Authored by the expert who managed and guided the team behind the Peru Property Pack
Get all the data you need about the real estate market in Lima
This blog post explains the current housing prices in Lima in 2026, using the latest market data available as of June 2026.
We constantly update this article so readers can follow the Lima real estate market with fresh and easy-to-read numbers.
You will find average prices, price per square meter, neighborhood ranges, buying costs, and examples of what different budgets can buy in Lima.
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 Lima.
Insights
- The average apartment asking price in Lima reached about S/6,886 per m² in April 2026, which is around US$1,967 per m² at our rounded exchange rate.
- A realistic median home price in Lima in 2026 is about S/410,000, or roughly US$117,000, because many homes are compact apartments rather than large houses.
- Lima housing prices rose in soles over the past year, but most of the gain was modest after inflation, so buyers should not assume a boom market.
- San Isidro, Barranco and Miraflores remain the most expensive Lima districts, with many good apartments above S/8,500 per m².
- The better-value central districts in Lima are often Lince, Jesús María, Magdalena del Mar, Pueblo Libre and San Miguel.
- Most residential demand in Lima is for apartments, not houses, because formal new supply is concentrated in multi-family buildings.
- New homes in Lima often cost about 8% to 15% more than similar existing homes, mainly because of amenities, security and lower immediate repair needs.
- For a normal existing-home purchase in Lima, buyers should usually budget 4% to 6% extra for closing costs before renovation.
- A US$200,000 budget is a strong mid-market budget in Lima in 2026, especially for apartments in Jesús María, San Miguel or Santiago de Surco.
What is the average housing price in Lima in 2026?
The median housing price in Lima in 2026 is more useful than the average housing price because a few expensive homes in San Isidro, Miraflores and Barranco can make the average look higher than what most buyers actually pay.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
In 2026, the median housing price in Lima is about S/410,000, or about US$117,000, or about €101,000. The average housing price in Lima in 2026 is about S/465,000, or about US$133,000, or about €114,000.
For about 80% of the residential property market in Lima in 2026, a realistic price range is S/230,000 to S/1,100,000, or about US$66,000 to US$314,000, or about €57,000 to €270,000.
A realistic entry range in Lima in 2026 is S/140,000 to S/260,000, or about US$40,000 to US$74,000, or about €34,000 to €64,000, which usually means an existing 40 to 55 m² apartment in San Martín de Porres, Callao, Los Olivos or San Juan de Miraflores.
A typical luxury property in Lima in 2026 costs about S/1,200,000 to S/4,500,000, or about US$343,000 to US$1,286,000, or about €295,000 to €1,106,000, which can buy a new or recent 140 to 250 m² apartment in San Isidro, Miraflores or Barranco, or a larger house in La Molina, San Isidro or Santiago de Surco.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Lima.
Are Lima property listing prices close to the actual sale price in 2026?
In Lima in 2026, we estimate that actual sale prices are usually about 4% to 7% below listing prices, with a central estimate of around 5.5%.
The gap exists because many sellers in Lima leave room for negotiation, especially when the property is older, oversized or has been listed for a long time. The discount is usually smaller for well-priced new apartments in strong districts, and larger for older homes that need legal checks, technical repairs or renovation.
Don't buy the wrong property, in the wrong area of Lima
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What is the price per sq m or per sq ft for properties in Lima in 2026?
As of 2026, the median housing price in Lima is about S/6,550 per m², or about US$1,871 per m², or about €1,609 per m², which equals about S/609 per sq ft, or about US$174 per sq ft, or about €150 per sq ft. The average housing price in Lima is about S/6,886 per m², or about US$1,967 per m², or about €1,692 per m², which equals about S/640 per sq ft, or about US$183 per sq ft, or about €157 per sq ft.
The highest price per m² in Lima in 2026 is usually found in small new apartments in San Isidro, Miraflores and Barranco, while the lowest price per m² is usually found in older apartments or houses in San Martín de Porres, Callao, San Juan de Miraflores and parts of Los Olivos.
The highest price per m² in Lima in 2026 is usually in San Isidro, Barranco and Miraflores, often around S/8,500 to S/11,500 per m², with some micro-locations above that level. The lowest price per m² is usually in San Martín de Porres, Callao, San Juan de Miraflores and Los Olivos, often around S/3,000 to S/4,400 per m².
How have property prices evolved in Lima?
