Summary
The median apartment for sale in Lima asks about $176,000 (TuLugar, September 2026): about $118,000 for a 1-bedroom, $155,000 for a 2-bedroom and $224,000 for a 3-bedroom.
Per square meter, Lima apartments ask a median $1,950 (TuLugar, September 2026). The central bank's 12-district measure gives $2,042 for the first quarter of 2026.
A studio of 30 to 40 m² works out at about $58,500 to $78,000 at the Lima median, and up to about $101,000 in Miraflores, San Isidro or Barranco (our calculation).
A 1-bedroom asks a median $108,000 in Jesús María and $113,000 in Lince or San Borja, against $145,000 in San Isidro and $171,000 in Miraflores (TuLugar, October 2026).
New apartments ask about 21% to 26% more per m² than buildings over 5 years old across Lima, and about 46% more in Jesús María (BCRP).
On a $155,000 resale apartment, buying costs come to about S/ 16,240 to S/ 17,490, or 3.0% to 3.3%. From a developer, it's about 1% to 2%.
As a foreigner without Peruvian income, plan to pay cash. With a local income and 20% down, a 20-year dollar loan on $155,000 costs about $953 a month at the 7.11% average rate.
San Isidro ($2,529/m²), Barranco ($2,523) and Miraflores ($2,474) are the most expensive districts; La Molina ($1,410), Surco ($1,813) and Pueblo Libre ($1,868) are the cheapest of the main ones.
The biggest one-year jumps in dollars were San Isidro (+21.5%), Jesús María (+20.3%) and Magdalena (+14.8%), against +10.9% for Lima. After inflation, in soles, Lima prices fell 1.0% (BCRP, first quarter of 2026).
The predial tax is set on the municipal value, not the price: on a fiscal value of S/ 300,000, it's about S/ 1,470 a year. There's no reliable average for building fees, so ask for 12 months of receipts.
About 55,916 new apartments were for sale in Lima and Callao in August 2026, roughly 23 months of sales. That's your bargaining power.
Most good apartments are priced in dollars. At about 3.44 soles per dollar, the sol is stronger than its 3.56 average of 2025, so sol-priced apartments cost you more in dollars than a year ago.
Bottom line: budget about $155,000 for a typical 2-bedroom, $237,000 in Miraflores, add 3% to 4% for buying costs on a resale, and negotiate hard on new projects with unsold units.
What does a studio, a 1-, 2- or 3-bedroom ask in Lima?
What's the median apartment price?
In September 2026, the median apartment for sale in Peru asked about $176,000 (about S/ 605,000), according to TuLugar. Lima makes up about 93% of the listings it tracks, so that's basically Lima's figure.
Per square meter, Lima apartments asked a median $1,950 (about S/ 6,700) across 21,108 listings. The central bank (BCRP), using Urbania listings in 12 districts, found $2,042 per m² for the first quarter of 2026.
Ignore averages: a few very expensive apartments in San Isidro, Miraflores and Barranco pull them up. And remember these are asking prices: on new apartments, the gap between advertised and sold prices was about 5.5% in July 2026 (CODIP).
How much is a studio apartment?
No portal publishes a clean median for studios. At the Lima median of $1,950 per m², a studio of 30 to 40 m² works out at about $58,500 (about S/ 201,000) to $78,000 (about S/ 268,000).
In Pueblo Libre ($1,868 per m²) or Surquillo ($1,939), that's about $56,000 to $78,000. In Miraflores, San Isidro or Barranco (about $2,470 to $2,530 per m²), it's about $74,000 to $101,000.
Studios are the format developers push hardest in new buildings, so check the building and the fees as closely as the price: a tiny unit with high monthly fees is hard to resell.
How much is a one-bedroom apartment?
The median 1-bedroom apartment asked about $118,000 (about S/ 406,000) in September 2026 (TuLugar, Peru, where Lima dominates).
By district, the median 1-bedroom asks about $108,000 in Jesús María, $112,000 in Magdalena del Mar, $113,000 in Lince and San Borja, $136,000 in Barranco and Surco, $145,000 in San Isidro and $171,000 (about S/ 588,000) in Miraflores (TuLugar, October 2026).
A 1-bedroom is usually about 45 to 60 m², and it's the easiest format to rent out to singles, couples and short-stay guests.
How much is a two-bedroom apartment?
The median 2-bedroom apartment asked about $155,000 (about S/ 533,000) in September 2026 (TuLugar).
