines for non-compliance. As a simpler and more agile alternative, especially in lower-value properties, the booking letter is used, which usually involves a payment of approximately one million pesos to the seller to perform the title study before signing the sales writing directly.
What is a title study and why is it important to do so before buying?
A title study is a legal analysis of the record of a property carried out by a lawyer. Its purpose is to verify that the seller is the legitimate owner and that the property has no outstanding problems (charges, trials, limitations, etc.). This examination assures the buyer that the chain of ownership is correct and that there are no debts or embargoes hidden on the ground, protecting the investment of future legal conflicts.
What does it mean for a property to have limitations or charges?
The existence of taxes or limitations means that there are legal burdens on the property. The charges are rights of third parties registered in favour of other persons (e.g. mortgages, usufructs, servitude) which limit the owner’s full control. For their part, limitations may be legal restrictions (such as disposals or judicial embargoes) that prevent the free sale or mortgage of the property. These charges are recorded in the current domain certificate of the Real Estate Conservator. In short, a property with limitations / charges has obligations or rights of third parties that the buyer must know before the purchase.
The Certificate of Mortgage, Gravity and Prohibitions is an official document issued by the Conservator of Real Estate (CBR) that provides a clear picture of the legal status of a property.
In simple terms, this certificate indicates:
- Registered Mortgages: if the property is being guaranteed a mortgage credit or loan.
- Graves: charges affecting the property, such as servumes (right of way, water use, etc.) or usefructs.
- Prohibitions: limitations on selling, mortgaging or holding acts on the property, whether by court order, by undecided succession, embargoes, precautionary measures, etc.
In practice, this certificate is fundamental in a purchase of property, since it assures the buyer that the property is free from debts, embargoes or other legal problems that may prevent or affect the sale.
How long does the complete process of buying a property in Chile usually take?
The period varies according to whether or not it is financed through a financial institution, the complexity of the study of titles, the speed of the lawyer and the workload of the Notaries and Conservators of Real Estate. But in practice, the whole procedure usually takes several months. After signing the purchase promise, a time limit is agreed for writing (by default the law gives up to 1 year, although it is commonly set 2-3 months). Then, between the signature of the writing and its registration in the Real Estate Conservator, it takes about 1 to 3 weeks. In total, from the reserve to the final delivery can typically take 2-4 months.
How is the delivery of the property ensured once the writing has been signed?
Public sales writing is the final contract in which the rights and obligations of the parties are established and subsequently entered into the real estate conservator (CBR) to improve the transfer of domain.
Under article 1793 of the Civil Code, sales is a contract under which one party is required to give one thing and the other to pay a price in money. In turn, article 1828 of the same legal body states that it is the obligation of the seller to “deliver the sold thing.”
The mode of delivery (date, state of ownership, special conditions, material possession) must be expressly stipulated in writing, since it is this instrument that gives rise to tradition and ensures legal certainty to the parties. Article 684 of the Civil Code provides:
“The tradition of ownership of real estate is realized by the registration of the title in the Register of the Conservator of Real Estate.”
This means that the legal delivery of a property materializes with the registration of the writing in the CBR. However, in practice, there is often a distinction between:
- Legal delivery: improved with the registration in the Conservator, when the domain is transferred.
- Material delivery: agreed in the writing or an annex, where it is specified when and how the buyer will take physical possession of the property (example: when signing the writing, when paying the price balance, or later).
In short, sales writing is the only valid instrument for formal and compulsory regulation of the mode of delivery of the property, thus safeguarding the legal certainty of the operation.
What are notarial instructions and how do they protect the buyer?
Notarial instructions are a document attached to the writing detailing how the seller should be paid. In practice, the buyer leaves a check on the notary or is seen for the amount of the sale, and the instructions stipulate that the notary will only deliver these funds to the seller when certain conditions are met (usually the registration of the property in the name of the buyer). For example, it is common to indicate that the seller will receive the vouchers once the sale is registered with the Conservator. This protects the buyer because it ensures that the seller will only obtain payment when the transfer is final in the official records.
