Kevin Bendlin - CIVIS Soluciones Inmobiliarias.
Acquiring a high-end apartment in Asunción is one of the most relevant investment decisions within the Paraguayan real estate market. However, the real return on capital is not measured only by the agreed sales price, but by the total acquisition cost.
One of the points that usually raises doubts in the closing of a real estate transaction, especially for international investors or first-time buyers, are the legal, notarial and registration costs that appear at the time of deed. Transparency about these expenses allows investment to be planned with greater precision.
Quanto custa titular um imóvel no Paraguai? Em média, as despesas totais de escritura e transferência representam normalmente entre 2,5% e 3,5% do valor da operação, ou da avaliação fiscal quando aplicável. Esta faixa inclui honorários notariais, taxas de registro e despesas administrativas vinculadas ao processo.
The deed requires foreseeing notary, registration and administrative costs from the beginning of the operation.
Breakdown of deed costs
To have financial control of a real estate purchase, it is important to understand what items make up the final amount that is paid when the sale is legally completed.
1. Notary fees
The most representative cost of the process corresponds to the fees of the notary public. In Paraguay, these fees are calculated on the value of the transaction and are usually located within a reference range that can vary depending on the type of property, the amount of the sale and the documentary complexity.
In higher value operations, such as premium apartments, corporate units or institutional purchases, this percentage can be negotiated within the usual market margins. The VAT applicable to the professional service must also be considered.
2. Registration fees and certificates
Before and after signing the deed, the notary's office must request documents that support the legal security of the transaction. Among the usual controls are domain certificates, personal annotations, verification of inhibitions and registration fees with the corresponding registries.
- Certificado de condições de domínio: Permite confirmar que o imóvel não possui gravames, hipotecas ou outras restrições relevantes.
- Certificado de notas pessoais: Ajuda a verificar se o vendedor não tem impedimentos para transferir.
- Taxas de inscrição: correspondem ao processo de registo para liquidar a transferência em nome do comprador.
3. Protocolization, sealing and copies
There are minor, but mandatory, expenses linked to notarial protocol sheets, stamps, authenticated copies and documentation that is filed within the purchase and sale file. Although individually they are not usually the highest amounts, they should be part of the total budget.
Who pays each expense in a sale
In the Paraguayan market, the distribution of costs usually follows a practical rule: the buyer assumes the notary and transfer expenses, while the seller must deliver the property with real estate taxes, expenses and prior obligations up to date.
This rule is important because the buyer normally chooses the trusted notary who will carry out the documentary review and the implementation of the public deed. For a foreign investor, having an independent professional is an additional layer of security.
The seller, for its part, must respond for taxes or charges that correspond to its position within the operation, including obligations linked to capital gains when applicable.
Buy at well vs. finished unit
If you purchase a unit in the well stage, the deed fees are not paid at the time of signing the reservation or the initial private contract. During the construction stage, the investor usually formalizes his position through a private purchase and sale contract, a reservation or an adhesion to the legal scheme of the project.
The deed expenses are normally paid upon completion of the work, when the building obtains the corresponding approvals and the definitive transfer is made under the horizontal property regime. This allows you to plan the disbursement several months in advance.
In projects like AETHER ou propostas da Línea Flats de Civis, this point must be evaluated together with the work schedule, the payment plan and the rental or resale strategy.
Common mistakes when budgeting for writing
The most common mistake is to look only at the commercial price of the unit and leave closing costs out of the cash flow. In high-end investments, a difference of a few percentage points can affect the projected ROI if it was not contemplated from the beginning.
Another mistake is not validating documentation before committing significant funds. The review of ownership, ownership, taxes and conditions of the property must be carried out before moving towards the final signature.
It is also advisable to avoid generic estimates without reviewing the specific case. The final cost may vary depending on whether the unit is in a well, completed, financed, acquired by an individual or purchased by a legal entity.
Frequently asked questions
Is real estate VAT included in the sale price?
In the Paraguayan market, the advertised price of apartments usually includes real estate VAT within the operation. Still, each contract should be reviewed individually to confirm how the final price is structured.
Can writing and transfer expenses be financed?
Generally, notary fees, registration fees and transfer expenses are paid in cash or by transfer at the time of signing the public deed. That is why they must be budgeted before closing.
How long does registration in Public Registries take?
Once the deed is signed, final registration may take several weeks. The deadline depends on the administrative burden, the documentation presented and the complexity of the operation.
Plan your estate without hidden costs
In high-end real estate investments, financial rigor and documentary transparency are a central part of profitability. Knowing the entry costs allows us to more accurately project the real return of a unit.
At CIVIS Soluciones Inmobiliarias we advise individual investors, companies and Family Offices so that each stage of the operation is supported by financial clarity, documentary review and professional support.
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