⚡ DIRECT ACCESS TO RGP
Property Registry — Guatemala
Which one to use?
- RGP Portal — institutional, laws, fees, locations
- Property Lookup (Consulta a Distancia) — check the status of a property; needs a user account with prepaid balance
- Electronic Filing (Gestión Electrónica de Documentos, formerly RGP Virtual) — online presentation of documents for registration
- Validate Registry Notes — check that the registry note (razón registral) attached to a filed document is authentic
📞 PBX: 2498-1111 · 📍 9a Avenida 14-25 Zona 1, Guatemala City · 🕐 Mon-Fri 8:00-16:00 · 🆔 Verified: May 2026
The RGP (Registro General de la Propiedad) is the institution that gives public faith to real estate ownership in Guatemala. Without RGP registration, there is no legitimate property right enforceable against third parties — a public deed without registration is just a private paper. Every sale, mortgage, inheritance, subdivision or easement must pass through the RGP for the change to take legal effect. It is the equivalent of the US “title registry.” The Civil Code (Art. 1124) defines the Registro de la Propiedad as a public institution, even though its website uses the rgp.org.gt domain rather than .gob.gt. Corrected 8 October 2026: this page used to describe the RGP as a private-law entity supervised through MINECO.
Quick rule: Buying, selling, mortgaging or inheriting real estate in Guatemala? → first an RGP certification to verify the owner and any liens. After the notarial deed → RGP registration so the change becomes official. Is your finca in the western highlands (Xela, San Marcos, Huehue)? → you go to the Second Property Registry in Quetzaltenango, not the central RGP.
RGP sub-portals and services
| Portal | Purpose |
|---|---|
| rgp.org.gt | Institutional site — laws, fees, locations, forms |
| Consulta a Distancia | Check the status of a property remotely; needs a user account with prepaid balance |
| Solicitud de Certificaciones | Request a certification online with the finca, folio, libro and department numbers |
| Gestión Electrónica de Documentos | Online presentation of documents for registration (formerly RGP Virtual) |
| Validar Razones Registrales | Check that the registry note attached to a filed document is authentic |
| Second Property Registry | Quetzaltenango HQ, covers 8 western departments |
| Offices by department | Listed under Ubicaciones on rgp.org.gt |
Most-searched RGP trámites
For buyers and sellers
| Trámite | Cost | Time |
|---|---|---|
| Finca Certification | Q50 up to 10 pages + Q5 per additional page | Immediate (digital) or 1-3 days (in person) |
| Property Registration (sale) | Q160 + Q1.50 per thousand over Q10,000 | 8-day legal term (Civil Code Art. 1127) |
| Lot Subdivision (Desmembración) | Variable | 30-90 days |
For mortgage loans
| Trámite | Cost | Time |
|---|---|---|
| Mortgage Registration | Q160 + Q1.50 per thousand over Q10,000 (outstanding-balance mortgage: Q250) | 8-day legal term (Civil Code Art. 1127) |
| Mortgage Cancellation | From Q160 | 8-day legal term (Civil Code Art. 1127) |
| Vehicle Mortgage Cancellation (SAT) | Q100-Q300 | 5-15 business days |
Other common trámites
| Trámite | Cost | Time |
|---|---|---|
| Attachment annotation | Q160 | 8-day legal term (Civil Code Art. 1127) |
| Right-of-way easement | From Q160 (+ Q50 per additional finca) | 8-day legal term (Civil Code Art. 1127) |
| Title replacement (lost) | Q200-Q500 | 30-90 days |
| Family estate constitution | From Q160 | 8-15 days |
| Movable goods certification (vehicles, machinery) | Q50 up to 10 pages + Q5 per additional page | Immediate |
RGP fees per Acuerdo Gubernativo 325-2005 (items 2.1-2.3, 2.8 and 2.10), read on 25 September 2026; corrected that day (the earlier Q25-Q40 and Q60 figures did not match the tariff). A Spanish template for the easement deed is at servidumbre de paso.
What information a finca holds at the RGP
Each finca has a unique file identified by finca number + folio + book + department. The finca certification includes:
| Data | Purpose |
|---|---|
| Current registered owner | Who is the legal owner today |
| Transfer history | Previous owners (chain of title) |
| Location and boundaries | Address, neighbors, department |
| Measurements and area | Square meters or square varas |
| Master plan (if any) | Officially registered plan |
| Active liens | Mortgages, attachments, easements, annotations |
| Cancellations | Paid mortgages, lifted attachments |
| Miscellaneous annotations | Whatever notary or judge has registered |
Before buying real estate in Guatemala — checklist
| Have ready | Why |
|---|---|
| Recent RGP certification | <30 days, verifies titleholder and liens |
| Valid DPI of buyer and seller | Mandatory ID |
| Active NIT (buyer) | For the deed and tax payment |
| Municipal IUSI clearance | No outstanding Property Tax (Impuesto Único Sobre Inmuebles) |
| Up-to-date utility receipts | Power, water, garbage |
| Finca plan (if any) | To verify actual measurements vs. registered |
| Recent appraisal | For SAT, bank and taxes |
| Trusted notary | The notary verifies everything and signs the deed |
| If foreign buyer: valid passport, residency card or foreign NIT | Valid ID in Guatemala |
Diaspora — Guatemalans and foreigners with property in Guatemala
If you are a Guatemalan in the USA with property in Guatemala
- You can request a finca certification online from the USA — pay with card, receive PDF, use it to verify who owns it today. If your cousin says he is taking care of the finca but actually sold it 5 years ago, the RGP tells you immediately.
