Authored by the expert who managed and guided the team behind the Peru Property Pack
Everything you need to know before buying real estate is included in our Dominican Republic Property Pack
If you're a foreigner thinking about buying property in Peru, you're in luck: Peru is one of the most accessible countries in South America for international buyers.
This guide covers the current rules on foreign ownership, visa requirements, taxes, and the step-by-step buying process in Peru as of January 2026.
We constantly update this blog post to reflect the latest regulations and market conditions, so you always have fresh data.
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 Peru.
Insights
- Foreigners in Peru have nearly identical property rights to locals under Article 71 of the Constitution, which is rare in Latin America where many countries impose significant restrictions on foreign land ownership.
- The 50-kilometer border restriction is the only major limitation for foreigners buying property in Peru, and it rarely affects buyers since most popular areas like Lima, Cusco, and Arequipa are well outside this zone.
- Peru's 3% Alcabala transfer tax only applies above the first 10 UIT (about S/53,500 or $14,000 in 2026), meaning modest property purchases in Peru have reduced or zero transfer tax obligations.
- Mortgage rates in Peru for Sol-denominated loans average around 7.4% as of late 2025, but foreigners typically face 1-3% higher rates due to increased underwriting requirements.
- Non-resident foreigners who rent out property in Peru face a flat 30% withholding tax on gross rental income, compared to just 5% for tax residents, making residency status a significant financial consideration.
- SUNARP registry certificates in Peru are only valid for 30 calendar days, so timing your due diligence close to the transaction date is critical to avoid duplicate verification costs.
- About 85-90% of foreign property purchases in Peru are cash transactions because Peruvian banks rarely offer mortgages to non-residents without substantial local income documentation.
- The Rentista visa in Peru grants permanent residency with just $1,000 monthly foreign income plus $500 per dependent, making it one of South America's most affordable residency pathways for property investors.
- Property ownership in Peru does not directly grant residency, but it can serve as supporting evidence for citizenship applications after two years of legal residency in the country.
What can I legally buy and truly own as a foreigner in Peru?
What property types can foreigners legally buy in Peru right now?
Foreigners in Peru can legally buy and own virtually all types of residential property, including apartments, condominiums, houses, land, and commercial real estate, with the same rights as Peruvian citizens under Article 71 of the Peruvian Constitution.
The single most important limitation is the 50-kilometer border restriction, which prevents foreigners from acquiring property within 50 kilometers of Peru's international borders with Ecuador, Colombia, Brazil, Bolivia, and Chile without special government authorization from the Council of Ministers.
This restriction exists for national security reasons, but it rarely affects most buyers since popular investment areas like Lima, Cusco, Arequipa, and Peru's beach towns are all located well outside the restricted zones.
In practical terms, this means foreigners can freely purchase residential properties, condominiums, and land throughout most of Peru without needing any special permits or corporate structures.
Finally, please note that our pack about the property market in Peru is specifically tailored to foreigners.
Can I own land in my own name in Peru right now?
Yes, foreigners can own land directly in their own name in Peru, making it one of the most foreigner-friendly countries in Latin America for land ownership.
The only exception is land located within 50 kilometers of Peru's international borders, where foreigners cannot purchase unless the Council of Ministers grants a special public necessity declaration.
Unlike many neighboring countries that require corporate structures or local nominees, Peru allows straightforward fee-simple ownership where you hold full title to the land in your personal name, registered with SUNARP (the national property registry).
By the way, we cover everything there is to know about the land buying process in Peru here.
As of 2026, what other key foreign-ownership rules or limits should I know in Peru?
As of January 2026, the border restriction remains the primary limitation, but foreigners should also be aware that some agricultural lands may have specific classification restrictions that limit conversion to residential or commercial use.
Peru does not impose any foreign-ownership quota on apartments or condominiums, which is a significant advantage over countries like the Philippines or Thailand where condominium buildings must maintain certain local ownership percentages.
For property registration, all buyers (foreign or local) must obtain a Peruvian tax identification number called RUC from SUNAT, and all transactions above $10,000 must use banked payment methods to comply with anti-money laundering regulations.
There have been no major recent regulatory changes affecting foreign ownership rights in Peru, and the country continues to welcome foreign real estate investment as part of its economic development strategy.
If you're interested, we go much more into details about the foreign ownership rights in Peru here.
What's the biggest ownership mistake foreigners make in Peru right now?
The biggest ownership mistake foreigners make in Peru is purchasing property without conducting thorough SUNARP title verification, especially in areas like the Sacred Valley, jungle regions, or northern coastal land where informal possession (rather than registered title) is common.
