How much will you pay for an apartment in Lima today? (2026)

Last updated on June 19, 2026

As of June 2026, a realistic apartment budget in Lima starts around S/300,000 for a small unit in a practical district, reaches S/500,000 to S/650,000 for a normal two-bedroom apartment, and can pass S/1 million in Miraflores, San Isidro or Barranco.

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We constantly update this blog post so foreign buyers can follow Lima apartment prices with fresh 2026 data.

Lima is not one apartment market, because prices change a lot between Barranco, San Isidro, Miraflores, Surquillo, San Miguel and the cheaper outer districts.

The safest way to read Lima apartment prices in 2026 is to compare official BCRP data, current asking prices and real buyer costs together.

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

Lima apartment prices in 2026 look moderate at city level, but the gap between Barranco and San Miguel can easily reach S/3,000 per m².
The broad Lima apartment benchmark is close to S/6,900 per m² in 2026, but prime districts often trade nearer S/9,000 per m².
A S/500,000 apartment in Lima is not a S/500,000 cash need, because resale closing costs can add roughly S/25,000 to S/35,000.
For foreign buyers, the real constraint in Lima is often financing, because Peruvian banks prefer local income and clean local credit history.
Surquillo is one of Lima’s most interesting value districts because it sits next to Miraflores and San Isidro but remains much cheaper.
Barranco has some of Lima’s strongest lifestyle demand, but apartment buyers pay a premium for scarcity, walkability and tourist appeal.
San Miguel and Pueblo Libre are more realistic first-step districts than Miraflores for buyers who want a lower budget and normal city services.
New apartments in Lima usually cost about 10% to 20% more than comparable resale apartments, mainly because of modern buildings and amenities.
Apartment maintenance in Lima can surprise foreign buyers, especially in older buildings with elevators, security staff and repair reserves.

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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 Lima. If you’d like to learn more about us, you can check our presentation page.

How much do apartments really cost in Lima in 2026?

What's the average and median apartment price in Lima in 2026?

As of June 2026, the average apartment price in Lima is about S/500,000 to S/540,000, which is roughly US$135,000 to US$146,000 or €125,000 to €135,000, while the median apartment price in Lima is closer to S/430,000 to S/470,000, or about US$116,000 to US$127,000 and €108,000 to €118,000.

This fits with an estimated average apartment price in Lima of about S/6,900 per m², or about US$1,865 and €1,725 per m², while the median is closer to S/6,400 to S/6,600 per m², or about US$1,730 to US$1,785 and €1,600 to €1,650 per m².

For most standard apartments in Lima in 2026, a realistic buyer range is S/300,000 to S/900,000, or about US$81,000 to US$243,000 and €75,000 to €225,000, with the lower end usually outside the prime coastal districts.

Sources and methodology: we compared BCRP apartment data, Andina reporting on Urbania and El Comercio reporting on Urbania. We used official prices as the anchor and current asking prices as the market check. We also used our own Lima district comparisons to smooth out extreme listings.

How much is a studio apartment in Lima in 2026?

As of June 2026, a typical studio apartment in Lima costs about S/210,000 to S/330,000, which is roughly US$57,000 to US$89,000 or €53,000 to €83,000.

In entry-level and mid-range Lima districts such as San Miguel, Pueblo Libre, Lince and Surquillo, many studios sit around S/200,000 to S/300,000, while high-end studios in Miraflores, Barranco and San Isidro often cost S/300,000 to S/450,000, or about US$81,000 to US$122,000 and €75,000 to €113,000.

The typical studio apartment in Lima is about 30 to 45 m², so the district price per m² matters more than the number of rooms.

Sources and methodology: we used BCRP market series, Urbania data reported by Andina and our Lima apartment database. We multiplied Lima 2026 price bands by normal studio sizes. We then adjusted upward for prime coastal districts and downward for practical middle districts.

How much is a one-bedroom apartment in Lima in 2026?

As of June 2026, a typical one-bedroom apartment in Lima costs about S/300,000 to S/430,000, which is roughly US$81,000 to US$116,000 or €75,000 to €108,000.