About the Sale of Properties
How can I sell my field, plot or house through Produncan Lands?
Just contact us. As a specialist runner in southern Chile and Patagonia, Produncan Lands initialmentre evaluates its land, then generates audiovisual material (photos, videos, KMZ plans) and finally prepares the technical data sheet and sales texts for publication on sales channels. In order to facilitate the process, we need to collect from the beginning basic legal documentation: registered domain titles, certificates of tax avalano, mortgages / charges, land plans and background of servitude or water rights.
For the first visit, we need the owner or manager to accompany us to the property and arrange access for future visits. At the same time, please provide us with all the information necessary to complete the technical report. With all the above, the Produncan Lands team is responsible for managing advertising, coordinating the visits of potential buyers and accompanying the entire process until the signature of the writing and registration in the CBR.
What commission do you charge for selling a property?
In Produncan Lands the commission established by default is 2% plus VAT for each party, paid at the time of closing the operation. This rate may vary depending on the price and difficulty of access to the property.
What legal documents do I need to put my property for sale?
To start the sale process, it is necessary to prepare certain basic legal documentation of the propertyother than the more detailed information to be required at the study of titles.
The most relevant initial documents include:
- Current domain title registered with the Real Estate Conservator (updated registration in the Property Register).
- Certificates which provide credit for tax relief, mortgages, taxes and associated prohibitions.
- Registered plan at CBR.
- In addition, we usually apply for servitude and technical background of the property.
In a second stage, at the time of the study of titlesa broader set of background, such as:
- Scriptures that gave rise to the inscriptions.
- effective possession, if any.
- CONADI certificates (where applicable).
- Detailed tax assessment and certificates of contributions.
- Reports of non-expropriation issued by, among others, Serviu and municipalities.
To know the full list of documents required in a study of titlescan be contacted directly with Produncan Landswhere our team will guide you at every step of the process.
About the Properties
Does the properties have water and light?
It depends on every property for sale. There is no legal mandate to ensure automatic basic services in rural areas. In general, many land acquires water from wells, slopes or water rights (rivers / estuary), and the power comes from the public network if it is near or from alternative solutions (solar panels or generators) if not. The Chilean State, through the Plan Aguas Rurales del MOP, is implementing probes and building infrastructure to provide drinking water to isolated areas. In electricity, rural coverage is high: according to the Ministry of Energy it is about 96.5 per cent in rural areas, although they are isolated on a point-of-connection basis. Each Produncan technical report details the service situation: it indicates whether the land has water rights (rivers, slopes, wells) and how close the electricity network is.
Can I build on rural land?
It is possible to build on rural land, but always in compliance with existing land use regulations. Most of the fields are classified as agricultural in use, which allows the building of homes and facilities directly linked to agricultural activity.
According to D.L. 3.516 (1980), which regulates the subdivision of rustic lands, the plots may not be less than 5,000 m ² and should be intended mainly for agricultural, livestock or forestry purposes. This rule does not set an explicit limit on the amount of housing, but the minimum area of lots.
For its part, article 55 of the General Law on Urbanism and Construction (LGUC) generally prohibits subdividing, urbanizing or building outside urban boundaries, except for exceptions. These include:
- Housing needed for agricultural exploitation.
- Housing of the owner and his workers.
- Social housing projects or housing projects with a value not exceeding 1,000 UF.
For non-agricultural buildings (such as second-house houses, tourist cabins or recreational facilities), a report on the feasibility of the SAG and municipal authorization is required, in addition to favourable reports from the SEREMI for agriculture and housing before granting the work permit.
In practice, this means that if more than one house is to be built or projects not linked to agricultural activity, it is necessary to justify it within these exceptions and to process all legal authorisations.
