How do you buy property in Peru as a foreigner?

What can I legally buy and truly own as a foreigner in Peru?

What property types can foreigners legally buy?

Apartments, houses, duplexes, beach homes, titled urban lots and whole residential buildings: everything a Peruvian can buy, in your own name and with no time limit.

The one real limit: within 50 km of the borders, foreigners cannot own or possess property, directly or indirectly, unless a Supreme Decree approved by the Council of Ministers declares a public necessity (Article 71 of the Constitution).

So an apartment in Lima, a house in Arequipa or a unit in Cusco is fine. Be careful in Tumbes (Ecuador border), parts of Tacna (Chile) and Puno (Bolivia), Madre de Dios (Brazil and Bolivia) and much of Loreto (Ecuador, Colombia and Brazil).

There are no foreigner quotas in buildings, unlike in some countries. What you should focus on is clean title, your right to sign, and where the plot is.

Can I own land in my own name?

Yes. A foreigner can own titled land in their own name, as long as it is outside the 50 km border strip. Farmland is not restricted either.

Legal does not mean safe. Rural land, beach land, informal subdivisions and communal land (comunidades campesinas) often come with titles that are incomplete, disputed or never registered. In the Sacred Valley, residential plots were listed at about $149 per m² in October 2026 (TuLugar), and many need a serious title check.

The safer route is a registered urban lot or an apartment with its own SUNARP record, because you can check who owns it before you pay. A Peruvian company does not get you around the border rule: the Constitution covers indirect ownership too.

What other foreign-ownership rules should I know?

The other rule that trips up foreigners is not about owning, it's about signing. If you are in Peru as a tourist, or on a temporary status without a carné de extranjería, you need Migraciones' special permit to sign contracts (permiso especial para firmar contratos) before the notary will let you sign.

The permit is requested online, has been free since October 2023, usually arrives by email right away (sometimes up to 5 business days) and is valid for up to 30 days. Ask for it once you have a signing date, not before.

Expect identity checks, notary checks, tax checks and SUNARP registration: in Peru, ownership is what the registry says, not what the contract says.

The 50 km border rule has not changed in 2026, including after Keiko Fujimori took office on July 28, 2026.

What’s the biggest ownership mistake foreigners make?

Thinking that a private contract, a developer's promise or a PDF from the seller is the same as clean ownership at SUNARP.

Buyers who make that mistake find the mortgage, the lawsuit, the pending transfer, the wrong seller, the inheritance problem or the unregistered extension after they have paid.

The other classics: a plot inside the border strip, unpaid municipal taxes that stay with the property, illegal extensions, trusting a power of attorney without checking it, and beach lots bought without urban planning checks.

Which visa or residency status changes what I can do in Peru?

Do I need a specific visa to buy property?

No. A tourist can buy, with a passport, as long as they can legally sign: that means the Migraciones signing permit if you are on a tourist entry.

You don't need a RUC (tax number) just to buy. You will need one if you rent the place out, sell it with tax due, or start paying Peruvian taxes.

The usual document set: passport, valid immigration status, the signing permit if needed, proof of funds, an address the notary accepts, and sometimes a power of attorney.

Does buying property help me get residency and citizenship?

No. Buying a home, whatever the price, does not give you residency, permanent residency or citizenship.

The investor visa needs S/ 500,000 ($145,000) invested in a Peruvian business; an apartment for yourself does not count. The route most owners use is the rentista visa, which needs at least $1,000 a month of permanent passive income, such as a pension. Migraciones gives itself 30 business days to answer either application.

Permanent residence can come after 3 consecutive years for some resident categories, such as workers and investors; Migraciones' page doesn't list rentistas, so don't count on it. Naturalization takes 2 years of residence today and will take 5 once Law 32421 applies, with an exam either way. Owning property shortens none of this.

Can I legally rent out property on my visa?

Yes. Your nationality and visa don't stop you from renting out a home you own, but the rent is taxed by SUNAT: 5% of the gross rent, resident or not.

You don't have to live in Peru. If you live abroad, a local manager or accountant handles the lease, repairs and monthly tax, and a Peru-resident tenant withholds the 5% and pays it for you.

Two rules catch foreign landlords. Foreign tenants and Airbnb guests must be registered with Migraciones (DS 011-2024-IN). And running the rental yourself while in Peru on a tourist entry is closer to working than to owning, so keep the day-to-day with a local manager.

How does the buying process actually work step-by-step in Peru?

What are the exact steps to buy property?

The usual order: choose the property, pull the SUNARP record and the CRI, check the seller's identity and authority, check the municipal taxes and zoning, sign a purchase agreement (minuta), sign the escritura pública at the notary, pay the alcabala, then the notary files the transfer with SUNARP and you update the municipal records in your name.

You don't have to be there for every step: a power of attorney lets a representative sign, pay and register for you (see below).

The deal becomes serious when you sign the minuta and pay a deposit, but you are only safe once SUNARP has registered you as the owner.