For entry-level and mid-range one-bedroom apartments in Lima, expect about S/280,000 to S/400,000 in districts such as Jesús María, Lince, Magdalena, Pueblo Libre and San Miguel, while high-end one-bedroom apartments in Miraflores, Barranco and San Isidro often reach S/390,000 to S/550,000.

The typical one-bedroom apartment in Lima is about 45 to 60 m², which makes it the most common format for singles, couples and small rental investments.

Sources and methodology: we compared BCRP’s 12-district apartment series, El Comercio’s Urbania coverage and BCRP apartment reports. We used 45 to 60 m² as the normal one-bedroom size. We also checked our own district-level pricing ranges for buyer-friendly neighborhoods.

How much is a two-bedroom apartment in Lima in 2026?

As of June 2026, a typical two-bedroom apartment in Lima costs about S/440,000 to S/650,000, which is roughly US$119,000 to US$176,000 or €110,000 to €163,000.

In entry-level and mid-range Lima districts, a two-bedroom apartment often costs S/400,000 to S/600,000, while high-end two-bedroom apartments in Miraflores, San Isidro, Barranco and good parts of San Borja or Surco often cost S/600,000 to S/850,000.

By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Lima.

Sources and methodology: we used BCRP’s official apartment price series, Andina’s Urbania reporting and our Lima real estate database. We assumed a normal two-bedroom size of 65 to 85 m². We then checked the result against current district pricing patterns.

How much is a three-bedroom apartment in Lima in 2026?

As of June 2026, a typical three-bedroom apartment in Lima costs about S/650,000 to S/950,000, which is roughly US$176,000 to US$257,000 or €163,000 to €238,000.

Entry-level and mid-range three-bedroom apartments in Lima usually sit around S/580,000 to S/800,000 in areas such as San Miguel, Pueblo Libre, Surquillo and parts of Surco, while high-end three-bedroom apartments in San Isidro, Miraflores, Barranco and premium Surco often exceed S/1 million.

The typical three-bedroom apartment in Lima is about 90 to 120 m², although older family apartments can be larger and newer apartments can be more compact.

Sources and methodology: we used BCRP real estate data, Urbania data through Andina and El Comercio’s 2026 district reporting. We applied 90 to 120 m² to Lima district price bands. We separated prime family districts from middle-class family districts because Lima is very location-driven.

What's the price gap between new and resale apartments in Lima in 2026?

As of June 2026, new-build apartments in Lima usually cost about 10% to 20% more than comparable resale apartments, with about 15% as a practical central estimate.

A realistic average price for new-build apartments in Lima is about S/7,100 to S/7,800 per m², or about US$1,920 to US$2,110 and €1,775 to €1,950 per m².

A realistic average price for resale apartments in Lima is about S/6,200 to S/6,800 per m², or about US$1,675 to US$1,840 and €1,550 to €1,700 per m².

Sources and methodology: we compared BCRP resale-heavy apartment data, Urbania’s 2026 market index and Lima Top market analysis. We treated new-build listings as asking-market evidence. We kept the premium conservative because building age and parking matter a lot in Lima.

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Can I afford to buy in Lima in 2026?

What's the typical total budget (all-in) to buy an apartment in Lima in 2026?

As of June 2026, a typical all-in budget for a standard apartment in Lima is about S/525,000 to S/535,000 for a S/500,000 resale apartment, which is roughly US$142,000 to US$145,000 or €131,000 to €134,000.

This all-in budget usually includes the apartment price, alcabala tax when applicable, notary costs, SUNARP registration, legal checks, bank costs if financed and currency transfer costs.

We go deeper and try to understand what costs can be avoided or minimized (and how) in our Lima property pack.

Sources and methodology: we used Gob.pe’s 2026 UIT value, SAT Lima alcabala rules and SUNARP registry-fee updates. We calculated tax directly and added normal Lima closing costs. We also used our own transaction-cost model to separate resale from new-build purchases.

What down payment is typical to buy in Lima in 2026?

As of June 2026, a foreign buyer in Lima should usually expect a down payment of 30% to 40%, so a S/500,000 apartment may require S/150,000 to S/200,000, or about US$41,000 to US$54,000 and €38,000 to €50,000.