If you buy property held only through "possessory rights" rather than a formal SUNARP title, you may be unable to obtain a mortgage, face difficulties reselling to buyers who need financing, or encounter costly legal disputes over boundaries and ownership claims.
Other classic pitfalls in Peru include skipping independent legal representation (relying only on the seller's lawyer), failing to obtain apostilled and translated documents from your home country, and underestimating the 30% capital gains tax that non-residents face when reselling property.
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.
Which visa or residency status changes what I can do in Peru?
Do I need a specific visa to buy property in Peru right now?
No, you do not need a specific visa to buy property in Peru, and foreigners on tourist visas can legally purchase real estate, although tourists must obtain a special permit from Migraciones to sign contracts if they are in Peru on a tourist entry.
The most common administrative blocker for buyers without local residency is banking, since opening a Peruvian bank account typically requires a Carnet de Extranjeria (foreigner ID card) that comes with a residency visa, and large property transactions require banked payments.
You will need to obtain a Peruvian tax identification number (RUC) from SUNAT before completing any property purchase, regardless of your visa status, and this can be done relatively quickly at SUNAT offices.
A typical document set for foreign buyers includes your valid passport, RUC tax number, proof of funds with documented source, apostilled and translated documents from your home country (such as marriage certificates if applicable), and a power of attorney if purchasing remotely.
Does buying property help me get residency and citizenship in Peru in 2026?
As of January 2026, buying property in Peru does not directly grant you residency or citizenship, but property ownership can serve as supporting evidence of ties to the country when applying for citizenship after meeting residency requirements.
Peru does not have a golden visa or investor visa program specifically tied to real estate purchases, unlike countries such as Portugal or Greece.
The main residency pathways include the Rentista visa (requiring $1,000 monthly passive income plus $500 per dependent), the Investor visa (requiring approximately PEN 500,000 or about $130,000 in business investment with 5 local employees), or the Worker visa (requiring local employment). After two years of legal residency in Peru, you can apply for citizenship if you demonstrate ties to the country, basic Spanish proficiency, and knowledge of Peruvian culture.
We give you all the details you need about the different pathways to get residency and citizenship in Peru here.
Can I legally rent out property on my visa in Peru right now?
Your visa status does not restrict your ability to own and rent out property in Peru, but it significantly affects how your rental income is taxed.
You do not need to live in Peru to rent out your property, and many foreign owners manage rentals remotely through local property managers or tenants who handle day-to-day operations.
The critical detail foreigners must understand is that non-residents (those spending fewer than 183 days per year in Peru) face a flat 30% withholding tax on gross rental income with no deductions allowed, while tax residents pay only 5% on net rental income, making residency status a substantial financial consideration for landlords.
We cover everything there is to know about buying and renting out in Peru here.
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How does the buying process actually work step-by-step in Peru?
What are the exact steps to buy property in Peru right now?
The standard sequence to buy property in Peru includes: (1) obtain your RUC tax number from SUNAT, (2) conduct due diligence through SUNARP registry searches, (3) sign a preliminary agreement (arras) with a 10-20% deposit, (4) sign the minuta (purchase contract), (5) pay the Alcabala transfer tax, (6) sign the public deed (escritura publica) before a notary, and (7) register the transfer with SUNARP.
You do not need to be physically present for every step since remote purchases are common through a power of attorney issued at a Peruvian consulate in your home country, though some notaries may require presence for the final signing.
The signing of the public deed (escritura publica) before a notary is the step that makes the deal legally binding in Peru, as this is when ownership officially transfers and the notary initiates SUNARP registration.
The typical end-to-end timeline from accepted offer to final SUNARP registration ranges from 4 to 12 weeks in Peru, with straightforward urban properties moving faster and rural or complex ownership situations requiring additional time.
We have a document entirely dedicated to the whole buying process our pack about properties in Peru.
Is it mandatory to get a lawyer or a notary to buy a property in Peru right now?
A notary (notario publico) is mandatory in Peru because all property transfers must be formalized through a public deed signed before a notary who verifies identities, reviews titles, confirms tax payments, and submits the transaction to SUNARP for registration.
The key difference is that the notary in Peru is a public official who authenticates and registers the transaction (similar to a civil law notary in Europe), while a lawyer provides independent legal advice, conducts due diligence, reviews contracts for your interests, and helps navigate issues the notary will not address.
One critical item that should be explicitly included in your lawyer's engagement scope is a comprehensive SUNARP title search covering ownership history, existing liens, encumbrances, boundary disputes, and verification that the seller's name matches the registered owner.
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.
What checks should I run so I don't buy a problem property in Peru?
How do I verify title and ownership history in Peru right now?
