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In this blog post, we look at the current housing prices in Peru in 2026, using the freshest public data available as of June 2026.
We constantly update this article so buyers can follow how the Peru real estate market is changing over time.
We focus only on residential property in Peru, including apartments, houses, social housing, villas, and second homes.
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
- The average housing price in Peru in 2026 is about S/420,000, but the median is closer to S/310,000 because prime Lima pulls the average upward.
- Lima apartments are the clearest benchmark in Peru because BCRP tracks this market, but the BCRP series uses listed prices, not final sale prices.
- Urbania’s April 2026 Lima apartment index puts the average at S/6,886 per m², which is higher than the estimated national Peru average.
- A realistic entry-level home in Peru in 2026 starts around S/120,000 to S/230,000, mainly in Lima outskirts or regional cities.
- Prime Lima districts such as Miraflores, San Isidro, and Barranco can be two to three times more expensive per m² than outer Lima districts.
- Most resale homes in Peru probably close 5% to 8% below the listing price, but the discount is usually smaller for new apartments.
- New homes in Peru usually cost 12% to 22% more per m² than similar resale homes because of newer buildings, better amenities, and easier financing.
- Buying costs in Peru can add 4% to 15% to the purchase price once alcabala tax, notary fees, registration, legal checks, and light renovation are included.
What is the average housing price in Peru in 2026?
The median housing price in Peru in 2026 is often more useful than the average because Peru has many modest homes, while a smaller number of expensive Lima properties push the average higher.
We are writing this as of 2026, using the latest data collected from official and market sources that we manually double checked.
In 2026, the estimated median housing price in Peru is about S/310,000, or about $84,000, or about €72,000. The estimated average housing price in Peru in 2026 is about S/420,000, or about $114,000, or about €98,000.
For about 80% of the residential property market in Peru in 2026, a realistic price range is S/120,000 to S/1,050,000, or about $32,000 to $284,000, or about €28,000 to €245,000.
A realistic entry range for property in Peru in 2026 is S/120,000 to S/230,000, or about $32,000 to $62,000, or about €28,000 to €54,000, which can buy an older 45 to 60 m² apartment in Los Olivos, San Juan de Lurigancho, Comas, outer Chorrillos, Chiclayo, or Trujillo.
A typical luxury property in Peru in 2026 costs about S/1.6 million to S/6.5 million, or about $432,000 to $1.76 million, or about €374,000 to €1.52 million, which can buy a large apartment, penthouse, villa, or prime beach home in San Isidro, Miraflores, Barranco, Surco, La Molina, or south of Lima.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Peru.
Are Peru property listing prices close to the actual sale price in 2026?
In Peru in 2026, the estimated gap between listed property prices and final sale prices is about 5% to 8% on average.
This gap exists because the most visible Peru property data are usually based on asking prices, not signed sale prices. The discount is usually larger for older resale homes, large houses, dollar-listed properties, and homes that have stayed online for several months, while new-build units often have smaller headline discounts.
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What is the price per sq m or per sq ft for properties in Peru in 2026?
As of 2026, the estimated median housing price in Peru is about S/5,400 per m², or $1,459 per m², or €1,261 per m², which equals about S/502 per ft², or $136 per ft², or €117 per ft². The estimated average housing price in Peru is about S/6,200 per m², or $1,676 per m², or €1,448 per m², which equals about S/576 per ft², or $156 per ft², or €135 per ft².
The highest price per m² in Peru in 2026 is usually found in small and mid-size apartments in prime Lima districts, while the lowest price per m² is usually found in older houses, unfinished homes, outskirts, and regional cities.
The highest price per m² in Peru is usually in San Isidro, Miraflores, Barranco, San Borja, and prime Surco, where prices often reach S/8,500 to S/12,500 per m². The lowest urban Lima ranges are usually in Carabayllo, Comas, San Juan de Lurigancho, and parts of Villa El Salvador, where prices can be closer to S/2,800 to S/4,500 per m².
How have property prices evolved in Peru?
Compared with one year ago, property prices in Peru in 2026 are estimated to be about 3% to 5% higher in nominal soles. In real terms, the change is much smaller because inflation absorbed much of the increase.
Compared with two years ago, property prices in Peru in 2026 are estimated to be about 6% to 10% higher in nominal soles. The increase came from stronger mortgage activity, active Mivivienda demand, and limited supply in Lima’s best districts.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Peru.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Peru.
