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
Yes, foreigners can legally buy and own property in Peru, but there is one major restriction you need to know about before you start looking.
This guide breaks down the exact rules, the costs, and the step-by-step process so you can buy with confidence in 2026.
We constantly update this blog post to reflect the latest legal changes and market conditions.
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
- Peru's Constitution bans foreigners from owning land within 50 kilometers of any national border, which affects regions like Tacna, Tumbes, Puno, and parts of Loreto.
- The 2026 UIT (tax unit) in Peru is S/5,500, meaning the first S/55,000 of any property purchase is exempt from the alcabala transfer tax.
- Foreigners on a tourist visa in Peru often need a special "permiso especial para firmar documentos" from Migraciones just to sign the purchase deed at a notary.
- Total closing costs for buying property in Peru typically range from 4% to 7% of the purchase price, with most transactions landing around 5% to 6%.
- SUNARP, Peru's national property registry, is the only reliable way to verify ownership and check for liens, so never rely on documents shown by the seller alone.
- Buying in a Peruvian spouse's name to bypass border restrictions is risky because Article 71 explicitly prohibits "indirect" foreign ownership.
- There is no minimum investment amount required for foreigners to purchase residential property in Peru.
- A clean, already-registered property purchase in Peru typically takes 2 to 6 weeks from due diligence to final registration at SUNARP.
Can a foreigner legally own land in Peru right now?
Can foreigners own land in Peru in 2026?
As of early 2026, foreigners can legally own residential property in Peru almost exactly the same way Peruvian citizens can, with one important constitutional exception.
The only nationwide ban that matters is Article 71 of Peru's Constitution, which prohibits foreigners from owning land within 50 kilometers of any international border unless a Supreme Decree declares "public necessity."
If you want to buy in a border-affected area, the safest alternative is simply to choose a property outside the 50-kilometer restricted zone, since obtaining government approval for a residential purchase is not realistic.
Peru does not apply nationality-based restrictions, so whether you are American, European, or from anywhere else, the same rules apply to all foreigners equally.
Can I own a house but not the land in Peru in 2026?
As of early 2026, Peru does not have a common system where foreigners routinely own buildings separately from the land, since most residential ownership involves full title to both the structure and the land registered at SUNARP.
If you want to use property long-term without owning the land, options like long-term leases or surface rights exist, though these are more common in commercial settings than everyday residential purchases.
Inside the 50-kilometer border zone, however, Article 71's broad language ("by any title") means that owning just a building while a Peruvian owns the land is not a safe workaround unless a specialized lawyer confirms your specific arrangement is permitted.
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.
Do rules differ by region or city for land ownership in Peru right now?
The foreign ownership rule in Peru is national, meaning the same constitutional restriction applies everywhere, but your practical experience can vary significantly depending on where you buy.
Regions near borders like Tacna, Tumbes, parts of Puno, Madre de Dios, and Loreto are directly affected by the 50-kilometer restriction, while cities like Lima, Cusco, and Arequipa are generally unaffected.
The main reason experiences differ is that some areas have more informal land markets with "possession" sales rather than registered titles, and municipal procedures and fees also vary by location.
We cover a lot of different regions and cities in our pack about the property market in Peru.
Can I buy land in Peru through marriage to a local in 2026?
As of early 2026, marrying a Peruvian citizen does not automatically grant a foreigner the right to own land in Peru's restricted border zones, because the constitutional ban applies to foreigners regardless of marital status.
If you purchase property in your Peruvian spouse's name, you should have a clear prenuptial or postnuptial agreement documenting your financial contributions and expectations, since Peruvian marital property law can be complex.
In the event of divorce, a foreign spouse's interest in property held solely in the Peruvian partner's name depends heavily on whether the asset is considered marital property and how the original purchase was documented.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Peru.
Buying in a spouse's name to bypass Article 71 is particularly risky because the Constitution explicitly prohibits indirect foreign ownership ("directa ni indirectamente"), which can catch nominee arrangements.
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 eligibility and status do I need to buy land in Peru?
Do I need residency to buy land in Peru in 2026?
As of early 2026, foreigners do not need to be residents of Peru to purchase property, as non-residents can generally buy without any residency visa.
However, if you are in Peru on a tourist or student visa and need to sign formal documents like the purchase deed, you may be required to obtain a "permiso especial para firmar documentos" from Migraciones.
It is also legally possible to buy property remotely without being physically present in Peru by granting a power of attorney to a trusted representative, who then signs on your behalf at the notary.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Peru here.
Do I need a local tax number to buy lands in Peru?
For a one-off residential property purchase in Peru, you typically do not need an RUC (local tax number) just to sign the deed, though having your paperwork properly structured helps avoid problems when you later sell.
If you do need an RUC, the process involves registering with SUNAT, and timelines can vary from a few days to a couple of weeks depending on whether you apply in person or online.
Opening a local Peruvian bank account is not strictly required by law, but it can make paying taxes and fees much easier and can satisfy notary comfort around anti-money-laundering checks.