- To sign deeds (sale, mortgage, inheritance) without traveling to Guatemala: notarial power of attorney apostilled in the USA, translated to Spanish by sworn translator, signed before a US notary, apostilled by the corresponding Secretary of State.
- Remote sale or purchase: your attorney-in-fact in Guatemala signs with your power. Then the deed goes to the RGP for registration. Your new title is issued in your name.
If you inherited a property
- US death certificate apostilled (state where the person died) + translated to Spanish by sworn translator in Guatemala
- Estate proceeding — testamentary if a will existed, intestate if not. Family courts, Guatemalan attorney indispensable
- Final declaration of heirs — public deed with all heirs
- No inheritance tax — Decreto 6-2026 repealed the inheritance, legacies and gifts tax law (Decreto 431). Corrected 8 October 2026: this step used to say the heirs pay a progressive SAT inheritance tax.
- Inheritance transfer registration at the RGP — the finca passes from the deceased to the heirs
- If you want to sell later → each heir signs or authorizes the sale through power of attorney
If you are a foreigner buying in Guatemala
- Foreigners CAN buy property in Guatemala. The Constitution’s limits by location are in two articles.
- Border strip (Art. 123): within 15 km of the borders, only Guatemalans of origin, or companies whose members are, may own or possess property, except urban property and rights registered before 1 March 1956. A Guatemalan corporation with foreign members does not qualify.
- State reserves (Art. 122): 3 km along the oceans, 200 m around lakes, 100 m on each side of navigable rivers and 50 m around springs that supply towns are reserved to the State, for everyone. Urban property and rights registered before 1 March 1956 are excepted, and foreigners need authorization from the Executive to acquire them. Corrected 8 October 2026: this list used to say the border strip was the only exception and that a Guatemalan corporation gets around it. See the foreign buyer rules.
- You need a foreign NIT or your residency card. If you only have a tourist passport, get a NIT at SAT before the deed.
- Property tax (IUSI): 0.2-0.9% annually of registered value until 26 November 2026, administered by the municipality or the Ministry of Finance, equally for Guatemalans and foreigners (Decreto 15-98). From 26 November 2026, Decreto 18-2026 taxes property destined for housing (residential or mixed use) at zero per thousand, and commercial and other uses at 3, 6 or 9 per thousand; see IUSI reform 2026.
RGP and Second Registry offices
| Office | Coverage | Address |
|---|---|---|
| RGP Headquarters | Guatemala, Sacatepéquez, Chimaltenango, Escuintla, Santa Rosa, Jutiapa, Jalapa, El Progreso, Zacapa, Chiquimula, Izabal, Petén, Alta Verapaz, Baja Verapaz | 9a Avenida 14-25 Zona 1, Guatemala City |
| Second Registry Quetzaltenango | Quetzaltenango, San Marcos, Huehuetenango, Totonicapán, Sololá, Quiché, Retalhuleu, Suchitepéquez | 4a calle 12-32 Zona 1, Quetzaltenango |
| Antigua Guatemala office | Document intake for Sacatepéquez | Historic center, Antigua |
| Cobán office | Document intake for Alta and Baja Verapaz | Cobán, Alta Verapaz |
| Escuintla office | Document intake for South Coast | Escuintla |
| Huehuetenango office | Linked to Second Registry | Huehuetenango |
Common mistakes and tips
| Mistake | Consequence |
|---|---|
| Trusting only a deed without RGP certification | You may buy from someone who is no longer the owner |
| Not registering a sale at the RGP | The house still shows under the seller; you can lose it |
| Forgetting to cancel a paid mortgage | The mortgage stays inscribed and shows on the property certificate |
| Buying a finca with active attachment | The lien follows the property; you pay someone else’s debt |
| Not verifying real boundaries and measurements | The registered plan may differ from the physical land (recommended: topographic survey) |
| Buying in the border strip as a foreigner or naturalized Guatemalan | Article 123 lets only Guatemalans of origin (or companies whose members are) own or possess there, unless the property is urban or the rights were registered before 1 March 1956; get a lawyer’s written opinion before paying |
| Not checking overdue IUSI when buying | The buyer becomes jointly liable for the IUSI and fines owed on the date of acquisition (Decreto 15-98, Art. 9) |
| Confusing the RGP with the Mercantile Registry | Real estate → RGP. Companies and businesses → Mercantile Registry (MINECO) |
RGP contact
| Channel | Detail |
|---|---|
| Main phone | PBX 2498-1111 (short number 1564) |
| Hours | Monday to Friday 8:00 - 16:00 |
| Headquarters address | 9a Avenida 14-25 Zona 1, Guatemala City |
| Second Registry Xela | 4a calle 12-32 Zona 1, Quetzaltenango |
| Institutional email | atencionalcliente@rgp.org.gt |
| RGPGT | |
| Twitter/X | @RGP_gt |
More Guatemala state resources
- SAT Guatemala — IVA on first sales, stamp tax on second and later sales, vehicular IUSI
- MINECO Guatemala — Mercantile Registry for corporations (NOT for real estate)
- Municipal Trámites — municipal IUSI, subdivision authorization, construction permit
- MINEX Guatemala — apostille and authentication for heirs in the USA
- IGM Guatemala — residency for foreigners investing in property
- Trámites Guatemala — full directory of state trámites