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How do prices vary by housing type in Peru in 2026?
In Peru in 2026, apartments represent about 55% of the active buyer market, houses about 20%, condos or gated-community units about 8%, villas and luxury houses about 4%, VIS social housing about 10%, and beach or second homes about 3%, because urban buyers mostly look for apartments while families and wealthier buyers spread into houses, villas, and beach homes.
As of 2026, a VIS or subsidized apartment in Peru averages about S/180,000, or $49,000, or €42,000, while a standard apartment averages about S/390,000, or $105,000, or €91,000. A larger condo or family apartment averages about S/650,000, or $176,000, or €152,000, an existing house about S/720,000, or $195,000, or €168,000, a prime apartment or penthouse about S/1.8 million, or $486,000, or €420,000, and a villa or luxury house about S/3.8 million, or $1.03 million, or €887,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Peru in 2026?
In Peru in 2026, new homes usually cost about 12% to 22% more per m² than comparable existing homes in the same area.
This premium exists because new homes in Peru often include better layouts, elevators, security, modern common areas, easier developer financing, and lower immediate repair risk.
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How do property prices vary by neighborhood in Peru in 2026?
Miraflores mostly offers one to three-bedroom apartments, new projects, and renovated resale homes, with common prices around S/700,000 to S/1.8 million, or about $189,000 to $486,000, or about €163,000 to €420,000. Miraflores is expensive because it is coastal, walkable, safe by Lima standards, and popular with expats, renters, and short-term stay buyers.
San Isidro has prime apartments, luxury flats, and family homes, with common prices around S/950,000 to S/2.5 million, or about $257,000 to $676,000, or about €222,000 to €584,000. San Isidro is one of the most expensive areas in Peru because it combines offices, embassies, parks, schools, and high-end residential buildings.
Barranco has boutique apartments, renovated units, and small luxury projects, with common prices around S/650,000 to S/1.9 million, or about $176,000 to $514,000, or about €152,000 to €444,000. Barranco is expensive because it has a limited coastal footprint, a strong cultural identity, and strong appeal for lifestyle buyers and rental investors.
You will find a much more detailed analysis by areas in our property pack about Peru. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area | Market feel | Typical price range | Typical price per m² | Typical price per ft² |
|---|---|---|---|---|
| San Isidro | Luxury and business | S/950k to S/2.5m $257k to $676k |
S/9,500 to S/12,500 $2,568 to $3,378 |
S/883 to S/1,161 $239 to $314 |
| Miraflores | Expat and coastal | S/700k to S/1.8m $189k to $486k |
S/8,500 to S/11,000 $2,297 to $2,973 |
S/790 to S/1,022 $213 to $276 |
| Barranco | Trendy and boutique | S/650k to S/1.9m $176k to $514k |
S/8,500 to S/12,000 $2,297 to $3,243 |
S/790 to S/1,115 $213 to $301 |
| San Borja | Family and services | S/650k to S/1.4m $176k to $378k |
S/7,800 to S/9,800 $2,108 to $2,649 |
S/725 to S/911 $196 to $246 |
| Santiago de Surco | Family and upper-middle | S/550k to S/1.5m $149k to $405k |
S/6,800 to S/9,500 $1,838 to $2,568 |
S/632 to S/883 $171 to $239 |
| La Molina | Houses and family | S/700k to S/2.8m $189k to $757k |
S/5,500 to S/8,500 $1,486 to $2,297 |
S/511 to S/790 $138 to $213 |
| Magdalena del Mar | Modern and value | S/430k to S/850k $116k to $230k |
S/6,200 to S/8,200 $1,676 to $2,216 |
S/576 to S/762 $156 to $206 |
| Jesús María | Central and family | S/400k to S/780k $108k to $211k |
S/5,800 to S/7,600 $1,568 to $2,054 |
S/539 to S/706 $146 to $191 |
| Pueblo Libre | Family and value | S/360k to S/700k $97k to $189k |
S/5,500 to S/7,200 $1,486 to $1,946 |
S/511 to S/669 $138 to $181 |
| San Miguel | Coastal value and commute | S/350k to S/720k $95k to $195k |
S/5,300 to S/7,200 $1,432 to $1,946 |
S/492 to S/669 $133 to $181 |
| Lince | Central and compact | S/350k to S/700k $95k to $189k |
S/5,800 to S/7,800 $1,568 to $2,108 |
S/539 to S/725 $146 to $196 |
| Comas and Carabayllo | Entry and budget | S/130k to S/330k $35k to $89k |
S/2,800 to S/4,500 $757 to $1,216 |
S/260 to S/418 $70 to $113 |
How much more do you pay for properties in Peru when you include renovation work, taxes, and fees?