Most banks in Peru may start from around 10% to 20% down for strong local borrowers, but foreign buyers without local income should not rely on that lower range.

For better mortgage terms in Lima in 2026, a foreign resident with Peruvian income should aim for at least 25% to 35% down, while a non-resident buyer should prepare for a much larger cash contribution.

Sources and methodology: we checked SBS mortgage-rate statistics, BCRP credit-market context and SBS-based mortgage comparisons. We used official lending data for affordability pressure. We then adjusted the down-payment assumption for foreign-buyer risk and documentation limits.

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Which neighborhoods are cheapest or priciest in Lima in 2026?

How much does the price per m² for apartments vary by neighborhood in Lima in 2026?

As of June 2026, apartment prices in Lima range from about S/3,000 per m² in the cheapest districts to more than S/9,500 per m² in prime districts, or roughly US$810 to US$2,570 and €750 to €2,375 per m².

The most affordable Lima apartment districts include Los Olivos, San Martín de Porres, San Juan de Miraflores and Callao, where reported prices can start around S/3,000 to S/4,800 per m², or about US$810 to US$1,300 and €750 to €1,200 per m².

The most expensive Lima apartment districts are Barranco, San Isidro and Miraflores, where normal pricing often sits around S/8,300 to S/9,700 per m², or about US$2,245 to US$2,620 and €2,075 to €2,425 per m².

Sources and methodology: we used BCRP district data, El Comercio’s Urbania district reporting and Andina’s Urbania coverage. We kept broad ranges because block quality changes prices fast in Lima. We also weighted liquidity and foreign-buyer practicality, not only the cheapest asking prices.

What neighborhoods are best for first-time buyers on a budget in Lima in 2026?

As of June 2026, the top three budget-friendly neighborhoods for first-time foreign buyers in Lima are San Miguel, Pueblo Libre and Surquillo.

In these budget-friendly Lima neighborhoods, a realistic apartment price range is about S/300,000 to S/600,000, or about US$81,000 to US$162,000 and €75,000 to €150,000.

San Miguel offers coastal access and universities, Pueblo Libre offers a stable residential feel, and Surquillo offers a useful discount next to Miraflores and San Isidro.

The trade-off is that these Lima districts can be uneven block by block, so a cheap apartment can be a poor buy if the street, building or parking situation is weak.

Sources and methodology: we compared BCRP Surquillo data, Urbania district data through El Comercio and our Lima apartment research. We prioritized neighborhoods that are affordable but still liquid. We did not rank the absolute cheapest districts first because foreign-buyer management risk is higher there.

Which neighborhoods have the fastest-rising apartment prices in Lima in 2026?

As of June 2026, the strongest Lima apartment price momentum appears in Barranco, Surquillo and Magdalena del Mar.

A reasonable 2026 estimate is 5% to 8% growth in Barranco, 4% to 7% in Surquillo and 4% to 6% in Magdalena del Mar, while the broad city market is closer to low single-digit growth.

The main driver is substitution demand, because buyers priced out of Miraflores and San Isidro move toward nearby districts that still feel central, rentable and easier to afford.

Sources and methodology: we used BCRP Barranco data, BCRP Surquillo data and Urbania’s 2026 market update through Andina. We compared official district trends with current asking prices. We also adjusted for scarcity, new supply and spillover demand from prime districts.

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What extra costs will I pay on top of the apartment price in Lima in 2026?

What are all the buyer closing costs when you buy an apartment in Lima?

For a typical S/500,000 resale apartment in Lima, buyer closing costs are about S/25,000 to S/35,000, or roughly US$6,800 to US$9,500 and €6,250 to €8,750.

The main buyer closing costs in Lima are alcabala transfer tax, notary fees, SUNARP registration, legal due diligence, bank appraisal or mortgage setup costs and money-transfer costs.

The largest closing cost for most resale apartment buyers in Lima is alcabala, which is 3% on the value above the first 10 UIT.

Some closing costs in Lima can vary or be negotiated, especially notary, lawyer, bank and transfer costs, but official taxes and registry fees follow legal rules.

