Land Prices in Aysen: Trends and Opportunities in 2025

The Aysen land market: a region in transformation

The Aysen Region is no longer a secret for those seeking land in southern Chile. What was for decades a remote area with rock-bottom prices has become one of the country’s most dynamic land markets. This guide analyzes current prices by zone, the forces driving appreciation, and where to find the best opportunities.

Price overview by zone

Land prices in Aysen vary enormously depending on location, access, and property characteristics. Below is a breakdown by major area.

Urban Coyhaique

As the regional capital, Coyhaique concentrates the highest demand. Urban lots within city limits are the most expensive in the region.

Residential lots (300 to 600 m2): UF 800 to UF 2,500 (approx. CLP $30 to $95 million, or USD $33,000 to $105,000)
Lots in established neighborhoods (downtown, Las Lengas, Valle Simpson): UF 1,500 to UF 3,000
Lots in new subdivisions (peripheral areas): UF 600 to UF 1,200

The scarcity of serviced urban land within the city has pushed prices steadily upward over the past five years. A lot that sold for UF 500 in 2018 can now exceed UF 1,200.

Peri-urban Coyhaique

Parcels between 5,000 m2 and 2 hectares on the outskirts of Coyhaique represent one of the most active market segments.

Valle Simpson, El Claro area: UF 1,500 to UF 4,000 per 5,000 m2 parcel
Road to Balmaceda (km 5 to km 20): UF 800 to UF 2,000 per 5,000 m2 parcel
Alto Baguales area: UF 1,000 to UF 2,500
Road to Puerto Aysen: UF 600 to UF 1,800

The price per square meter in this zone ranges from UF 0.12 to UF 0.80 (CLP $4,500 to $30,000/m2, or roughly USD $5 to $33/m2), depending on road access, water availability, and views.

Carretera Austral: north (Chaiten to La Junta)

The northern section of the Carretera Austral has experienced accelerated growth thanks to its combination of landscapes, access, and tourism development.

5,000 m2 parcels with road frontage: UF 500 to UF 1,500
1 to 5 hectare plots: UF 1,000 to UF 4,000
Larger properties (10 to 50 hectares): UF 0.01 to UF 0.05 per m2

The areas around Puyuhuapi and La Junta are most in demand. Properties with fjord views or near hot springs command premium prices.

Carretera Austral: south (Cerro Castillo to Cochrane)

This less developed zone, with enormous potential, offers more accessible price points.

Parcels in Villa Cerro Castillo: UF 400 to UF 1,200 (5,000 m2)
Puerto Guadal and Chile Chico: UF 300 to UF 1,500
Cochrane area: UF 200 to UF 800

The creation of Patagonia National Park (formerly Estancia Valle Chacabuco) has had a remarkable effect on nearby communities, pushing prices in Cerro Castillo and Cochrane up by 40% to 60% over the past decade.

Lakefront properties

Land with direct lake access is the highest-value segment per square meter in the entire region.

Lake General Carrera (Puerto Guadal, Puerto Sanchez, Bahia Murta): UF 2,000 to UF 8,000 per lakefront parcel
Lake Elizalde: UF 3,000 to UF 10,000 per 5,000 m2 parcel, making it one of the region’s most exclusive areas
Lake Riesco and Lago Atravesado: UF 1,000 to UF 4,000
Smaller and remote lakes: UF 500 to UF 2,000

Lakefront access can double or triple the value of an equivalent property without water access. At Lake Elizalde, prices per square meter reach UF 1.5 to UF 2.0 (CLP $55,000 to $75,000/m2, or approximately USD $60 to $82/m2).

Remote parcels and large estates

For those seeking larger tracts away from main routes, Aysen still offers competitive prices.

50 to 200 hectare farms (basic access): UF 0.003 to UF 0.015 per m2
200+ hectare properties (isolated areas): UF 0.001 to UF 0.008 per m2
Forestry-potential land: UF 0.005 to UF 0.02 per m2

These values represent a fraction of what similar land costs in the Los Lagos or Araucania regions.

Historical context: how we got here

The Carretera Austral effect

The progressive paving of Route 7 has been the single greatest price catalyst in the region. Every newly paved section generates an immediate price increase in adjacent land. Before 1988, when the basic connection between Puerto Montt and Coyhaique was completed, land in the area had near-nominal values. A 100-hectare farm in Valle Simpson could have cost the equivalent of what a single 5,000 m2 parcel fetches in the same area today.

The Tompkins legacy and national parks

The creation of Pumalin Park (now Pumalin Douglas Tompkins National Park) and Patagonia National Park transformed how the region is perceived. Far from “freezing” prices as some feared, the parks created a tourism magnet that lifted property values across the surrounding areas. Gateway communities such as Chaiten, Cerro Castillo, and Cochrane have been the primary beneficiaries.

Key price drivers

Not all land is created equal. These are the factors with the greatest impact on value:

Road access: A property with public road frontage can be worth twice as much as a similar one without direct access. The difference between paved and gravel roads is also significant.

