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If you are looking to buy a house in Peru in 2026, you probably want to know how much it will cost and what you can expect at different budgets.
We constantly update this blog post with fresh data from official sources, major property portals, and our own local research to give you clear, reliable numbers.
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.
How much do houses cost in Peru as of 2026?
What's the median and average house price in Peru as of 2026?
As of early 2026, the estimated median house price in Peru is around S/ 540,000, which works out to approximately USD 160,000 or EUR 135,000 at current exchange rates.
The typical price range that covers roughly 80% of house sales in Peru spans from about S/ 270,000 to S/ 2,000,000, or USD 80,000 to USD 600,000 (EUR 68,000 to EUR 505,000), depending heavily on whether you are shopping in Lima or outside the capital.
The gap between Peru's median (S/ 540,000) and average (S/ 880,000 or about USD 260,000) house price reveals a market with a long luxury tail, particularly in Lima's upscale districts like San Isidro and Miraflores, where expensive properties pull the average up significantly.
At the median price of around USD 160,000 in Peru, buyers can typically expect a 3-bedroom house in a middle-tier Lima district like Ate or San Martin de Porres, or a larger property with land in regional cities like Arequipa or Trujillo.
What's the cheapest livable house budget in Peru as of 2026?
As of early 2026, the minimum budget for a livable house in Peru is around S/ 150,000 to S/ 235,000 (USD 45,000 to USD 70,000 or EUR 38,000 to EUR 59,000) outside Lima, while in Lima you will need at least S/ 300,000 to S/ 470,000 (USD 90,000 to USD 140,000 or EUR 76,000 to EUR 118,000).
At this entry-level price point in Peru, "livable" typically means an older house with basic finishes, smaller lot size, possible need for electrical or plumbing updates, and simpler security features than you would find in mid-range properties.
The cheapest livable houses in Peru are usually found in Lima districts like San Juan de Lurigancho, Ate, Comas, Villa El Salvador, and Puente Piedra, or in peri-urban zones of regional cities like Cerro Colorado and Yura near Arequipa or El Porvenir near Trujillo.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Peru here.
How much do 2 and 3-bedroom houses cost in Peru as of 2026?
As of early 2026, a typical 2-bedroom house in Peru ranges from S/ 270,000 to S/ 540,000 (USD 80,000 to USD 160,000 or EUR 68,000 to EUR 135,000) outside Lima, while in Lima prices start around S/ 540,000 to S/ 1,070,000 (USD 160,000 to USD 320,000 or EUR 135,000 to EUR 270,000).
The realistic price range for a 2-bedroom house in Lima is S/ 540,000 to S/ 1,070,000 (USD 160,000 to USD 320,000 or EUR 135,000 to EUR 270,000), with prices lower in districts like San Juan de Lurigancho and higher in areas closer to Miraflores or San Isidro.
For a 3-bedroom house in Lima, expect to pay S/ 740,000 to S/ 1,510,000 (USD 220,000 to USD 450,000 or EUR 185,000 to EUR 380,000), while in other major Peruvian cities like Arequipa or Trujillo the range is typically S/ 370,000 to S/ 740,000 (USD 110,000 to USD 220,000 or EUR 93,000 to EUR 185,000).
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Peru is around 30% to 50%, reflecting not just the extra room but often a larger lot, improved finishes, or a better location within the same district.
How much do 4-bedroom houses cost in Peru as of 2026?
As of early 2026, a typical 4-bedroom house in Lima costs between S/ 1,280,000 and S/ 3,020,000 (USD 380,000 to USD 900,000 or EUR 320,000 to EUR 760,000), while in other major Peruvian cities you can expect S/ 600,000 to S/ 1,180,000 (USD 180,000 to USD 350,000 or EUR 152,000 to EUR 295,000).
The realistic price range for a 5-bedroom house in Lima is S/ 2,350,000 to S/ 5,000,000 (USD 700,000 to USD 1,500,000 or EUR 590,000 to EUR 1,265,000), often including larger lots, staff quarters, or multiple garages in districts like La Molina or Santiago de Surco.
For a 6-bedroom house in Lima, prices typically range from S/ 3,350,000 to S/ 8,400,000 (USD 1,000,000 to USD 2,500,000 or EUR 845,000 to EUR 2,110,000), while in regional cities like Arequipa or Cusco the range is S/ 940,000 to S/ 2,350,000 (USD 280,000 to USD 700,000 or EUR 236,000 to EUR 590,000).
Please note that we give much more detailed data in our pack about the property market in Peru.
How much do new-build houses cost in Peru as of 2026?
As of early 2026, new-build houses in Peru typically cost between S/ 600,000 and S/ 2,500,000 (USD 180,000 to USD 750,000 or EUR 152,000 to EUR 633,000) in Lima, with most new construction found in gated communities, peri-urban developments, or in-progress projects on the city's edges.
