Authored by the expert who managed and guided the team behind the Peru Property Pack
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Peru is one of the more foreigner-friendly countries in South America when it comes to buying residential property.
The Constitution treats foreigners almost the same as locals, with one important exception near the borders that you need to know about.
We constantly update this blog post to reflect the latest rules 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.
Do foreigners have the same rights as locals in Peru right now?
Can foreigners legally buy residential property in Peru in 2026?
As of early 2026, foreigners can legally buy residential property in Peru, and the country is considered one of the more open markets in Latin America for foreign buyers.
Foreigners in Peru are allowed to purchase apartments, houses, and condominiums without needing special permits or government approval in most parts of the country.
The main exception is a constitutional restriction that applies within 50 kilometers of Peru's borders, where foreigners cannot directly acquire property without a special government decree.
This means that if you are looking at properties in cities like Lima, Arequipa, or Cusco, you can buy freely, but border regions near Tacna, Tumbes, Puno, or Madre de Dios require extra legal steps.
We cover all these things in length in our pack about the property market in Peru.
Do foreigners have the exact same ownership rights as locals in Peru in 2026?
As of early 2026, foreigners in Peru have nearly identical property ownership rights as Peruvian citizens, with equal treatment being the constitutional baseline.
The single most significant difference is the 50-kilometer border zone restriction, which prevents foreigners from acquiring land or property in these areas without a Supreme Decree exception approved by the Council of Ministers.
Outside of that border restriction, foreigners and locals share the same rights to buy, sell, rent out, mortgage, and inherit property under Peru's legal framework.
Are there any foreigner-only restrictions in Peru in 2026?
As of early 2026, there is essentially one major foreigner-only restriction in Peru: the constitutional prohibition on acquiring property within 50 kilometers of the country's borders.
This border zone restriction is the most impactful limitation that foreign buyers encounter, and it applies to land near the boundaries with Chile, Ecuador, Bolivia, Brazil, and Colombia.
The official rationale behind this restriction is national security and sovereignty, as Peru's Constitution aims to protect strategic border areas from foreign control.
The most common legal workaround is to apply for a Supreme Decree exception through the Council of Ministers, though this process is complex and rarely used for residential purchases.
Can foreigners buy property freely anywhere in Peru, or only specific areas in 2026?
As of early 2026, foreigners can buy property freely in most of Peru, with the geographic restriction limited to a 50-kilometer strip along all international borders.
The restricted zones include areas near Tacna (Chile border), Tumbes (Ecuador border), Puno (Bolivia border), and parts of Loreto and Madre de Dios (Brazil and Colombia borders).
These areas are restricted because Peru's Constitution prioritizes national security and limits foreign ownership in strategically sensitive locations.
The most popular areas where foreigners freely purchase property in Peru include Lima districts like Miraflores, San Isidro, Barranco, Surco, and La Molina, as well as Arequipa neighborhoods like Yanahuara and Cayma, and Cusco areas like San Blas.
Can foreigners own property 100% under their own name in Peru in 2026?
As of early 2026, foreigners in Peru can own residential property 100% under their own name, with full legal recognition of their ownership rights.
Foreign individuals can register apartments, houses, and condominiums entirely in their own name through SUNARP, Peru's official public property registry.
The registration process requires a valid passport, the signed public deed (escritura publica) from a notary, and payment of the transfer tax called Alcabala, after which SUNARP records the foreigner as the sole legal owner.
Is freehold ownership possible for foreigners in Peru right now in 2026?
As of early 2026, freehold ownership is fully available to foreigners in Peru, and it is the standard form of property ownership in the country.
The key difference is that freehold means you own the property permanently with no time limit, while leasehold (which is rare in Peru's residential market) would mean owning rights for a fixed period only.
Since Peru's system is based on freehold ownership registered with SUNARP, foreigners do not need to seek alternative structures like long-term leases that are common in some Asian countries.
Can foreigners buy land in Peru in 2026?
As of early 2026, foreigners can buy land in Peru, but there are important filters that make "all types of land" a more complicated question.
Foreigners can generally purchase residential and commercial land in urban areas, but agricultural land and land in the 50-kilometer border zone face restrictions, and land with unclear titles or communal ownership can create serious legal problems.
The most common approach foreigners use when facing restrictions is to buy land through a Peruvian company, though this structure does not bypass the border zone rule since the Constitution covers both direct and indirect foreign acquisition.
By the way, we cover everything there is to know about the land buying process in Peru here.
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.
Does my nationality or residency status change anything in Peru?
Does my nationality change what I can buy in Peru right now in 2026?
