Get all the data you need about the real estate market in Lima
This blog post is updated regularly, so the apartment price data you see here reflects the best available figures as of 2026.
Lima's apartment market covers a wide range of prices, from the luxury coastal districts to more accessible neighborhoods further inland.
Whether you are drawn to Miraflores for its ocean views or to San Miguel for its more attainable entry prices, the gap between Lima's most and least expensive apartment districts is significant.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Lima.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Lima neighborhood for apartments | Barranco |
| Most affordable Lima neighborhood for apartments | San Miguel |
| Average price per square meter across Lima neighborhoods | S/ 7,550 |
| Median apartment price across Lima | S/ 460,000 |
| Lowest realistic starting budget to buy an apartment in Lima | S/ 182,000 |
| Most expensive Lima apartment type by bedroom count | Two-bedroom |
| Most affordable Lima apartment type by bedroom count | Studio |
| Average price for a studio apartment in Lima | S/ 260,000 |
| Average price for a one-bedroom apartment in Lima | S/ 370,000 |
| Average price for a two-bedroom apartment in Lima | S/ 520,000 |
| Price gap between the most and least expensive Lima neighborhoods | S/ 3,406 per m² (Barranco vs. San Miguel) |
| Price spread across tracked Lima apartment districts | About 56% from top to bottom |
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Lima neighborhoods in 2026 ranked by apartment purchase price
This table ranks the top neighborhoods in the Lima apartment market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you will find much more detailed data in our real estate pack about Lima.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Barranco | S/ 9,480 | S/ 616,000 | S/ 284,000 | S/ 332,000 | S/ 474,000 | S/ 664,000 | Lifestyle buyers drawn to Lima's cultural and coastal heart | Walkable cultural core, ocean access, strong resale appeal, and very high lifestyle cachet in Lima | Small supply, nightlife noise, parking friction, and premium pricing even for compact apartments | Luxury |
| 2 | San Isidro | S/ 9,218 | S/ 599,000 | S/ 277,000 | S/ 323,000 | S/ 461,000 | S/ 645,000 | High-income buyers seeking Lima's most prestigious residential address | Top services, parks, business district access, and strong long-term prestige for Lima apartment owners | Highest carrying costs in many buildings and fewer true entry-level apartment options | Luxury |
| 3 | Miraflores | S/ 8,724 | S/ 567,000 | S/ 262,000 | S/ 305,000 | S/ 436,000 | S/ 611,000 | Central-location professionals wanting Lima's coastal lifestyle without needing a car | Coastal views, strong amenities, tourist appeal, and excellent daily convenience in Lima | High competition for apartments, expensive new stock, and many buildings trade at a tourist-zone premium | Luxury |
| 4 | San Borja | S/ 7,344 | S/ 477,000 | S/ 220,000 | S/ 257,000 | S/ 367,000 | S/ 514,000 | Lima families upgrading to a quieter residential district with larger apartments | Quiet residential feel, parks, schools, and larger Lima apartment layouts than most prime coastal districts | Less tourism upside and slower rental-style demand than Miraflores or Barranco | Premium |
| 5 | Jesus Maria | S/ 7,229 | S/ 470,000 | S/ 217,000 | S/ 253,000 | S/ 361,000 | S/ 506,000 | First-home professionals looking for a central Lima address at a more reachable price | Central location, strong transport links, hospitals, universities, and broad mainstream Lima apartment demand | Traffic can be heavy and some micro-areas vary a lot in quality block by block | Premium |
| 6 | Lince | S/ 7,200 | S/ 468,000 | S/ 216,000 | S/ 252,000 | S/ 360,000 | S/ 504,000 | Yield-focused Lima buyers looking for rental income from a central location | Very central, active Lima rental demand, and cheaper entry than nearby premium districts | Urban noise, inconsistent streetscape, and apartment quality can vary sharply between buildings | Premium |
| 7 | Magdalena del Mar | S/ 6,904 | S/ 449,000 | S/ 207,000 | S/ 242,000 | S/ 345,000 | S/ 483,000 | Lima buyers seeking a balance between coast access, centrality, and more attainable pricing | Good balance of Lima coastal access, centrality, and more attainable pricing than Miraflores | Apartment inventory quality is mixed and some pockets feel less polished than neighboring premium districts | Premium |