The typical percentage premium for new-build houses compared to older resale houses in Peru is around 10% to 25%, reflecting modern construction standards, updated electrical and plumbing systems, and often included amenities like community security and green spaces.
How much do houses with land cost in Peru as of 2026?
As of early 2026, a house with meaningful land in Lima typically costs S/ 1,500,000 to S/ 6,700,000 (USD 450,000 to USD 2,000,000 or EUR 380,000 to EUR 1,690,000), while in provincial cities you can find houses with land for S/ 270,000 to S/ 1,000,000 (USD 80,000 to USD 300,000 or EUR 68,000 to EUR 253,000).
In Peru, a "house with land" typically means a property with at least 200 to 500 square meters of total lot size, compared to the minimal outdoor space of 60 to 100 square meters common in more urban house designs.
We cover everything there is to know about land prices in Peru here.
Thinking of buying real estate in Peru?
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Where are houses cheapest and most expensive in Peru as of 2026?
Which neighborhoods have the lowest house prices in Peru as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Peru are Lima districts like San Juan de Lurigancho, Ate, Comas, Carabayllo, Puente Piedra, Villa El Salvador, and San Martin de Porres, along with peri-urban areas near Arequipa (Cerro Colorado, Yura) and Trujillo (El Porvenir, La Esperanza).
The typical house price range in these cheapest neighborhoods is S/ 150,000 to S/ 400,000 (USD 45,000 to USD 120,000 or EUR 38,000 to EUR 101,000), with significant variation block by block based on build quality and local infrastructure.
The main reason these neighborhoods have the lowest house prices in Peru is not just distance from the center but rather the combination of informal urbanization patterns, variable municipal services, higher security concerns, and the need for buyers to budget for renovations and legal due diligence on property titles.
Which neighborhoods have the highest house prices in Peru as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in Peru are San Isidro, Miraflores, and La Molina in Lima, followed closely by Barranco and the Monterrico and Casuarinas areas of Santiago de Surco.
The typical house price range in these most expensive neighborhoods is S/ 2,350,000 to S/ 8,400,000 (USD 700,000 to USD 2,500,000 or EUR 590,000 to EUR 2,110,000), with some exceptional properties exceeding these figures substantially.
These neighborhoods command the highest house prices in Peru because of scarce buildable land, persistent demand from wealthy Peruvian families and returning expatriates, proximity to top international schools and business centers, and premium municipal services including better security and maintained public spaces.
The typical buyer purchasing houses in these premium Peru neighborhoods is either a high-income Peruvian family upgrading within Lima, an expatriate Peruvian returning from abroad with foreign-earned savings, or a foreign buyer seeking walkable access to amenities and international-standard infrastructure.
How much do houses cost near the city center in Peru as of 2026?
As of early 2026, houses near Lima's prime central areas (Miraflores, San Isidro, and Barranco) typically cost S/ 2,350,000 to S/ 8,400,000 (USD 700,000 to USD 2,500,000 or EUR 590,000 to EUR 2,110,000), reflecting the scarcity of standalone houses in these dense, high-demand zones.
Houses near major transit hubs in Lima, particularly along the Metropolitano BRT corridor through Barranco and Miraflores or near Metro Line 1 stations in San Borja and Surco, carry a price premium of roughly 10% to 20% compared to similar houses farther from public transport.
Houses within easy commuting distance of top-rated international schools like Colegio Markham, Franklin D. Roosevelt American School, Newton College, and San Silvestre typically cost S/ 2,000,000 to S/ 5,000,000 (USD 600,000 to USD 1,500,000 or EUR 505,000 to EUR 1,265,000), with a premium of around 15% to 35% compared to houses farther from these school catchment areas.
Houses in expat-popular areas of Peru, particularly Miraflores, San Isidro, Barranco, La Molina, and Santiago de Surco, typically cost S/ 1,500,000 to S/ 6,700,000 (USD 450,000 to USD 2,000,000 or EUR 380,000 to EUR 1,690,000), where buyers benefit from English-friendly services, international restaurants, and stable resale demand.
We actually have an updated expat guide for Peru here.
How much do houses cost in the suburbs in Peru as of 2026?
As of early 2026, houses in Lima's suburbs typically cost S/ 300,000 to S/ 740,000 (USD 90,000 to USD 220,000 or EUR 76,000 to EUR 185,000), with significant variation depending on whether the area is a gated community or a more informal urbanization.
The typical price difference between suburban houses and city-center houses in Lima is around 50% to 70% lower in the suburbs, meaning a house that might cost S/ 2,000,000 in Miraflores could cost S/ 600,000 to S/ 900,000 in a suburban district like Carabayllo or Puente Piedra.