Is there a minimum investment to buy land in Peru as of 2026?
As of early 2026, Peru does not impose any minimum investment amount for foreigners to purchase residential property, so you can buy at any price point the market offers.
Unlike some countries that tie property purchases to residency visas or investment thresholds, Peru has no such program requiring a minimum spend in soles, dollars, or euros to qualify as a foreign buyer.
Are there restricted zones foreigners can't buy in Peru?
The main restricted zone in Peru is the 50-kilometer strip along all of the country's international borders, where Article 71 of the Constitution prohibits foreigners from acquiring land.
This restriction covers border areas with Ecuador, Colombia, Brazil, Bolivia, and Chile, meaning regions like Tacna, Tumbes, parts of Puno, Madre de Dios, and Loreto can be affected.
To verify whether a specific plot falls within the restricted zone, you should check its geographic coordinates against Peru's border lines and consult with a local lawyer who can confirm its location relative to the 50-kilometer limit.
Can foreigners buy agricultural, coastal or border land in Peru right now?
Foreigners face different practical challenges when buying agricultural, coastal, or border land in Peru, with border land being the only category with a clear constitutional ban.
Agricultural and rural land is not automatically prohibited for foreigners, but the biggest risk is informality, where sellers offer "possession" rights rather than clean registered titles, especially in less developed areas.
Coastal land has no special foreigner-wide ban outside the border strip, but title complexity, unclear boundaries, and concession issues are more common along Peru's coast.
Border land within 50 kilometers of any international boundary is the clearest restriction, as Article 71 explicitly prohibits foreigners from acquiring such land directly or indirectly.
Get fresh and reliable information about the market in Peru
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the safest legal structures to control land in Peru?
Is a long-term lease equivalent to ownership in Peru right now?
A long-term lease in Peru gives you the right to use property but is not equivalent to ownership, since you cannot build equity, and your rights depend entirely on the contract and the landlord's cooperation.
Lease lengths in Peru can vary based on what you negotiate, but you should be skeptical of any arrangement marketed as "basically ownership" because leases do not give you a registered property right at SUNARP.
In many cases you can assign or transfer lease rights if your contract allows it, but you are selling contract rights rather than actual land ownership, which limits your options and resale value.
Can I buy land in Peru via a local company?
Foreigners can use Peruvian companies to purchase property in general, and there is no specific shareholding percentage that prevents a foreign-owned company from holding land outside restricted zones.
However, in the 50-kilometer border zone, Article 71 explicitly prohibits foreigners from acquiring land "directly or indirectly, individually or in partnership," so a Peruvian company with foreign beneficial owners is not a safe workaround for border restrictions.
What "grey-area" ownership setups get foreigners in trouble in Peru?
Grey-area ownership arrangements are surprisingly common in Peru, particularly among foreigners trying to bypass the border restriction or buy in informal markets where registered titles are scarce.
The most common risky setups include buying in a Peruvian friend's or spouse's name (known as "testaferro"), purchasing "possession" instead of registered title, using forged powers of attorney, and buying "derechos y acciones" (disputed partial shares) marketed as shortcuts.
If authorities discover you are using an indirect ownership structure to circumvent Article 71, you risk losing the property entirely, and informal purchases can leave you with no legal recourse if the "seller" was never the real owner.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Peru.
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 does the land purchase process work in Peru, step-by-step?
What are the exact steps to buy land in Peru right now?
The typical process starts with choosing an already-registered property, verifying the title at SUNARP with a CRI or copia literal certificate, confirming the property is not in the 50-kilometer border zone, signing the purchase deed at a notary, paying applicable taxes like alcabala, and finally registering the purchase at SUNARP.
A clean, already-registered property purchase in Peru typically takes 2 to 6 weeks from initial due diligence to final registration, though messy titles with missing documents or boundary issues can stretch the timeline to several months.
The key document you will sign is the public deed (escritura publica) executed before a notary, which is then submitted to SUNARP for registration, and as a foreigner on a temporary visa you may also need the Migraciones signing permit.
What scams are common when it comes to buying land in Peru right now?
What scams target foreign land buyers in Peru right now?
Scams targeting foreign buyers in Peru are unfortunately common, especially in informal markets outside major cities where registered titles are less prevalent.
The most frequent scams involve selling "possession" as if it were registered title, presenting forged documents or fake powers of attorney, impersonating the real owner, and using "urgent discount" pressure to get you to pay before you can verify anything at SUNARP.
Warning signs include sellers who refuse to let you verify at SUNARP before paying, prices that seem too good to be true, pressure to close immediately, and anyone who cannot produce a current CRI or copia literal certificate.
If you fall victim to a scam, legal recourse exists through Peru's courts, but recovering money or property can be slow and expensive, making prevention through proper due diligence far more effective.
We cover all these things in length in our pack about the property market in Peru.
How do I verify the seller is legit in Peru right now?