Sources and methodology: we used Gob.pe’s UIT 2026 page, SAT Lima alcabala guidance and SUNARP registry updates. We calculated the tax directly for a S/500,000 resale apartment. We then added normal Lima market ranges for legal, notary and banking costs.

On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Lima?

For resale apartments in Lima in 2026, buyers should usually budget about 5% to 7% of the purchase price for closing costs.

The realistic range is about 2% to 4% for many first-sale new apartments and about 5% to 7% for resale apartments, because alcabala changes the buyer’s cash need.

We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Lima.

Sources and methodology: we used SAT Lima, the official 2026 UIT value and SUNARP. We separated new-build and resale purchases because tax treatment differs. We also cross-checked the totals with our own Lima buyer-cost model.

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What are the ongoing monthly and yearly costs of an apartment in Lima in 2026?

What are typical HOA fees in Lima right now?

HOA fees, usually called maintenance fees in Lima, are common in apartment buildings, and a normal apartment owner should budget about S/250 to S/600 per month, or about US$70 to US$160 and €63 to €150.

The realistic Lima range runs from about S/200 per month in a basic building to more than S/1,200 per month in a prime building with security, elevators, pool, gym, gardens or high repair reserves.

Sources and methodology: we used Urbania market context through Andina, Sedapal tariff data and Osinergmin electricity updates. We separated private utilities from shared building costs. We also adjusted the fee range for Lima buildings with guards, elevators and amenities.

What utilities should I budget monthly in Lima right now?

For a typical Lima apartment in 2026, monthly utilities are about S/300 to S/550, which is roughly US$80 to US$150 or €75 to €138.

A small, efficient apartment may stay near S/250 per month, while a larger apartment with more electricity use, gas, internet and separate water bills can reach S/650 or more.

The normal Lima utility budget includes electricity, water and sewerage, gas, internet and sometimes small building-related charges not included in the maintenance fee.

Electricity and internet are often the largest utility costs for Lima apartment owners, while water may be cheaper or included in building maintenance.

Sources and methodology: we used Sedapal’s water tariff structure, Osinergmin electricity tariff updates and OSIPTEL telecom context. We used normal apartment consumption, not detached-house consumption. We also checked that water is not double-counted when buildings include it in maintenance.

How much is property tax on apartments in Lima?

For a normal apartment in Lima, annual property tax in 2026 is often about S/2,000 to S/3,200, or roughly US$540 to US$865 and €500 to €800.

Property tax in Lima is based on municipal assessed value, called autovalúo, and uses progressive bands linked to the UIT rather than the exact market price.

A realistic yearly property-tax range for Lima apartments is about S/800 to S/5,000, or roughly US$215 to US$1,350 and €200 to €1,250, depending on district, size and assessed value.

Sources and methodology: we used Gob.pe’s UIT 2026 value, SAT Lima property-tax information and SUNAT’s UIT reference. We estimated tax from municipal assessed value, not only purchase price. We kept a wide range because autovalúo can differ from market value.

What's the yearly building maintenance cost in Lima?

A typical yearly building maintenance cost for a Lima apartment is about S/3,000 to S/7,200, or roughly US$810 to US$1,945 and €750 to €1,800.

The realistic range is about S/2,400 per year in a basic building and more than S/14,400 per year in a prime or amenity-heavy building.

Building maintenance in Lima usually covers security staff, cleaning, elevator care, common electricity, pumps, gardens, administration and sometimes water.

In Lima, building maintenance is usually the same thing buyers call HOA fees, but owners should still check whether water, parking, repair reserves and special assessments are included.

Sources and methodology: we used Sedapal tariffs, Osinergmin electricity updates and Urbania market context through Andina. We annualized monthly Lima maintenance-fee ranges. We adjusted higher for buildings with staff, elevators, pools, gyms and aging common areas.

How much does home insurance cost in Lima?

For an apartment in Lima, typical home insurance costs about S/500 to S/1,100 per year, or roughly US$135 to US$300 and €125 to €275.

A basic policy can be cheaper, while fuller coverage with contents, theft, water damage, civil liability and a higher insured value can cost about S/1,500 per year or more.