Compared with one year ago, Lima housing prices in 2026 are probably about 3% to 5% higher in nominal soles, with a central estimate close to 4%. After inflation, the increase is much smaller because consumer prices also rose during the period.
Compared with two years ago, Lima property prices in 2026 are likely up by around 6% to 10% in nominal terms, depending on the district and property type. Central districts such as Lince, Magdalena del Mar and Jesús María did better because buyers wanted central locations at lower prices than Miraflores or San Isidro.
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 Lima.
Make a profitable investment in Lima
Better information leads to better decisions. Save time and money. Download our data.
How do prices vary by housing type in Lima in 2026?
In Lima in 2026, we estimate that standard apartments make up about 55% of the formal residential market, small apartments and studios about 15%, large family apartments about 12%, existing houses about 8%, new condo-style units about 7%, and luxury apartments, penthouses and villas about 3%.
Standard apartments in Lima cost about S/420,000, or about US$120,000, or about €103,000, while small apartments and studios cost about S/280,000, or about US$80,000, or about €69,000. Large family apartments are closer to S/720,000, or about US$206,000, or about €177,000, existing houses are around S/850,000, or about US$243,000, or about €209,000, new condo-style units are around S/520,000, or about US$149,000, or about €128,000, and luxury properties are often around S/2,300,000, or about US$657,000, or about €565,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Lima in 2026?
In Lima in 2026, a new home typically costs about 8% to 15% more than a similar existing home in the same district, with a central estimate of about 11%.
This premium exists because new apartments in Lima often include better security, elevators, shared amenities, modern layouts and lower immediate maintenance costs.
Get to know the market before buying a property in Lima
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
How do property prices vary by neighborhood in Lima in 2026?
In Miraflores in 2026, buyers usually find modern apartments, renovated older apartments and some premium coastal units, with typical prices around S/850,000 to S/1,300,000, or about US$243,000 to US$371,000, or about €209,000 to €319,000. Miraflores stays expensive because buyers pay for walkability, parks, restaurants, safety perception, ocean access and strong rental demand.
In San Isidro in 2026, buyers usually find high-end apartments, family apartments and premium homes near business areas, with typical prices around S/950,000 to S/1,800,000, or about US$271,000 to US$514,000, or about €233,000 to €442,000. San Isidro stays expensive because it combines offices, embassies, quiet residential streets, parks and some of Lima’s best buildings.
In Barranco in 2026, buyers usually find boutique apartments, renovated older homes and lifestyle-focused new buildings, with typical prices around S/800,000 to S/1,500,000, or about US$229,000 to US$429,000, or about €197,000 to €369,000. Barranco is expensive because it mixes culture, restaurants, coastal access and a smaller supply of prime properties.
You will find a much more detailed analysis by areas in our property pack about Lima. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Lima neighborhood | Typical buyer profile | Average price range | Average range per m² | Average range per sq ft |
|---|---|---|---|---|
| San Isidro | Luxury and business | S/750,000 to S/2,500,000 US$214,000 to US$714,000 |
S/8,800 to S/11,500 US$2,514 to US$3,286 |
S/818 to S/1,068 US$234 to US$305 |
| Miraflores | Expat and lifestyle | S/650,000 to S/1,800,000 US$186,000 to US$514,000 |
S/8,200 to S/10,200 US$2,343 to US$2,914 |
S/762 to S/948 US$218 to US$271 |
| Barranco | Lifestyle and boutique | S/620,000 to S/1,700,000 US$177,000 to US$486,000 |
S/8,700 to S/11,000 US$2,486 to US$3,143 |
S/808 to S/1,022 US$231 to US$292 |
| San Borja | Family and stable | S/600,000 to S/1,300,000 US$171,000 to US$371,000 |
S/7,300 to S/8,800 US$2,086 to US$2,514 |
S/678 to S/818 US$194 to US$234 |
| Santiago de Surco | Family and large supply | S/520,000 to S/1,400,000 US$149,000 to US$400,000 |
S/6,600 to S/8,300 US$1,886 to US$2,371 |
S/613 to S/771 US$175 to US$220 |