Finally, it is important to note that in Chile not all rural housing is regularized. Many have been built – and continue to be built – without the corresponding municipal permits, based on the rules of parcelations and on the interpretation of the right to a housing for the owner and another for his worker. In several cases, in addition, the practice of building up to 10% of the area of the property of 5,000 m ² has been used.
The future parcelations law is currently under discussion, which seeks to order and give more clarity about the use of rural plots, establishing stricter rules regarding buildings, use destination and urbanization. This new legislation will bring important developments on how rural development will be conducted in the coming years, with the aim of making life in the countryside, agricultural production and the conservation of the territory compatible.
Do they have properties with direct access to lakes or rivers?
Yeah. We have coastal fields that surround lakes, rivers or mats, even with exclusive use of coastal sectors. It should be recalled that by law the banks of lakes and rivers are national public goods. This means that even if private property reaches the water, the bank is the domain of all (Civil Code, art. 589). In addition, Decree Law No. 1939 / 1977 provides that owners of land adjacent to river or lake beaches must facilitate free public access where there is no alternative way. In short, our land can offer direct access or exclusive views, but always respecting the right of public passage on the shore.
What sizes do the fields and plots Produncan Lands sell?
It would vary widely according to the property. In our offer we work with plots from 0.5 hectares to very large extensions, over 500 hectares. In other words, we have smaller plots for rural or weekend tourism projects, as well as large-scale fields and stays for agricultural or conservation projects.
Are the properties regularized and with individual roles in the SII?
In Chile, all good roots – whether home, department, land, commercial space, office, winery, plot or agricultural property – must have a unique avalano role assigned by the Internal Tax Service (SII). This number legally identifies each property within the corresponding commune and serves as the basis for the calculation of contributions.
In order for a property to be validly transferred, it must be properly regulated. This means that it has its titles registered with the Real Estate Conservator and an individual avalano role assigned. In addition, as part of the sales process, a title study is carried out to verify the legal situation of the property, while the real estate conservator himself does his analysis of legality at the time of registration.
When a property comes from a recent subdivision or lotting, the new lot is identified with a pre-role granted by the Internal Tax Service (SII). This pre-role is formally registered in the Role Assignment Certificate issued by the SII and performs the function of identifying the property in its initial stage.
At the time of the first transfer of domain – that is, when the land or property is first sold – the SII transforms that pre- role into a definitive role of avaluo, which becomes part of the payroll of property that pay real estate contributions.
Is it possible to subdivide an acquired land? What are the requirements?
If possible, subject to procedure. The subdivision of a rustic (rural) land is governed mainly by D.L. No. 3.516 / 1980 and its modifications. A certificate of subdivision of the SAG that meets the standards must first be obtained (for example, each rural resulting lot must be ≥ 0.5 ha according to the law in force). The subdivision is then registered with the real estate conservator. For urban or rural land near urban area, the subdivision is requested to the corresponding Municipal Works Directorate: a project with plans signed by architect, certificate of domain, tax avalano, water / sewerage service report, etc., and the DOM decides in ~ 30 days. In general there is a minimum footage to be respected: in agricultural areas, 5,000 m ² per lot is usually required, while in urban areas the minimum can be ~ 300 m ² (or less in dense communes). The project must also comply with the Community Regulatory Plan (where the property is listed as subdivisible). In short, it must be processed before the relevant authorities (SAG for pure rural, municipal for urban) in compliance with the regulations (minimum size, plans, services, etc.) to legally divide a land.
Do the property have access to public roads?
By law, any larger plot or land resulting from a rural subdivision must have legal access to a public or agricultural road. The recent Act No. 21.458 of 2022 requires formal access: each lot must be connected to a certified public or agricultural road, and in the absence of access the owner has the right to demand a servitude by way of justice (art. 847 CC) by compensating the owner of the servant property. In practice, this means that plot projects must include internal roads or registered servumes that communicate with public routes.
Can I change the use of soil on a land?
