Authored by the expert who managed and guided the team behind the Peru Property Pack
Everything you need to know before buying real estate is included in our Dominican Republic Property Pack
Buying land in Peru as a foreigner is completely legal in most areas, but there are strict restrictions near borders and protected territories that you need to understand before investing.
Peru's land market offers attractive opportunities in cities like Lima and Cusco, but the process involves specific documentation requirements, title verification procedures, and significant transaction costs that can reach up to 9% of the property value. Understanding these regulations and following proper legal channels is essential to avoid costly mistakes and ensure a successful purchase.
If you want to go deeper, you can check our pack of documents related to the real estate market in Peru, based on reliable facts and data, not opinions or rumors.
Foreigners can buy most types of land in Peru except within 50km of borders and in protected areas.
The purchase process requires proper title verification through SUNARP, notarized contracts, and total costs of 6-9% of property value.
| Purchase Aspect | Key Requirement | Cost/Timeline |
|---|---|---|
| Border Restrictions | No land within 50km of borders | Legal prohibition |
| Title Verification | SUNARP registry check mandatory | 3-5 days |
| Transfer Tax | 3% of property value | Paid by buyer |
| Notary Fees | 0.5-1% of property value | Paid by buyer |
| Registration Process | SUNARP registration required | 6-16 days |
| Total Transaction Costs | All fees combined | 6-9% of value |
| Residency Pathway | $50,000+ investment for visa | Independent Means Visa |
What types of land can foreigners legally buy in Peru, and are there any restrictions based on location or land use?
Foreigners can legally purchase most types of private land in Peru, including residential, commercial, and agricultural properties.
However, significant restrictions apply to specific locations and land types. You cannot buy land within 50 kilometers of any national border due to Article 71 of Peru's Constitution, which affects areas near Ecuador, Chile, Brazil, Colombia, and Bolivia. This restriction also extends to coastal areas within 50 meters of shorelines in certain cases.
Protected and indigenous territories are completely off-limits to foreign ownership. These lands operate under communal titles governed by indigenous communities, and any transfers require state approval through complex legal procedures. Military zones and areas near strategic government installations are also prohibited for foreign purchase.
The types of land you can buy include urban residential lots, commercial properties in city centers, agricultural land outside border zones, and beachfront properties beyond the 50-meter coastal restriction. Private title land represents the safest option for foreign buyers, as it provides clear ownership rights and easier transfer processes.
As of June 2025, these restrictions remain strictly enforced, and violating border zone regulations can result in property confiscation and legal penalties.
Are there areas in Peru where foreigners are not allowed to purchase land, like border zones or indigenous territories?
Yes, several specific areas in Peru are completely prohibited for foreign land ownership due to national security and cultural protection laws.
Border zones represent the largest restricted area, encompassing all land within 50 kilometers of Peru's international boundaries. This affects significant portions of northern Peru near Ecuador, southern regions bordering Chile, eastern areas adjacent to Brazil and Colombia, and southeastern zones near Bolivia. The government strictly enforces these restrictions through regular monitoring and legal verification processes.
Indigenous territories and communal lands constitute another major restriction category. These areas operate under special legal frameworks that protect indigenous communities' ancestral rights. The land titles in these territories are communal rather than individual, and approximately 80% of indigenous territories still face registration issues that complicate any potential transfers.
Protected environmental areas, including national parks, nature reserves, and ecological protection zones, are also off-limits to foreign ownership. Military installations and strategic government facilities maintain security perimeters where foreign land acquisition is prohibited.
It's something we develop in our Peru property pack.
What are the most popular regions in Peru where foreigners typically buy land, and why?
Lima represents the most popular destination for foreign land buyers, particularly in upscale districts like Miraflores and San Isidro.
| Region | Average Price Range | Key Attractions |
|---|---|---|
| Lima (Miraflores) | $2,000-4,000/m² | Ocean views, nightlife, rental yields 3.2-5.9% |
| Lima (San Isidro) | $2,500-5,000/m² | Luxury district, business center, high security |
| Cusco | $800-2,000/m² | Historic appeal, tourism, Machu Picchu proximity |
| Máncora (Coast) | $500-1,500/m² | Beach properties, vacation homes, tourism |
| Arequipa | $600-1,800/m² | Commercial hub, lower entry costs, growth potential |
| Trujillo | $400-1,200/m² | Industrial development, affordable prices |
| Sacred Valley | $300-1,000/m² | Rural retreats, organic farming, expat communities |
Miraflores attracts investors due to its oceanfront location, established tourism infrastructure, and consistent rental demand from both tourists and business travelers. The district offers rental yields between 3.2% and 5.9% annually, making it attractive for investment purposes.
