Real Estate Development Glossary
Essential terms and concepts for understanding land development capacity analysis in Chile.
Plan Regulador Comunal (PRC)
The municipal regulatory plan that establishes land use regulations, zoning classifications, building parameters, and development standards for each commune. The PRC defines what can be built where, including height limits, density restrictions, setback requirements, and other construction parameters specific to each zone.
Coeficiente de Constructibilidad
The constructibility coefficient determines the maximum total floor area that can be built on a property, expressed as a ratio to the land area. For example, a coefficient of 3.0 on a 1,000 square meter lot allows construction of up to 3,000 square meters total across all floors.
Coeficiente de Ocupación de Suelo
The occupancy coefficient establishes the maximum percentage of the lot that can be covered by construction at ground level. This parameter controls how much of the property's footprint can be built upon, with the remainder typically required to remain as open space or landscaping.
Altura Máxima
The maximum building height permitted in a zone, typically measured in meters or number of floors. Height limits are established to control building scale, protect views, ensure adequate light and air for neighboring properties, and maintain neighborhood character.
Antejardín
The front setback—a required distance between the street property line and the building facade. Antejardines must typically remain unbuilt and landscaped, creating a buffer between buildings and streets. They cannot be enclosed or used for parking in most zones.
Rasante
Slope regulations that control how a building's volume can project upward from property boundaries. Rasantes protect neighboring properties' access to light and air by limiting building mass near property lines. They typically require buildings to step back as they rise in height.
Densidad Habitacional
Residential density limits that control the maximum number of dwelling units permitted per hectare or per property. Density regulations manage population concentration and infrastructure capacity, sometimes restricting unit count even when constructibility coefficients would allow more floor area.
Estacionamientos
Parking space requirements specify the minimum number of parking spaces that must be provided based on building use, unit count, and unit size. Residential projects typically require one or more spaces per dwelling unit, with requirements varying by unit size and zone.
Uso de Suelo
Land use classification that determines what types of activities or development are permitted on a property. Common classifications include residential, commercial, mixed-use, industrial, and public use. Each classification has specific permitted uses and development parameters.
Zona Típica
Heritage zone designation that imposes additional restrictions to protect architectural or cultural character. Properties in zonas típicas face stricter controls on building modifications, demolition, and new construction to preserve historic character.
Superficie Útil
Usable floor area—the actual space available for occupation after excluding circulation areas, structural elements, and building systems. Useful area is typically 75-85% of gross floor area in residential buildings, varying based on building efficiency and design.
Adosamiento
Building adjacency regulations that control whether structures can be built directly against property boundaries. Some zones require buildings to be detached on all sides, while others permit or require party walls with neighboring properties.
Subdivisión Predial
Land subdivision—the process of dividing a larger property into smaller lots. Subdivision is subject to minimum lot size requirements, infrastructure standards, and approval processes that vary by commune and zone.
Permiso de Edificación
Building permit required before construction can begin. Obtaining a permit requires submitting detailed plans that demonstrate compliance with all applicable regulations, including the plan regulador, building code, and any special conditions affecting the property.
Understanding the Language of Development
Real estate development in Chile involves navigating a complex regulatory framework with specific terminology. Understanding these terms is essential for evaluating properties, interpreting capacity studies, and communicating effectively with architects, lawyers, and municipal officials.
Each term represents a regulatory parameter that directly affects what can be built. Misunderstanding these concepts can lead to incorrect feasibility assessments and costly mistakes. Our capacity studies explain how each parameter applies to your specific property, translating regulatory language into practical development implications.