The range is wide: about $115,000 in La Victoria, $122,000 in Pueblo Libre, $128,000 in Surquillo, $138,000 in Jesús María, $150,000 in Lince, $151,000 in Magdalena del Mar, $162,000 in La Molina, $180,000 in Barranco, $184,000 in Surco, $188,000 in San Borja, $232,000 in San Isidro and $237,000 (about S/ 815,000) in Miraflores.
A 2-bedroom is usually 65 to 85 m². Barranco's median is lower than its price per m² suggests because many units there are small.
Here are the median asking prices by district (TuLugar, September and October 2026):
| District | Median 1-bedroom | Median 2-bedroom | Price per m² |
|---|---|---|---|
| Miraflores | $171,000 | $237,000 | $2,474 |
| San Isidro | $145,000 | $232,000 | $2,529 |
| Barranco | $136,000 | $180,000 | $2,523 |
| San Borja | $113,000 | $188,000 | $1,958 |
| Santiago de Surco | $136,000 | $184,000 | $1,813 |
| La Molina | no figure | $162,000 | $1,410 |
| Magdalena del Mar | $112,000 | $151,000 | $2,135 |
| Lince | $113,000 | $150,000 | $2,236 |
| Jesús María | $108,000 | $138,000 | $2,141 |
| Surquillo | no figure | $128,000 | $1,939 |
| Pueblo Libre | no figure | $122,000 | $1,868 |
How much is a three-bedroom apartment?
The median 3-bedroom apartment asked about $224,000 (about S/ 771,000) in September 2026 (TuLugar).
A 3-bedroom is usually 90 to 120 m². At district medians, 100 m² costs about $187,000 in Pueblo Libre, $181,000 in Surco and about $247,000 to $253,000 in Miraflores, Barranco or San Isidro. The best buildings facing the sea or the Olivar ask well above that.
Older family apartments are often bigger and cheaper per m², but they usually come without the elevator, security or parking that newer buildings have.
What's the price gap between new and resale apartments?
Across Lima, new apartments ask about 21% to 26% more per m² than buildings over 5 years old (Acento, from BCRP data, October 2026).
In some districts the gap is far bigger: in Jesús María, new units asked about $2,528 per m² in the first quarter of 2026, against $1,734 for buildings over 5 years old, about 46% more (BCRP).
New units are also a growing share of what's for sale: from 16.2% to 29.5% of listings between the first quarter of 2025 and the first quarter of 2026. You pay for elevators, security, parking and fewer repairs, but resale apartments usually leave more room to negotiate.
Peru Property Prices
How much cash do you need to buy an apartment in Lima?
What's the typical total budget (all-in) to buy an apartment?
For the median 2-bedroom at $155,000 (about S/ 533,000) bought on resale, the all-in budget is about $159,700 to $160,100, once you add alcabala, SUNARP registration and the notary.
For a 2-bedroom in Miraflores at $237,000, plan about $244,400 to $244,800. A lawyer, an independent survey, furniture and the cost of sending money come on top.
One rule to know: any payment of S/ 2,000 or $500 and above must go through a bank (bancarización). Pay outside the banking system and SUNAT may not accept it as your purchase cost when you sell later.
What down payment is typical to buy?
If you don't earn in Peru, plan to pay cash: Peruvian banks have no standard mortgage for non-residents without local income.
A resident with a carné de extranjería and verifiable income can be studied. Interbank and Scotiabank lend up to 90% of the price over up to 30 years to eligible borrowers, but a thin file usually means a bigger down payment and a rate above the average.
With 20% down on a $155,000 apartment, a 20-year dollar loan at the 7.11% average rate costs about $953 a month, and the bank will want about $3,177 of monthly net income. The average rate in soles was 7.61% on October 20, 2026.
MiVivienda loans are for first homes and come with conditions: as a foreign non-resident, you won't usually qualify.
Which Lima districts are cheapest and most expensive?
How much does the price per m² for apartments vary by neighborhood in Lima?
Among the main districts, apartments ask from about $1,410 per m² in La Molina to about $2,529 in San Isidro (TuLugar, September 2026).
The top three are San Isidro ($2,529), Barranco ($2,523) and Miraflores ($2,474), about S/ 8,500 to S/ 8,700 per m². Most apartments there are priced in dollars.