Cusco appeals to buyers interested in cultural tourism and historic properties. The city's proximity to Machu Picchu ensures steady tourist traffic, supporting both short-term rental investments and hospitality businesses. Property values in Cusco have shown consistent appreciation due to UNESCO World Heritage status and tourism growth.
Coastal areas like Máncora and Huanchaco attract buyers seeking vacation homes and beachfront properties. These regions offer lower entry costs compared to Lima while providing access to Peru's Pacific coastline and surfing destinations.
What are the different types of land titles in Peru, and how can you verify if the land title is clean and transferable?
Peru operates with two primary land title systems that foreign buyers must understand before making any purchase.
Private titles represent the standard form of land ownership for urban and rural properties available to foreign buyers. These titles provide full ownership rights, including the ability to sell, transfer, or mortgage the property. Private titles are registered with SUNARP (Superintendencia Nacional de los Registros Públicos) and offer the strongest legal protection for property owners.
Communal titles govern indigenous and peasant community lands, which foreigners cannot purchase. These titles belong collectively to communities rather than individuals and require special government approval for any transfers. Approximately 80% of indigenous territories still face registration issues, making verification extremely complex.
To verify title legitimacy, you must obtain a Certificado Registral Inmobiliario (CRI) directly from SUNARP. This document provides complete ownership history, outstanding liens, legal restrictions, and encumbrances affecting the property. The verification process typically takes 3-5 business days and costs approximately 50-100 soles.
Hire a qualified Peruvian lawyer to conduct thorough due diligence beyond the basic SUNARP search. They should verify that the seller possesses original (not photocopied) documents, confirm no overlapping ownership claims exist, and ensure the property isn't located in restricted border zones or protected areas. Professional legal verification prevents most title-related problems that cause foreign buyers to lose money in Peru's real estate market.
What is the exact step-by-step process to legally purchase land in Peru as a foreigner?
The legal land purchase process in Peru follows a specific sequence that typically takes 2-8 weeks from start to finish.
Step 1: Identify and evaluate potential properties through licensed real estate agents or direct contact with sellers. Conduct preliminary site visits and neighborhood analysis to confirm the property meets your investment or residential goals.
Step 2: Perform comprehensive due diligence by obtaining the Certificado Registral Inmobiliario (CRI) from SUNARP to verify clean title. Hire a Peruvian lawyer to review all documentation, confirm border zone compliance, and check for outstanding debts or liens.
Step 3: Negotiate purchase terms and sign a preliminary sales contract (contrato de compraventa). This contract should specify the final price, payment schedule, closing date, and conditions that must be met before transfer.
Step 4: Obtain required personal documentation including your passport, Peruvian Tax ID (RUC), and marriage certificate if applicable. If purchasing remotely, prepare a notarized power of attorney through a Peruvian consulate.
Step 5: Execute the final sales contract as a notarized public deed (escritura pública) at a licensed notary office. Both parties must sign in the presence of the notary, and all documentation must be verified during this process.
Step 6: Pay the transfer tax (3% of property value) and all associated fees including notary costs (0.5-1%) and registration fees (0.3-0.5%). These payments are typically made through certified bank transfers or cashier's checks.
Step 7: Register the property transfer at SUNARP within 30 days of signing the public deed. The registration process takes 6-16 business days and finalizes your legal ownership of the property.
Don't lose money on your property in Peru
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What documents and legal requirements are mandatory for a foreigner to complete a land purchase in Peru?
Foreign buyers must prepare specific documentation to complete legal land purchases in Peru, with requirements varying based on whether you're present in the country or purchasing remotely.
Essential personal documents include your valid passport with at least six months remaining validity, a Peruvian Tax ID number (RUC) obtained from SUNAT, and certified translations of all foreign documents into Spanish. If you're married, you'll need your marriage certificate apostilled and translated, as Peru recognizes spousal property rights that can affect ownership structure.
Property-specific documentation requires the current property tax clearance certificate showing all municipal taxes are current, the complete chain of title from SUNARP showing ownership history, and a property valuation report from a certified appraiser for tax calculation purposes. The seller must provide original documents rather than copies to prevent fraud.
For remote purchases, you must execute a power of attorney at a Peruvian consulate in your home country. This document must be apostilled, translated into Spanish, and specify exactly what actions your representative can take on your behalf. The power of attorney process typically takes 2-4 weeks depending on consulate processing times.
Financial documentation includes proof of funds showing the source of your purchase money, bank statements demonstrating sufficient resources for the transaction, and currency exchange records if transferring funds internationally. Peruvian banks may require additional documentation for large international transfers to comply with anti-money laundering regulations.
All foreign documents must receive apostille certification in your home country before submission to Peruvian authorities, followed by certified Spanish translation by a licensed translator registered with the Peruvian Ministry of Foreign Affairs.
Can a foreigner buy land in Peru without physically being in the country, and what are the options for remote transactions?
