Yes, a foreigner or a Bolivian living abroad can buy a home in Bolivia, with two limits set by the Constitution: no foreigner may acquire property within 50 kilometers of the border, and foreigners may not acquire state land. The safe route is the same for everyone: before paying, confirm at Derechos Reales (DDRR, the public property registry) that the seller is the registered owner and that there are no liens; sign a public deed before a notary (Bs180 fee); make sure the seller pays the 3% transfer tax; and register the sale in your name (5 per thousand). If you can't travel, a notarized power of attorney lets someone do it for you. Dollar figures use the Banco Central de Bolivia (BCB, the central bank) official rate of Bs11.75 per US dollar in force on November 10, 2026, the day this guide was checked. It is general information: hire a Bolivian lawyer for your case.
This covers urban property. For rural land, see the rural cadastre guide of INRA, the agrarian reform agency (in Spanish).
What foreigners can and cannot buy
Article 262 of the Constitution defines the border security zone as the 50 kilometers from the border line. No foreigner, "individually or in a company," may acquire property there, "directly or indirectly," unless a law passed by two thirds of the Legislative Assembly declares a state need. Property acquired in breach of this rule passes to the State without compensation. Check whether the property lies inside that strip before you negotiate.
Article 396 adds that foreigners may not acquire state land under any title. We found no other constitutional limit; have a lawyer confirm it for your property.
Why the registry decides who owns it
A sale only counts against third parties once it is registered. The Escuela de Jueces del Estado (the state judges' school) explains that under articles 1538 and 1545 of the Civil Code, if one owner sells the same property twice, it belongs to whoever registers first.
What to request at Derechos Reales
Per the DDRR procedures portal, these are requested in person at DDRR offices (the "servicios en línea" counters, despite the name), and issued the same day.
| Document | What it shows | Who can request it |
|---|---|---|
| Información rápida | General registry data | Anyone, with ID and the property number (matrícula) |
| Folio real actualizado | Owner, location, liens | The owner (form 003), or a third party by petition showing legal interest |
| Certificado alodial | That no lien is registered | The owner (form 003), or a third party by petition |
| Certificado de gravámenes | Every registered lien | ID, matrícula and legal interest |
Ask the seller for the matrícula, then have them request the folio real and the alodial, or authorize your representative with form 003. Get them close to signing: an attachment can be registered any day. We found no official online price list for them.
Buying through a power of attorney
DDRR accepts every procedure in person or with a notarized power of attorney (poder notariado). The representative shows the original power plus ID copies of everyone involved.
- Signed in Bolivia. A special power (poder especial) costs Bs130 (about USD11) under the notary fee schedule. Under article 62 of Ley 483, the notary law, it must record the identification, ID number and legal capacity of both grantor and representative, or it is void.
- Signed at a Bolivian consulate. Under article 31 of the same law, documents authorized by Bolivian consular offices have the same legal effect as those of a Bolivian notary. The consular fee is set by the Foreign Ministry.
- Signed before a foreign notary. Article 42 says documents executed abroad must meet the formalities set by regulation to be protocolized (entered into a Bolivian notary's records). Bolivia joined the Hague Apostille Convention through Ley 967 of 2017, according to the Foreign Ministry; a country outside the convention requires the longer chain of legalizations. Ask the Bolivian notary what they need before you sign abroad.
If the seller is married
Selling marital property requires the express consent of both spouses, in person or by special power, under article 192 of the Family Code (Ley 603).
Municipal plan and unpaid taxes
To register a sale, DDRR requires the plan approved by the municipal government, the cadastral certificate where the city issues one, proof of the annual property tax for the last year, and proof of the transfer tax. Without them, the sale is not registered.
Check tax debt on RUAT, the municipal tax system (Inmuebles, then Consulta Deuda), and have the seller pay arrears before signing. Details in our municipal property tax guide (in Spanish).
Notary deed and transfer tax
The sale is set down in a public deed (escritura pública). The notary fee for a property transfer deed is Bs180 (about USD15). In August 2026, the notary directorate (DIRNOPLU) called technical meetings to revise the fee schedule, so it may change. The lawyer who drafts the contract (minuta) has no official fee.
The municipal transfer tax (IMT) is governed by Supreme Decree 24054:
- The seller pays it: the person in whose name the property is registered (article 5).
- The rate is 3% (article 7) of the price paid or the value used for the last annual property tax, whichever is higher (article 6).
- It is due within 10 business days of signing (article 8).
A developer's first sale of new buildings or subdivided lots pays the national transactions tax instead (article 2).
A worked example
You buy a used apartment for Bs700,000 (about USD59,574). Its annual tax base was Bs500,000.
- Transfer tax: 3% of Bs700,000 = Bs21,000 (about USD1,787), paid by the seller.
- DDRR registration: the judiciary's finance office lists 5 per thousand on the taxable amount. If that is the price, 0.005 × 700,000 = Bs3,500 (about USD298), plus forms, folio real and folder.
- Notary deed: Bs180.
Total with official fees: Bs24,680 (about USD2,100), before lawyer, certificates and cadastre. The contract decides who pays what beyond the transfer tax. Check today's rate on our official dollar tool (in Spanish).
How to pay
Bolivian tax rules require payments of Bs50,000 or more (about USD4,255) to go through a financial institution, a rule called bancarización. According to the tax service's FAQ (question 47), it does not cover transactions between individuals who are not required to keep accounting records, or that are unrelated to an economic activity. See our guide to bancarización (in Spanish). Either way, a transfer to the registered owner's account leaves proof of payment.
The steps, in order
- Confirm the property is outside the border zone.
- Get the información rápida, a recent folio real and the alodial.
- Check the seller's identity, marital status and spouse's consent.
- Get the approved plan; check RUAT for tax debt.
- Visit the property, or send your representative, and see who occupies it.
- Sign the notary deed, in person or by power of attorney.
- The seller pays the transfer tax within 10 business days.
- Register the sale at DDRR with originals and two copies. After 3 business days, you receive the folio real in your name and the stamped deed. Track it in the DDRR status lookup.
Common scams
- Double sale. Whoever registers first wins: register as soon as the transfer tax is paid.
- Land grabbing (avasallamiento). The lot you bought is occupied. Ley 477 made it a crime, but recovery takes time. Visit first.
- Land trafficking. Someone sells land that isn't theirs, or public land. Also a crime under Ley 477.
- Unapproved subdivisions. A lot sold with a receipt and a sketch. Without a city-approved plan, DDRR won't register it.
FAQ
Can a foreigner own property in Bolivia? Yes, outside the 50 km border zone and excluding state land, under articles 262 and 396 of the Constitution. Confirm your case with a lawyer.
Can I buy property in Bolivia without traveling? Yes, through a notarized power of attorney, signed in Bolivia, at a Bolivian consulate, or before a foreign notary with an apostille (or the chain of legalizations if that country is not in the Hague convention).
Who pays the transfer tax? The seller, at 3%, within 10 business days of signing.