Changing the use of soil from an agricultural or eriaza plot to residential or tourist in Chile is possible, but it can be a demanding process, which requires to meet several technical and administrative requirements and to go through several institutions. Then we detailed how it works, what you must present, what time limits to handle, and how complex it can be.
Relevant regulations:
- General Law on Urbanism and Construction (LGUC), in particular Article 55 of DFL No. 458 / 1975, which exceptionally authorizes subdivisions, urbanizations or “non-agricultural” constructions in rural areas, outside urban limits, provided that certain reports and permits are complied with.
- The specific procedure for this is called the & quot; Feasibility Report for Arenas Construction to Agriculture in Rural Areas & quot; (IFC), managed by the Agricultural and Livestock Service (SAG).
General steps to change soil use:
Step | What is done | Institutions involved |
|---|---|---|
1. Verify the site | Check whether it is outside official urban boundaries, its zoning, soil category (agricultural, cashew, prioritized, etc.), domain certificates. | Municipality, SII, Real Estate Conservator |
2. Feasibility Report (IFC) | To request the SAG to report to build uses other than agriculture. This includes submitting a request with background, plans, project, description of the intended use. | SAG, SEREMI for Agriculture, SEREMI for Housing and Urbanism |
3. Technical evaluation of the GAS | Visit to the field, excavation of calicata (soil sampling), environment analysis, agricultural vocation and project compatibility. | SAG |
4. Municipal and regional reports | Get favourable reports from: Municipal Works Directorate (DOM), SEREMI MINVU (Housing & Urbanism), and probably others like Sernatur if it has a tourist component. | Municipality, SEREMI, Ministry of Housing |
5. Final approvals | With all favourable reports, a building or construction permit is requested to the DOM, and the change of use is authorized by relevant resolution / ordinance. | DOM, SEREMI and other local / regional authorities |
6. Legal formalization | Sign writing, register domain, update the use of soil in the relevant records, avalano role if necessary. | Real Estate Conservator, SII |
Typical requirements:
- These are some of the documents and conditions that usually require:
- Application signed by the owner or legal representative.
- Certificate of current domain and certificate of validity of the title registered with the real estate conservator.
- Certificate of tax value, where the land classification is indicated.
- Certificate of prior, zoning or similar information issued by the Municipality or DOM.
- Project plans, land, plant, lifts, proposed use.
- In some cases, subdivision or urbanization plans if the project so requires.
- Payment of the fee for the IFC procedure.
Difficulties and time limits:
- Time: It may take several months. First for the technical reports of the SAG, then for the municipal opinions, the processing of the building permit, etc.
- Technical complexity: Soil calicata, agronomic evaluation, show that the agricultural use of adjacent soil is not damaged can be demanding.
- Viability: Not all soils accept changes: if they are in high agricultural priority soils, it may be rejected.
- Costs: Not only the payment of the procedure, but architects, plans, municipal permits, valuation, technical studies.
How “cumbersome” is it?
It depends much on the specific terrain (its type of soil, category, location, service distance, slope, etc.). If the soil is medium to low agricultural priority, outside protected areas, relatively flat, with good accessibility, it could be reasonable. But if it is a valuable agricultural land, with rivers or mats, it costs much more.
Legal, Financial and Tax Aspects
Do properties have healthy domain titles?
In Chile, any legal sale requires a registered and problem-free title. Produncan Lands only publishes real estate with documentation in order: current domain title and certificates confirming the absence of significant debts. In fact, the Real Estate Conservator must issue a certificate of mortgages, charges and prohibitions for each sale, so that the buyer knows any charges. In short, our properties come with a daily registered domain and no conflicts of ownership, ensuring a secure sale.
What if the seller has maintenance debts?