The most popular suburbs for house buyers in Peru include north Lima expansions like Puente Piedra and Carabayllo, south Lima areas like Villa El Salvador and Lurin, and eastern fringes like parts of Ate and Chaclacayo, where buyers trade commute time for more space at lower prices.
What areas in Peru are improving and still affordable as of 2026?
As of early 2026, the top areas in Peru that are improving and still affordable for house buyers include Surquillo (edges near Miraflores), Magdalena del Mar, Lince, Jesus Maria fringes, and Chorrillos, all of which offer better value than the most expensive Lima districts while seeing steady infrastructure and amenity upgrades.
The current typical house price in these improving yet affordable areas ranges from S/ 500,000 to S/ 1,200,000 (USD 150,000 to USD 360,000 or EUR 127,000 to EUR 304,000), which is 30% to 50% below comparable houses in prime districts like Miraflores or San Isidro.
The main sign of improvement driving buyer interest in these areas is the combination of new commercial development, improved municipal services, proximity to metro line expansions (particularly the upcoming Metro Line 2 completion), and younger demographics seeking quality housing at prices below the established premium neighborhoods.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Peru right now?
What are typical buyer closing costs for houses in Peru right now?
The estimated typical total closing cost for house buyers in Peru is around 3.5% to 6.5% of the purchase price, plus any mortgage-related fees if you are financing the purchase.
The main closing cost categories in Peru include the alcabala transfer tax (around 3% of the value above the exempt threshold), notary fees (S/ 1,500 to S/ 5,000 or USD 450 to USD 1,500), legal fees (S/ 2,000 to S/ 8,000 or USD 600 to USD 2,400), and SUNARP registry fees (variable based on property value).
The single largest closing cost category for house buyers in Peru is typically the alcabala transfer tax, which applies to the portion of the property value exceeding 10 UIT (S/ 55,000 in 2026), calculated at 3% of that excess amount.
We cover all these costs and what are the strategies to minimize them in our property pack about Peru.
How much are property taxes on houses in Peru right now?
The estimated typical annual property tax (impuesto predial) for a house in Peru ranges from S/ 1,350 to S/ 5,000 (USD 400 to USD 1,500 or EUR 340 to EUR 1,265) for mid-market homes, with high-value Lima houses potentially paying several thousand dollars more.
Property tax in Peru is calculated using a progressive rate structure (0.2% to 1.0%) applied to the property's assessed value as determined by the local municipality, not the market price, which means the tax bill is often lower than foreign buyers expect based on the purchase price.
If you want to go into more details, we also have a page with all the property taxes and fees in Peru.
How much is home insurance for a house in Peru right now?
The estimated typical annual home insurance cost for a house in Peru is S/ 850 to S/ 3,000 (USD 250 to USD 900 or EUR 215 to EUR 760) for most owner-occupied properties, with higher premiums (USD 1,000+) for high-value homes or comprehensive coverage including earthquake protection.
The main factors that affect home insurance premiums for houses in Peru include the property's rebuild value, location and seismic risk zone, coverage scope (basic versus comprehensive with earthquake), and whether the property is financed through a bank that requires specific bundled coverage.
What are typical utility costs for a house in Peru right now?
The estimated typical total monthly utility cost for a house in Peru is S/ 250 to S/ 640 (USD 75 to USD 190 or EUR 63 to EUR 160), depending on household size, usage patterns, and whether you choose premium internet plans.
The breakdown of main utility categories for houses in Peru includes electricity at S/ 120 to S/ 280 per month (USD 36 to USD 83), water and sewer at S/ 60 to S/ 180 per month (USD 18 to USD 54), and internet at S/ 70 to S/ 180 per month (USD 21 to USD 54), with tariffs regulated by OSINERGMIN for electricity and SEDAPAL for water.
What are common hidden costs when buying a house in Peru right now?
The estimated total of common hidden costs that house buyers in Peru often overlook is S/ 15,000 to S/ 50,000 (USD 4,500 to USD 15,000 or EUR 3,800 to EUR 12,650), covering title cleanup, renovations, security upgrades, and the gap between asking and livable condition.
Typical inspection fees buyers should expect when purchasing a house in Peru range from S/ 670 to S/ 2,350 (USD 200 to USD 700 or EUR 170 to EUR 590) for basic structural, electrical, and plumbing checks, with more detailed engineering assessments costing extra.
Other common hidden costs beyond inspections when buying a house in Peru include title cleanup and registry corrections through SUNARP, renovation overruns especially for electrical and plumbing upgrades in older homes, security installations (bars, alarms, cameras), HOA or condominio fees if in a gated community, and carrying costs during any vacancy period.
