Authored by the expert who managed and guided the team behind the Peru Property Pack
Yes, the analysis of Lima's property market is included in our pack
Buying property in Lima as a foreigner in 2026 can be straightforward, but the risks are real and often invisible until it is too late.
This guide covers the scams, grey areas, and insider knowledge that most foreigners only discover after losing money or getting stuck in legal disputes.
We constantly update this blog post to reflect the latest developments in Lima's property market.
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.
How risky is buying property in Lima as a foreigner in 2026?
Can foreigners legally own properties in Lima in 2026?
As of early 2026, foreigners can legally buy and own residential property in Lima on exactly the same terms as Peruvian citizens, with no special permits or residency requirements needed.
The only restriction that applies to foreigners in Peru is a constitutional rule that prohibits them from acquiring property within 50 kilometers of national borders, but Lima is not a border city, so this rule almost never affects foreign buyers shopping in Miraflores, San Isidro, Barranco, or Surco.
Most foreigners buying property in Lima do so directly in their own name, though some choose to establish a Peruvian company (known as a Sociedad Anonima Cerrada or SAC) if they plan to own multiple properties or want certain tax advantages when reselling.
[VARIABLE FOREIGNER-RIGHTS]What buyer rights do foreigners actually have in Lima in 2026?
As of early 2026, foreigners in Lima have the same legal buyer rights as Peruvians, meaning your ownership becomes fully protected only when the property transfer is properly registered with SUNARP (Peru's National Public Registry).
If a seller breaches a contract in Lima, a foreign buyer can technically pursue legal action through Peru's civil courts, but the enforcement process is slow and uncertain, which is why experienced buyers focus on prevention rather than litigation.
The most common mistake foreigners make in Lima is assuming that a signed private contract (known as a "minuta") means they are fully protected, when in reality, only the final registration in SUNARP gives you enforceable ownership rights against third parties.
How strong is contract enforcement in Lima right now?
Contract enforcement in Lima is weaker than in countries like the United States, United Kingdom, or Spain, with the World Justice Project ranking Peru relatively low on civil justice compared to regional and global peers.
The main weakness foreigners should know about is that resolving a property dispute through Lima's courts can take years, cost significant money in legal fees, and produce uncertain outcomes, which is why your strategy should focus on thorough due diligence and proper documentation upfront rather than relying on "I will sue if something goes wrong."
By the way, we detail all the documents you need and what they mean in our property pack covering Lima.
Buying real estate in Lima can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Lima right now?
Are scams against foreigners common in Lima right now?
Property scams targeting foreigners in Lima happen often enough that you should assume you will encounter at least one dishonest actor during your buying process, whether it is a fake owner, a property with hidden liens, or a developer who disappears with deposits.
The transactions most frequently targeted by scammers in Lima are off-plan purchases from unknown developers and resale apartments in popular expat districts like Miraflores, Barranco, and Surco, where foreigners are willing to pay premium prices and often skip proper due diligence.
The profile of foreign buyer most commonly targeted in Lima is someone who is buying remotely, does not speak Spanish fluently, and relies heavily on a single agent or contact without independent verification.
The single biggest warning sign that a deal may be a scam in Lima is when the seller or agent pushes for urgency, discourages you from doing independent verification through SUNARP, or sends you property documents via WhatsApp instead of through official channels.
What are the top three scams foreigners face in Lima right now?
The top three scams foreigners face in Lima are: identity fraud where someone poses as the real owner or their representative, hidden liens or mortgages that only appear after the sale, and pre-construction schemes where developers take deposits and then delay delivery indefinitely or disappear entirely.
The most common scam, identity fraud, typically unfolds like this: a scammer obtains or forges property documents, presents themselves as the owner or an authorized representative, pushes the buyer to sign quickly and transfer money, and then vanishes before the buyer realizes the real owner never authorized the sale.