The official registry you should use to verify title and ownership history in Peru is SUNARP (Superintendencia Nacional de los Registros Publicos), which maintains the national property database accessible online at enlinea.sunarp.gob.pe and through physical offices nationwide.
The key document to request is the Certificado Registral Inmobiliario (CRI), which confirms the registered owner, property description, location, and any mortgages, liens, or encumbrances recorded against the property.
A realistic look-back period for ownership history checks in Peru is typically 10-20 years, though your lawyer may recommend examining the full chain of title if there are any irregularities or if the property is in an area known for informal possession issues.
One clear red flag that should stop or pause a purchase is discovering that the property is held through "possessory rights" rather than a formal SUNARP title, which means the ownership has never been officially registered and carries significant legal risk.
You will find here the list of classic mistakes people make when buying a property in Peru.
How do I confirm there are no liens in Peru right now?
The standard way to confirm there are no liens or encumbrances on a property in Peru is through a SUNARP registry search, where all mortgages, judicial liens, adverse claims, and restrictions are recorded as annotations on the property's electronic file (partida electronica).
One common type of lien buyers should specifically ask about in Peru is unpaid municipal property taxes (impuesto predial) and service fees (arbitrios), which are not always visible in SUNARP but can be verified through a "certificate of no municipal debts" from the local municipality.
The single best proof of lien status is a current SUNARP certificate (Certificado Registral Inmobiliario) dated within 30 days of your transaction, combined with the municipal clearance certificate, as these two documents together confirm both registered encumbrances and outstanding local obligations.
How do I check zoning and permitted use in Peru right now?
The authority you should use to check zoning and permitted use for a property in Peru is the local municipality (municipalidad) where the property is located, as each district controls its own zoning regulations and building permits.
The document that typically confirms zoning classification is the Certificado de Parametros Urbanisticos y Edificatorios, which specifies what types of construction are permitted, height limits, setback requirements, and allowed uses for the specific lot.
A common zoning pitfall that foreign buyers frequently miss in Peru is purchasing agricultural-zoned land expecting to build a residential home, only to discover that converting agricultural land to residential use requires a lengthy municipal process that may not be approved.
Buying real estate in Peru 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.
Can I get a mortgage as a foreigner in Peru, and on what terms?
Do banks lend to foreigners for homes in Peru in 2026?
As of January 2026, some Peruvian banks do lend to foreigners for home purchases, but mortgage availability for non-residents is limited and comes with stricter requirements than for local citizens.
The realistic loan-to-value (LTV) range for foreign borrowers in Peru typically falls between 60% and 80%, meaning you should expect to make a down payment of at least 20-40% of the property value.
The most common eligibility requirement determining whether a foreigner qualifies is proof of stable income, ideally from Peruvian sources or verifiable international income, along with Peruvian residency documentation (Carnet de Extranjeria), a local bank account, and several months of banking history in Peru.
You can also read our latest update about mortgage and interest rates in Peru.
Which banks are most foreigner-friendly in Peru in 2026?
As of January 2026, the most foreigner-friendly banks for mortgages in Peru are Banco de Credito del Peru (BCP), BBVA Peru, and Scotiabank Peru, which are the country's largest retail lenders with established processes for foreign clients.
The single most important feature that makes these banks more foreigner-friendly is their willingness to accept foreign passport documentation combined with a Carnet de Extranjeria, and their experience processing income verification from international sources for qualified applicants.
These banks typically require at least temporary residency status to lend, meaning true non-residents (those without a Peruvian visa) will find it very difficult to obtain financing and should plan on cash purchases or financing from their home country.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Peru.
What mortgage rates are foreigners offered in Peru in 2026?
As of January 2026, typical mortgage interest rates for foreigners in Peru range from approximately 8% to 11% annually, with rates toward the higher end of this range for borrowers with less local documentation or shorter residency history.
The typical difference between fixed-rate and variable-rate mortgages in Peru is that fixed rates tend to be slightly higher (around 0.5-1% premium) but provide payment stability, while variable rates track the central bank reference rate and have fluctuated as Peru's BCRP adjusted rates to control inflation.
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 will taxes, fees, and ongoing costs look like in Peru?
What are the total closing costs as a percent in Peru in 2026?
The typical total closing-cost percentage for a property purchase in Peru in 2026 is approximately 4% to 7% of the purchase price, not including the purchase price itself.
The realistic low-to-high closing-cost range that covers most standard transactions in Peru runs from about 4% for straightforward urban purchases to 9% for more complex transactions requiring additional legal work or located in areas requiring extra due diligence.
