Summary
Yes, but mostly if you live there: in October 2026 Peruvian banks lend up to 90% of the price over up to 30 years, mainly to foreigners with a Carné de Extranjería and Peru-based income.
We found no standard mortgage for a non-resident with only foreign income. When a bank considers one, expect 30% or more down, spotless papers and sometimes a guarantor.
Buying doesn't give you residency: the rentista visa asks for $1,000 a month of passive income, the investor visa S/ 500,000 invested in a company.
Banks keep the monthly payment around 25% to 35% of net income. With S/ 5,000 ($1,450) to S/ 15,000 ($4,350) a month, that buys roughly $68,000 to $205,000 of property with 20% down.
Plan on 20% to 40% down as a foreigner, plus buying costs of about 3% to 4% on a resale or 1% to 2% on a new unit from a developer.
The SBS average mortgage rate was 7.61% in soles on October 20, 2026, and 7.11% in dollars on October 16. There is no published foreigner rate; a thin file lands above the average, and BBVA expects two 0.25-point policy-rate hikes.
On a $155,000 (about S/ 533,000) apartment with 20% down, a 20-year dollar loan costs about $953 a month, and the bank will want about $3,177 of monthly net income.
If you earn in dollars, borrow in dollars: the gap with soles is only half a point, and most Miraflores, San Isidro and Barranco apartments are priced in dollars.
The sol has eased to 3.44 per dollar after a strong run, and mortgage placements are up about 13% over a year to May 2026.
The fastest yes: residency card, 6 months or more of local deposits, a clean SBS record and 20% or more down.
The four realistic lenders are BCP, BBVA, Scotiabank and Interbank; the two international ones may read foreign documents more easily.
Bottom line: if you don't live in Peru, plan to buy with cash or a developer plan; if you do, get residency and six months of local deposits first, then compare at least three banks against the 7.6% / 7.1% averages.
Which foreigners actually get approved, and on what papers?
Can a foreigner get a residential mortgage in Peru right now?
Yes, but mostly if you live there. In October 2026 Peruvian banks lend to foreigners who can prove identity, legal residence, income and banking history inside the country. Interbank and Scotiabank advertise up to 90% of the price over up to 30 years, for borrowers they approve.
The easiest files come from people holding a Carné de Extranjería (the residency card), earning income in Peru and running a Peruvian bank account with several months of deposits.
The usual sticking point is documentation: banks want Peru-based income or regular deposits they can see, not foreign earnings they can't easily check.
Can I get a mortgage in Peru without residency?
Not in any standard way. We found no major Peruvian bank with a published mortgage product or rate for a non-resident who only has foreign income. When a bank looks at such a file at all, it is case by case, with much tougher conditions.
A Carné de Extranjería tied to a resident status opens the normal mortgage route. On a tourist stay or a short permit, expect a no unless you bring something unusual to the table.
Without residency, the conditions that come up are a much bigger down payment (think 30% or more), spotless proof of foreign income and sometimes a local guarantor. Buying doesn't give you residency either: the rentista visa asks for $1,000 a month of permanent passive income from abroad, and the investor visa S/ 500,000 invested in a company, not in an apartment.
Do banks require a local work contract in Peru right now?
No, not always. But they almost always want stable, checkable income, ideally from Peru or at least visible as deposits into a Peruvian account.
Without a local contract, banks can look at self-employed income backed by SUNAT paperwork, regular transfers into a Peruvian account, or pension and investment income with a clear paper trail.
With a local contract, banks usually want at least 3 to 6 months with the same employer; longer helps.
Can self-employed foreigners qualify for a mortgage in Peru?
Yes, as long as the income is formal. Cash or informal earnings don't count.
Plan on 1 to 2 years of self-employed history, shown through SUNAT documents such as electronic receipts (recibos por honorarios), tax filings and bank deposits that match what you declare.
Is foreign income accepted for mortgages in Peru right now?
Sometimes, but banks much prefer foreign income once it shows up as regular deposits in a Peruvian account.
With income earned abroad, expect to provide translated and notarized contracts or company documents, bank statements showing steady transfers to Peru, and sometimes your foreign tax returns.
Can I buy a primary home (and an investment property?) with a mortgage in Peru as a foreigner?
Yes for a home, as long as it isn't within 50 km of a national border, where foreigners can't own property (Lima, Arequipa and Cusco are not affected) and you pass the bank's usual checks.
An investment property can be financed too, but banks are stricter: bigger down payment and proof that you can pay even if the unit sits empty. Rental income is taxed at 5% of the gross rent, resident or not, so don't count on the rent to carry the loan.
Buying in Peru as a Foreigner
What are the eligibility rules banks actually use in Peru?
