DNC assessed value vs market value: why the figures differ
A cadastral parcel record shows an “assessed value” in pesos. It is normal for that number to differ from the property's sale price, and it is not an error: they measure different things.
What is the cadastral assessed value?
The Dirección Nacional de Catastro sets the assessed value for each parcel (and each unit under horizontal property). It is a tax reference: it provides a basis for municipal property tax, primary-education tax, ITP on property transactions and wealth tax. It is updated under general administrative criteria, not through an individual appraisal of your property.
What is market value?
It is what a real buyer pays today for that specific property: it depends on condition, floor, orientation, neighborhood demand and market timing. It is estimated using comparables—asking prices and completed transactions nearby—and no authority publishes it for each parcel.
Why they differ—and by how much
Tax values are updated uniformly nationwide, while the market changes neighborhood by neighborhood. The resulting gap varies considerably with location and property age. INGAR parcel records show both sides: the official DNC assessed value and, where the INGAR Index has neighborhood data, the market median in USD/m² and its date.
Which value to use for each purpose
- Taxes and official procedures: always the DNC assessed value (shown on the official cadastral certificate).
- Buying or selling: market value. Listing at the cadastral value means giving the property away; asking far above the market means not selling.
- Comparing areas: the median neighborhood and locality values we publish at /padrones and /datos, with source and date.
Start with the number: find your parcel by address and compare the two values side by side. You can also read how to find a cadastral parcel number from an address.