| Jesús María | Central and value | S/420,000 to S/850,000 US$120,000 to US$243,000 |
S/7,200 to S/8,200 US$2,057 to US$2,343 |
S/669 to S/762 US$191 to US$218 |
| Lince | Central and investor | S/380,000 to S/780,000 US$109,000 to US$223,000 |
S/7,100 to S/8,100 US$2,029 to US$2,314 |
S/660 to S/753 US$188 to US$215 |
| Magdalena del Mar | Coastal and emerging | S/420,000 to S/900,000 US$120,000 to US$257,000 |
S/6,900 to S/7,900 US$1,971 to US$2,257 |
S/641 to S/734 US$183 to US$210 |
| Pueblo Libre | Value and family | S/350,000 to S/700,000 US$100,000 to US$200,000 |
S/5,900 to S/6,700 US$1,686 to US$1,914 |
S/548 to S/622 US$157 to US$178 |
| San Miguel | Value and coastal access | S/330,000 to S/720,000 US$94,000 to US$206,000 |
S/5,600 to S/6,500 US$1,600 to US$1,857 |
S/520 to S/604 US$149 to US$173 |
| Chorrillos | Coastal and mixed | S/300,000 to S/750,000 US$86,000 to US$214,000 |
S/4,800 to S/6,100 US$1,371 to US$1,743 |
S/446 to S/567 US$127 to US$162 |
| San Juan de Miraflores | Entry and budget | S/180,000 to S/420,000 US$51,000 to US$120,000 |
S/3,400 to S/4,100 US$971 to US$1,171 |
S/316 to S/381 US$90 to US$109 |
How much more do you pay for properties in Lima when you include renovation work, taxes, and fees?
In Lima in 2026, buyers should usually add 4% to 6% to the purchase price for a property in good condition, 10% to 20% if renovation is needed, and more than 20% for a major renovation.
For a US$200,000 property in Lima, equal to about S/700,000, a buyer should often add about S/35,000 to S/45,000 for normal taxes and fees if the home is in good condition. If the apartment needs light renovation, the total budget can easily reach about S/770,000 to S/800,000, or about US$220,000 to US$229,000.
For a US$500,000 property in Lima, equal to about S/1,750,000, normal taxes and fees can add roughly S/85,000 to S/110,000. If the property is an older premium apartment that needs work, a safer total budget can be around S/1,950,000 to S/2,100,000, or about US$557,000 to US$600,000.
For a US$1,000,000 property in Lima, equal to about S/3,500,000, normal taxes and fees alone can add around S/170,000 to S/220,000. If the buyer also plans a full renovation, the total budget can move toward S/4,100,000 to S/4,400,000, or about US$1,171,000 to US$1,257,000.
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 Lima
| Extra cost | Type | Estimated cost range in Lima |
|---|---|---|
| Alcabala transfer tax | Tax | Usually about 3% above the exempt threshold. For many Lima purchases, this can mean around S/7,000 to S/80,000, or about US$2,000 to US$23,000, depending on the property price. |
| Notary fees | Closing fee | Often around S/1,500 to S/8,000, or about US$430 to US$2,300. The amount depends on the notary, the transaction size and the documents needed. |
| Registry fees | Registration | Often around S/500 to S/4,000, or about US$140 to US$1,100. This covers registration steps linked to the property transfer. |
| Legal due diligence | Legal | Often around S/2,000 to S/10,000, or about US$570 to US$2,900. This is important in Lima because buyers should check title, debts, building status and municipal records. |
| Bank appraisal and mortgage costs | Financing | Often around S/1,000 to S/6,000, or about US$290 to US$1,700. These costs matter most when the buyer uses a mortgage rather than paying in cash. |
| Light renovation | Renovation | Often around S/300 to S/700 per m², or about US$86 to US$200 per m². This can cover painting, basic repairs, simple flooring work and small kitchen or bathroom updates. |
| Full renovation | Renovation | Often around S/1,000 to S/2,500 per m², or about US$286 to US$714 per m². This can apply to older Lima apartments needing new bathrooms, kitchen work, electrical checks and better finishes. |
| Furniture and appliances | Move-in | Often around S/15,000 to S/80,000, or about US$4,300 to US$22,900. The range is wide because furnishing a small rental apartment is very different from furnishing a family home. |
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 Lima in 2026 with different budgets?
With US$100,000 in Lima in 2026, equal to about S/350,000, there is a real market, but mostly outside the most expensive districts: an existing 60 to 70 m² apartment in San Miguel, a new 40 to 45 m² one-bedroom apartment in Lince or Jesús María, or an existing 70 to 85 m² apartment in San Juan de Miraflores or Los Olivos.
