Can foreigners buy land in Peru?

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

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Peru. If you'd like to learn more about us, you can check our presentation page.

Can foreigners legally buy land in Peru or are there restrictions?

Foreigners have nearly identical rights to Peruvian citizens when purchasing land in Peru.

You can buy, own, and sell urban, residential, commercial, and agricultural land with full fee-simple title ownership. This means complete legal ownership with the right to use, modify, rent, or sell the property without additional permissions.

The main restrictions apply to specific zones for national security reasons. You cannot purchase land within 50 kilometers of Peru's international borders with Ecuador, Colombia, Brazil, Bolivia, or Chile. This constitutional restriction is strictly enforced and violations can result in property confiscation.

Indigenous territories, communal lands, protected natural areas like national parks, military zones, and certain cultural heritage sites are also off-limits to foreign ownership.

As of September 2025, these restrictions remain unchanged and are consistently applied across all regions of Peru.

What types of land can foreigners buy and what types are completely off limits?

Foreigners can purchase most categories of land that Peruvian citizens can buy.

Permitted land types include:

1. Urban residential property including apartments and houses
2. Commercial land for business development
3. Agricultural land outside restricted border zones
4. Beachfront property beyond protected coastal areas
5. Rural land for private use or investment

Completely prohibited land types include:

1. Any property within 50 kilometers of international land borders
2. Indigenous communal territories and ancestral lands
3. Nature reserves and protected environmental areas
4. Military zones and installations
5. Cultural heritage sites without special government approval

It's something we develop in our Peru property pack.

Are there special rules for buying land near borders or coastal areas?

Yes, Peru enforces strict constitutional restrictions for border areas and some coastal zones.

The 50-kilometer border zone restriction is absolute and applies to all foreign buyers regardless of nationality or investment amount. Special government approval can sometimes be obtained for projects deemed of significant public interest, but these exceptions are extremely rare and require extensive government review.

Coastal areas have additional considerations. Land within 50 meters of the Pacific Ocean may have special local zoning restrictions, particularly in ecological protection zones or designated beach conservation areas. Some municipalities impose additional building restrictions or environmental requirements for coastal properties.

Before purchasing any coastal property, verify the local zoning regulations and environmental restrictions with municipal authorities. Certain beach towns have specific rules about foreign ownership or development limitations.

Can buying land in Peru help a foreigner get residency or citizenship?

Purchasing land in Peru does not automatically grant residency or citizenship rights.

However, investing $50,000 or more in Peruvian real estate can make you eligible for an Independent Means Visa (Rentista). This visa provides renewable residency status and can eventually lead to permanent residency and citizenship eligibility.

The investment must be maintained throughout the residency period, and you must demonstrate continuous legal presence in Peru. Additional requirements include basic Spanish language proficiency, knowledge of Peruvian culture and history, and a clean criminal background.

The path to citizenship typically requires at least two years of continuous residency, though the exact timeline can vary based on individual circumstances and changes in immigration law.

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Where in Peru do foreigners usually buy land the most?

Foreign land buyers concentrate in specific regions that offer strong investment potential, cultural attractions, or lifestyle benefits.

Lima remains the top choice for foreign buyers due to its economic opportunities, established infrastructure, and international connectivity. The Sacred Valley attracts buyers seeking rural retreats and cultural immersion experiences.

What is the step-by-step process for a foreigner to purchase land in Peru?

The land purchase process in Peru follows a standardized legal framework that typically takes 2-4 weeks to complete.

Step 1: Property identification and initial research

Use licensed real estate agents, online platforms, or direct contact with sellers. Research local zoning laws, price comparables, and verify the property is not in restricted zones.

Step 2: Legal due diligence

Hire a qualified Peruvian lawyer and obtain a Certificado Registral Inmobiliario (CRI) from SUNARP. This document verifies clean title, checks for liens or encumbrances, and confirms the seller's legal right to sell.

Step 3: Preliminary contract negotiation

Draft a Contrato de Compraventa including purchase terms, price, payment schedule, and any conditions precedent. This contract protects both parties during the transaction.

Step 4: Document preparation and review

Gather all required documentation and have foreign documents translated and apostilled. Verify all paperwork meets legal requirements.

Step 5: Notarized public deed

Sign the final Escritura Pública before a licensed Peruvian notary. This creates the legally binding transfer document.

Step 6: Payment and tax settlement

Pay the purchase price, transfer tax (3% of property value), notary fees, and registration costs. Use bank transfers or certified instruments for security.

Step 7: Property registration

Register the transfer with SUNARP to finalize legal ownership. This process takes 6-16 business days and establishes your official property rights.

What documents are required, and which ones are optional but useful?

The documentation requirements for foreign land buyers are extensive but straightforward.

Mandatory documents from the buyer:

1. Valid passport with at least 6 months remaining validity
2. Peruvian Tax ID (RUC) obtained through SUNAT
3. Certified Spanish translation of all foreign documents
4. Marriage certificate (apostilled and translated) if married
5. Proof of funds and source of financing

Required documents from the seller:

1. Original chain of title from SUNARP registry
2. Certificado Registral Inmobiliario showing clear title
3. Municipal tax clearance certificate
4. Professional property appraisal
5. Identification and legal capacity documentation

Optional but highly recommended documents:

1. Power of Attorney for remote transactions
2. Bank statements demonstrating financial capacity
3. Independent property valuation report
4. Title insurance if available through providers
5. Environmental or zoning compliance certificates

It's something we develop in our Peru property pack.

Is it possible to buy land without being physically present in Peru?

Yes, foreigners can purchase land in Peru remotely by granting a notarized Power of Attorney.

The Power of Attorney must be executed at a Peruvian consulate in your home country, properly apostilled, and translated into Spanish by a certified translator. This document must specify exactly what powers you grant to your representative, including the authority to sign contracts, make payments, and complete registration procedures.

Many foreign buyers use trusted local lawyers, established real estate agents, or reliable personal contacts as their representatives. The representative can handle all aspects of the transaction on your behalf, from negotiations to final registration.

However, remote buying increases risks, so choose your representative carefully and ensure they provide regular updates and documentation throughout the process. Consider visiting Peru after the purchase to verify the property and establish local relationships.

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.

What are the typical mistakes and pitfalls foreigners make when buying land?

Foreign buyers commonly make several avoidable mistakes that can result in financial losses or legal complications.

Border zone violations top the list of serious errors.

Many foreigners unknowingly attempt to purchase land within the 50-kilometer restricted border zone, which can result in property confiscation and legal penalties. Always verify the exact distance from international borders before proceeding.

Title verification failures cause significant problems.

Relying solely on seller-provided documentation instead of conducting independent title searches through SUNARP leads to purchases of properties with unclear ownership, existing liens, or fraudulent titles.

Additional common mistakes include:

1. Purchasing communal or indigenous land without proper legal status
2. Buying land with zoning restrictions that prevent intended use
3. Paying inflated "foreigner prices" without proper market research
4. Rushing transactions without adequate due diligence periods
5. Failing to verify building permits and development rights
6. Not understanding ongoing tax obligations and municipal requirements

What do foreigners usually use the land for once they buy it?

Foreign land buyers in Peru typically focus on specific use categories that align with investment goals or lifestyle preferences.

Vacation and retirement homes represent the largest category.

Many buyers purchase land in scenic areas like the Sacred Valley, coastal regions, or colonial cities to build personal residences for part-time or permanent relocation.

Tourism-related investments are increasingly popular.

Foreigners develop hotels, vacation rentals, eco-lodges, and adventure tourism facilities, particularly near Machu Picchu, in beach areas, or in the Amazon region.

Commercial development projects attract business-minded investors.

This includes restaurants, retail spaces, coworking facilities, and service businesses targeting both local and international markets.

Agricultural investments appeal to some foreign buyers.

Organic farming, specialty crops, and sustainable agriculture projects are developing in suitable climate zones outside restricted areas.

What are the average land prices across different regions, and what is the long-term market outlook?

Land prices in Peru vary significantly by region, with Lima commanding premium rates and rural areas offering affordable entry points.

The long-term outlook for Peruvian land markets remains positive through 2025-2027. Economic stability, growing tourism infrastructure, and increasing foreign investment are driving price appreciation in key regions.

It's something we develop in our Peru property pack.

What are all the taxes, fees, and additional costs involved, and can foreigners pay in cash or get a mortgage—with what rates, conditions, and tips to actually secure one?

The total cost of purchasing land in Peru typically adds 4-6% to the property's purchase price.

Cash payments are common and legally accepted.

Most transactions in Peru are completed with cash payments, though anti-money laundering regulations require proof of funds for larger purchases. Bank transfers, certified checks, and wire transfers provide better security and documentation.

Mortgage financing for foreigners is limited but possible.

Peruvian banks rarely offer mortgages to non-residents, but foreigners with established residency can sometimes qualify. Requirements include 20-30% down payments, annual interest rates of 7-11%, strong income documentation, and excellent credit history.

Tips for securing financing:

1. Establish a Peruvian bank account and financial history before applying
2. Provide extensive documentation of foreign income and assets
3. Consider working with international banks that have Peruvian operations
4. Explore developer financing options for new construction projects
5. Build relationships with local financial institutions over time

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.

Sources

1. The LatinVestor - Moving to Peru and Buying Property
2. The LatinVestor - How to Buy Land in Peru
3. The LatinVestor - Foreigners Buying Land in Peru
4. Aparthotel - Can Foreigners Buy Real Estate in Peru
5. The LatinVestor - Peru Real Estate for Foreigners
6. Armenian Lawyer - Peru Rentista Program
7. Buch Dein Visum - Real Estate in Peru
8. Global Property Guide - Peru Buying Guide
9. The LatinVestor - Peru Property Ownership for US Citizens
10. The LatinVestor - Peru Price Forecasts