What minimum monthly income do I need?
Some banks list a floor as low as S/ 1,000 ($290) a month just to apply. That gets you in the door, not a meaningful loan in Lima.
A more useful guide: with a net income of S/ 5,000 ($1,450) to S/ 15,000 ($4,350) a month and payments capped at 30% of it, a 20-year loan in soles at 7.61% stretches to roughly $68,000 to $205,000 of property with 20% down (our calculation).
The income you need grows with the loan, because banks use an affordability ratio (the "ratio cuota-ingreso", or RCI) that usually keeps the monthly payment around 25% to 35% of net income.
Banks commonly let spouses or partners combine incomes, which can raise what you can borrow a lot.
What debt-to-income limit do banks use in Peru right now?
There is no single published cap. Banks work from the RCI: the SBS reported a system average around 27% in late 2024, and most banks get uneasy once total debt payments pass 30% to 35% of net income.
Everything on your SBS credit report counts: credit card minimums, car loans, personal loans, other mortgages and any other regular repayments.
Do I need a local credit score in Peru right now?
You don't need a long one, but you need something visible in Peru: banks want some record of your financial behavior in the SBS credit registry.
Some banks may glance at a foreign credit report, especially the international ones, but decisions run on what they can check locally. A good foreign score won't replace a Peruvian track record.
Do banks require a local guarantor in Peru right now?
Not always, but a guarantor can turn a "maybe" into a "yes" when your local credit history is thin or your income is unusual.
Banks ask for one most often when you're new in the country, your income is hard to verify, your down payment is under 20%, or your affordability ratio is borderline.
The guarantor ("fiador solidario") is usually a Peruvian resident with stable income and a clean record, and becomes jointly liable if you stop paying.
70+pagesHow much cash do I need upfront?
What's the minimum down payment in Peru right now?
For mainstream mortgages the floor is 10%, since Interbank and Scotiabank advertise financing up to 90% of the price.
In practice, 10% is for well-documented local residents. Foreigners with thinner files should plan on 20% to 40%. And add the buying costs on top: about 3% to 4% of the price on a resale (mostly the 3% alcabala above the first S/ 55,000, plus SUNARP registration around 0.3% and the notary), or about 1% to 2% on a new unit bought from the developer.
A Carné de Extranjería, solid local income, a clean SBS record or a long relationship with the bank can bring the down payment down. MiVivienda is a first-home program run through the banks, with its own eligibility tests; it is not something a non-resident foreigner can count on.
What rates and loan terms can I realistically get?
What mortgage interest rates are typical right now?
The SBS average for new mortgages was 7.61% a year in soles on October 20, 2026, and 7.11% in dollars on October 16, 2026. These are averages for loans banks actually made, mostly to residents; there is no published "foreigner rate".
What moves your rate: residency status, how solid your income papers are, the size of your down payment, your history with the bank, and the currency. Dollar loans are only about half a point cheaper than soles loans right now, much less than the old gap.
Expect to land above the average if your local history is short: banks price thin files as riskier. For context, the BCRP policy rate stood at 4.25% in October 2026, and BBVA Research (October 20, 2026) expects two 0.25-point hikes in the coming months, so don't wait for loans to get cheaper.
Are fixed-rate mortgages available in Peru right now?
Yes. Scotiabank, BBVA and BCP offer fixed rates alongside variable and mixed ones.
You'll see fully fixed loans over 15 to 25 years and mixed loans fixed for the first 5 to 10 years, then variable. Interbank and Scotiabank go up to 30 years.
What does a mortgage cost per month in Peru right now?
Take the median 2-bedroom apartment for sale in Peru: about $155,000 (about S/ 533,000) in September 2026 (TuLugar listings). Here is the monthly payment at the October 2026 SBS averages, with the net income a bank would want to see at a 30% payment ratio (our calculation).
| Down payment | Loan | Dollars, 7.11%, 20 years | Dollars, 7.11%, 30 years | Net income needed (20 years) |
|---|---|---|---|---|
| 10% | $139,500 | $1,072 | $918 | $3,574 a month |
| 20% | $124,000 | $953 | $816 | $3,177 a month |
| 30% | $108,500 | $834 | $714 | $2,780 a month |
Borrow the same amount in soles at 7.61% and the 20%-down, 20-year payment is S/ 3,399 ($990) a month, slightly more than the dollar loan.
Going from 20 to 30 years cuts the payment by about $137 a month on a $124,000 loan, but you repay about $294,000 in total instead of $229,000. And each extra point of interest adds about $71 a month on that loan.
What to do with this: ask each bank for its TCEA (the total cost including insurance and fees), not just the rate, and compare at least three. The SBS average is your benchmark: a quote well above 7.6% in soles or 7.1% in dollars is something to negotiate.