By law, these debts must be covered with the sale price before the transfer is completed. Since 2022 there has been a National Register of Food Pension Debtors and the regulations provide that the real estate Conservator only registers the sale of a property if it is verified that, with the profits obtained, the pensions due will be paid. In practice, it would be noted by this register; if the seller appears with debt, he orders to retain from the price of the sale the amount necessary to settle it. This ensures that the food obligation is fulfilled before the funds are delivered to the seller.
What costs should the buyer consider in a sale?
When planning the purchase, consider the typical operational costs:
- Titles study: approximately 4-6 UF, and even more depending on the complexity of the property.
- Notarial expenses (promise and writing): for the purchase promise, it is usually charged between 1.5 and 2 UF by part (cancelled to half-seller / buyer). For final writing, notary fees are usually in the order of 3 to 5 UF, although they may vary according to notary and value of the land.
- Registration in the Conservator: is equivalent to 0.2% of the purchase price (with a cap of approximately CLP $264,200 in total). This tariff is paid by the buyer and is made upon registration.
- Other expenses: if there is mortgage financing, there is a rate of 0,8% of the amount of the credit. In addition, a lawyer’s fee may be applied for writing and, where appropriate, a broker’s commission (generally 2% to 3% plus VAT of the sales value, although this is agreed separately).
These figures are referential and may vary according to the commune and negotiating agreements. In any case, it is recommended to include them from the start in your budget.
What taxes should I consider if I decide to sell my property in the future?
In selling, the main thing is to tax on any capital gain. According to the SII, if the sale generates a “higher value” (gain) in excess of about 8,000 UF, this surplus must be taxed: the taxpayer can pay the marginal rate of its overall supplementary tax or choose a single 10% tax on that profit. In addition, there is the tax on municipal surplus value, which taxes (in a discrete manner according to commune) the increase of the land value at the time of sale. It is also important to be up to date with the contributions (territorial tax) accumulated up to the date of sale. In sum, when selling, the capital gain tax (First Category tax and IGC or rate 10%) is considered, and in some communes the municipal surplus value could be applied. These taxes are the same for an alien as for a Chilean.
For foreign investors
Can foreigners buy property in Chile?
Yeah. Chilean law allows foreigners to acquire rural and urban land under the same conditions as nationals. There is no general restriction on non-residents or foreign investment in land. The only exception applies to nationals of neighbouring countries within border strands: Decree-Law No. 1,939 of 1977 prevents borders from buying land in border areas without presidential authorization. Outside these strategic areas, any foreign citizen can freely acquire a field in Chile. Unresident aliens must obtain their Rut from an investor before they start a purchase process.
Can it be paid in dollars or other foreign currency?
In Chile, the price of a sale is always expressed in national currency (Chilean pesos) or in Fomento Units (FU). It is common to agree the value in FU (an unit indexed to inflation), which then becomes weights at the exchange rate in force at the date of signature. This means that the final operation is cancelled in weights. However, this does not prevent the buyer from using dollars or other currency to finance the purchase: it should simply change those dollars to weights in a bank before paying the agreed price. In practice, international transfers can be agreed upon; the bank will take the value in dollars and pay it in pesos to the seller according to the exchange rate of the day.
Which banks in Chile offer mortgage financing for foreigners?
Several local banks offer mortgage credits to foreigners residing in Chile (with a temporary or final resident identity card). For example, Banco Santander, BCI and Banco de Chile grant mortgages to foreigners who credit income in Chile and good credit history. For non-resident foreigners it is more difficult, but Banco de Chile, for example, has special lines: they require a high foot (≥ 40%), foreign income / heritage accreditation, legalized documents and higher rates. In general, banks assess case-by-case (age, income, guarantee) and it is necessary to meet normal credit requirements. Many banks provide mortgage loans to foreigners with residence, covering up to 80% of the valuation, while non-residents can obtain limited financing under stricter conditions.
How can I get a Chilean Rut to buy a property if I'm a foreigner?
