San Salvador (Escalón, San Benito)
The capital's best neighbourhoods: embassies, malls, hospitals and modern towers.
El Salvador
The Pacific in US dollars. A new life on the coast.
Surf towns, volcano views and a modern capital, in a dollarised economy that does not tax your foreign income and charges no annual national property tax.
US$official currency
0%tax on foreign-source income
≈ 4–5%total buyer costs
Noannual national property tax
Residency
How residency works in El Salvador
- Investor residency
- Temporary residency for investors, usually granted for up to two years and renewable, leading to permanent residency.
- Permanent for investors
- Since May 2025 investors in government-promoted programmes can obtain permanent residency (fee US$690) with no limit on time abroad.
- Minimum investment
- There is no single published figure: the migration authority assesses each case, including whether a property purchase qualifies. We confirm it before you buy.
- Stay requirement
- Since March 2026 temporary residents, investors included, must spend at least 90 days a year in the country.
- Fast citizenship
- Spanish and Latin American nationals by origin can apply for nationality after one year of residence.
- Freedom Visa
- A separate programme for investments of US$1 million in bitcoin or USDT.
What you pay on top of the price
- Transfer tax
- 3%, only on the value above about US$28,571.
- Registry
- 0.63% at the property registry (CNR).
- Notary
- Not set by tariff: ask for a written quote.
- Every year
- No national property tax; municipal fees apply.
- When you sell or rent
- 10% on gains after 12 months; 20% final withholding on rent for non-domiciled owners.
Where to buy in El Salvador
Where we search, what it costs and what it earns.
Santa Tecla & Antiguo Cuscatlán
Leafy suburbs on the edge of the capital, favoured by families and expats.
Surf City (El Tunco, El Zonte, El Sunzal)
World-class surf coast about 40 minutes from the airport; holiday lets and boutique hotels.
Mizata & the western coast
Quieter, less built-up beaches with land and villa projects.
El Salvador has no official house-price index. A mid-range home outside central San Salvador costs about US$175,000–250,000 (agent estimates); prices on the surf coast have risen sharply. We price each property against recent notarised sales.
From first call to keys and permit
Discovery call
30 minutes on your goals, family, budget and passport. Free and confidential.
Your shortlist
Homes and projects that fit, with prices checked against recent sales and our honest view of each.
Viewing trip or video tours
We plan the days on the ground or walk you through each home live, room by room.
Due diligence and reservation
An independent lawyer checks title, permits, the developer and the contract before you pay.
Purchase and residency
Transfers, registration, bank account and the residency file for the whole family.
After the keys
Furnishing, rental management, renewals and, one day, the resale.
Questions buyers ask us
Can foreigners own property?
Yes, urban property with full title. Rural land has restrictions, and no one may own more than 245 hectares.
Is it safe to invest?
Security has improved markedly in recent years, which has driven prices up, especially on the coast. We focus on titled, registered properties.
Can I rent it out?
Yes. Holiday lets are popular in Surf City; long-term lets work best in San Salvador's best neighbourhoods.
Do I need residency to buy?
No. You only need a passport and a local tax number to register a property in your name.
Sources
Figures as of October 2026. Indicative only: not legal, tax or investment advice.
Contact
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