The hidden cost that tends to surprise first-time house buyers in Peru the most is the need for title cleanup and registry correction work, because unclear prior ownership transfers or lingering annotations can take months to resolve and cost S/ 3,000 to S/ 10,000 (USD 900 to USD 3,000) or more in legal fees.
You will find here the list of classic mistakes people make when buying a property in Peru.
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What do locals and expats say about the market in Peru as of 2026?
Do people think houses are overpriced in Peru as of 2026?
As of early 2026, sentiment among locals and expats is mixed: buyers looking in Lima's top districts like San Isidro and Miraflores commonly feel houses are overpriced relative to what you get, while those shopping in emerging areas or outside Lima often see reasonable value for the money.
Houses in Peru typically stay on the market for 45 to 90 days if well-priced in mid-demand areas, while high-end or unique properties can take 90 to 180 days or longer due to the heterogeneity of the house market compared to apartments.
The main reason locals and expats give for feeling house prices are high in Lima's top districts is the combination of scarce land, seller anchoring to peak-era expectations, and persistent demand from returning expatriates and foreign buyers, while those who see fair value point to relatively modest price growth compared to other Latin American capitals.
Current sentiment on house prices in Peru is more relaxed than one or two years ago, when post-pandemic uncertainty and political instability created hesitation; now the market feels like it has stabilized with "more sales and relatively stable prices" heading into 2026 rather than a sharp acceleration.
You'll find our latest property market analysis about Peru here.
Are prices still rising or cooling in Peru as of 2026?
As of early 2026, house prices in Peru are rising slowly but closer to stable than surging, with the market showing steady single-digit growth rather than the rapid acceleration some other Latin American markets have experienced.
The estimated year-over-year house price change in Peru is around +4%, based on the BCRP hedonic property price index which rose from 109.5 in Q3 2024 to 113.9 in Q3 2025, representing moderate appreciation that roughly tracks inflation.
Experts and locals expect house prices in Peru over the next 6 to 12 months to continue rising at a moderate pace of 3% to 7% nominally, with stronger performance in districts connected to infrastructure projects like the Metro Line 2 expansion and weaker growth in already-expensive prime areas.
Finally, please note that we have covered property price trends and forecasts for 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.
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 |
|---|---|---|
| Central Reserve Bank of Peru (BCRP) - Hedonic Price Index | Peru's central bank publishes the official residential property price trend. | We used it to anchor whether prices are rising or cooling with official data. We extrapolated gently from the latest available quarter to early 2026. |
| BCRP - Exchange Rate Series | The central bank's published exchange rate is used across Peru's statistics. | We used it to convert soles to USD and EUR consistently. We applied the rate of 1 USD = S/ 3.36 for early 2026 calculations. |
| Ministry of Economy (MEF) - UIT 2026 Decree | Official government publication of the tax unit value used for thresholds. | We used it to compute alcabala exemption thresholds for 2026. We kept closing-cost estimates consistent with the S/ 5,500 UIT value. |
| SAT Lima - Alcabala Transfer Tax | Lima's official tax authority provides guidance on the transfer tax. | We used it to define what alcabala is and when it applies. We translated it into practical budget ranges for typical house purchases. |
| SUNARP - Property Registry | Peru's national property registry is the official reference for registration. | We used it to estimate registry-related closing costs. We flagged that final fees depend on transaction value and title complexity. |
| Properati Peru | Major property portal with large inventory and transparent methodology. | We used it to verify market depth and triangulate price ranges for houses. We filtered specifically for "casa" listings to exclude apartments. |
| Adondevivir | Established Peruvian portal with consistent filters and large inventory. | We used it to cross-check house price ranges against other portals. We identified typical bedroom mixes and new-build offerings. |
| INEI - Price Indices | Peru's national statistics office publishes official inflation and cost data. | We used it to sanity-check new-build premiums against construction costs. We contextualized whether nominal price rises are real after inflation. |
| OSINERGMIN - Electricity Tariffs | Peru's energy regulator publishes official tariff revisions. | We used it to justify why electricity bills can vary. We translated tariff data into realistic monthly bill ranges for houses. |
| SEDAPAL - Water Tariffs | Lima's main water utility publishes official tariff documentation. | We used it to ground utility budget estimates in official data. We converted tariff structures into practical monthly ranges. |
| Baker McKenzie - Peru Real Estate Guide | Top international law firm summarizing Peru's foreigner ownership rules. | We used it to explain the 50 km border restriction for foreign buyers. We kept the article practical for non-professional readers. |
| El Comercio Peru - Market Commentary | Major Peruvian newspaper citing CAPECO and industry data. | We used it to capture current market sentiment heading into 2026. We verified that the tone is "more sales, stable prices" rather than a boom. |
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