The most reliable way to verify a seller in Peru is to obtain a CRI (Certificado Registral Inmobiliario) or copia literal directly from SUNARP, which shows the registered owner and confirms whether that person matches who is trying to sell to you.
To confirm the title is clean, you review the SUNARP certificate for any recorded hipotecas (mortgages), embargos (attachments), medidas cautelares (court orders), or other encumbrances that would affect your purchase.
Checking for liens and debts also starts with SUNARP certificates, and you should additionally verify municipal tax status with the relevant local municipality to ensure there are no outstanding property tax debts.
A notary is essential for executing the deed, but hiring an independent lawyer for due diligence is strongly recommended because the notary's role is to authenticate, not to protect your interests as a buyer.
How do I confirm land boundaries in Peru right now?
The standard procedure for confirming boundaries in Peru involves comparing the property description in SUNARP's registry against the actual physical boundaries on the ground, ideally with a professional survey.
You should review the SUNARP certificate's property description and any attached plans, and cross-reference these with municipal cadastral records where available.
Hiring a licensed surveyor is not legally required but is highly recommended, especially for land plots rather than apartments, because registry descriptions can be outdated or imprecise.
Common boundary problems foreign buyers encounter in Peru include discovering that the actual plot is smaller than described, that neighbors have encroached, or that the property boundaries were never formally established in areas with informal development.
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.
What will it cost me, all-in, to buy and hold land in Peru?
What purchase taxes and fees apply in Peru as of 2026?
As of early 2026, total closing costs for buying property in Peru typically range from 4% to 7% of the purchase price, with most transactions landing around 5% to 6% all-in.
The main tax is alcabala, a municipal transfer tax calculated at 3% of the taxable base after deducting 10 UIT (S/55,000 in 2026, equivalent to roughly $14,500 USD or 13,500 EUR), plus notary and SUNARP registration fees that together usually run 0.6% to 1.5%.
For example, on a S/500,000 purchase (about $130,000 USD or 120,000 EUR), alcabala would be approximately S/13,350 (around $3,500 USD), representing an effective rate of about 2.7% of the purchase price.
These taxes and fees apply equally to foreign and local buyers, so there is no additional foreigner surcharge on property purchases in Peru.
What hidden fees surprise foreigners in Peru most often?
Hidden fees that catch foreigners off guard in Peru typically add an extra 1% to 2% beyond what buyers initially budget, bringing the total surprise to S/5,000 to S/20,000 (roughly $1,300 to $5,200 USD or 1,200 to 4,800 EUR) on an average purchase.
The top hidden fees include underestimating alcabala (forgetting the buyer pays it or miscalculating the 10 UIT deduction), the Migraciones signing permit fee and hassle for tourists, extra due diligence costs for imperfectly registered properties, and future capital gains taxes when you sell.
These surprises tend to appear at different stages: alcabala at closing, signing permit issues when you arrive to sign, survey and regularization costs during due diligence, and capital gains exposure only becoming clear when planning a future sale.
The best protection is to budget conservatively at 6% to 7% of the purchase price for total costs, hire an independent lawyer for due diligence, and verify everything through SUNARP before committing any funds.
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 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 |
|---|---|---|
| Congress of Peru - Constitution | Official consolidated constitutional text published by Peru's Congress. | We quoted and interpreted Article 71 on the border zone restriction. We cross-checked this wording against other official editions. |
| Ministry of Justice (MINJUSDH) | The government's official edition of Peru's Constitution. | We confirmed Article 71's wording and verified the 50 km rule remains in force. We used it as a second official cross-check. |
| SUNARP - CRI Certificate | SUNARP is Peru's national registry authority for property rights. | We defined what the CRI contains and its fee structure. We used it to build the due diligence checklist. |
| SUNARP - Copia Literal | Official government service page for SUNARP certificate requests. | We explained how to verify ownership and encumbrances. We described timelines and digital delivery options. |
| SAT Lima - Alcabala | SAT is Lima's official tax administrator for municipal taxes. | We explained what alcabala is and how it applies to property transfers. We used it as the official explainer alongside the underlying law. |
| MEF - UIT Value 2026 | Ministry of Economy and Finance's official decree page. | We set the 2026 UIT value at S/5,500 for tax calculations. We computed the 10 UIT deduction for alcabala examples. |
| El Peruano - DS 301-2025-EF | Peru's official legal gazette for binding norms. | We confirmed the UIT 2026 value and publication date. We used it to reduce risk of quoting incorrect figures. |
| Migraciones - Signing Permit | Official immigration authority process for document signing permits. | We explained the practical requirement for foreigners on temporary visas. We described what to do if you arrive as a tourist to buy. |
| SUNAT - Capital Gains | SUNAT is Peru's national tax authority for income taxes. | We warned about capital gains taxation when reselling property. We highlighted that domicile status does not automatically exempt sellers. |
| SUNARP - Registration Process | SUNARP's public guidance on registering property purchases. | We outlined the real sequence from notary to public deed to registry filing. We explained the "parte notarial" concept. |
Get the full checklist for your due diligence in Peru
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