Yes, foreigners can complete land purchases in Peru without being physically present through a properly executed power of attorney system.
The power of attorney must be prepared at a Peruvian consulate in your home country and include specific language authorizing your representative to sign contracts, transfer funds, and register property on your behalf. This document requires apostille certification and certified Spanish translation before use in Peru.
Choose your representative carefully, as they will have significant authority over your transaction. Many foreign buyers use licensed Peruvian lawyers who specialize in real estate transactions, while others appoint trusted local contacts who understand the legal requirements. Your representative must have legal capacity to act in Peru and should be someone you trust completely with substantial financial decisions.
Remote transaction procedures follow the same legal steps as in-person purchases, but with additional verification requirements. Your representative will conduct due diligence, negotiate terms, sign contracts at the notary, pay all fees and taxes, and complete SUNARP registration. You can monitor progress through regular communication and document sharing via secure digital channels.
Financial transfers for remote purchases typically require international wire transfers to Peruvian banks, with additional documentation to satisfy anti-money laundering requirements. Plan for longer processing times and higher costs when purchasing remotely, as international coordination and document authentication add complexity to the standard timeline.
It's something we develop in our Peru property pack.
Are there any specific taxes, notary fees, registration costs, or additional expenses involved when buying land in Peru?
Land purchases in Peru involve multiple mandatory fees and taxes that typically total 6-9% of the property's purchase price.
| Fee Type | Cost | Paid By |
|---|---|---|
| Transfer Tax (IGV) | 3% of sale price | Buyer |
| Notary Fees | 0.5-1% of property value | Buyer |
| Registration Fee (SUNARP) | 0.3-0.5% of value | Buyer |
| Legal Fees | 1-2% of value | Buyer |
| Property Appraisal | $200-500 USD | Buyer |
| Agent Commission | 3-5% of sale price | Seller (typically) |
| Annual Property Tax | 0.2-1% of cadastral value | Owner (ongoing) |
The transfer tax represents the largest single expense at 3% of the property's sale price, paid directly to SUNAT (Peru's tax authority) during the transaction. This tax applies to all property transfers regardless of the buyer's nationality or residency status.
Notary fees vary based on property value and complexity but typically range from 0.5% to 1% of the purchase price. These fees cover the preparation and execution of the public deed (escritura pública), which is mandatory for all real estate transactions in Peru. More complex transactions involving multiple parties or special conditions may incur higher notary costs.
SUNARP registration fees depend on the property's declared value and typically cost 0.3% to 0.5% of the purchase price. This fee covers the official registration of your ownership and the issuance of updated property documents. Registration is mandatory and must be completed within 30 days of signing the purchase contract.
Additional expenses include legal representation (1-2% of property value), property appraisal services ($200-500 USD), and document translation and apostille costs for foreign buyers. Plan for potential currency exchange fees and international wire transfer costs when moving funds to Peru for the purchase.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Peru versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Can foreigners buy land in Peru using cash, or is it recommended or required to go through a Peruvian bank or financial institution?
Cash transactions are perfectly legal and actually preferred by most sellers in Peru's real estate market, with approximately 80% of property purchases completed without financing.
Using cash offers several advantages including faster closing times, stronger negotiating position with sellers, and avoidance of complex mortgage requirements that can be difficult for foreign buyers to meet. Cash buyers can typically complete transactions within 2-4 weeks compared to 6-12 weeks for financed purchases.
However, large cash transactions require proper documentation to comply with Peru's anti-money laundering regulations. You must provide evidence of the funds' legitimate source, such as bank statements, investment account records, or property sale documentation from your home country. International wire transfers exceeding $10,000 USD trigger additional reporting requirements and verification procedures.
Peruvian banks can facilitate cash transactions through certified bank checks or wire transfers, which provide additional security compared to physical cash payments. Many notaries require payment through banking channels for transactions exceeding certain thresholds to ensure proper documentation and legal compliance.
For smaller rural properties or urgent transactions, some sellers may accept physical cash payments in US dollars or Peruvian soles. However, this approach carries security risks and lacks the paper trail that protects both parties in case of disputes. Bank-facilitated cash transactions offer the speed advantages of cash while maintaining proper legal documentation.
Is it possible for foreigners to get a mortgage to buy land in Peru, and if so, what are the typical conditions, interest rates, and tips to increase approval chances?
Mortgages are available to foreign buyers in Peru, but the requirements are strict and most banks prefer customers with Peruvian residency status.
Major Peruvian banks offering mortgages to foreigners include BBVA, Scotiabank, Interbank, and Banco de Crédito del Perú (BCP). Current mortgage interest rates range from 7% to 11% annually for foreign borrowers, which is higher than rates offered to Peruvian citizens (typically 6-9%). Loan terms usually extend 15-20 years, with some banks offering up to 25-year terms for well-qualified borrowers.
