PAPERWORK & LEGAL
Documents you need to sell or buy a house in Cuba
Updated 19 October 2026 · 7 min read
Before you fall for a property — or accept an offer for yours — the first thing is to have the paperwork in order. Most sales in Cuba that collapse halfway through don't fail because of the price: they fail because of incomplete or irregular documents.
Seller's documents
- Title deed: an authorised copy of the notarial public deed, a title issued by an administrative authority, or a final court ruling.
- Certificate of ownership and encumbrances: the home must be registered in the Central Property Register (Law 187, article 90).
- Valid cadastral certificate: requested from the Municipal Department of Territorial and Urban Planning, paid via Transfermóvil or EnZona, and valid for 5 years.
- Proof of having no outstanding debt on the price of the home, if it was allocated by the State.
- A technical report on the building's condition, where the property requires one.
Buyer's documents
- Identity document: Cuban ID card (residents) or a valid passport (foreigners with permanent residence).
- Check that this purchase does not take you over the legal limit: up to two homes per person, plus one holiday home.
- A certificate of legal capacity to carry out the purchase.
- Bank proof of the lawful origin of the funds, for transactions above a certain amount.
How the sale is completed
1
Legal checkBoth parties confirm the property can be transferred free of disputes and encumbrances.
2
No cash paymentFrom 21 October 2026 the price is paid with a bank instrument or any other means that is not cash (Law 187, article 90). Agree with the notary which one you will use before moving the money.
3
Appearance before a notaryBefore a notary in the province where the home is located, in person or through a valid power of attorney if either party lives outside Cuba.
4
Signing the deedThe public deed is signed and the notary checks that payment was made by the agreed method.
5
Taxes and feesThe buyer pays the tax on the transfer of the home and the seller pays income tax. They are calculated on the sale price if it is equal to or higher than the cadastral value; if it is lower, on the cadastral value.
6
RegistrationThe sale is recorded in the Property Registry.
If you buy or sell as a foreigner or from outside Cuba
Foreigners with permanent residence in Cuba can buy and sell homes just like a Cuban resident, and Law 187 expressly mentions sales between Cuban or foreign persons (article 89). How each notary applies this to people who do not live in Cuba is worth confirming before committing. If you live abroad and need to sell without travelling, the usual route is to grant a power of attorney to someone you trust — we have a separate guide on this topic.
Does your house have unlegalised extensions?
Until 1 September 2027 there is an open process to legalise homes, rooms and premises built without the necessary permits (Council of Ministers Agreement 10378, Official Gazette No. 70 of 2026). If this is your case, sort it out before putting the house up for sale: an unlegalised extension can stall the sale at the notary.
Now in force: Law 187, the Housing Law
Since 21 October 2026 the new Housing Law has applied (Official Gazette No. 86 of 2026). What matters most for a sale: no cash payment, a notary in the home's province, prior registration in the Property Register and up to two homes per person. In Habana Vieja and Centro Habana, within the area of the City Historian's Office, a sale may also need that Office's authorisation. What changes, in detail.
Mistakes that most often delay the process
- Extensions to the home that were never legalised before a notary.
- Co-owners or heirs who were left out of the process.
- Damaged or expired documents, or documents whose details don't match.
- Negotiating the price before confirming the title is in order.
Planning to buy or sell?
We check that the paperwork is complete and in order before listing any property — and we tell you honestly if something is missing.
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This guide offers general information and is not a substitute for legal advice from a notary. Requirements may vary depending on the property's legal situation and the circumstances of each case.