For a clean apartment, count about 3 to 8 weeks. Older houses, inherited homes, informal extensions, subdivisions and beach lots often take 2 to 4 months. These are our estimates; there is no official average.

Is it mandatory to get a lawyer or a notary to buy a property?

The notary, yes in practice: without an escritura pública signed before a notary, SUNARP won't register the transfer. The notary usually charges about S/ 250 ($73) to S/ 1,500 ($435) for the deed.

A lawyer is not required, but for a foreigner it is money well spent. The notary formalizes the deal; your lawyer protects you, by checking the title, the seller's authority, tax debts, municipal issues and the contract. A title, lien and permit check usually costs about S/ 1,500 ($435) to S/ 8,000 ($2,350), depending on how messy the file is.

Put in writing what the lawyer checks: SUNARP record, CRI, seller ID, any power of attorney, municipal taxes, zoning and, outside the big cities, the distance to the border.

The agent is usually paid by the seller, 3% to 5% of the price. If you hire your own buyer's agent, you pay them.

Can you buy property in Peru without being there?

Yes, it is a common way to buy. You give a power of attorney (poder) to someone you trust in Peru, usually your lawyer, and they sign the escritura, pay and follow the SUNARP registration for you.

Two ways to sign it from abroad: at a Peruvian consulate, or before a local notary in your country with an apostille and an official Spanish translation. The US, the UK and EU countries all use the apostille. Back in Peru, a power used for a property deal is usually registered at SUNARP first, and the notary will ask for a recent certificate showing it is still valid (vigencia de poder).

Make it narrow: name the property (address and partida number), the maximum price and an end date. A broad "general power" lets the holder sell or mortgage what you own, which is one of the classic ways foreigners lose money.

Visit at least once if you can, or have the lawyer send a video of the apartment, the building and the street. In Lima, with the state of emergency over extortion extended several times in 2025 and 2026, ask the building administrator and the neighbors about security before you commit (the latest extension, DS 142-2026-PCM, runs for 60 days from October 28, 2026).

Once you own, sign up for SUNARP's free Alerta Registral: you get an email whenever someone files anything on your property, which is your best protection against fraud while you live abroad.

What checks should I run so I don’t buy a problem property in Peru?

How do I verify title and ownership history?

At SUNARP, the public registry. Ask for the partida registral (or copia literal) of the property, plus the CRI, the certificate that sums up owners and charges.

The CRI covers at least 10 years of ownership history and 30 years of charges, which is the look-back you want.

Stop the deal if the seller's name, authority, marital status, power of attorney or the property description doesn't match the SUNARP record. A married seller usually needs the spouse to sign too.

How do I confirm there are no liens?

Order the CRI and read the cargas y gravámenes section: current charges, encumbrances, annotations and pending filings.

Ask about mortgages, court seizures (embargos), pending transfers, blocked registrations, easements and lawsuits that could stop a clean sale. A mortgage can be cancelled at closing with the sale money, but the bank's release must be in the deed.

The best proof is a CRI you order yourself, or check through SUNARP's online verification, not a PDF the seller sends you.

How do I check zoning and permitted use?

At the district municipality. A clean SUNARP title does not mean the building or its use is legal.

The key document is the Certificado de Parámetros Urbanísticos y Edificatorios: permitted use, height limits and building rules. Also ask the seller for the municipal receipts showing predial and arbitrios are paid, since unpaid municipal taxes stay with the property.

The classic trap: a house, beach lot or extended penthouse where the title looks fine but the extra floor or the terrace was never declared to the municipality. You inherit the problem, and the bank may refuse to lend on it.

Can I get a mortgage as a foreigner in Peru, and on what terms?

Do banks lend to foreigners for homes in Peru?

To residents, yes; to non-residents, rarely. A foreigner with a carné de extranjería and Peruvian income the bank can verify can be considered, and Interbank and Scotiabank advertise up to 90% of the price over up to 30 years for approved borrowers.

We found no standard mortgage for a non-resident with only foreign income. When a bank does look at one, expect 30% or more down, spotless papers and sometimes a guarantor. As a foreign resident, plan on 20% to 40% down.

What gets you approved is local proof: a residency card, Peruvian income, several months of deposits in a Peruvian account and a clean record with the SBS.

Which banks are most foreigner-friendly?

The four to try are BCP, BBVA Perú, Scotiabank Perú and Interbank. They have the biggest mortgage books and the most experience with resident foreigners; the two international ones may read foreign documents more easily.

Mortgage lending is growing: loans granted were up about 13% over the year to May 2026 (CAPECO). That helps residents, not non-residents.

If you don't live in Peru, the realistic options are cash or a developer's payment plan on a new build, paid in stages until delivery.

What mortgage rates are foreigners offered?

There is no published "foreigner rate". The SBS average for new mortgages was 7.61% in soles on October 20, 2026, and 7.11% in dollars on October 16, with the BCRP policy rate at 4.25%. A thin file or foreign income usually lands above the average.

Example: a $155,000 (about S/ 533,000) apartment, 20% down, 20 years in dollars at 7.11%, costs about $953 a month, and the bank will want roughly $3,177 of monthly net income.