The single most effective protection against each of these three scams is to always verify ownership directly through SUNARP's online services (never accept seller-provided PDFs), set up SUNARP's free "Alerta Registral" on the property file during negotiations, and check the developer's track record on Indecopi's sanctions database before paying any deposit.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Peru versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do I verify the seller and ownership in Lima without getting fooled?
How do I confirm the seller is the real owner in Lima?
The standard verification process in Lima involves pulling a fresh Certificado Registral Inmobiliario directly from SUNARP's online platform, which shows the current registered owner, and then matching that name against the seller's official identification documents.
The official document foreigners must check to verify ownership in Lima is the "partida electronica" (electronic registry file) from SUNARP, which contains the complete ownership history, any registered liens, and the current legal owner of the property.
The most common trick fake sellers use in Lima is presenting forged or outdated PDF documents that appear to show ownership, which is why you should never accept documents forwarded via WhatsApp or email and instead pull your own fresh copy directly from SUNARP, which is both common and easy to spot if you know to verify independently.
Where do I check liens or mortgages on a property in Lima?
The official registry where you check liens or mortgages on a property in Lima is SUNARP, Peru's National Superintendency of Public Registries, which maintains all registered encumbrances including mortgages, embargoes, and judicial liens.
When checking for liens in Lima, you should request the complete "partida electronica" for the property, which includes all registered encumbrances, and also obtain a "certificado de no adeudos" (no-debt certificate) from the local municipality to confirm there are no outstanding property taxes or municipal fees.
The type of encumbrance most commonly missed by foreign buyers in Lima is co-ownership claims (often from a spouse or family member) or informal liens that were not properly registered, which is why you need both the SUNARP check and a thorough review of the property's title history by a qualified lawyer.
It's one of the aspects we cover in our our pack about the real estate market in Lima.
How do I spot forged documents in Lima right now?
The most common type of forged document used in Lima property scams is a fake or altered SUNARP certificate showing false ownership or omitting existing liens, which sometimes happens but is easily preventable if you verify directly through official channels.
The specific red flags that indicate a document may be forged in Lima include inconsistent fonts or formatting, missing QR codes or digital signatures, dates that do not match when the property was last transacted, and any document that was sent as a photo or screenshot rather than an official PDF.
The official verification method you should use in Lima is SUNARP's online certificate verification tool, which allows you to confirm that any digitally signed certificate is authentic and was actually issued by SUNARP, rather than fabricated by a scammer.
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.
What "grey-area" practices should I watch for in Lima?
What hidden costs surprise foreigners when buying a property in Lima?
The three most common hidden costs foreigners overlook in Lima are: the Alcabala transfer tax (3% of the property value above 10 UIT, which in 2026 means you pay 3% on everything above S/ 55,000 or roughly $14,500 USD or 13,500 EUR), notary and SUNARP registration fees (typically 1% to 2% of the property value), and legal fees for document review and translation (0.5% to 1.5% of the property value).
The hidden cost most often deliberately concealed by sellers or agents in Lima is the need for "regularization" work, meaning the cost of fixing mismatches between what the property looks like physically and what is registered in SUNARP, which sometimes happens when previous owners made unpermitted renovations or expansions.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Lima.
Are "cash under the table" requests common in Lima right now?
Cash under the table requests are fairly common in Lima's property market, with some sellers proposing to declare a lower official price to reduce transfer taxes or asking for a portion of the payment in undocumented cash.
The typical reason sellers give in Lima for requesting undeclared cash payments is to "save you money on Alcabala tax" or to "simplify the transaction," but what they really want is to reduce their own capital gains tax exposure when they resell.
The legal risks foreigners face if they agree to an undeclared cash payment in Lima include having no legal proof of what you actually paid (which hurts you in any future dispute), potential tax fraud charges from SUNAT (Peru's tax authority), and a lower official purchase price that increases your own capital gains tax liability when you eventually sell the property.
Are side agreements used to bypass rules in Lima right now?
Side agreements to bypass official rules are fairly common in Lima, particularly around furniture and fixtures that are not included in the official purchase price, delivery timing guarantees for new builds, and informal "promises" about future development or building permissions.