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.
Should a foreigner borrow in soles or dollars right now?
If you earn in dollars, a dollar loan keeps things simple: 7.11% against 7.61% in soles, and no exchange-rate risk on the payment. If you earn in soles in Peru, borrow in soles.
The sol has weakened a little in recent weeks, from about 3.38 to 3.44 per dollar in a month, but it is still stronger than its 2025 average of 3.56. Most forecasts collected by the BCRP in September 2026 see it between 3.35 and 3.40 by the end of the year. Taking a soles loan while earning in dollars is a bet on that.
Most Lima apartments in Miraflores, San Isidro and Barranco are priced in dollars anyway, so a dollar loan matches the asset. Across Lima, prices are up about 10.9% in a year in dollars (BCRP, first quarter of 2026, 12 districts; Miraflores +10.5%, San Isidro +21.5%, Barranco +7.6%) but down about 1% in real soles, with Lima inflation at 4.55% in September 2026.
Banks are lending more, not less: mortgage placements rose about 13% over the 12 months to May 2026, around 47,000 loans (CAPECO). Keiko Fujimori took office on July 28, 2026, with political stability and crime as stated priorities; so far rates have barely moved, though BBVA's expected hikes could nudge them up.
How do I get a yes from a Peruvian bank?
What financial profile gets "yes" fastest in Peru right now?
The fastest yes goes to someone with a Carné de Extranjería, Peru-based income landing in a local account for at least 6 months, a clean SBS record and 20% or more down.
On income, think S/ 8,000 ($2,350) to S/ 10,000 ($2,900) a month or more, with total debt payments under 25% to 30% of net income.
Banks like permanent salaried jobs with 6 to 12 months at the same employer. Self-employed borrowers with 2 years or more of SUNAT-documented income also do well.
A 20% to 30% down payment tells the bank you have real money behind you and lowers its risk. Before you apply, pull your free SBS debt report and fix anything odd on it.
What mistakes make foreigners get rejected in Peru right now?
The classic mistake: income that is real but can't be documented, like cash, crypto, or foreign payments that never touch a Peruvian account or a SUNAT filing.
The red flag that sinks most foreign files is a stretched affordability ratio plus a thin local credit history. Banks see double uncertainty and say no unless you bring a bigger down payment or a guarantor.
70+pagesWhich banks say yes to foreigners in Peru right now?
Which banks are the most foreigner-friendly?
In practice the realistic options are the four big retail lenders: BCP, BBVA Peru, Scotiabank Peru and Interbank. They have set processes for foreign applicants.
They accept a passport plus Carné de Extranjería, are used to checking income from abroad, and have products for remittance-based savings or guarantor-backed loans.
Which banks accept non-resident borrowers in Peru right now?
For true non-residents (no Peruvian visa or residency card), we found no standard product at any of the big banks. Any approval is a one-off decision on a very strong file.
If a bank does look at it, expect a down payment of 30% to 40%, full proof of foreign income, an existing relationship with the bank and sometimes a Peruvian guarantor. Many foreign buyers end up paying cash or using a developer payment plan instead.
Do international banks lend more easily in Peru right now?
Sometimes. Scotiabank (Canadian) and BBVA (Spanish) may be more at ease reading foreign documents and credit histories than purely local banks.
They are the two international banks in the mortgage market, next to BCP and Interbank, which also handle foreign applicants routinely.
The real advantage is staff who have seen cross-border income, foreign contracts and non-Spanish documents before, which can speed things up. It doesn't change the rule that a non-resident has no standard product.
Our methodology
This article looks at whether a foreigner can get a mortgage in Peru, on what conditions, at what rate and from which banks, with example monthly payments.
Rates are the SBS averages for new mortgages, as reproduced by EximiaHaus. Loan limits come from the banks' own product pages, prices from TuLugar listings (September 2026) and the BCRP Nota de Estudios 51-2026, and mortgage volumes from CAPECO. Monthly payments are our own annuity calculations, before insurance and fees.
Residency rules come from Migraciones, tax and payment rules from SUNAT, the alcabala from SAT Lima, registration fees from SUNARP, and the border rule from article 71 of the 1993 Constitution.
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, such as income thresholds for approval or the down payment asked of non-residents, we give ranges from bank requirements and say so. Your own rate and conditions will depend on your residency, your income papers, your down payment and the bank.
Key sources used for this analysis include SBS interest rate tables, EximiaHaus mortgage rates by bank, SBS household debt burden report, BCRP policy rate series, Interbank mortgage portal, Scotiabank Peru mortgage page, BCP mortgage page, CAPECO, Migraciones (rentista visa) and the 1993 Constitution.