If you earn in dollars, borrow in dollars: the gap with soles is only half a point, and most Miraflores, San Isidro and Barranco apartments are priced in dollars. Most loans are fixed-rate, which is also the simplest choice.

What will taxes, fees, and ongoing costs look like in Peru?

What are the total closing costs as a percent?

About 3% to 4% of the price on a resale, and about 1% to 2% on a new apartment bought from the developer. The 5% to 7% you often read online is too high once you do the math with the 2026 numbers.

The biggest item is the alcabala: 3% of the value above the first 10 UIT, so the first S/ 55,000 ($16,000) are tax-free in 2026. The buyer pays it on a resale. A developer's first sale is exempt, except on the land share; IGV (18%) applies there instead, on the building part only, and it is already in the asking price.

Example on a $150,000 (about S/ 516,000) apartment:

$150,000 apartment (S/ 516,000)	Resale	New, from the developer
Alcabala (3% above S/ 55,000)	S/ 13,830	S/ 2,220 (land share only, 25% assumed)
SUNARP (0.3% + S/ 44.50)	S/ 1,592	S/ 1,592
Notary	S/ 250 to S/ 1,500	S/ 250 to S/ 1,500
Total	S/ 15,672 to S/ 16,922 ($4,550 to $4,900), 3.0% to 3.3%	S/ 4,062 to S/ 5,312 ($1,200 to $1,550), 0.8% to 1.0%

Add a basic lawyer review (from about S/ 1,500) and you are at about 3.3% to 3.6% on a resale; a messy file with a full legal check can push it close to 5%. The agent is normally paid by the seller.

What annual property tax should I budget?

The impuesto predial is charged by the district on the municipal valuation (autovalúo), which is usually well below the market price. The rates are progressive: 0.2% up to 15 UIT, 0.6% from 15 to 60 UIT, and 1% above.

Examples: a valuation of S/ 150,000 pays about S/ 570 ($165) a year, S/ 300,000 about S/ 1,470 ($425), and S/ 600,000 about S/ 4,350 ($1,250).

Add the arbitrios (garbage, parks, street security), set by each district, and the building fee (mantenimiento), which varies too much for an average. Ask for the last 12 months of receipts before you buy. When you rent the place out, the tenant usually pays the building fee.

How is rental income taxed for foreigners?

At 5% of the gross rent, whether you live in Peru or not. For a resident it is written as 6.25% on 80% of the rent, which comes to the same thing, and you can't deduct real expenses on top.

Example: a S/ 2,281 ($665) monthly rent (the Urbania index for a 60 m² 2-bedroom in Lima, July 2026) means about S/ 114 ($33) of tax a month, or S/ 1,369 ($400) a year.

A resident landlord registers for a RUC and pays monthly. For a non-resident, a Peru-resident tenant withholds the 5%; otherwise you pay it yourself. An Airbnb run like a small hotel (several units, cleaning, breakfast) can be taxed as a business, with 18% IGV on top. And there is no US-Peru tax treaty, so Americans also declare the rent at home.

What insurance is common and how much?

If you take a mortgage, the bank requires property insurance (fire, earthquake and building damage) plus life insurance on the loan (desgravamen), and adds both to the monthly payment. Ask the bank to show them line by line.

Without a loan, insurance is optional, but in an earthquake country it is worth having, especially in an older building or on the coast.

We found no reliable average premium: the price depends on the insured value, the building's age and structure, the area and the earthquake deductible you choose. Get two or three quotes for your own apartment.

How do you get your money into Peru, and back out when you sell?

Peru has no exchange controls: you can bring dollars in, hold them, convert them and send sale money back abroad through a bank. Expect the bank to ask where the money comes from, and, when you send sale money out, proof the tax on the sale was paid.

Pay everything through a bank. Any payment of S/ 2,000 or $500 and up must use a traceable channel (transfer, cheque, card), and the notary writes down how you paid. Cash you can't trace becomes a tax problem, including when you sell. The bank tax (ITF) is tiny: 0.005%, or $7.50 on $150,000.

Pay in the currency of the price. Most Miraflores, San Isidro and Barranco apartments are priced in dollars, so the exchange rate doesn't change what you pay. The sol was at about 3.44 per dollar on October 22, 2026, a little weaker than a month earlier but stronger than its 2025 average of 3.56, so homes priced in soles cost more in dollars than in 2024 or 2025.

Plan the exit on day one. As a non-resident seller you pay 5%, withheld by a Peru-resident buyer. Without SUNAT's certificate of recovery of invested capital, it is 5% of the whole price: on a $180,000 (about S/ 619,000) sale, $9,000 instead of about $1,500 on a $30,000 gain. Keep every deed, invoice and bank transfer, and ask for the certificate before you sign the sale.

Peru has no inheritance tax, so your heirs won't pay one, but they still go through a notarial or court process and pay notary and registry fees. A Peruvian will, or a clear will at home with an apostille, saves them months.