Water rights: In a region where water is abundant, having registered water use rights (derechos de aprovechamiento) adds substantial value. Without them, land loses appeal for agricultural purposes and building permits can be more difficult to obtain.

Lake or river frontage: Access to water, whether for recreation or productive use (fishing, irrigation), is one of the highest-impact price factors.

Slope and usability: Aysen is a mountainous region. Flat land or gentle slopes are considerably more valuable than steep hillsides, even if the latter offers better views.

Proximity to towns: Each additional kilometer from Coyhaique, Puerto Aysen, or major settlements reduces the price, but also reduces access to basic services like electricity, internet, and potable water.

The “parcela de agrado” phenomenon

One of the fastest-growing segments is “parcelas de agrado” (recreational plots): properties of 5,000 m2 or more intended for recreational use or as a second home. This trend, driven by buyers from Santiago, Concepcion, and other central Chilean cities, has intensified since 2020.

The typical buyer profile is a professional between 35 and 55 years old looking for a nature retreat, whether for long weekends, temporary remote work, or as a future retirement project. The pandemic accelerated this trend by establishing remote work as a permanent option.

Recreational plot subdivisions have multiplied around Coyhaique, particularly along the Valle Simpson corridor and the road to Balmaceda. Some projects include internal roads, electrical connections, and shared water wells.

Comparison with other rural Chilean regions

To put Aysen prices in perspective, here is how they compare with other rural areas:

Zone	5,000 m2 parcel (UF)	Rural hectare (UF)
Aysen (peri-urban)	800 - 2,500	300 - 1,500
Lake District (Pucon, Villarrica)	3,000 - 8,000	1,500 - 5,000
Araucania (Cunco, Curarrehue)	1,500 - 4,000	800 - 3,000
Maule (foothills)	1,000 - 2,500	500 - 2,000
Biobio (Santa Barbara, Alto Biobio)	800 - 2,000	400 - 1,500

Aysen remains the region with the best relative value, considering landscape quality, water abundance, and appreciation potential. A lakefront property in Pucon can cost five times more than an equivalent one on Lake General Carrera.

Red flags when buying land in Aysen

Before purchasing, verify these critical points:

Water rights: Confirm that the property has registered water use rights (derechos de aprovechamiento de aguas) with the DGA (Direccion General de Aguas). Without them, you may face legal complications for water extraction, even if a stream crosses the property.

Access easements: Many rural properties depend on easements (servidumbres de paso) for access from the public road. Verify that these are legally established and not merely customary.

Zoning and land use: Review the municipal zoning plan (plano regulador comunal). Some properties are in protection zones, risk areas, or have restrictions that prevent construction.

Soil conditions: In Aysen, volcanic soils can be very fertile but also unstable on slopes. Evaluating drainage is essential, as annual rainfall exceeds 1,500 mm in many areas.

Title of ownership: Require a complete title study (estudio de titulos). In rural parts of Aysen, properties with irregular titles, unsettled inheritances, or overlaps with government land still exist.

Actual boundaries: Have a surveyor verify the property boundaries. Differences between what is registered and what exists on the ground can be significant in rural properties.

Future outlook

Several factors suggest that prices will continue rising in the coming years:

Road infrastructure: The paving of new Carretera Austral sections and improvements to secondary roads continue to advance. Each new section revalues adjacent land.

Airport expansion: Balmaceda Airport has received investment to expand its capacity. Increased air connectivity will make the region more accessible to tourists and investors.

Growing tourism: The national parks created as part of the Patagonia Parks Network continue attracting international visitors. Tourism infrastructure (trails, campgrounds, lodges) expands every season.

Demographic shift: The arrival of remote workers, entrepreneurs, and retirees choosing the Patagonian quality of life generates sustained demand for parcels and homes.

Relative scarcity: Despite being a vast region, properties with a strong combination of access, water, views, and usability are limited. This natural scarcity sets a floor under prices.

Where the best value is right now

For those seeking opportunities, these segments offer the best price-to-potential ratio in 2025:

Parcels in Villa Cerro Castillo: Proximity to Patagonia National Park and the area’s tourism growth make this village a solid bet. Prices do not yet fully reflect its potential.
Land along the Cochrane, Puerto Bertrand, and Puerto Guadal corridor: As paving advances southward, these communities will be next to experience significant price increases.
Peri-urban parcels on the road to Balmaceda: Good connectivity, moderate prices, and growing demand for recreational plots.
Large farms in the Lago Verde and La Tapera areas: For those seeking larger tracts at low prices, these areas still offer values reminiscent of Aysen a decade ago.
Lakefront land on Lake General Carrera (eastern shore): Chile Chico and its surroundings combine a privileged microclimate with prices lower than those on the lake’s western side.

The Aysen land market is at an inflection point. Prices have already risen from their historic lows, but compared to other Chilean regions with similar attributes, there is still considerable room for appreciation. The key is to buy with solid information, verify all legal documentation, and choose locations with strong growth fundamentals.