The most common type of side agreement in Lima involves separating the purchase price into an official amount (registered in the public deed) and an unofficial amount for "furniture" or "improvements" that is paid separately and never documented.
The legal consequences foreigners face if a side agreement is discovered by authorities in Lima include having the entire transaction voided or renegotiated, tax penalties from SUNAT for underreporting, and no legal recourse if the seller fails to deliver on the informal promises since those agreements have no legal standing in Peruvian courts.
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.
Can I trust real estate agents in Lima in 2026?
Are real estate agents regulated in Lima in 2026?
As of early 2026, real estate agents in Lima are regulated under Law 29080, which created an official registry (Registro del Agente Inmobiliario), but enforcement is weak and many agents operate informally without proper registration.
A legitimate real estate agent in Lima should have a registration number from the official agent registry, which you can request and verify before working with them.
Foreigners can verify whether an agent is properly licensed in Lima by asking for their registration number and checking it against the official registry maintained under the Ministry of Housing, or by simply asking for references from other foreign clients who have completed transactions with that agent.
Please note that we have a list of contacts for you in our property pack about Lima.
What agent fee percentage is normal in Lima in 2026?
As of early 2026, the normal agent fee in Lima ranges from 3% to 5% of the property sale price, plus IGV (Peru's 18% value-added tax), which brings the effective commission to roughly 3.5% to 6% of the sale price.
The typical range of agent fees that covers most Lima transactions is 3% for straightforward apartment sales in established buildings, going up to 5% for more complex deals involving houses, land, or properties that require significant marketing effort.
In Lima, the seller traditionally pays the agent commission, though this can vary by negotiation, and some agents may try to charge both buyer and seller, so you should clarify who pays what before signing any representation agreement.
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.
What due diligence actually prevents disasters in Lima?
What structural inspection is standard in Lima right now?
The standard structural inspection process for property purchases in Lima is unfortunately less thorough than what foreigners from the US or Europe expect, with many deals moving forward with minimal or no technical inspection at all.
A qualified inspector in Lima should check foundations, load-bearing walls, plumbing systems, electrical wiring capacity, humidity and water damage (especially important in coastal districts like Miraflores and Barranco), and seismic resistance features since Lima is in an active earthquake zone.
The professionals qualified to perform structural inspections in Lima are licensed civil engineers (ingeniero civil) or architects (arquitecto), and you should hire one independently rather than relying on someone recommended by the seller or agent.
The most common structural issues that inspections reveal in Lima properties are hidden humidity and mold damage (especially in older coastal buildings), unpermitted renovations that compromise structural integrity, outdated electrical systems that cannot handle modern loads, and poor water pressure due to aging plumbing in mid-century buildings in districts like Jesus Maria and Lince.
How do I confirm exact boundaries in Lima?
The standard process for confirming property boundaries in Lima involves cross-referencing the SUNARP registry description with the municipal cadastral records and, ideally, commissioning an independent survey by a licensed surveyor.
The official documents that show legal boundaries in Lima are the "partida electronica" from SUNARP (which contains the registered description and area) and the SUNARP Base Grafica Registral (BGR) viewer, which displays registered property polygons on a map when available.
The most common boundary dispute affecting foreign buyers in Lima involves properties where the physical reality (walls, fences, actual use) does not match what is registered in SUNARP, often due to informal expansions or historical inaccuracies that were never corrected.
The professional you should hire to verify boundaries on the ground in Lima is a licensed surveyor (topografo) or a civil engineer with surveying experience, who can physically measure the property and compare it against the official registry records.
What defects are commonly hidden in Lima right now?
The top three defects sellers frequently conceal from buyers in Lima are humidity and mold damage hidden under fresh paint (common in older coastal buildings), unpermitted renovations that create structural or legal problems (common), and paperwork mismatches where the physical property does not match what is registered in SUNARP (sometimes happens).
