Do I need residency or a visa to buy a house or land in Guatemala, and what does the Foreign Investment Law say about property rights?

Outside the restricted strips, the rule is full ownership: art. 5 of the Foreign Investment Law (Decree 9-98) grants the foreign investor the full right, use, enjoyment, benefit and ownership of property over its investment,… subject only to the same obligations and limitations that the Constitution and the laws of the Republic impose on Guatemalans. The State Department's 2024 Investment Climate Statement summarizes that foreign investors enjoy the same rights of use, benefits and ownership of property as Guatemalan citizens, that Guatemalan law prohibits foreigners from owning land immediately adjacent to rivers, oceans and international borders, and that the legal system is accessible to foreigners, who may buy, sell and file suit. That report does not mention a tax identification number (NIT) or registration of the property in the buyer's name, and mentions a passport only for opening a bank account. The purchase details come from commercial guides: according to Living in Guatemala, no residency, visa or citizenship is needed to own property, every buyer needs a NIT from the tax authority (SAT), and a foreigner can obtain one with just a valid passport, with no residency required; according to TheLatinvestor, as of early 2026 Guatemala does not require foreigners to have a residence permit to buy, the process includes a title search at the Registro General de la Propiedad and registering the property in the buyer's name, buying a home does not automatically grant a visa or residency rights, and the guide says it relies on arts. 122-123 of the Constitution for the details of the restrictions. SAT's RTU Digital page lists, among the registration requirements for an individual, a valid passport for foreigners, a personal email address, and a water, electricity, landline or residential internet bill or, if there is no bill, a drinking-water or IUSI receipt (no more than 3 months after issue).