In Peru in 2026, buyers should usually add about 4% to 7% for a new or nearly new home, 8% to 15% for an older resale home with light renovation, and 15% to 30% or more for a home needing serious work.
If you buy a property in Peru for about $200,000, or about S/740,000, the extra costs may be around S/60,000 to S/110,000, or about $16,000 to $30,000. This means the total cash cost can end up near S/800,000 to S/850,000, or about $216,000 to $230,000, depending on renovation and closing costs.
If you buy a property in Peru for about $500,000, or about S/1.85 million, the extra costs may be around S/150,000 to S/370,000, or about $41,000 to $100,000. This means the total can reach about S/2.0 million to S/2.22 million, or about $541,000 to $600,000, especially if the home needs upgrades.
If you buy a property in Peru for about $1,000,000, or about S/3.7 million, the extra costs may be around S/300,000 to S/900,000, or about $81,000 to $243,000. This means the real all-in cost can be closer to S/4.0 million to S/4.6 million, or about $1.08 million to $1.24 million, especially for a large home, villa, or luxury renovation.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Peru.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Peru
| Cost item | Type | Estimated cost range |
|---|---|---|
| Alcabala transfer tax | Tax | Alcabala is usually 3% of the value above the first 10 UIT. In 2026, the UIT is S/5,500, so the first S/55,000 is exempt. For most purchases, this equals about 2.3% to 2.9% of the total price. |
| Notary costs | Legal and closing | Notary costs often range from about S/1,500 to S/8,000, or about $400 to $2,200. The final amount depends on the property price, the documents needed, and the complexity of the transaction. |
| SUNARP registration | Registry | SUNARP registration often costs about S/700 to S/5,000, or about $190 to $1,350. This is needed to register the property transfer properly. |
| Legal due diligence | Legal | Legal checks often cost about S/2,000 to S/10,000, or about $540 to $2,700. This usually covers title checks, debt checks, permits, zoning checks, and contract review. |
| Broker commission | Agency | In Peru, the broker fee is usually paid by the seller, but it can still affect the negotiated price. If a buyer-side commission applies, it can be about 2% to 3% of the purchase price. |
| Light renovation | Renovation | Light renovation can cost about S/300 to S/800 per m², or about $81 to $216 per m². This covers paint, basic repairs, simple kitchen work, and small bathroom improvements. |
| Full renovation | Renovation | Full renovation can cost about S/1,000 to S/2,500 per m², or about $270 to $676 per m². This can include bathrooms, kitchen, floors, wiring, plumbing, and built-in furniture. |
| Furniture and appliances | Fit-out | Furniture and appliances can cost about S/15,000 to S/120,000, or about $4,100 to $32,400. The range is wide because a small rental apartment and a luxury family home have very different needs. |
| Building maintenance catch-up | Risk reserve | A safe reserve is about S/2,000 to S/20,000, or about $540 to $5,400. Older buildings can have delayed repairs, unpaid maintenance, elevator issues, or upcoming common-area costs. |
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 properties can you buy in Peru in 2026 with different budgets?
With $100,000, or about S/370,000, a buyer in Peru in 2026 can look at an existing 65 to 75 m² apartment in San Miguel, a new compact 60 to 70 m² VIS apartment in Ate or Los Olivos, or a small existing apartment or house in Trujillo, Chiclayo, Piura, or outer Arequipa.
With $200,000, or about S/740,000, a buyer in Peru in 2026 can look at an 85 to 100 m² apartment in Magdalena del Mar, a 90 to 110 m² existing family apartment in Santiago de Surco, or a large existing house in a regional city such as Arequipa or Trujillo.
With $300,000, or about S/1.11 million, a buyer in Peru in 2026 can look at a 100 to 120 m² existing apartment in Miraflores, a 120 to 150 m² apartment in San Borja or Surco, or a small renovated house in La Molina or Surco.
