Flagship comparison product
Ingar R.E.A.L. Score — real-estate markets for the international investor
β Methodological betav0.9.1-betaUpdated
Methodological beta — engine audited; methodology under refinement (external audit v2)
The Ingar R.E.A.L. Score evaluates real-estate markets on four independent pillars — Return, Exposure, Access and Liquidity — each scored 0–100 and composed of metrics with published source, date and quality grade. The pillars are not summed into an overall ranking: different investors weigh them differently, and crowning a "best country" would be marketing, not data. Instead, the Score publishes rankings for seven investor profiles with explicit rules. v0.9.1-beta result: no market of the eleven achieves all four pillars in the high band; Uruguay is the only Latin American country with Exposure in the high band and zero direct regulatory friction; Bogotá leads Return; Santiago leads Access and Liquidity in Latin America; Mexico City leads 5-year appreciation.
The 4 pillars by city
| City | R | E | A | L |
|---|---|---|---|---|
| Asunción | 64medium | 45medium | 79high | 39medium |
| Bogotá | 94high | 28low | 77high | 70high |
| Buenos Aires | 26low | 9low | 46medium | 61medium |
| Ciudad de México | 86high | 37medium | 31low | 60medium |
| Lima | 74high | 40medium | 78high | 66medium |
| MadridGlobal reference | 73high | 79high | 64medium | 83high |
| MiamiGlobal reference | 90high | 88high | 86high | 51medium |
| Montevideo | 57medium | 77high | 66medium | 71high |
| Punta del Este | 11low | 77high | 66medium | 63medium |
| Santiago | 10low | 64medium | 80high | 88high |
| São Paulo | 62medium | 27low | 73high | 0low |
Each pillar 0–100 (100 = best for the investor). Pillars are NOT summed into a single number: there is no “best country”. Expand each city to see its metrics with source, date and grade.
Band cuts:high 67–100medium 34–66low 0–33
Fixed, public cut-offs on the 0-100 score: HIGH ≥ 67 · MEDIUM 34-66 · LOW ≤ 33.
Value — purchasing power (unscored)
m² per USD 200,000. Contextual affordability — deliberately outside the Return pillar (external audit v2).
| City | m² per USD 200k |
|---|---|
| São Paulo | 125 m² |
| Asunción | 111 m² |
| Bogotá | 109 m² |
| Lima | 95 m² |
| Buenos Aires | 89 m² |
| Santiago | 76 m² |
| Montevideo | 72 m² |
| Ciudad de México | 59 m² |
| Punta del Este | 56 m² |
| Miami | 54 m² |
| Madrid | 35 m² |
＋ Asunción — View metrics
R · Return — 64(includes a grade C metric (declared))
| Estimated annual net return (%) — after tax | 3.3Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range) | 29Cdirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 45(includes a grade C metric (declared))
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 12.7Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 24Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 95Cmodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 4Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 47.8Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 79(includes a grade C metric (declared))
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 1.66Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 0Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 5Cmodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 1794 USD/m² (2026-07-15) × 65 m² = 116,637 USD · property tax 1% on the fiscal valuation ≈20% of market (SNC valuations badly outdated) — table-4: "~1% low fiscal valuation" | 0.2Cmodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 39(estimated liquidity, grade C)
| Median time to sell (days) | 240Capprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)commission 5-5.5%, seller pays everything | 5.25Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 111 m²/200k · 1,794 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
＋ Bogotá — View metrics
R · Return — 94
| Estimated annual net return (%) — after tax | 4.3Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range) | 55.5Adirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 28
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 11.3Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 37Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 65Amodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 5Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 50.5Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 77
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 2.54Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 0Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 4Amodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 1828 USD/m² (2026-07-15) × 65 m² = 118,791 USD · property tax ~8‰ (mid residential band, Res SDH-000194 2026) on an assessed value ≈80% of market (Bogotá cadastre updated in 2026) | 0.64Bmodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 70(estimated liquidity, grade C)
| Median time to sell (days) | 165Capprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)3% commission + VAT | 3.6Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 109 m²/200k · 1,828 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
＋ Buenos Aires — View metrics
R · Return — 26
| Estimated annual net return (%) — after tax | 1.8Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range) | 7.8Bdirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 9(includes a grade C metric (declared))
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 5Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 36Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 65Cmodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 8Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 50.4Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 46(includes a grade C metric (declared))
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 7.55Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 0Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 8Cmodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 2245 USD/m² (2026-07-14) × 65 m² = 145,943 USD · property tax/ABL ~0.85% + personal assets tax (substitute filer) 0.5% on a fiscal valuation ≈35% of market (AGIP/Ley 23966) | 0.47Bmodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 61(estimated liquidity, grade C)
| Median time to sell (days) | 163Capprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)ITI repealed; stamp duty 1.75%, half each | 4.5Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 89 m²/200k · 2,245 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