| 8 | Santiago de Surco | S/ 6,801 | S/ 442,000 | S/ 204,000 | S/ 238,000 | S/ 340,000 | S/ 476,000 | Lima families looking for larger apartment formats near schools and malls | Larger family apartment formats, schools, malls, and many established residential submarkets across Lima's Surco area | Very uneven micro-markets within Surco, more car dependence, and commuting to central Lima can be tiring | Premium |
| 9 | Surquillo | S/ 6,661 | S/ 433,000 | S/ 200,000 | S/ 233,000 | S/ 333,000 | S/ 466,000 | Value-seeking Lima buyers who want near-central access without paying Miraflores prices | Close to Miraflores and San Isidro but materially cheaper for Lima apartment buyers on a tighter budget | Street quality is uneven in parts, some areas feel crowded, and prestige is lower than neighboring districts | Mid-Market |
| 10 | La Victoria | S/ 6,661 | S/ 433,000 | S/ 200,000 | S/ 233,000 | S/ 333,000 | S/ 466,000 | Budget-conscious Lima urban buyers who prioritize centrality over neighborhood prestige | Strong centrality and better affordability than Lima's prime western districts for urban apartment buyers | Security perception is weaker, traffic is intense, and block-by-block selection matters more than in other Lima districts | Mid-Market |
| 11 | Pueblo Libre | S/ 6,301 | S/ 410,000 | S/ 189,000 | S/ 221,000 | S/ 315,000 | S/ 441,000 | First-time Lima family buyers looking for a well-established district with broad services | Established Lima district, broad services, and attractive affordability for mainstream apartment purchases | Less glamour, fewer landmark premium Lima projects, and resale premiums are more limited than in top-tier districts | Affordable |
| 12 | San Miguel | S/ 6,074 | S/ 395,000 | S/ 182,000 | S/ 213,000 | S/ 304,000 | S/ 425,000 | Entry-level Lima apartment buyers who want some coastal proximity at the most accessible price point | Relative affordability, university demand, retail access, and some Lima coastal-location appeal | Traffic, mixed urban quality, and weaker prestige compared to Barranco or Miraflores | Affordable |
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Key insights about apartment purchase prices in Lima
Insights
- Barranco apartments in Lima cost about 56% more per square meter than apartments in San Miguel, meaning a buyer in Barranco pays nearly double what a San Miguel buyer pays for the same sized apartment.
- Lima's top three apartment districts (Barranco, San Isidro, and Miraflores) all sit above S/ 8,700 per square meter, forming a clear luxury tier that is far ahead of the rest of the Lima market.
- Barranco is only about 3% more expensive than San Isidro per square meter, so both districts effectively sit in the same Lima luxury bracket despite Barranco's cultural and lifestyle reputation commanding a slight premium.
- There is a sharp drop of about 16% in price per square meter between Miraflores and San Borja, which is one of the clearest pricing breaks in the entire Lima apartment market.
- Jesus Maria and Lince are almost identically priced in Lima, making them the clearest premium-but-not-luxury apartment pair for buyers who want central Lima at a more reachable cost.
- Magdalena del Mar gives Lima buyers a coastal-adjacent option at roughly 27% below Miraflores per square meter, making it one of the better value plays in the Lima market for buyers who want to stay near the coast.
- Surquillo gives near-central Lima access at about 24% below Miraflores on the same square meter basis, which is a meaningful saving for buyers who do not need a Miraflores address specifically.
- A compact entry-level apartment in Barranco starts near S/ 284,000 in Lima, while the same format in San Miguel starts at about S/ 182,000. That S/ 100,000-plus gap is the cost of the Lima coastal prestige premium.
- A typical two-bedroom apartment in Barranco costs about S/ 239,000 more than the equivalent in San Miguel, which represents a very large price difference for a city with otherwise limited geographic spread.
- Lima's premium middle cluster is tightly packed: San Borja to Santiago de Surco spans only about 7% in price per square meter, meaning buyers in this range get broadly similar Lima apartment value regardless of which district they choose.
- La Victoria and Surquillo share the same average price benchmark in this Lima snapshot, but the buyer risk profile and neighborhood experience differ significantly, so treating them as interchangeable would be a mistake.
- For a beginner Lima apartment buyer, Jesus Maria often looks like the clearest compromise between price, centrality, and market demand depth in the wider Lima Moderna area.
