Buying Property in El Salvador Step by Step
Step by step
How to buy property in El Salvador
The seven steps from the tax number to the registered deed.
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Get a tax number (NIT)
Apply at a Ministry of Finance office with your passport or residence card. The first NIT costs $2 and is issued the same day.
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Check the title
Order an extracted certification of the property from the CNR registry, showing the owner, share, mortgages, liens and pending filings.
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Negotiate
Agree the price, payment and what is included. A promise of sale can fix the terms.
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Choose a notary
The notary checks identities and powers and drafts the deed.
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Sign the deed
Both parties sign before the notary, who gives the buyer the official copy (testimonio).
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Pay tax and fees
Pay the 3% transfer tax on the price above $28,571.43 online with the Ministry of Finance, and the CNR registration fee.
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Register the deed
File the testimonio with proof of payment and the tax and municipal clearances at the CNR.
The seven steps
| Step | What happens | Who |
|---|---|---|
| 1. Tax number (NIT) | Apply at a Ministry of Finance office with your passport or residence card; $2 the first time, issued the same day | Buyer or agent with power of attorney |
| 2. Check the title | Order an extracted certification of the property from the CNR registry: owner, share, mortgages, liens and pending filings | Buyer, lawyer or notary |
| 3. Negotiate | Agree the price, payment and what is included; a promise of sale can fix the terms | Buyer and seller |
| 4. Choose a notary | The notary checks identities and powers and drafts the deed | Buyer, usually |
| 5. Sign the deed | Both parties sign before the notary, who gives the buyer the official copy (testimonio) | Buyer, seller and notary |
| 6. Pay tax and fees | 3% transfer tax on the price above $28,571.43, online with the Ministry of Finance, and the CNR registration fee | Buyer |
| 7. Register | File the testimonio with proof of payment and the tax and municipal clearances at the CNR | Notary or buyer |
Source: INVEST: property purchase guide; Deloitte Legal: real estate law in El Salvador1,2
What the deed contains
- The names and identity documents of the parties; for foreigners, passport or residence card and NIT.
- The description of the property: location, area and boundaries, matching the registry entry.
- The price and how it is paid.
- The seller's statement that the property is free of encumbrances, or a list of those that remain.
Source: INVEST: property purchase guide1
Documents to register
- The testimonio of the deed issued by the notary.
- Proof of payment of the CNR registration fee.
- The transfer tax receipt when the price is above $28,571.43.
- Tax clearance (solvencia) from the Ministry of Finance for both parties, or a non-taxpayer certificate, when the price is above $30,000.
- Municipal clearance showing that municipal taxes and charges on the property are paid.
Source: INVEST: property purchase guide; CNR: services of the Real Property and Mortgage Registry1,4
Payment and protection
Prices are agreed in US dollars. Since the January 2025 reform of the Bitcoin Law, accepting bitcoin is voluntary, so a seller may refuse it. The Civil Code lets a buyer ask to cancel the sale within one year, or for a price reduction within 18 months, for hidden defects.2,6
A promise of sale signed before the registry check can tie up your deposit. Check the extracted certification first and make the deposit refundable if the title is not clean.
Frequently Asked Questions
How is property bought in El Salvador?
By public deed before a Salvadoran notary. The purchase takes effect against third parties once it is registered at the Real Property and Mortgage Registry of the National Registry Centre (CNR).
What taxes does a buyer pay?
The 3% transfer tax on the part of the price above $28,571.43, plus the CNR registration fee of $0.63 per $100 of the price.
How long does registration take?
The CNR target is 24 hours to register a sale once filed, under its one-day procedures.
Sources
- INVEST: property purchase guide (PDF)
- Deloitte Legal: real estate law in El Salvador
- PwC Worldwide Tax Summaries: El Salvador, other taxes
- CNR: services of the Real Property and Mortgage Registry (in Spanish)
- CNR: procedures in one day (in Spanish)
- Bitcoin Law, Decree No. 57 of 2021, text with the 2025 reforms (Supreme Court legal documentation centre, PDF, in Spanish)
Figures checked 9 November 2026. Prepared by InvestSalvador.com for general information. It is not investment, tax or legal advice; please confirm details with a qualified adviser before acting.