As of early 2026, your specific nationality generally does not change what property you can buy in Peru, since the Constitution treats all foreigners as a single category.
Peru does not maintain a list of banned nationalities or countries whose citizens face additional property restrictions beyond the standard border zone rule.
There are also no bilateral treaties that give citizens of specific countries preferential property rights in Peru, so everyone from the US to Europe to Asia faces the same rules.
Do EU/US/UK citizens get easier property access in Peru?
EU, US, and UK citizens do not receive any special legal advantages for property purchases in Peru compared to other foreign nationals.
EU citizens have no specific bilateral agreement with Peru that grants them preferential property access, so they follow the same rules as any other foreigner.
US and UK citizens similarly have no legal fast-track, though in practice they often find it easier to work with English-speaking lawyers and agents, and their documents are simpler to apostille.
If you're American, we have a dedicated blog article about US citizens buying property in Peru.
Can I buy property in Peru without local residency?
Non-residents and tourist-visa holders can legally purchase property in Peru without needing to obtain residency first.
Residents have practical advantages over non-residents mainly in banking and mortgage access, since banks prefer borrowers with local income history and verifiable Peruvian addresses.
As a tourist-visa holder, you will need to provide your passport, obtain a tax identification number (RUC) if required, and complete the standard purchase process through a notary, but no residency visa is legally required to buy.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Peru here.
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 are the biggest legal grey areas for foreigners in Peru?
What are the biggest legal grey zones for foreigners in Peru in 2026?
As of early 2026, there are three main legal grey zones that affect foreign property buyers in Peru: unclear property titles, accidentally buying in border zones, and developer contract disputes.
The single most risky grey zone is purchasing property with incomplete or contested title, because if the seller cannot prove clean ownership through SUNARP, you may end up in years of legal battles even with a signed contract.
The best precaution is to always verify ownership, liens, and encumbrances through SUNARP before paying any money, and to work with a lawyer who can confirm the property's legal status independently.
We have built our property pack about Peru with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Peru?
Using a local nominee to hold property in Peru is legally risky and generally not recommended, because the person registered with SUNARP is the legal owner regardless of private side agreements.
The main risk of using a non-spouse nominee is that they can legally sell, mortgage, or refuse to transfer the property, and your side contract may be difficult or impossible to enforce in Peruvian courts.
Buying through a local spouse offers some protection through family law, but if your spouse is the sole registered owner, you are still dependent on the relationship and potential divorce or inheritance outcomes.
Purchasing through a locally registered company is legal and can work, but it adds compliance costs and does not bypass the border zone restriction since the Constitution covers indirect foreign ownership.
What happens if a foreigner dies owning property in Peru?
When a foreigner dies owning property in Peru, the inheritance follows Peruvian succession law, and heirs must complete a legal process to transfer ownership into their names through SUNARP.
Foreign heirs need to provide death certificates, proof of kinship, any wills (with translations and apostilles), and complete either a notarial or judicial succession process before they can register as the new owners.
Once heirs are properly registered with SUNARP and tax obligations are settled, they face no special restrictions on reselling inherited property in Peru.
The most common complication is paperwork delays from obtaining apostilled documents across countries, so the best way to avoid problems is to have a valid will and keep all personal documents organized and accessible.
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.
Can foreigners realistically get a mortgage in Peru in 2026?
Do banks give mortgages to foreigners in Peru in 2026?
As of early 2026, Peruvian banks do offer mortgages to foreigners, but approval is handled case by case, with typical loan amounts ranging from 200,000 to 800,000 Peruvian soles (roughly 50,000 to 210,000 USD or 48,000 to 200,000 EUR) depending on the property and borrower profile.
Banks in Peru require foreign mortgage applicants to show documented income, provide a substantial down payment (often 20% to 40%), have a clean credit history they can verify, and purchase a property with clear SUNARP title and a professional appraisal.
You can also read our latest update about mortgage and interest rates in Peru.
Are mortgage approvals harder for non-residents in Peru in 2026?
As of early 2026, mortgage approvals are generally harder for non-residents in Peru because banks view them as higher risk due to difficulties verifying foreign income and enforcing repayment.
Non-residents in Peru typically face higher down payment requirements of 30% to 40% compared to residents who may qualify with 10% to 20%, which translates to needing 60,000 to 160,000 soles (roughly 16,000 to 42,000 USD or 15,000 to 40,000 EUR) more upfront on a 400,000-sol property.
Banks require non-residents to provide additional documentation including translated and apostilled income statements, tax returns from their home country, and sometimes proof of funds held in Peruvian accounts.
We have a whole document dedicated to mortgages for foreigners in our Peru real estate pack.
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Are foreigners protected by the law in Peru during disputes?
Are foreigners legally protected like locals in Peru right now?
Foreigners in Peru receive the same level of legal protection as locals in property matters under the Constitution, which establishes equal treatment as the baseline.
In property disputes, foreigners and locals share equal rights to file lawsuits, present evidence, appeal decisions, and access the same courts and legal procedures.
The main protection gap is not legal but practical: foreigners often face language barriers, unfamiliarity with local procedures, and longer timelines if they are not physically present in Peru.
The most important safeguard a foreigner should put in place is verifying clean title through SUNARP and having a notarized contract before any payment, because preventing disputes is far easier than winning them.
Do courts treat foreigners fairly in property disputes in Peru right now?
Courts in Peru are legally required to treat foreigners and locals equally, and international indices suggest the judicial system operates with moderate reliability, though enforcement can be slow.
A typical property dispute in Peru can take 2 to 5 years to resolve through the courts and cost between 15,000 and 80,000 soles (roughly 4,000 to 21,000 USD or 3,800 to 20,000 EUR) in legal fees depending on complexity.
The most common property disputes foreigners bring to court involve developer delivery failures, title problems discovered after purchase, and contract breaches by sellers.
Alternatives to court include INDECOPI for consumer complaints against developers, private mediation, and arbitration clauses that can be included in purchase contracts for faster resolution.
We cover all these things in our list of risks and pitfalls people face when buying property in Peru.
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 do foreigners say after buying in Peru in 2026?
Do foreigners feel treated differently during buying in Peru right now?
Based on available consumer data and feedback patterns, a notable portion of foreigners report feeling treated differently during the buying process in Peru, though this varies significantly by location and agent.
The most commonly reported way foreigners feel treated differently is through higher initial asking prices and less transparent information about comparable sales in the same neighborhood.
On the positive side, many foreigners report that once they work with reputable agents or lawyers, the process becomes straightforward and sellers are generally cooperative and professional.
Find more real-life feedbacks in our our pack covering the property buying process in Peru.
Do foreigners overpay compared to locals in Peru in 2026?
As of early 2026, foreigners who buy without strong local market knowledge typically overpay by an estimated 2% to 7% compared to well-informed local buyers, which on a 400,000-sol apartment means roughly 8,000 to 28,000 soles extra (about 2,100 to 7,400 USD or 2,000 to 7,000 EUR).
The main reason foreigners pay more in Peru is that they often rely on English-speaking agents who charge convenience premiums and they lack access to the district-level price benchmarks that locals use to negotiate, such as BCRP's published price-per-square-meter data for specific Lima neighborhoods.
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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 we trust it | How we used it |
|---|---|---|
| Congress of Peru - Constitution | Official consolidated legal text published by Peru's Congress. | We used it to confirm Article 71 and the border zone restriction. We anchored all "can foreigners buy" answers in this primary source. |
| El Peruano - Official Gazette | Peru's official gazette and source of truth for legal texts. | We cross-checked constitutional wording against this original publication. We verified the exact language of property ownership rules. |
| SUNARP - Property Registry | Official public registry for property rights and ownership records. | We used it to explain how title verification works in Peru. We referenced it for registration processes and legal ownership confirmation. |
| BCRP - Real Estate Statistics | Peru's central bank with official district-level price data. | We used it to identify popular districts and price ranges. We referenced it for overpayment estimates and market benchmarks. |
| SBS Peru - Interest Rates | Financial regulator with official lending rate data. | We used it to ground mortgage discussions in real rate data. We referenced it for loan affordability context. |
| INDECOPI - Consumer Guide | Official consumer protection authority with buyer-focused guidance. | We used it to identify common risks and complaint patterns. We referenced it for dispute resolution options. |
| SAT Lima - Alcabala Tax | Official Lima tax administrator for property transfer taxes. | We used it to explain closing costs buyers need to budget. We referenced it for tax compliance guidance. |
| SUNAT - Property Sale Taxes | National tax authority with official taxpayer guidance. | We used it to explain how property taxes work for non-domiciled owners. We referenced it for resale planning and compliance. |
| World Justice Project - Rule of Law Index | Respected international index measuring judicial effectiveness. | We used it to assess dispute resolution context for foreigners. We triangulated it with World Bank data for balance. |
| World Bank - Governance Indicators | Top-tier international institution with cross-country governance data. | We used it to frame enforcement quality beyond just legal texts. We referenced it only as context, not as a substitute for Peruvian law. |
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.
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