With $500,000, or about S/1.85 million, a buyer in Peru in 2026 can look at a 130 to 170 m² luxury apartment in Miraflores, a 120 to 160 m² prime apartment in San Isidro, or a 250 to 350 m² family house in La Molina or Surco.
With $1,000,000, or about S/3.7 million, a buyer in Peru in 2026 can look at a 220 to 300 m² luxury apartment or penthouse in San Isidro, a 200 to 280 m² high-end apartment in Barranco or Miraflores, or a large standalone house in La Molina, Casuarinas, or prime Surco.
With $2,000,000, or about S/7.4 million, Peru has a real market, but it is narrow and mostly concentrated in elite Lima and beach areas, with options such as a 300 to 450 m² top-end penthouse in San Isidro or Miraflores, a 500 to 800 m² luxury villa in La Molina or Casuarinas, or a large premium beach house south of Lima.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Peru.
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 this source matters | How we used it |
|---|---|---|
| Banco Central de Reserva del Perú apartment sale price indicator | BCRP is Peru’s central bank and the strongest public source for long-running Lima apartment price indicators. | We used it as the main historical benchmark for apartment prices in Lima. We also used it to keep the Peru housing price estimate anchored to an official source. |
| BCRP Notas de Estudios, Indicadores del Mercado Inmobiliario 2025 | This BCRP technical note explains the market definition, district coverage, and methodology behind the apartment price data. | We used it to separate listed prices from closed prices. We also used it to understand Lima’s higher-income and middle-income apartment markets. |
| Urbania Index cited by La República | Urbania is one of Peru’s main property portals and is widely used to observe listed housing prices. | We used the April 2026 Lima average of S/6,886 per m² as a current-market anchor. We then adjusted it down for a national Peru estimate. |
| CAPECO market reporting cited by Infobae | CAPECO is Peru’s construction chamber and is often cited for new housing sales and supply data. | We used it to understand the strength of new-build demand in Lima. We also used it to support the view that demand remained firm into 2026. |
| CAPECO market reporting cited by El Comercio | El Comercio is a major Peruvian news outlet that regularly reports on the construction and real estate market. | We used CAPECO-style market reporting as a cross-check for Lima new-build activity. We did not use it as a full replacement for official BCRP data. |
| Fondo Mivivienda | Fondo Mivivienda is Peru’s public housing finance institution and is central to the affordable housing segment. | We used it to size the VIS and affordable housing segment in Peru. We also used it to explain why entry-level prices are often found in social housing, outskirts, and regional cities. |
| Superintendencia de Banca, Seguros y AFP exchange rate data | SBS is Peru’s financial regulator and a standard public reference for exchange rates and financial-sector data. | We used SBS exchange-rate references to sanity-check sol-to-dollar conversions. We rounded the working rate to $1 = S/3.70 for readability. |
| INEI consumer price reports | INEI is Peru’s official statistics agency for inflation and consumer prices. | We used INEI inflation data to compare nominal and real housing price changes. We treated inflation as important because a 4% nominal rise can feel flat after inflation. |
| MEF 2026 UIT value | MEF sets the official tax unit used in Peruvian taxes, penalties, and fees. | We used the 2026 UIT of S/5,500 to calculate the alcabala exemption. We applied the 10 UIT exemption, equal to S/55,000 in 2026. |
| SAT Lima alcabala tax explanation | SAT Lima explains how the municipal transfer tax works in Lima. | We used it to estimate the buyer’s transfer tax. We applied the 3% alcabala rate to the taxable base after the 10 UIT exemption. |
| European Central Bank EUR/USD reference rate | The ECB is the euro area’s central bank and publishes official daily euro reference rates. | We used the 9 June 2026 reference rate of €1 = $1.1573. We then converted dollar estimates into euros using simple rounded figures. |
| Instituto Nacional de Estadística e Informática | INEI provides official demographic and economic statistics for Peru. | We used INEI as a background source for the broader economic context. We used it cautiously because INEI does not publish a full national transaction-level housing price database. |
| Ministerio de Vivienda, Construcción y Saneamiento | The housing ministry is the public authority linked to housing policy and social housing programs in Peru. | We used it as background context for public housing policy. We relied more directly on Fondo Mivivienda for active VIS supply and financing data. |
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