Any foreign person can process a Chilean Single Tax Rol (Rut) to buy real estate. The Internal Tax Service (SII) has an online system for this: it is sufficient to have a valid passport and to designate an address in Chile (may be the address of a lawyer or representative). No visa or permanent residence is required. The procedure is carried out on the SII website or in a face-to-face manner, and can even be done by means of a proxy with notarial power. According to the SII, a foreign natural person, without a home or residence in Chile, can electronically obtain his Rut to buy a property in Chile.
More information on how to get the Foreign Investor Rut, enter:
Do I need a legal representative in Chile to buy?
In general, it is not mandatory to appoint a lawyer or representative for simple purchase (except for practical or language reasons), but there are tax obligations that may require it. In particular, if the property is to generate income (for example, if it is to be rented), the SII requires the alien to appoint a representative with a home in Chile for tax purposes. This representative shall receive notifications from the SII and be responsible for tax returns (e.g. rent income). The sale itself does not require a seizure, but the foreign buyer must sign to the notary the relevant documents (with its own RUT) and may exercise any procedure by power if he wishes.
Experience and Purpose
What does Produncan Lands mean to promote an inspirational marketing?
It refers to a communication strategy that goes beyond the simple commercial transaction. In Produncan we focus on inspiring our customers with stories and values associated with southern Chile. This means motivating people to imagine and dream of life in Patagonia: we highlight the beauty of the landscape, the conservation of the environment and the sustainable lifestyle that can be achieved there. In other words, we not only sell land, but we have a story that seeks to connect with the aspirations of the buyer (clean land, nature, tranquility), inviting him to inhabit and invest in the south with a vision of legacy and sustainability.
Why does Produncan sell properties?
In Produncan Lands, the sale of properties is not an end in itself, but a means to achieve a wider purpose. In addition to dedicated to the intermediation of real estate through our property runner – with legal support, specialized information and advice on real estate projects – we seek to generate a positive impact on Chile’s culture, history and identity.
Our projects reflect this commitment. For example, the free section “Videos of Chilean Landscapes” allows our audience to connect with the natural wealth of the country through high-quality recordings of different regions, available for download and reproduction on TV, ideal for enjoying in the family. This project is constantly growing and aims to become the most complete visual portal for exploring Chile.
Looking to the future, our goal is to rescue the human and cultural heritage behind the Chilean fields, telling the history of the families who settled on these lands and who, with effort and sacrifice, managed to move forward in times where there were no current comforts or technologies. We want to preserve these memories through photographs, local mythologies and audiovisual material, linking specific places to unique family stories, similar to the interactive map of “Videos of Chilean Landscapes.”
In this sense, the sale of property is the basis that allows us to finance and support these cultural projects. Each operation carried out through our runner strengthens our ability to preserve Chile’s cultural and territorial identity, ensuring that these stories and landscapes are not lost over time.
In Produncan we not only sell properties we want to invest in the heritage, history and connection of people with Chilean territories, keeping the identity of the country alive for present and future generations.
Why invest in southern Chile and Patagonia?
Chilean Patagonia stands out for its unique natural qualities and growing international demand. It offers “space, pure water, biodiversity, clean air and an almost intact environment,” resources that are increasingly scarce in other areas. In addition, recent studies indicate that the value of rural land in Patagonia has increased steadily in the last decade, driven by interest in the region and the growing flow of foreign investment. For example, over the past five years, the price of one hectare has increased by almost 30%.
Investing in the south means betting on land with high ecological and tourist potential. It is a pristine region that also generates economic opportunities: the boom of ecotourism and sustainable rural projects raise the value of the fields, making Patagonia an attractive destination for both investors and those seeking quality of life in contact with nature.
Chile provides a recognizable institutional framework for investments: macroeconomic stability, foreign investment regulations and promotion agencies that facilitate procedures and contact with authorities. In addition, relative costs are attractive; in comparative terms, soil in Patagonia continues to cost significantly less than similar alternatives.
Investing in Chilean Patagonia – Produncan
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