The inspection techniques that help uncover hidden defects in Lima include using a moisture meter to detect humidity behind walls, requesting building permits for any visible renovations, comparing the actual floor plan against the SUNARP description, and visiting the property at different times of day to check for noise issues and water pressure variations.
We have made this infographic to give you a quick and clear snapshot of the property market in Peru. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What insider lessons do foreigners share after buying in Lima?
What do foreigners say they did wrong in Lima right now?
The most common mistake foreigners say they made when buying property in Lima is trusting a person (usually an agent or a friend's recommendation) instead of trusting a process (meaning independent verification through SUNARP and other official channels).
The top three regrets foreigners mention after buying in Lima are: rushing the purchase because they were told "another buyer is interested," not hiring an independent lawyer to review documents, and believing that signing a contract meant the deal was done when the property was never properly registered in SUNARP.
The single piece of advice experienced foreign buyers most often give to newcomers in Lima is: "If it is not verifiable through SUNARP, Indecopi, or the municipality, treat it as marketing, not fact."
The mistake that cost foreigners the most money or stress in Lima is buying off-plan from an unknown developer without checking their track record on Indecopi, resulting in years of delays, specification changes, or total loss of deposits when the project was never completed.
What do locals do differently when buying in Lima right now?
The key difference in how locals approach buying property compared to foreigners in Lima is that locals treat the paper trail as sacred and assume nothing is final until SUNARP registration is complete, while foreigners often focus on the physical property and trust verbal assurances.
The verification step locals routinely take that foreigners often skip in Lima is setting up SUNARP's free "Alerta Registral" on the property file the moment they start serious negotiations, which sends instant notifications if anyone tries to register any change to that property's legal status.
The local knowledge that helps Lima residents get better deals is knowing which notaries are efficient and trustworthy, understanding that listing prices on portals like Urbania are negotiable by 5% to 15%, and having relationships with building administrators who can reveal the true condition of common areas and any ongoing disputes in condominium buildings.
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 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 it's authoritative | How we used it |
|---|---|---|
| SUNARP Online Services Portal | Peru's official public registry for property ownership and encumbrances. | We used it to explain verification procedures for ownership and liens. We also based our anti-fraud recommendations on SUNARP's official tools. |
| SUNARP Alerta Registral | SUNARP's official free alert system for property file changes. | We recommended it as a key fraud prevention tool during negotiations. We also highlighted it as an insider practice used by savvy local buyers. |
| Peru Constitution (Congress) | The official constitutional text governing foreign property rights. | We used Article 71 to confirm foreigners can own property with border zone exceptions. We also grounded our legal framework explanation in this source. |
| SAT Lima Alcabala Guidance | Lima's official tax authority for property transfer taxes. | We used it to explain the 10 UIT deduction and 3% Alcabala calculation. We also verified who pays and where to make payment. |
| El Peruano UIT Decree 2026 | Peru's official gazette publishing the 2026 tax unit value. | We used the S/ 5,500 UIT value to calculate Alcabala deductions for 2026. We also ensured all cost examples reflect current tax parameters. |
| Indecopi Sanctions Database | Peru's consumer protection authority's public record of sanctioned companies. | We recommended it for vetting developers before off-plan purchases. We also used it as a concrete trust verification tool beyond online reviews. |
| World Justice Project Peru | Independent international index measuring rule of law and civil justice. | We used civil justice rankings to explain contract enforcement realities. We also grounded our "prevention over litigation" advice in this data. |
| BCRP Real Estate Statistics | Peru's central bank official housing price indicators. | We used it to identify key Lima districts where foreigners buy. We also referenced the listing price methodology for negotiation context. |
| Law 29080 Agent Registry | The official law creating Peru's real estate agent registration framework. | We used it to explain agent regulation status in Lima. We also emphasized the importance of verifying registration numbers. |
| INEI Crime Statistics Report | Peru's national statistics institute official crime and fraud data. | We used it to support scam prevalence claims with official data. We also framed property fraud risk as measurable rather than anecdotal. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Peru. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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