Procedure guide · Real estate
Registering a Property Purchase in Panama's Public Registry
What you need to register a property purchase in Panama's Public Registry: deed, taxes, clearance certificates, registration fees and steps.
- Authority
- Public Registry of Panama
- Transfer tax
- 2 %
- Effect
- Ownership enforceable against third parties
- Updated
On this page
In short
A property purchase in Panama is not complete until it is registered in the Public Registry: from that moment the property is yours as against third parties. First, the sale is signed in a public deed before a notary and the taxes and clearance certificates (paz y salvo) required for registration are paid. It is normally handled by the lawyer or notary on the transaction.
Requirements
- A public deed of sale signed before a notary by the buyer and the seller, or by their attorneys-in-fact.
- Payment of the real estate transfer tax (2 %), generally paid by the seller, and of the capital gains tax advance owed by the seller.
- A property tax clearance certificate for the property and the other clearance certificates the regulations require, such as for water.
- Payment of the registration fees, calculated on the value of the transaction.
- If a company is buying: its Public Registry certificate and the resolution authorizing the purchase.
- If you sign through an attorney-in-fact: the power of attorney, apostilled if granted outside Panama.
Required documents
Public deed of sale
Proof of payment of the transfer taxes
Transfer tax and capital gains advance
Property tax clearance certificate
Other clearance certificates for the property
For example, for water
- Apostille or legalisation
Power of attorney
Only if you sign through an attorney-in-fact
Step by step
01
Check the property in the Public Registry
Ownership, measurements, encumbrances, mortgages and liens, before signing or paying anything.
02
Sign the deed before a notary
The notary formalizes the sale. Payment is made at that moment or through an escrow account.
03
Pay the taxes and get the clearance certificates
The seller usually pays the transfer tax and the capital gains advance.
04
File the deed with the Public Registry
The lawyer or notary files it, in person or through the online service, and pays the registration fees.
05
Review and registration
The Registry reviews the deed and, if it is correct, registers the sale. If it finds defects, it returns it for correction.
06
Request the property certificate
Check that you now appear as the owner and that there are no encumbrances you did not know about.
Costs
- Real estate transfer taxGenerally paid by the seller
- 2 %
- Capital gains tax advancePaid by the seller
- Based on the sale value
- Registration feesThe Public Registry offers a fee calculator
- Based on the value of the transaction
- Notary and lawyer
- Depends on the case
Frequently asked questions
How long does registration take?
It depends on the Registry's workload and on the deed having no defects: it can take from days to several weeks. The Public Registry publishes statistics on the status of its filings.
Can I register the purchase without being in Panama?
Yes, with a power of attorney in favor of your lawyer or another person, granted before a notary and apostilled if signed outside Panama (see embassies and consulates).
What if the property only has possessory rights?
Then there is no registered property to transfer: what you are buying are occupancy rights, and to register them the land must first be titled with ANATI. It is a much riskier purchase (see buying property in Panama as a foreigner).
Does registering the purchase give me residency?
No. If the property reaches the minimum amount of a residency program, the registered deed serves as proof of the investment, but residency is applied for separately (see investing in real estate in Panama).