The cheaper end is La Molina ($1,410), Surco ($1,813), Pueblo Libre ($1,868) and Surquillo ($1,939). Outer districts like Los Olivos, San Martín de Porres, San Juan de Miraflores or Callao ask less, but we found no reliable 2026 figure for them, and they're a harder fit for a foreign buyer.
What neighborhoods are best for first-time buyers on a budget?
For a first purchase on a budget, look at Pueblo Libre, Surquillo and Magdalena del Mar, where the median 2-bedroom asks about $122,000 to $151,000.
Surquillo sits right next to Miraflores and San Isidro and has the best gross yield of the 12 BCRP districts (6.7%). Pueblo Libre is quiet and residential. Magdalena is close to the sea but rose 14.8% in dollars in a year, so it's less of a bargain than it was.
The trade-off: these districts change block by block. A cheap apartment on a bad street, in a building with no parking or unpaid fees, is hard to resell. Visit at night, and ask neighbors and the building administrator about security.
Which neighborhoods have the fastest-rising apartment prices?
Between the first quarter of 2025 and the first quarter of 2026, the biggest jumps in dollars were San Isidro (+21.5%), Jesús María (+20.3%) and Magdalena del Mar (+14.8%), against +10.9% for Lima as a whole (BCRP).
Pueblo Libre (+13.4%) and Miraflores (+10.5%) followed. Lince (+3.1%), La Molina (+4.1%) and Surco (+6.6%) rose the least.
Count in soles and the picture changes: after inflation, Lima prices fell 1.0% over the same year. With Lima inflation at 4.55% over the 12 months to September 2026, the slow districts lost value in real terms.
70+pagesWhat will you pay on top of the apartment price?
What are all the buyer closing costs when you buy an apartment in Lima?
For the median 2-bedroom at $155,000 (about S/ 533,000) bought on resale, buying costs come to about S/ 16,240 ($4,700) to S/ 17,490 ($5,100).
The biggest item is the alcabala: 3% of the price above the first 10 UIT (S/ 55,000 in 2026), paid by the buyer. Then SUNARP registration, about 0.3% of the value plus S/ 44.50, and the notary, about S/ 250 to S/ 1,500.
Buying new from a developer, the first sale is exempt from alcabala except on the land share, and the 18% IGV on the building part is already in the price. The agent's 3% to 5% is usually paid by the seller.
Notary and lawyer fees can be negotiated; taxes and registry fees can't.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment?
On a resale apartment, plan about 3% to 4% of the price. On a new apartment bought from the developer, it's about 1% to 2%.
On a $155,000 resale, our calculation gives 3.0% to 3.3%; on a $237,000 one in Miraflores, S/ 25,549 to S/ 26,799, or 3.1% to 3.3%. The top of the range leaves room for a lawyer or bank fees.
If you may sell later, count the way out too: buying and reselling costs about 6% to 8% of the price before tax, and as a non-resident you pay 5% on the sale, on the full price if you don't get SUNAT's certificate for the capital you invested.
What does it cost to own an apartment in Lima each year?
What are typical HOA fees in Lima right now?
In Lima, HOA fees are the monthly building fee, called mantenimiento. It pays for the doorman and security, cleaning, the elevator, common electricity and pumps, and sometimes water.
We found no reliable city-wide average for 2026: the fee depends on the building, its staff and amenities, much more than on the district. A building with a pool, a gym and 24-hour security costs far more than a small walk-up.
When you rent the apartment out, the tenant usually pays it; you pay it when the unit is empty. Before you offer, ask for 12 months of fee receipts and a letter from the administrator showing no unpaid dues.
What utilities should I budget monthly in Lima right now?
As a rough guide, electricity runs about S/ 100 ($29) to S/ 250 ($73) a month for an apartment, water about S/ 35 ($10) to S/ 70 ($20) and gas, where there is a gas line, about S/ 35 ($10) to S/ 70 ($20). Internet comes on top.
Lima doesn't need heating or much air conditioning, so bills stay modest. Water is sometimes included in the building fee: check, so you don't count it twice.
How much is property tax on apartments in Lima?
The property tax (impuesto predial) is set on the municipal value of the apartment (autovalúo), which is usually well below the market price, not on what you paid.
It's progressive: 0.2% up to 15 UIT, 0.6% from 15 to 60 UIT and 1% above. On a fiscal value of S/ 150,000, that's about S/ 570 ($165) a year; on S/ 300,000, about S/ 1,470 ($425); on S/ 600,000, about S/ 4,350 ($1,250).