With US$200,000 in Lima in 2026, equal to about S/700,000, a buyer can look at a new 75 to 85 m² apartment in Jesús María, an existing 90 to 105 m² family apartment in Santiago de Surco, or an older 70 to 85 m² apartment in Miraflores away from prime oceanfront streets.
With US$300,000 in Lima in 2026, equal to about S/1,050,000, a buyer can look at an existing 110 to 130 m² apartment in Miraflores, a new 90 to 105 m² family apartment in San Borja, or an existing 120 to 150 m² apartment in Santiago de Surco.
With US$500,000 in Lima in 2026, equal to about S/1,750,000, a buyer can look at a new 130 to 160 m² apartment in San Isidro, an existing 160 to 200 m² family apartment in Miraflores, or a house or large duplex in Santiago de Surco or La Molina.
With US$1,000,000 in Lima in 2026, equal to about S/3,500,000, a buyer can look at a luxury 220 to 300 m² apartment in San Isidro, a large renovated apartment or penthouse in Miraflores, or a detached house or villa in La Molina or Santiago de Surco.
With US$2,000,000 in Lima in 2026, equal to about S/7,000,000, the market is thin and very property-specific, but buyers can find large luxury penthouses in San Isidro, prime ocean-view apartments in Miraflores or Barranco, and large villa-style homes in La Molina, San Isidro or Santiago de Surco.
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 Lima, 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 used | Why this source is reliable | How we used it for this Lima article |
|---|---|---|
| Banco Central de Reserva del Perú, BCRP apartment price indicator | Peru’s central bank is the strongest public source for long-term apartment price trends in Lima. | We used it as the official historical benchmark for apartment prices in Lima. We compared its direction with current market data to estimate one-year and longer-term changes. |
| SBS Peru weighted average exchange rates | SBS is Peru’s financial regulator and publishes official daily exchange-rate references. | We used it to convert soles into US dollars and euros. We rounded the exchange rates to S/3.50 per US dollar and S/4.07 per euro so readers can process the numbers quickly. |
| INEI price indexes and CPI | INEI is Peru’s official statistics agency and publishes consumer price indexes. | We used it to understand inflation in Peru. We used this inflation context to separate nominal price growth from real purchasing-power changes. |
| INEI monthly price reports and CPI collection | This official government collection gives the monthly inflation backdrop in Peru. | We used it to confirm the inflation context around early 2026. We used that context when discussing whether Lima property prices really increased after inflation. |
| IMF Peru country data and forecasts | The IMF is a major international source for macroeconomic and inflation forecasts. | We used it to cross-check Peru’s macroeconomic setting. We used this to avoid relying only on real estate portals when discussing the broader market. |
| Urbania and Grupo QuintoAndar market index, reported by Infobae | Urbania is one of Peru’s main real estate portals, and the article reports current district-level market numbers. | We used it for current price per m² data in Lima’s most expensive districts. We also used it to compare San Isidro, Barranco and Miraflores. |
| Urbania and Grupo QuintoAndar market index, reported by La República | La República reports the Urbania index and gives clear Lima-wide and district-level market figures. | We used it to anchor the average price in Lima at S/6,886 per m². We also used it to identify districts with stronger annual revaluation, such as Lince, Magdalena del Mar and Jesús María. |
| Tinsa Peru Residential Market Overview | Tinsa is an established real estate valuation and market research firm. | We used it to understand Lima’s new-build market structure. We used its market information to estimate the mix of apartments by size and type. |
| ASPAI and ASEI market article | ASEI represents a large share of formal developer supply in Lima, and ASPAI reports its market figures. | We used it to check sales momentum and the shift toward smaller units. We also used it to estimate typical total prices, not just prices per square meter. |
| SAT Lima alcabala tax information | SAT Lima is the tax administration authority for Lima municipal taxes. | We used it for the official transfer-tax framework. We used this to estimate how much extra a buyer may pay beyond the property price. |
| The LatInvestor Peru Property Pack | The pack compiles market data, buying guidance and practical analysis for real estate buyers in Peru. | We used it as the editorial framework for this article. We kept the article simple, but the pack contains deeper district, budget and buying-cost analysis. |
| The LatInvestor Peru property taxes and fees article | This article focuses specifically on the extra costs that buyers should expect in Peru. | We used it to align the closing-cost section with the broader Peru buying-cost framework. We also used it to keep taxes, fees and renovation separate for readers. |
Get the full checklist for your due diligence in Lima
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts