Summary
The median house listed for sale in Peru asks about $350,000, across 9,436 house listings (TuLugar, September 2026). Most of them are family houses in Lima, which is why that number looks high.
Per square meter, houses ask a median $1,318, against $1,879 for apartments. You get more space for your money, not a cheaper total price.
The entry level is outer Lima: the median house asks about $223,000 in Los Olivos and $283,000 in Chorrillos (TuLugar, October 2026). Below about $150,000, we found no reliable house figure, and title checks matter more than the price.
A 3-bedroom house has a median asking price of about $242,000 in Chorrillos, $445,000 in Magdalena del Mar, $649,000 in Surco, $707,000 in La Molina and $773,000 in Miraflores. 2-bedroom houses barely exist on the market.
In La Molina, the biggest house market in Lima with 1,120 listings, the median 4-bedroom asks about $982,000.
At the top, a 3-bedroom house in San Isidro asks about $995,000, at $2,622 per m². In Miraflores, small lots ask about $2,614 per m² of land: often you're paying for the plot, not the house.
Houses ask less per m² than apartments in Miraflores ($2,176 against $2,474), but more in La Molina ($1,733 against $1,410) and Surco ($2,000 against $1,813). With 55,916 new apartments for sale in Lima and Callao, apartment buyers also have more room to negotiate.
Buying costs add about 3.2% to 3.3% on a resale house: on a $350,000 house, that's about S/ 38,400 to S/ 39,600 ($11,150 to $11,500), mostly the 3% alcabala.
Property tax (predial) is charged on the municipal value, not the market price: about S/ 1,470 a year for a fiscal value of S/ 300,000, and S/ 7,350 for S/ 900,000, plus the district's arbitrios.
Without Peruvian income, don't count on a mortgage. For residents who qualify, a $350,000 house with 20% down over 20 years at 7.11% in dollars costs about $2,152 a month.
Lima apartment prices rose 10.9% in a year in dollars, but fell 1.0% in soles after inflation (BCRP, first quarter of 2026). No index tracks houses on their own.
Bottom line: in Lima, budget around $220,000 to $300,000 for a family house in outer districts and $650,000 or more in Surco, La Molina or Miraflores, then open below the asking price and add about 3.3% for costs.
What does a house cost in Peru, by size and type?
What's the median house price in Peru?
The median house listed for sale in Peru asks about $350,000 (about S/ 1,204,000), according to TuLugar's 9,436 house listings for September 2026. Peru doesn't publish an average price for closed house sales, so treat this as the best public reference, not a sale price.
Per square meter of built area, houses ask a median $1,318 (8,462 listings with a surface). That's below the $1,879 for apartments, because houses are often older, bigger and further from the center.
The national median is pulled up by Lima's big house districts: La Molina alone has about 1,120 houses for sale at a median $847,000, and Surco about 750 at a median $615,000 (TuLugar, October 2026). Outside these districts, you'll find a lot more homes under $300,000.
At $1,318 per m², $350,000 corresponds to roughly 265 m² of built area. That's a large family house on two or three floors, the typical product in Lima's residential districts.
Sources and methodology: we used TuLugar's September 2026 report (deduplicated sale listings) and TuLugar's October 2026 district pages for La Molina and Surco.
These are asking prices, not signed sales. The size estimate divides the median price by the median price per m², so it's only a rough guide.
What's the cheapest livable house budget?
In Lima, the cheapest districts where we found a reliable house figure are Los Olivos, with a median asking price of about $223,000 (about S/ 767,000), and Chorrillos, at about $283,000 (about S/ 974,000) (TuLugar, October 2026). In Los Olivos, the median 4-bedroom house asks about $185,000.
Cheaper houses exist, below about $150,000, in districts such as San Juan de Lurigancho, Comas, Villa El Salvador, Carabayllo, Puente Piedra and Ate, and in regional cities like Chiclayo, Piura, Ica, Huancayo or the outskirts of Trujillo and Arequipa. We found no reliable 2026 median for them, so get local comparable sales before you make an offer.
At this entry level, "livable" usually means a basic structure, a working bathroom, a simple kitchen, legal access, electricity and water, but not a renovated home. The real risk at the bottom of the market is the paperwork: unfinished floors, informal extensions or a title that isn't clean in SUNARP.
Sources and methodology: we used TuLugar's October 2026 pages for Los Olivos and Chorrillos, and SUNARP for title checks.
House samples in outer districts are small (96 listings in Los Olivos, 163 in Chorrillos), so treat the medians as a rough guide.
How much do 2 and 3-bedroom houses cost?
2-bedroom houses are rare: in most Lima districts, small homes were replaced by apartments long ago. Surco has only 6 listed (median about $431,000) and La Molina 4, so there's no useful price. If you want 2 bedrooms, you're really looking at an apartment.
A 3-bedroom house is the realistic starting point. Its median asking price in October 2026 was about:
| District (Lima) | Median 3-bedroom house | Listings |
|---|---|---|
| Chorrillos | $242,000 (about S/ 832,000) | 20 |
| Magdalena del Mar | $445,000 (about S/ 1,530,000) | small sample |
| Santiago de Surco | $649,000 (about S/ 2,230,000) | 80 |
| San Borja | $675,000 (about S/ 2,320,000) | small sample |
| La Molina | $707,000 (about S/ 2,430,000) | 139 |
| Miraflores | $773,000 (about S/ 2,660,000) | small sample |
| San Isidro | $995,000 (about S/ 3,420,000) | small sample |
The gap between Chorrillos and San Isidro is about four times the price for the same number of bedrooms. What you pay for is mostly the land and the district, not the rooms.
Sources and methodology: we used TuLugar's October 2026 district pages, such as Miraflores, San Isidro and La Molina.
These are asking-price medians by number of bedrooms. Where the sample is small, one or two listings can move the figure a lot.
How much do 4-bedroom and bigger houses cost?
4 bedrooms is the most common size for a family house in La Molina and Surco. The median 4-bedroom asks about $982,000 (about S/ 3,380,000) in La Molina (388 listings), $731,000 in Surco (203 listings), $317,000 in Chorrillos and $185,000 in Los Olivos (TuLugar, October 2026).
Houses with 5 bedrooms or more aren't always more expensive. In La Molina ($921,000), Surco ($621,000) and Chorrillos ($260,000), they ask less than 4-bedroom ones; only Los Olivos goes up ($279,000). They're often older, multi-generation homes, and their price per m² is lower (about $1,787 in La Molina against $2,051 for a 4-bedroom).
Luxury homes above $1.5 million are a thin market, mostly in La Molina (Las Casuarinas), San Isidro, Miraflores, Surco, Cieneguilla and the beach houses of Asia. Very few prices are public there, so ask the agent for real comparable sales.
Sources and methodology: we used TuLugar's October 2026 pages for La Molina, Surco, Chorrillos and Los Olivos.
TuLugar groups 5 bedrooms and more together. We found no reliable figure for 6-bedroom houses on their own.
How much do new-build houses cost?
New houses are a small niche. Developers in Lima mostly build apartments: CAPECO counted 56,251 new homes for sale in Lima and Callao in the second quarter of 2026, nearly all of them apartments. New houses come mostly as townhouses in gated projects on the edge of the city, and we found no reliable median price for them.
What we do know is the new-build premium on apartments: across Lima, new units ask about 21% to 26% more per m² than buildings over 5 years old (Acento, from BCRP data, October 21, 2026). Expect a similar logic for a new house: you pay for a clean title, no repairs and modern wiring.
A new home bought from the developer also has lower buying costs: the first sale is exempt from alcabala (except on the land share), and the 18% IGV on the construction part is already in the price.
Sources and methodology: we used CAPECO and BCRP figures reported by Acento (October 21, 2026), SUNAT on IGV and SAT Lima on alcabala.
The premium is measured on apartments. No public source measures it on houses.
How much do houses with land cost?
In Lima's top districts, the land is the price. An urban lot under 500 m² asks a median $900,000 (about S/ 3,100,000) in Miraflores, or about $2,614 per m² of land, more than the $2,176 per m² asked for built houses there (TuLugar, October 2026). Many older houses are really sold as plots to developers.
Further out, land gets much cheaper: lots under 500 m² ask a median about $185,000 in La Molina ($901 per m²) and $515,000 in Surco ($1,728 per m²). In Arequipa, the median urban lot under 500 m² asks about $76,000.
For a weekend or country house, residential lots of 500 to 2,000 m² in Urubamba (Sacred Valley, Cusco) ask about $160,000, or $149 per m², but only 8 were listed. Larger plots in Cieneguilla, Chaclacayo or Pachacamac need more checks: water, access, boundaries and whether the land was ever communal.
Sources and methodology: we used TuLugar's October 2026 pages for Miraflores, La Molina, Arequipa and Urubamba, and SUNARP for title checks.
Lot samples are small, and land prices per m² aren't directly comparable with house prices per built m².
Peru Property Prices
Where are houses cheapest and most expensive in Peru?
Which neighborhoods have the lowest house prices?
The cheapest homes in Lima are in the north, the east and Callao. Across all homes (mostly apartments), Urbania put San Martín de Porres at S/ 2,956 ($860) per m² in April 2026, Callao at S/ 3,163 ($920), Los Olivos at S/ 3,488 ($1,000) and San Juan de Miraflores at S/ 3,783 ($1,100), against S/ 6,886 ($2,000) for Lima as a whole.
For houses only, Los Olivos asks a median $1,069 per m² ($223,000 per house) and Chorrillos $1,200 per m² ($283,000) (TuLugar, October 2026). Comas, San Juan de Lurigancho, Villa El Salvador, Ate, Carabayllo and Puente Piedra are in the same price band or below, but with too few clean listings to give a figure.
Prices are lower because you accept longer commutes, weaker resale, more informal construction, and fewer of the schools and services that push up the premium districts.
Sources and methodology: we used Urbania's April 2026 figures reported by Infobae (May 2026) and TuLugar's October 2026 pages for Los Olivos and Chorrillos.
Urbania's figures mix all homes; TuLugar's are for houses only. We don't mix the two in one comparison.
Which neighborhoods have the highest house prices?
San Isidro, Miraflores and La Molina top the list. In San Isidro, houses ask about $2,622 per m² and the median 3-bedroom about $995,000 (about S/ 3,420,000). In Miraflores, it's $2,176 per m² and $773,000. La Molina is cheaper per m² ($1,733) but its houses are bigger, with a median asking price of about $847,000 (TuLugar, October 2026).
Next come Surco (median house about $615,000, $2,000 per m²), San Borja (3-bedroom about $675,000), Barranco, Cieneguilla and the beach houses of Asia.
You pay for scarce land, gardens, schools, security, redevelopment value and, in La Molina, the sunnier climate east of the city. The buyers are wealthy Peruvian families, returning Peruvians, executives, developers looking for plots, and foreigners who want a house rather than an apartment.
Sources and methodology: we used TuLugar's October 2026 pages for San Isidro, Miraflores, La Molina and Surco.
Prices per m² are on built area. In San Isidro and Miraflores, part of the value is the land, which developers compete for.
How much do houses cost near the city center?
Houses are scarce in central districts like Jesús María, Lince, Pueblo Libre, Magdalena and Breña, where apartments now dominate. In Magdalena del Mar, the median 3-bedroom house asks about $445,000 (TuLugar, October 2026). Lots under 500 m² ask a median about $593,000 in Lince and $905,000 in Jesús María (very few listings), which tells you a central house is often priced as a building plot.
Near Metro Line 1 (San Juan de Lurigancho, Villa El Salvador), houses are cheaper, but we found no reliable median. Line 2, from Ate to Callao, has most of its civil works done, but commercial opening is expected only in 2029 for stage 1B and October 2030 for stage 2: don't pay a premium for it yet.
Near the schools expats use (Markham and San Silvestre in Miraflores, Roosevelt and Newton in La Molina, Hiram Bingham in Surco), expect the prices of those districts: about $650,000 to $1 million for a 3-bedroom house.
Sources and methodology: we used TuLugar's October 2026 pages for Magdalena del Mar, Lince and Jesús María, and OSITRAN data reported by OSITRAN (August 4, 2026) and Energiminas (August 11, 2026) for Line 2.
The school-area range uses the 3-bedroom medians of Surco, La Molina, Miraflores and San Isidro.
How much do houses cost in the suburbs?
"Suburb" covers two different markets in Lima. La Molina is a commuter suburb of big family houses, with a median asking price of about $847,000 (about S/ 2,910,000) across 1,120 listings. Chorrillos ($283,000) and Los Olivos ($223,000) are the affordable end (TuLugar, October 2026).
Cieneguilla, Pachacamac, Chaclacayo, Chosica and the Asia beach corridor are more about weekend houses and large plots. Prices depend on the plot, the pool and the access road more than on the district, and we found no reliable median there.
The trade-off is travel time: Lima traffic makes 20 km feel like an hour or more at peak times, so test the commute before you buy.
Sources and methodology: we used TuLugar's October 2026 pages for La Molina, Chorrillos and Los Olivos.
We separated commuter suburbs from weekend-house areas, where too few prices are public.
What areas in Peru are improving and still affordable?
The districts next to the expensive ones are where prices are moving. Apartment prices rose 14.8% in Magdalena, 13.4% in Pueblo Libre and 7.2% in Surquillo in dollars between the first quarters of 2025 and 2026 (BCRP). Houses there are fewer, but they benefit from the same spillover from Miraflores, San Isidro and Surco.
For a house, Chorrillos is the clearest value case: a median 3-bedroom at about $242,000 and $1,200 per m², next to Barranco and Surco (TuLugar, October 2026). San Miguel, Ate-Santa Clara and parts of Callao are also cited, but we found no reliable house figure for them.
What to check: whether new buildings are going up on the street (a sign of demand, but also of noise and works), the zoning rules (parámetros urbanísticos) at the municipality, and how far you are from a main avenue.
Sources and methodology: we used BCRP Nota de Estudios 51-2026 (first quarter of 2026, apartments) and TuLugar's Chorrillos page (October 2026).
The BCRP's price changes are for apartments; no public index tracks houses by district.
70+pagesHouse or apartment: which makes more sense in Lima right now?
Nationally, houses are cheaper per m² ($1,318 against $1,879 for apartments). In Lima, it depends on the district:
| District | House, asking price per m² (Oct. 2026) | Apartment, asking price per m² (Sept. 2026) |
|---|---|---|
| San Isidro | $2,622 | $2,529 |
| Miraflores | $2,176 | $2,474 |
| Santiago de Surco | $2,000 | $1,813 |
| La Molina | $1,733 | $1,410 |
The negotiating power is on the apartment side: about 55,916 new apartments were for sale in Lima and Callao in August 2026, about 23 months of sales (CODIP). Houses don't have that pressure, but they don't have that liquidity either, which makes them slower to resell.
Security weighs more for a house. The state of emergency over extortion in Lima and Callao has been extended several times in 2025 and 2026, most recently for 60 more days from October 28, 2026 (DS 142-2026-PCM). President Keiko Fujimori, in office since July 28, 2026, made crime a priority. An apartment comes with a doorman; a house means you pay for walls, cameras, and often a private security fee in a gated street.
Before you buy a house, check three things: that every floor is registered (declaratoria de fábrica in SUNARP), that the structure was built with a license (Lima sits in an earthquake zone), and, on the Costa Verde, that you're not near one of the 65 critical landslide points identified on the cliffs (31 in Miraflores, 18 in Barranco, 16 in Magdalena).
Sources and methodology: we used TuLugar (September 2026 report and October 2026 district pages), CODIP via Acento (October 21, 2026), LP Derecho and Gestión (October 25, 2026) on the state of emergency, Euronews (July 28, 2026) and the Municipalidad de Lima's January 15, 2026 Costa Verde report.
House and apartment prices come from different months of the same portal, so treat the comparison as indicative.
What extra costs should you budget for a house in Peru?
What are typical buyer closing costs for houses in Peru right now?
On a resale house, buying costs add about 3.2% to 3.3% of the price. On a $350,000 house (about S/ 1,204,000), that's about S/ 38,400 to S/ 39,600 ($11,150 to $11,500): alcabala about S/ 34,470, SUNARP registration about S/ 3,660, and the notary S/ 250 to S/ 1,500.
Alcabala is the big one: the buyer pays 3% on the value above the first 10 UIT, so above S/ 55,000 in 2026. A new home bought from the developer is exempt, except on the land share, which brings costs down to about 1% to 2%.