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About our methodology
Apartment purchase prices in Lima are based on listing prices, not closed transaction prices. This is an important distinction because published asking prices and final sale prices can differ, and Lima does not have a single public registry of closed apartment sales at the district level.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Lima.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Lima neighborhood, we aggregated the freshest apartment purchase price data available. Where possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each Lima district.
We also calculated the starting budget, which represents the lowest realistic entry point to buy an apartment in that Lima neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard Lima apartment purchase.
For each apartment category, we estimated an average purchase price based on local Lima market conventions. We used fixed size assumptions throughout: a studio at 35 square meters, a one-bedroom at 50 square meters, a two-bedroom at 70 square meters, and a starting budget based on a realistic compact entry apartment of 30 square meters. These assumptions are consistent with Lima buyer-preference data from ASEI.
This table should therefore be read as a structured market estimate, not as an exact guarantee of Lima apartment transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Lima.
What sources have we used to write this blog article?
Whether it is in our blog articles or the market analyses included in our real estate pack about Lima, we rely on verifiable sources and a transparent methodology.
We also aim to be fully transparent, so below we have 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 - Lima Apartment Price Indicator | It is the official housing-price indicator page published by Peru's central bank for Lima apartment tracking. | We used it to confirm the official framework for Lima apartment price tracking. We also used it to verify that the BCRP apartment series is a standing, regularly updated benchmark for Lima districts. |
| BCRP - Nota de Estudios No. 16-2026 | It is a primary-source official report published by Peru's central bank covering the Lima apartment market through late 2025. | We used it to validate the latest Lima market direction available in early 2026. We also used it to confirm that the BCRP Lima apartment series is based on Urbania listing data across 12 tracked Lima districts. |
| BCRP - Real Estate Statistics Portal | It is the BCRP's official statistics portal with the underlying real-estate series structure for Lima. | We used it to confirm which Lima districts are consistently tracked in the apartment dataset. We also used it to keep the Lima neighborhood selection anchored to districts with continuous public price coverage. |
| Infobae Peru - Lima District Price List (May 2025) | It is a major Peruvian national news outlet that reproduced a full district-level Urbania apartment price table in a transparent and verifiable way. | We used it as the main district-by-district benchmark for average Lima apartment asking prices per square meter. We also used it to rank the 12 Lima neighborhoods from most expensive to least expensive. |
| Infobae Peru - Top 5 Most Expensive Lima Districts (April 2025) | It is a major national outlet that explicitly attributes Lima apartment price figures to the Urbania platform. | We used it to confirm the premium Lima district ranking and the exact asking-price levels for the top end of the Lima apartment market. We also used it to cross-check whether Barranco, San Isidro, and Miraflores still clearly led the Lima market. |
| Infobae Peru - Updated Lima District Values (November 2025) | It is a recent large-outlet snapshot citing the same Urbania series for Lima apartment prices, published in late 2025. | We used it to confirm that Lima's citywide apartment market stayed broadly stable into late 2025. We also used it to justify treating the 2025 Lima district order as still broadly valid for an early-2026 snapshot. |
| La Republica - Lima City Average Apartment Price (January 2025) | It is one of Peru's largest national newspapers and clearly cites Urbania data on the Lima apartment market. | We used it to cross-check citywide average Lima apartment pricing and sample apartment ticket sizes. We also used it to sanity-check whether the district price ranges matched the broader Lima market average. |
| La Republica - Lima Apartment Demand by District (May 2025) | It is a mainstream Peruvian outlet quoting Urbania data on buyer demand across Lima Moderna apartment districts. | We used it to identify which Lima districts are actively searched and purchased by mainstream apartment buyers. We also used it to make the typical buyer profile column in the table more realistic for each Lima district. |
| Infobae Peru - ASEI Lima Apartment Demand by Unit Type (February 2025) | It cites ASEI, the main trade association for Peru's formal residential development market, on Lima apartment buyer preferences. | We used it to calibrate local Lima apartment-size conventions and buyer preferences. We also used it to keep studio, one-bedroom, and two-bedroom size assumptions aligned with real Lima demand patterns. |
| Revista Construir - ASEI Lima Demand Districts and Ticket Average | It reproduces recent ASEI market commentary with concrete Lima apartment sales and ticket data in a transparent format. | We used it to anchor a realistic citywide Lima apartment ticket benchmark. We also used it to support the idea that mid-priced, well-connected Lima districts are dominating mainstream buyer interest. |
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