The specific fee categories that make up total closing costs in Peru include: Alcabala transfer tax (3% minus the 10 UIT exemption), notary and public deed fees (0.5-1%), SUNARP registration fees (0.3-0.5%), legal fees (1-1.5%), and potentially IGV (18% VAT) if purchasing a new property directly from a developer.
The single fee category that is usually the biggest contributor to closing costs in Peru is the Alcabala transfer tax at 3%, though this is reduced or eliminated for properties valued below 10 UIT (about S/53,500 or $14,000).
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Peru.
What annual property tax should I budget in Peru in 2026?
As of January 2026, the typical annual property-tax budget for a standard owner-occupied home in Peru ranges from about S/500 to S/5,000 (approximately $130 to $1,300 or EUR 120 to EUR 1,200), depending on the property's assessed value and location.
Annual property tax (Impuesto Predial) in Peru is assessed on a progressive rate structure applied to the municipality's assessed value (autovaluo), not the market price: properties up to 15 UIT pay 0.2%, those between 15-60 UIT pay 0.6% on the excess, and properties above 60 UIT pay 1% on amounts exceeding that threshold.
How is rental income taxed for foreigners in Peru in 2026?
As of January 2026, the typical effective tax rate on rental income for foreigners in Peru depends entirely on residency status: tax residents pay 5% on gross rental income, while non-residents face a flat 30% withholding tax on gross rental income with no deductions permitted.
The basic filing requirement is that rental income must be declared and tax paid through the Peruvian tax system, and for non-residents the 30% tax is typically withheld at source by the tenant or property manager and remitted directly to SUNAT.
What insurance is common and how much in Peru in 2026?
As of January 2026, the typical annual insurance premium for a standard home policy in Peru ranges from approximately S/500 to S/2,000 (about $130 to $530 or EUR 120 to EUR 490), varying based on coverage level, property value, and location.
The most common type of property insurance coverage that owners carry in Peru is fire insurance (seguro contra incendio), which is often required by mortgage lenders and covers fire damage, lightning, and related perils.
The biggest factor that makes insurance premiums higher or lower in Peru is seismic risk coverage, since Peru is located in an active earthquake zone and comprehensive earthquake coverage can significantly increase premiums, particularly for properties in Lima and coastal areas.
Get the full checklist for your due diligence in Peru
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Peru, 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 |
|---|---|---|
| Baker McKenzie Global Real Estate Guide | Leading international law firm providing jurisdiction-specific real estate legal analysis. | We used it to verify constitutional provisions on foreign ownership and SUNARP registry requirements. We cross-referenced their legal interpretations with other sources. |
| Lexology Peru Real Estate Analysis | Legal intelligence platform aggregating expert analysis from top law firms. | We used it to understand property registration requirements and priority rules. We also verified the border restriction details and ownership transfer procedures. |
| NVC Abogados Legal Guide | Peruvian law firm specializing in real estate and immigration for foreigners. | We used it to document the step-by-step buying process and current tax rates. We verified practical details like UIT values and municipal requirements. |
| Global Property Guide Peru | International property investment research platform with country-specific tax analysis. | We used it to verify tax rates for residents and non-residents. We also referenced their mortgage rate tracking and cost breakdowns. |
| Chambers Private Wealth Guide 2025 | Premier legal rankings organization providing jurisdiction-specific wealth planning guidance. | We used it to confirm tax treatment of property transfers and rental income. We verified inheritance and gift tax implications for property owners. |
| The Global Economy Peru Data | Economic data aggregator compiling official central bank and government statistics. | We used it to track current mortgage interest rates in Peru. We cross-referenced with central bank data for accuracy. |
| Trading Economics Peru | Economic data platform tracking central bank policy rates and financial indicators. | We used it to understand the interest rate environment affecting mortgage pricing. We monitored BCRP policy decisions impacting lending rates. |
| International Living Peru Visa Guide | Established expat resource with practical residency and visa information. | We used it to verify Rentista visa requirements and income thresholds. We cross-checked citizenship pathway timelines with official sources. |
| Residencies.io Peru | Immigration platform providing detailed visa requirement breakdowns. | We used it to confirm investor visa capital requirements and employment obligations. We verified residency-to-citizenship timeline information. |
| Wise Peru Banking Guide | International money transfer company providing practical banking information. | We used it to identify foreigner-friendly banks and account opening requirements. We verified document requirements for foreign nationals. |
| RGB Avocats Peru Legal Guide | International law firm with Peru real estate practice. | We used it to verify tax calculations and tourist visa contract requirements. We confirmed migratory aspects of property purchases. |
| Weles Group Peru Land Guide | Peru-based real estate consultancy with land investment expertise. | We used it to understand rural and jungle property-specific requirements. We verified zoning and environmental compliance considerations. |
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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