Standard requirements include a minimum down payment of 20-30% of the property value, proof of stable income from Peruvian sources or international sources verified by a CPA, and Peruvian residency status (tourist visa holders rarely qualify). Banks typically require debt-to-income ratios below 30% and excellent credit history both in Peru and your home country.
Documentation requirements include certified income statements for the past 2-3 years, bank statements showing consistent deposits and financial stability, property appraisal from a bank-approved assessor, and comprehensive insurance coverage for the property. Foreign income must be converted to Peruvian soles using official exchange rates and verified through apostilled documents.
To increase approval chances, establish a relationship with the bank before applying by opening accounts and demonstrating consistent financial activity. Reduce existing debt obligations to improve your debt-to-income ratio, obtain Peruvian residency if possible, and consider using a larger down payment to reduce the bank's risk exposure. Some banks offer preferential rates to customers who maintain significant account balances or investment portfolios with the institution.
Does owning land in Peru give you a path to residency or citizenship, and if yes, what are the conditions?
Yes, purchasing property worth $50,000 USD or more in Peru can qualify you for an Independent Means Visa (Rentista), which provides a direct path to permanent residency and eventual citizenship.
The Independent Means Visa requires proof of real estate investment exceeding $50,000 USD, demonstrated through official property registration documents and bank transfer records. This visa grants one-year renewable residency that can lead to permanent residency after maintaining continuous legal presence in Peru. You must spend at least 183 days per year in Peru to maintain this visa status.
Additional residency pathways include the Retirement Visa for applicants over 65 with pension income exceeding $1,000 monthly, and various investment visas for business creation or substantial financial contributions to Peruvian economic development. Property ownership strengthens applications for these alternative visa categories by demonstrating financial stability and commitment to Peru.
Peruvian citizenship becomes available after two years of continuous legal residency, regardless of how you initially obtained residency status. Citizenship requirements include basic Spanish language proficiency, knowledge of Peruvian history and culture, and demonstration of integration into Peruvian society. Peru allows dual citizenship, so you won't need to renounce your original nationality.
The residency process through property investment typically takes 3-6 months from initial application to visa approval. You'll need to work with immigration lawyers and provide extensive documentation including criminal background checks, health certificates, and proof of financial resources beyond the property investment.
What are the most common mistakes or scams foreigners fall into when buying land in Peru, and how can they be avoided?
The most dangerous scam involves fake land titles and sales of protected or restricted property that foreigners cannot legally own.
- Fake Title Scams: Criminals create fraudulent ownership documents for untitled land or property they don't own. Always verify titles directly through SUNARP rather than accepting documents from sellers, and hire independent lawyers to conduct title searches.
- Border Zone Violations: Unscrupulous agents sell land within the prohibited 50km border zone, knowing foreign ownership is illegal. Use GPS coordinates to verify exact property location and confirm distance from international boundaries before making any commitments.
- Indigenous Territory Sales: Some sellers attempt to sell communal indigenous lands that require government approval and cannot be individually owned. Research land classification through official government databases and avoid properties with unclear communal status.
- Overlapping Claims: Multiple parties may claim ownership of the same property due to incomplete registration systems. Conduct thorough due diligence including neighbor interviews and historical ownership research to identify potential conflicts.
- Overpriced Tourist Properties: Sellers inflate prices for foreign buyers, sometimes charging 50-100% above market value. Research comparable property sales, hire independent appraisers, and work with buyer's agents rather than relying solely on seller representatives.
Prevention strategies include hiring qualified Peruvian lawyers who specialize in real estate transactions, never making payments without verified legal documentation, and spending time in the target area to understand local market conditions. Establish relationships with multiple local professionals including lawyers, real estate agents, and accountants rather than relying on recommendations from sellers.
Red flags to watch for include sellers pressuring for quick decisions, properties priced significantly below market value, reluctance to provide original documentation, and agents who cannot provide verifiable business licenses or professional credentials. Trust your instincts and walk away from any transaction that feels rushed or unclear.
It's something we develop in our Peru property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Buying land in Peru as a foreigner offers excellent opportunities, but success depends on understanding legal restrictions and following proper procedures.
Focus on permitted areas outside border zones, verify all titles through SUNARP, budget for 6-9% transaction costs, and always work with qualified Peruvian legal professionals to ensure a secure purchase.
Sources
- Property Investment Guide Peru
- Peru Real Estate for Foreigners
- Peru Property Buying Guide
- US Citizen Property Ownership Peru
- Global Property Guide Peru
- Best Areas Peru Real Estate
- Peru Real Estate Law Guide
- Peru Property Registration Process
- Peru Property Taxes and Costs
- Peru Transaction Costs Analysis
-Can Americans Buy Property in Peru