A lawyer for the title review comes on top (no official tariff), plus bank fees if you take a mortgage. The agent's 3% to 5% is usually paid by the seller. Any payment of S/ 2,000 or $500 and above must go through a bank (bancarización).
Sources and methodology: we used SAT Lima on alcabala, the MEF's 2026 UIT (S/ 5,500) and EximiaHaus on notary and SUNARP costs (2026 SUNARP tariff: 0.3% plus S/ 44.50).
We calculated the $350,000 example ourselves, for a resale house, without a lawyer.
How much are property taxes on houses in Peru right now?
The impuesto predial is calculated on the municipal value of the house (autovalúo), which is usually well below the market price. The rates are progressive: 0.2% up to 15 UIT, 0.6% from 15 to 60 UIT, and 1% above 60 UIT.
In practice: a fiscal value of S/ 300,000 means about S/ 1,470 ($425) a year, S/ 600,000 about S/ 4,350 ($1,250), and S/ 900,000 about S/ 7,350 ($2,150). Add the district's arbitrios (garbage, parks, security), which vary a lot from one municipality to the next.
Ask the seller for the latest predial and arbitrios receipts (the HR and PU forms) before you sign, and check there's no unpaid debt with the municipality.
Sources and methodology: we used the MEF's 2026 UIT and the national predial rates as published in 2026 municipal ordinances.
We calculated the examples ourselves on the fiscal value, not on the sale price. We found no reliable average for arbitrios.
How much is home insurance for a house in Peru right now?
There's no public average for home insurance in Peru. The premium is set on the rebuilding value of the building (not the land), so a big house on an expensive plot doesn't always cost much more to insure.
What moves the price: earthquake cover (essential in Lima), theft, contents, the security level, the age of the construction and whether a bank requires cover for a mortgage. Ask at least two insurers for a quote with and without earthquake cover.
Sources and methodology: we used the SBS, which supervises banks and insurers, and the usual requirements of mortgage contracts.
We found no reliable published premium for a standard house, so we didn't give one.
What are typical utility costs for a house in Peru right now?
For a family house in Lima, a rough working budget is about S/ 300 ($87) to S/ 750 ($220) a month, before a pool, a big garden or a gated-street fee.
Roughly: electricity S/ 120 to S/ 300, water and sewer S/ 60 to S/ 180, gas S/ 25 to S/ 100 (natural gas where Cálidda reaches, LPG elsewhere) and internet S/ 80 to S/ 160. In a gated street, security or maintenance can add S/ 200 to S/ 900.
Sources and methodology: we started from the regulated tariffs of OSINERGMIN (electricity), Sedapal (water) and Cálidda (gas, June 2026).
These are our own rough monthly ranges for a family house, not official averages. Pools, pumps and electric water heaters push the bill up.
What are common hidden costs when buying a house in Peru right now?
Keep a reserve of roughly S/ 5,000 to S/ 40,000 ($1,450 to $11,600) for checks and surprises, before any big structural repair.
Rough quotes: an architect or engineer visit S/ 500 to S/ 1,500, a legal title review S/ 800 to S/ 2,500, a valuation S/ 400 to S/ 1,200, and a full structural report S/ 1,500 to S/ 4,000. None of these has an official tariff, so ask for a fixed price.
The classic surprise is the informal extension: a third floor or a back room built without a license and missing from the SUNARP record. Regularizing it costs time and money, and a bank may refuse to lend on it. Also look at roof leaks, humidity, old wiring, water tanks and pumps, retaining walls and boundaries.
Sources and methodology: we used SUNARP for what the registry shows.
The inspection ranges are our own rough working figures, not official data. Houses carry more land and structure risk than apartments.
70+pagesThis is just a preview page. Prices and rents move fast: your guide is refreshed every month, and you always get the latest version.
Can a foreigner get a mortgage for a house in Peru?
Not easily. Peruvian banks have no standard mortgage for a non-resident without income in Peru. A resident with a carné de extranjería and verifiable local income can apply: banks like Interbank lend up to 90% of the price over up to 30 years for borrowers who qualify.