On top come the arbitrios, the municipal charges for rubbish, parks and security, which depend on the district and the street. Ask the seller for the last predial and arbitrios receipts (cuponera): unpaid ones stay attached to the property.
What's the yearly building maintenance cost?
Over a year, the building fee is the cost that varies most, and we found no reliable average to give you. What matters is what it covers and what's coming.
Check whether water, parking and a repair reserve are included, and ask the administrator about planned works: a new elevator, a roof or a facade repair can mean a one-off bill (cuota extraordinaria) on top of the monthly fee.
Inside the apartment, keep a reserve for repairs. It matters more in older buildings, which are cheaper to buy but cost more to keep up.
How much does home insurance cost?
We couldn't find a reliable published premium for a typical Lima apartment: it depends on the insured value, the contents, earthquake cover and the deductible.
Cash buyers aren't obliged to insure. With a mortgage, the bank requires property insurance (with earthquake cover) and life insurance on the loan, usually through its own policy. Ask for quotes from Mapfre, Rimac and Pacífico, and check that earthquake damage is covered: Lima sits in a seismic zone.
70+pagesCan you negotiate on a Lima apartment right now?
Yes, more than in most years. About 55,916 new apartments were for sale in Lima and Callao in August 2026 (CODIP), roughly 23 months of sales, after a peak of 62,111 in November 2025. Sales are up (2,426 in August 2026, +12.8% in a year), but the stock is big.
On new apartments, the average gap between advertised and sold prices was about 5.5% in July 2026. In projects with many unsold units, ask for a discount, a free parking space or a better payment plan. Only 3,755 of the new homes for sale in the second quarter of 2026 were finished: buying off-plan means waiting, and checking the developer.
On resale, Lima prices fell about 1% in real soles in a year, so sellers of dollar-priced apartments are getting less than they think, and they compete with developers. Check how long the listing has been online and the past transfers at SUNARP, then open below the asking price.
The politics are settled for now: Keiko Fujimori has been president since July 28, 2026. Crime is the bigger local issue: the state of emergency against extortion in Lima and Callao has been extended several times, most recently for 60 more days from October 28, 2026 (Decreto Supremo 142-2026-PCM, published October 25). Ask about extortion around building works before you buy off-plan.
Should you pay for a Lima apartment in dollars or in soles?
Most apartments in Miraflores, San Isidro and Barranco are priced in dollars; some homes, often cheaper ones, are priced in soles. The sol is about 3.44 per dollar (SUNAT/SBS, October 22, 2026), stronger than its averages of 3.56 in 2025 and 3.75 in 2024, even after weakening a little this past month from about 3.38.
So an apartment priced at S/ 533,000 costs you about $155,000 now, against about $142,000 at the 2024 rate. A dollar-priced apartment costs you the same in dollars as before.
Forecasts don't point to a weak sol soon: the BCRP's September survey expects 3.35 to 3.40 by December 2026, BBVA 3.25 to 3.35 and Citi 3.45. If you earn in dollars, prefer a dollar price, write the price and the currency in the contract, and send the money through a bank.
Our methodology
This article estimates what an apartment costs in Lima: medians by number of bedrooms, prices per m² by district, the new-build premium, buying costs, the cash or loan you need and the yearly costs of owning.
Prices come from listing data: TuLugar's deduplicated sale listings (September and October 2026) and the BCRP's study of Urbania listings in 12 districts (first quarter of 2026). All are asking prices, not signed sales; we used CODIP's new-build figures for the gap with sold prices. Studio and 3-bedroom examples by size are our own calculations from prices per m².
Buying and owning costs come from official rules: the MEF for the 2026 UIT, SAT Lima for alcabala, SUNAT for IGV and bancarización, SUNARP's 2026 tariff as reported by EximiaHaus, and the national predial rates. Mortgage rates are SBS averages.
We checked these figures in October 2026. Sol amounts are converted at about 3.44 soles per US dollar (and 3.85 soles per euro), the SUNAT/SBS rate of October 22, 2026.
Where we had no direct figure (studio medians, outer districts, building fees, arbitrios, insurance premiums), we said so or gave a rough range instead of a precise number. Your own costs will depend on the building, its condition, the seller and the currency of the deal.
Key sources used for this analysis include TuLugar's September 2026 report, BCRP Nota de Estudios 51-2026, BCRP's apartment price indicator, CODIP and BCRP data via Acento, MEF, SAT Lima, EximiaHaus, SBS and INEI via Infobae.
