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
If you're curious about how much it costs to buy a home in Peru, you're in the right place.
We've gathered the latest data on housing prices in Peru and organized everything so it's easy to understand.
This blog post is constantly updated with fresh numbers from official sources and trusted property portals.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Peru.
Insights
- In Peru in 2026, the median home price sits around S/ 360,000 (about $106,000), which is actually lower than Lima's typical apartment because cheaper regional markets pull the national figure down.
- Lima's prime districts like Barranco and San Isidro command prices above S/ 9,000 per square meter, while peripheral areas like San Martin de Porres stay below S/ 3,000 per square meter.
- Over the past decade, Peru housing prices rose just 14% in nominal terms, but actually fell about 10% in real terms once you account for inflation.
- New construction in Peru typically costs 10% more than existing homes, driven by modern amenities, better layouts, and lower near-term maintenance costs.
- The gap between listing prices and actual sale prices in Peru averages around 7%, meaning buyers can often negotiate a meaningful discount.
- About 72% of Peru's formal housing market consists of apartments and condos, making houses and villas a smaller share of available inventory.
- Peru's government housing program finances homes up to S/ 464,200, which helps define the realistic "entry-level" price band for many buyers.
- Buyers in Peru should budget an extra 6% to 10% on top of the purchase price for taxes, notary fees, and registry costs.
What is the average housing price in Peru in 2026?
The median housing price is more useful than the average because it tells you what a typical buyer actually pays, without being skewed by a few ultra-expensive luxury properties.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like Peru's Central Bank (BCRP) and the Urbania property portal, all of which we manually double-checked.
The median housing price in Peru in 2026 is approximately S/ 360,000 (about $106,000 or €91,000), while the average housing price sits higher at around S/ 480,000 (about $141,000 or €122,000). This gap exists because expensive Lima properties push the average up, while the median reflects what most buyers actually encounter.
About 80% of residential properties on the Peru market in 2026 fall within a price range of S/ 220,000 to S/ 950,000 (roughly $65,000 to $280,000 or €56,000 to €240,000).
A realistic entry range for Peru in 2026 is S/ 180,000 to S/ 320,000 (about $53,000 to $94,000 or €46,000 to €81,000), which would get you something like a 55-square-meter, 2-bedroom existing apartment in a more affordable Lima district like San Martin de Porres.
For luxury properties in Peru in 2026, expect to pay between S/ 1,700,000 and S/ 6,000,000 (about $500,000 to $1,760,000 or €430,000 to €1,520,000), which could get you a 220-square-meter penthouse with high-end finishes in San Isidro's prime financial district.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Peru.
Are Peru property listing prices close to the actual sale price in 2026?
In Peru in 2026, listing prices typically run about 7% higher than actual closed sale prices, with most transactions landing somewhere in a 5% to 10% discount range.
This gap exists because sellers in Peru often start with optimistic asking prices, while buyers have room to negotiate, especially for properties that have been on the market for a while. The discount tends to be smaller in Lima's most desirable districts like Miraflores and San Isidro, where demand is strong, and larger in peripheral areas or during slower market periods.
Get fresh and reliable information about the market in Peru
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What is the price per sq m or per sq ft for properties in Peru in 2026?
As of early 2026, the typical price per square meter in Lima (Peru's main market) is around S/ 6,820 per sqm (about $2,006 per sqm or €1,727 per sqm), which works out to roughly S/ 634 per sqft (about $186 per sqft or €160 per sqft). These figures represent Lima's city-wide average, with individual properties varying significantly by location and condition.
Prime, walkable districts with strong amenities and security like San Isidro, Miraflores, and Barranco have the highest price per square meter in Peru in 2026, while peripheral areas with longer commutes like San Martin de Porres and parts of Callao have the lowest.
In Peru's most expensive neighborhoods, you'll find prices ranging from S/ 8,400 to S/ 10,300 per sqm (about $2,470 to $3,030 per sqm), particularly in Barranco and San Isidro. On the other end, more affordable districts like San Martin de Porres range from S/ 2,600 to S/ 3,200 per sqm (about $765 to $940 per sqm).
How have property prices evolved in Peru?
Compared to one year ago in January 2025, Peru housing prices have risen by about 4% in nominal terms (or roughly 2% after adjusting for inflation). This modest increase reflects cheaper mortgage credit compared to the 2022-2023 peak, combined with limited new supply in Lima's most sought-after districts.
Looking back ten years to January 2016, Peru housing prices have only climbed about 14% in nominal terms, but actually declined around 10% in real (inflation-adjusted) terms. This long period of flat real prices reflects a post-boom normalization after Peru's earlier housing cycle peaked in the mid-2010s, plus mixed economic conditions that kept demand and wage growth uneven.
