How to buy a house in Ecuador, also as a foreigner: step by step

The eight steps of a purchase, from the search to registration at the Property Registry, how long it takes and what changes if you buy from abroad.

Anyone can buy a house in Ecuador, foreigners included. These are the steps, in the order they usually happen.

Can I buy if I'm not Ecuadorian?

Yes. In Ecuador foreigners can own houses, apartments and land with the same rights as Ecuadorians. Your passport is enough: you don't need a visa or residency to buy. The exceptions are the security zones along the borders and the Galápagos, which have special rules.

The steps

1. Search and compare. See properties from many agencies at once on EcuaNido and always visit the house, ideally at different times of day.
2. Hire your own lawyer, who represents only you and not the seller. This is the most important step.
3. Legal check. Your lawyer requests the certificate of encumbrances (certificado de gravámenes) from the Property Registry: it shows who the owner is and whether there are mortgages, seizures or prohibitions. They also check that property tax is paid, that there are no condominium fee debts and, for buildings, the municipal permits.
4. Agree on the price and how to pay. Be wary of anyone pushing you to pay quickly or in cash.
5. Promise of sale. It is usual to sign a preliminary contract before a notary with the price, deadline, deposit and what happens if one party doesn't comply.
6. Draft and taxes. The lawyer drafts the contract (minuta). The transfer is declared at the municipality, where the buyer pays the transfer tax (alcabala) and the seller the capital gains tax (plusvalía).
7. Deed at the notary. Buyer and seller sign the public deed before the notary and the agreed payment is made.
8. Registration at the Property Registry. Only with the registered deed are you the owner towards third parties. Ask for a copy of the registered deed and put the water and electricity meters in your name.

How long it takes

With the papers in order, it usually takes from a few weeks to two or three months from the promise of sale to registration. Inheritances, plots without a georeferenced survey or unpaid debts make it longer.

Buying from abroad

You can sign through a power of attorney given to someone you trust, at an Ecuadorian consulate or a notary in your country (with an apostille). Keep the source of your funds documented: banks and notaries may ask for it. Bank loans for foreigners without a credit history in Ecuador are rare; most buyers pay cash.

Next step

Work out what you'll pay on top of the price with our buying costs calculator and read the full buying guide. This article is for information and doesn't replace a lawyer's advice.