Cuenca, known for its colonial architecture, spring-like climate and vibrant international community, has become a favorite destination for foreigners seeking a new life in Ecuador. If you are thinking aboutbuying a property in Cuenca as a foreignerthis guide is for you.
Can I buy a property in Ecuador as a foreigner?
Yes, in Ecuador,you do not need to be a resident or citizen to buy real estate.. Both foreign individuals and legal entities may acquire property with the same rights as Ecuadorians.
This means that you can invest, live or rent your property without major restrictions. However, it is important to follow the legal and administrative steps correctly.
Do I need a visa to buy a house in Cuenca?
It is not mandatory to have a visa to purchasebut if you wish to live in Ecuador permanently or for long periods of time,a residence visa facilitates many procedures. The most common among investors and retirees are:
- Retired (pensioner) visa:Ideal if you receive a monthly pension from abroad.
- Investor Visa:If you purchase a property with a minimum value of42,500 USD(in 2025), you may qualify for this visa.
- Work or renter's visa:These are also viable options.
💡 Tip: Investing in real estate
is can be a pathway to legal residency.
📝 Steps to buy a property in Cuenca as a foreigner
Search for properties with a reliable agent
- Make sure the property is legally registered and free of encumbrances.
- A local agent can help you filter options according to your needs and budget.
Make an offer and sign a purchase and sale agreement.
- Once you find the ideal property, a formal offer is made.
- A preliminary contract is signed and an advance payment (10%-20%) is usually made.
Perform legal due diligence
- Taxes are checked to ensure that they are up to date.
- A lawyer or notary verifies that the seller is the rightful owner.
- A certificate of encumbrances and the Land Registry is requested.
Signing of the public deed
- It is notarized with a translator if necessary.
- The buyer pays the remaining balance of the sales price.
Registration in the Land Registry
- Once registered, the property is officially in your name.
💵 Costs and taxes associated with purchase
- Alcabalas Tax:1% of the transaction value (paid by the buyer).
- Notary and registration fees:Approximately 1% to 1.5%.
- Legal fees (optional but recommended):They vary according to the lawyer.
Note:Costs may vary according to the value of the property and the location.
📍 Best areas for foreigners in Cuenca
- The Historic Center:Colonial architecture, active cultural life, close to museums and markets.
- El Vergel and Paucarbamba:Residential, quiet and close to medical services.
- Challuabamba:Ideal for those looking for large lots and modern homes.
- San Joaquín and Misicata:More rural, with views and tranquility.
👩💼 Why use a real estate agent specialized in foreigners?
- Help with thetranslation and legal understandingof documents.
- Ensures that the property isfree of legal problems.
- He can recommend lawyers, notaries and translators you can trust.
- Knows thelife preferencesand provides you with a better orientation.
🧭 Conclusion.
Buying a property in Cuenca as a foreigner is an excellent investment and a way to start a new stage in a beautiful, safe and full of life city. Although the process is affordable, having thesound advicecan make the difference between a successful purchase and a complicated experience.
Are you ready to take the first step?
📞 Contact me today and I will walk you through every step of the process, from the search to the signing of the deed.