Rates averaged 7.61% in soles (October 20, 2026) and 7.11% in dollars (October 16, 2026), with the BCRP's policy rate at 4.25%. On a $350,000 house with 20% down over 20 years at 7.11% in dollars, the payment is about $2,152 a month, and banks will want a net income of about $7,174 a month.
MiVivienda loans are for first homes bought by eligible buyers; a non-resident foreigner shouldn't count on them. For most foreign buyers, a house in Peru is a cash purchase. If you borrow at home, note that most Lima houses are priced in dollars, so a dollar loan avoids currency risk on the purchase.
Sources and methodology: we used SBS rates reported by EximiaHaus (October 2026), Interbank and BCRP.
We calculated the payment ourselves (annual rate converted to a monthly rate), and the income on a 30% payment-to-income ratio. Your bank's own rate and rules will differ.
Are houses in Peru overpriced, and are prices still rising?
Do people think houses are overpriced in Peru?
Prime Lima houses feel expensive because you're paying for scarce land: in Miraflores, a small lot asks more per m² than a built house. Outer Lima and regional cities still feel fairly priced, as long as the title and construction are clean.
Supply is large: about 1,120 houses for sale in La Molina and 750 in Surco (TuLugar, October 2026). With that much choice, well-priced houses sell, and overpriced ones sit. There's no official figure for the gap between asking and sale prices on resale houses; on new apartments, it was about 5.5% in July 2026 (CODIP). On a house, open lower than that.
The sol matters too. At about 3.44 per dollar (October 22, 2026), it's stronger than its 2025 average of 3.56. Most Lima houses are priced in dollars, so they cost the same to you in dollars, while a house priced in soles costs more than it did in 2025.
Sources and methodology: we used TuLugar's October 2026 pages for La Molina and Surco, CODIP via Acento (October 4, 2026), and BCRP and SUNAT exchange rates.
Listing counts are a snapshot, not a measure of how long houses take to sell.
Are house prices still rising or cooling?
It depends on the currency. Lima apartment prices rose 10.9% in dollars between the first quarters of 2025 and 2026, but fell 1.0% in soles after inflation (BCRP). Over a longer period, they're down 12.7% in real soles since the first quarter of 2019. No index tracks houses on their own, but dollar-priced houses follow the same pattern.
Inflation in Lima was 4.55% over 12 months in September 2026, close to its highest in years. BBVA (October 20, 2026) expects two 0.25-point rises in the BCRP's policy rate and inflation near 5% in December, which could stop mortgage rates falling further (they went from 9.10% at the end of 2023 to 7.66% in September 2026).
Our read: over the next 6 to 12 months, expect house prices broadly stable in dollars in the good districts, with more room to negotiate on big, older houses. That's an opinion, not a forecast from a source.
Sources and methodology: we used BCRP Nota de Estudios 51-2026, BCRP data via Acento (October 21, 2026), INEI via Infobae (October 1, 2026) and BBVA Research (October 2026).
The BCRP index is built on apartment asking prices, so we use it as trend context for houses.
Our methodology
This article estimates what a house costs in Peru: the national median, prices by number of bedrooms and by Lima district, land prices, buying and running costs, and the mortgage question. It covers houses only and focuses on Lima, where most listings are.
House prices come from TuLugar's deduplicated sale listings (September 2026 national report, and district pages read in October 2026), with Urbania's April 2026 district figures for the cheapest areas and the BCRP's first-quarter 2026 study for trends. All are asking prices, not signed sales. Peru publishes no index of closed house sales.
Costs and rules come from official sources: the MEF for the 2026 UIT, SAT Lima for alcabala, SUNAT for IGV and bancarización, SUNARP's 2026 tariff as reported by EximiaHaus, and SBS mortgage rates. We calculated the examples ourselves.
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 (outer Lima districts, regional cities, new-build houses, insurance, utilities and inspections), we said so or gave a rough range instead of a precise number. Your own costs will depend on the house, its paperwork, its condition, the seller and the currency of the deal.
Key sources used for this analysis include TuLugar's September 2026 report, TuLugar's La Molina page, Urbania via Infobae, BCRP Nota de Estudios 51-2026, CODIP, CAPECO and BCRP data via Acento, MEF, SAT Lima, EximiaHaus, SUNARP and SBS.