＋ Ciudad de México — View metrics
R · Return — 86
| Estimated annual net return (%) — after tax | 3.6Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range) | 71Adirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 37
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 13.7Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 27Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 85Bmodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 9Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 47.6Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 31
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 6.7Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 5Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 4Bmodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 3362 USD/m² (2026-07-14) × 65 m² = 218,536 USD · property tax under art. 130 CFCDMX, low bands (cadastral ≈60% of market; the standard ~2.4M MXN falls in the fixed-fee band D) ≈0.10% of market — matches table-4 (~0.1%) | 0.1Bmodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 60(estimated liquidity, grade C)
| Median time to sell (days) | 135Capprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)seller commission 3-7% + VAT | 5Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 59 m²/200k · 3,362 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
＋ Lima — View metrics
R · Return — 74
| Estimated annual net return (%) — after tax | 4.2Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range) | 8Adirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 40
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 14Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 30Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 85Amodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 9Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 48.3Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 78
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 3.7Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 0Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 3Amodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 2106 USD/m² (2026-07-15) × 65 m² = 136,878 USD · property tax in UIT brackets 0.2/0.6/1.0% (2026 UIT S/5,500, TUO Municipal Tax Law) on a self-assessed value ≈45% of market | 0.2Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 66(estimated liquidity, grade C)
| Median time to sell (days) | 120Capprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)commission 3-5% + IGV | 4.7Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 95 m²/200k · 2,106 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
＋ Madrid — View metrics
R · Return — 73
| Estimated annual net return (%) — after tax | 3.4Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range)change in native hard currency (EUR/USD; var_usd does not apply — the local currency is the reference) | 46.5Adirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 79
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 17.3Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 55Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 95Amodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 2Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 61.7Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 64
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 6.45Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 0Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 4Amodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 5689 USD/m² (2026-07-16) × 65 m² = 369,768 USD · IBI 0.414% (Madrid City Council 2026) on a cadastral value ≈50% of market (the 2011 valuation report is depressed) | 0.21Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 83
| Median time to sell (days) | 68Bapprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)seller commission 3-5% (municipal capital-gains levy separate, on the gain) | 4Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 35 m²/200k · 5,689 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
＋ Miami — View metrics
R · Return — 90
| Estimated annual net return (%) — after tax | 4Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range)change in native hard currency (EUR/USD; var_usd does not apply — the local currency is the reference) | 59.5Adirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 88
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 21.3Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 64Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 95Amodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 10Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 65.7Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 86
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 0.52Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 0Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 2Amodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 3716 USD/m² (2026-07-17) × 65 m² = 241,563 USD · City of Miami millage 19.9878 (2026) on a taxable base ≈90% of price (just value − costs of sale; no homestead exemption for a non-resident) — the highest in the set | 1.8Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 51
| Median time to sell (days) | 106Bapprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)SCENARIO: seller pays both sides ~5.5% + doc stamp 0.6-1.05% | 6.3Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 54 m²/200k · 3,716 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
＋ Montevideo — View metrics
R · Return — 57
| Estimated annual net return (%) — after tax | 3.3Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range) | 10Bdirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 77
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 14.7Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 73Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 95Amodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 5Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 54.7Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 66
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 9.32Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 0Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 0Amodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 2789 USD/m² (2026-07-14) × 65 m² = 181,285 USD · municipal rates in bands 0.25/0.75/1.35/1.80% + primary-school levy ~0.20% on a cadastral value ≈⅓ of market (Ingar / Montevideo City Hall guide, 2026) | 0.3Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 71(estimated liquidity, grade C)