Home insurance is usually optional for cash buyers in Lima, but mortgage lenders commonly require at least basic insurance linked to the loan.

Sources and methodology: we compared Mapfre Peru home insurance, Rimac home insurance and Pacífico home insurance. We used apartment-specific coverage rather than detached-house coverage. We separated mortgage-required insurance from optional contents and multirisk cover.

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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	Why we trust it	How we used it
BCRPData: Mercado inmobiliario	Peru’s central bank is the strongest official source for Lima apartment price data.	We used BCRP as the official price anchor. We gave it more weight than portal-only listing data.
BCRP 12-district apartment price series	This series tracks apartment prices per m² in key Lima districts.	We used the Q4 2025 value as the official late-2025 baseline. We then compared it with 2026 asking-market evidence.
BCRP Barranco district series	Barranco is one of Lima’s most expensive and supply-limited apartment markets.	We used Barranco to test the upper end of Lima pricing. We also used it to check prime-district momentum.
BCRP Surquillo district series	Surquillo is a useful benchmark for near-prime but cheaper Lima apartments.	We used Surquillo to benchmark value districts next to Miraflores and San Isidro. We treated it as a practical buy-side signal.
BCRP apartment reports	BCRP publishes structured apartment sale and rent reports for Lima.	We used BCRP reports to check long-term and quarterly price direction. We used them to reduce portal-listing noise.
Andina reporting on Urbania Index	Andina is Peru’s official news agency and cites Urbania’s 2026 index.	We used Andina for the 2026 Lima asking-price update. We treated it as current market evidence, not closed-sale data.
El Comercio reporting on Urbania	El Comercio is a major Peruvian newspaper with useful district-level market reporting.	We used it to identify cheaper Lima districts in 2026. We used those districts as affordability context, not automatic investment recommendations.
Gob.pe: UIT 2026	The UIT is essential for Peruvian tax calculations in 2026.	We used the S/5,500 UIT for alcabala and property-tax calculations. We used it to keep tax examples current.
SUNAT UIT reference	SUNAT is Peru’s tax authority and publishes official UIT references.	We used SUNAT to cross-check the 2026 UIT value. We kept this as a tax-control source.
SAT Lima: Alcabala	SAT Lima administers key municipal taxes for property transfers in Lima.	We used SAT Lima to confirm the 3% alcabala rule above 10 UIT. We applied it to typical apartment purchase examples.
SAT Lima: Impuesto predial	SAT Lima explains property-tax rules for Lima taxpayers.	We used it to describe annual property tax in simple terms. We based the estimate on assessed value, not only market value.
SUNARP 2026 registry-fee update	SUNARP is Peru’s official public registry authority.	We used SUNARP as the basis for title-registration cost context. We included registry costs as a mandatory closing-cost item.
SBS mortgage-rate statistics	SBS supervises Peruvian banks and publishes official lending-rate data.	We used SBS to frame mortgage affordability in Peru. We adjusted the discussion for foreign borrowers and local income requirements.
Sedapal tariff structure	Sedapal is the official water and sewerage provider for Lima and Callao.	We used Sedapal to estimate water and sewerage costs. We separated water from maintenance fees because buildings treat it differently.
Osinergmin electricity tariff update	Osinergmin regulates electricity tariffs in Peru.	We used Osinergmin to estimate regulated residential electricity costs. We included electricity as a key monthly apartment expense.
Mapfre Peru home insurance	Mapfre is a major insurer with public home-insurance product information.	We used Mapfre to check apartment insurance cost logic. We compared it with other insurers before setting a simple annual range.
Rimac home insurance	Rimac is one of Peru’s major insurance providers.	We used Rimac to compare coverage types for homes. We used it to avoid giving a single insurer-based estimate.
Pacífico home insurance	Pacífico is a major Peruvian insurer with home-insurance products.	We used Pacífico to cross-check insurance coverage categories. We treated insurance as optional for cash buyers but common with mortgages.
Our Lima real estate database	Our internal database helps compare Lima districts in one consistent format.	We used it to standardize apartment sizes, district ranges and buyer budgets. We used it as a consistency check, not as a replacement for official sources.