By the way, we've written a blog article detailing the latest updates on property price variations in Peru.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Peru.
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.
How do prices vary by housing type in Peru in 2026?
In Peru's housing market in 2026, apartments and condos make up about 72% of available properties, followed by urban houses at 18%, townhouses at 5%, luxury villas at 3%, and residential land at 2%, because formal urban development in Lima and other major cities heavily favors multi-unit apartment buildings.
Average prices by property type in Peru as of the first half of 2026 look like this: apartments average around S/ 420,000 ($124,000 or €106,000), small houses run about S/ 520,000 ($153,000 or €132,000), townhouses come in at S/ 600,000 ($177,000 or €152,000), premium Lima apartments reach S/ 1,100,000 ($324,000 or €279,000), luxury houses and villas average S/ 2,600,000 ($765,000 or €658,000), and residential land plots sit around S/ 450,000 ($132,000 or €114,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Peru?
- How much should you pay for a house in Peru?
- How much should you pay for lands in Peru?
How do property prices compare between existing and new homes in Peru in 2026?
In Peru in 2026, new construction typically costs about 10% more than comparable existing homes, with the premium ranging from 5% to 15% depending on the specific property and location.
This premium exists because newer buildings offer modern amenities like parking, elevators, and shared spaces that buyers are willing to pay extra for, plus they come with lower near-term maintenance risk and are often easier to finance and insure.
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How do property prices vary by neighborhood in Peru in 2026?
Miraflores is one of the most popular neighborhoods for expats in Peru, with its walkable streets, coastal access, and abundant cafes and services. An 80-square-meter apartment here typically costs around S/ 700,000 ($206,000 or €177,000), with prices per square meter ranging from S/ 7,900 to S/ 9,600.
San Isidro serves as Lima's premium business and embassy district, attracting buyers who want high-end security and top-tier retail. A 90-square-meter apartment in San Isidro runs about S/ 833,000 ($245,000 or €211,000), with per-square-meter prices ranging from S/ 8,300 to S/ 10,200.
Barranco has emerged as Lima's boutique lifestyle hub, known for its arts scene and newer high-end developments. A 75-square-meter apartment in Barranco costs around S/ 703,000 ($207,000 or €178,000), with per-square-meter prices at the top of Lima's range between S/ 8,400 and S/ 10,300.
You will find a much more detailed analysis by areas in our property pack about Peru. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Barranco | Lifestyle / Arts | S/ 760k-1.1m ($224k-324k) | S/ 8,400-10,300 ($2,470-3,030) | S/ 780-960 ($229-282) |
| San Isidro | Premium / Business | S/ 750k-1.2m ($221k-353k) | S/ 8,300-10,200 ($2,440-3,000) | S/ 770-950 ($227-279) |
| Miraflores | Expat / Coastal | S/ 640k-1.1m ($188k-324k) | S/ 7,900-9,600 ($2,320-2,820) | S/ 735-892 ($216-262) |
| Jesus Maria | Family / Central | S/ 520k-860k ($153k-253k) | S/ 6,700-8,200 ($1,970-2,410) | S/ 620-760 ($183-224) |
| San Borja | Family / Quiet | S/ 520k-860k ($153k-253k) | S/ 6,500-7,900 ($1,910-2,320) | S/ 600-735 ($177-216) |
| Lince | Commute / Central | S/ 500k-820k ($147k-241k) | S/ 6,400-7,900 ($1,880-2,320) | S/ 595-735 ($175-216) |
| Magdalena del Mar | Lifestyle / Coastal | S/ 480k-800k ($141k-235k) | S/ 6,300-7,700 ($1,850-2,260) | S/ 585-715 ($172-210) |
| Surquillo | Value / Central | S/ 430k-740k ($126k-218k) | S/ 6,200-7,500 ($1,820-2,210) | S/ 575-700 ($169-205) |
| Santiago de Surco | Family / Large | S/ 420k-760k ($124k-224k) | S/ 6,100-7,500 ($1,790-2,210) | S/ 565-700 ($166-205) |
| Pueblo Libre | Family / Value | S/ 360k-650k ($106k-191k) | S/ 5,700-6,900 ($1,680-2,030) | S/ 530-640 ($156-189) |
| San Miguel | Family / Coastal Value | S/ 340k-620k ($100k-182k) | S/ 5,500-6,700 ($1,620-1,970) | S/ 510-620 ($150-183) |
| La Molina | Family / Suburban | S/ 300k-700k ($88k-206k) | S/ 4,900-6,000 ($1,440-1,760) | S/ 455-560 ($134-164) |
How much more do you pay for properties in Peru when you include renovation work, taxes, and fees?
In Peru in 2026, buyers should expect to pay an additional 6% to 10% on top of the purchase price for an existing home, covering transfer taxes, notary fees, and registry costs.
If you buy a property around $200,000 (about S/ 680,000) in Peru, your additional costs would run between S/ 41,000 and S/ 68,000 ($12,000 to $20,000). That brings your total all-in cost to roughly S/ 721,000 to S/ 748,000 ($212,000 to $220,000).
For a property around $500,000 (about S/ 1,700,000), the additional fees and taxes would add S/ 102,000 to S/ 170,000 ($30,000 to $50,000), bringing your total cost to approximately S/ 1,802,000 to S/ 1,870,000 ($530,000 to $550,000).
At the $1,000,000 level (about S/ 3,400,000), expect to add S/ 204,000 to S/ 340,000 ($60,000 to $100,000) in closing costs, and if you plan any renovation work, budget another 5% to 15% on top, which could bring your total to S/ 3,740,000 to S/ 4,250,000 ($1,100,000 to $1,250,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Peru.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Peru
| Expense | Type | Estimated Cost Range |
|---|---|---|
| Alcabala (Transfer Tax) | Tax | 3% of the property value after deducting 10 UIT (about S/ 51,500 in 2026). For a S/ 500,000 property, this means paying 3% on S/ 448,500, which equals roughly S/ 13,500 ($3,970). This tax is always paid by the buyer. |
| Notary and Public Deed | Fees | Typically 0.5% to 1.0% of the property value. For a S/ 500,000 property, expect to pay S/ 2,500 to S/ 5,000 ($735 to $1,470). Costs vary depending on the notary and property complexity. |
| SUNARP Registration | Fees | Usually a few hundred to a few thousand soles depending on the registry acts required. For most residential transactions, budget S/ 500 to S/ 3,000 ($150 to $880). The exact amount depends on the official fee schedule. |
| Bank Appraisal and Origination | Fees | If you take out a mortgage, expect to pay S/ 1,000 to S/ 4,000 ($300 to $1,180) for appraisal and loan origination fees. These costs are only relevant if you are financing the purchase. Cash buyers can skip this expense. |
| Light Renovation | Renovation | About 5% of the purchase price for cosmetic updates like paint, fixtures, and minor repairs. For a S/ 500,000 property, that means S/ 25,000 ($7,350). This is optional but common for older properties. |
| Major Renovation | Renovation | 10% to 15% of the purchase price for significant work like kitchen remodels, bathroom updates, or electrical and plumbing upgrades. For a S/ 500,000 property, budget S/ 50,000 to S/ 75,000 ($14,700 to $22,000). Scope varies widely based on property condition. |
We made this infographic to show you how property prices in Peru compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Peru in 2026 with different budgets?
With $100,000 (about S/ 340,000) in Peru in 2026, you could buy a 95-square-meter existing 3-bedroom apartment in San Martin de Porres with basic finishes, a 70-square-meter existing 2-bedroom apartment in Callao from the mid-2000s, or a 65-square-meter existing 2-bedroom apartment in Brena with no building amenities.
With $200,000 (about S/ 680,000), your options expand to a 100-square-meter existing 3-bedroom apartment with parking in Surquillo, a 90-square-meter existing 3-bedroom apartment in a central Jesus Maria location, or a 75-square-meter existing 2-bedroom apartment in Miraflores (entry-level for this premium district).
With $300,000 (about S/ 1,020,000), you could purchase a 110-square-meter new 3-bedroom apartment with modern finishes in Miraflores, a 150-square-meter existing large apartment in family-friendly Surco, or a 120-square-meter renovated 3-bedroom apartment in San Isidro's edge zones.
With $500,000 (about S/ 1,700,000), you enter premium territory and could buy a 180-square-meter new 3-bedroom apartment in a Barranco lifestyle building, a 160-square-meter new 3-bedroom apartment with amenities and two parking spots in San Isidro, or an older 250 to 300-square-meter family house in La Molina that needs updates.
With $1,000,000 (about S/ 3,400,000), you can access luxury options like a 220 to 260-square-meter premium penthouse with terrace in San Isidro's prime zones, a 300-square-meter renovated large apartment in Miraflores's top micro-zones, or a high-end 400-square-meter house with garden and security in La Molina's best pockets.
With $2,000,000 (about S/ 6,800,000), you're at the top of Peru's residential market and could purchase a 350-square-meter signature full-floor penthouse in San Isidro, a 600-square-meter luxury villa with pool and garden on a gated street in La Molina, or an ultra-prime 300 to 400-square-meter new-build trophy unit in Barranco or Miraflores with ocean or park views.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Peru.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Peru, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| BCRP Housing Indicators | Peru's central bank publishes this long-running, documented housing market indicator set with consistent methodology. | We used it to anchor official-style residential pricing signals for Lima based on listed prices. We also used its caveat about asking prices to estimate the gap between list and sale prices. |
| Urbania Index Lima | Urbania is a major national property portal with a published, recurring index and stated methodology. | We used it as our most detailed, transparent public dataset for Lima prices per square meter. We used its district rankings to build neighborhood ranges and budget-based examples. |
| BCRPData USD Exchange Rate | This is the central bank's official time series portal for exchange rates. | We used it to convert between Peruvian soles and US dollars using the latest observed monthly averages. We then made a small, explicit January 2026 estimate based on the 2025 trend. |
| BCRPData EUR Exchange Rate | Same authority as above, providing official euro exchange rate data. | We used it to convert between Peruvian soles and euros consistently with the central bank's published series. We also inferred the implied USD/EUR cross-rate for January 2026 conversions. |
| BCRP Hedonic Price Index | This is an official, model-based hedonic index designed to track price changes over time consistently. | We used it to estimate 1-year and 10-year nominal price changes in a consistent way. We then inflation-adjusted those changes using official CPI data. |
| INEI CPI Bulletins | INEI is Peru's national statistics office and the official publisher of consumer price index data. | We used it to anchor inflation for real-price comparisons. We kept our real-price interpretations consistent with official CPI reporting. |
| Fondo MIVIVIENDA | This is an official government program page with explicit eligible home value ranges. | We used it to sanity-check what entry-level and mass-market prices look like for financed buyers. We used it to define a realistic entry range in Peru terms, not just Lima prime. |
| SAT Lima Alcabala | This is the official tax administration site for Lima explaining the property transfer tax. | We used it to estimate the buyer's unavoidable tax cost of 3% after deducting 10 UIT. We incorporated this into our all-in cost examples. |
| SUNARP Fee Schedule | This is the official registry authority publishing the legal fee schedule for property registrations. | We used it to justify including registry fees in closing cost ranges. We kept estimates as ranges because exact totals depend on the specific acts and fee tables. |
| Reuters | Reuters is a globally recognized news agency providing reliable financial and economic reporting. | We referenced Reuters coverage to provide context on Peru's monetary policy and interest rate environment. We used this to explain why credit conditions improved compared to 2022-2023. |
| BCRP Main Website | Peru's Central Reserve Bank is the primary monetary authority and publishes comprehensive economic data. | We used BCRP publications to cross-reference housing market data and validate price trends. We relied on their methodology notes to understand data limitations. |
| INEI Main Website | INEI is Peru's official national statistics institute responsible for census and economic data. | We used INEI data to understand demographic and economic context for housing demand. We referenced their inflation data for real-price calculations. |
| Urbania Portal | Urbania is one of Peru's largest property listing platforms with extensive market coverage. | We used their published price data and district breakdowns as our primary source for Lima prices. We referenced their typical unit examples for concrete price illustrations. |
| Gob.pe Government Portal | This is Peru's official government services portal providing authoritative information on programs and regulations. | We used it to verify government housing program details and eligibility criteria. We referenced it for official tax and fee information. |
| SUNAT | SUNAT is Peru's national tax authority responsible for tax administration and collection. | We used SUNAT information to understand tax implications of property transactions. We referenced their guidelines for tax calculation methodology. |
| SUNARP Main Website | SUNARP is Peru's national property registry with authoritative data on registration procedures and fees. | We used SUNARP to verify registry costs and procedures for property transfers. We referenced their fee schedules to estimate closing costs. |
| Adondevivir | Adondevivir is another major Peruvian property portal providing market listings and pricing data. | We used it as a secondary source to cross-check pricing patterns across Lima districts. We compared their listings with Urbania data for validation. |
| Properati Peru | Properati is a regional property platform covering multiple Latin American markets including Peru. | We referenced Properati listings to validate price ranges in specific neighborhoods. We used their data as an additional check on market pricing. |
| Numbeo | Numbeo provides crowd-sourced cost of living data including real estate prices across cities worldwide. | We used Numbeo as a supplementary reference to validate Lima pricing against international benchmarks. We compared their data with official sources for consistency. |
| Global Property Guide | Global Property Guide provides research and data on residential property markets worldwide. | We referenced their Peru analysis to understand how the market compares regionally. We used their rental yield data to contextualize purchase prices. |
| CAPECO | CAPECO is Peru's construction chamber representing the building industry with market research. | We used CAPECO reports to understand new construction trends and pricing. We referenced their supply data to explain market dynamics. |
| MEF Peru | The Ministry of Economy and Finance publishes official economic data and policy information. | We used MEF data to understand macroeconomic context affecting housing markets. We referenced their UIT values for tax calculations. |
| SBS Peru | The Superintendency of Banking and Insurance provides official data on mortgage markets and lending. | We used SBS data to understand mortgage rates and lending conditions. We referenced their reports to explain credit availability for homebuyers. |
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