| Median time to sell (days) | 90Capprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)3% commission + VAT; ITP 2% on the cadastral value ≈ 0.5-1.5% of price | 4.7Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 72 m²/200k · 2,789 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
＋ Punta del Este — View metrics
R · Return — 11
| Estimated annual net return (%) — after tax | 1Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range) | 10Bdirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 77
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 14.7Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 73Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 95Amodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 5Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 54.7Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 66
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 9.32Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 0Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 0Amodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 3592 USD/m² (2026-07-14) × 65 m² = 233,480 USD · municipal rates in bands 0.25/0.75/1.35/1.80% + primary-school levy ~0.20% on a cadastral value ≈⅓ of market (Ingar / Montevideo City Hall guide, 2026) — Maldonado bands assumed equal to Montevideo's (not verified) | 0.35Bmodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 63(estimated liquidity, grade C)
| Median time to sell (days) | 130Capprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)commission 3.66-4%; ITP 2% on the cadastral value | 4.85Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 56 m²/200k · 3,597 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
＋ Santiago — View metrics
R · Return — 10
| Estimated annual net return (%) — after tax | 1.5Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range) | -18.5Adirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 64
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 16.7Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 63Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 75Amodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 6Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 60.1Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 80
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 2.98Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 0Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 3Amodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 2643 USD/m² (2026-07-18) × 65 m² = 171,810 USD · rates of 0.933% on the assessed value above the residential exemption of CLP 61.7M (assessed ≈70% of market, SII 2026) | 0.29Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 88(estimated liquidity, grade C)
| Median time to sell (days) | 135Capprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)2% commission + VAT; no ITP | 2.4Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 76 m²/200k · 2,643 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
＋ São Paulo — View metrics
R · Return — 62
| Estimated annual net return (%) — after tax | 3Bdirect | 2026-07-13↻ 2027-01-09 |
| 5-year price change in USD (%, 2021-2026; midpoint of the published range) | 38Adirect | 5-year change (2021-2026)2026-07-13↻ 2027-01-09 |
E · Exposure — 27
| Sovereign rating (notch 1-22, average of S&P/Moody's/Fitch — numeric, from DATOS) | 11.3Adirect | ratings vigentes jul-2026 (CO: S&P BB- 8-abr-2026)2026-07-18↻ 2027-01-14 |
| Índice de Percepción de Corrupción (Transparency, CPI 2025) | 35Adirect | CPI 2025 (publicado feb-2026)2026-07-18↻ 2027-01-14 |
| Currency regime + convertibility (published 0-100 scale) | 65Bmodeled | 2026-07-13↻ 2027-01-09 |
| Physical hazards (earthquake + hurricane + flood + coastal, 0-12) | 5Amodeled | 2026-07-13↻ 2027-01-09 |
| ND-GAIN climate-adaptation score (0-100, country) | 50.7Adirect | release 2023 (consulta 18-jul-2026)2026-07-18↻ 2027-01-14 |
A · Access — 73
| Total purchase costs (% — sum of components: transfer + notary + registry + buyer's commission)sum of components: transfer + notary + registry + buyer's commission (who-pays per the scenario documented for each city) | 3.76Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Effective restriction on the standard urban asset (0-100; 0 = direct purchase, no restriction) | 0Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
| Repatriation friction + bank account + exit toll (published scale) | 4Bmodeled | 2026-07-12↻ 2027-01-08 |
| EFFECTIVE annual holding cost (% actual bill / market value of the standard property)ICHS standard property = median 1600 USD/m² (2026-07-18) × 65 m² = 103,973 USD · residential IPTU 1% on an assessed value ≈65% of market, less the BRL 260-390k band discount (São Paulo City Hall 2026) → ~0.55% of market | 0.55Bmodeled | normativa 20262026-07-18↻ 2027-01-14 |
L · Liquidity — 0(estimated liquidity, grade C)
| Median time to sell (days) | 353Capprox. | 2026-07-13↻ 2027-01-09 |
| Total exit costs (% of price — v2 components)6-8% commission paid by the seller; ITBI paid by the buyer | 7Amodeled | normativa 20262026-07-18↻ 2027-01-14 |
Value: 125 m²/200k · 1,600 USD/m² — contextual — scores in no pillar (v2 audit: affordability is not return)
Rankings by investor profile
Instead of crowning a country, we rank by what each profile prioritizes, with explicit, public rules.
Lowest institutional and macro exposure
- 1Miami88
- 2Madrid79
- 3Montevideo77
- 4Punta del Este77
- 5Santiago64
Maximum rental yield
- 1Bogotá4.3
- 2Lima4.2
- 3Miami4
- 4Ciudad de México3.6
- 5Madrid3.4
Maximum appreciation
- 1Ciudad de México71
- 2Miami59.5
- 3Bogotá55.5
- 4Madrid46.5
- 5São Paulo38
Cheapest exit
- 1Santiago2.4
- 2Bogotá3.6
- 3Madrid4
- 4Buenos Aires4.5
- 5Lima4.7
Overall liquidity
- 1Santiago88
- 2Madrid83
- 3Montevideo71
- 4Bogotá70
- 5Lima66
Investment + residency
- 1Bogotá77
- 2São Paulo73
- 3Montevideo66
- 4Punta del Este66
- 5Ciudad de México31
Estimated liquidity (grade C — not ranked in Fast exit)
- Buenos Aires — ~163 daysC
- São Paulo — ~353 daysC
- Santiago — ~135 daysC
- Bogotá — ~165 daysC
- Ciudad de México — ~135 daysC
- Asunción — ~240 daysC
- Lima — ~120 daysC
- Montevideo — ~90 daysC
- Punta del Este — ~130 daysC
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