Authored by the expert who managed and guided the team behind the Peru Property Pack
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Foreigners can get a mortgage in Peru in 2026, but banks strongly prefer applicants who have local residency documentation, verifiable Peruvian income, and an established banking history in the country.
This guide covers the real eligibility rules, the down payment you should expect, realistic interest rates, and which banks actually say yes to foreign buyers in Peru right now.
We constantly update this blog post to reflect the latest market conditions and regulatory changes in Peru.
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.
Can foreigners get a mortgage in Peru right now?
Can a foreigner get a residential mortgage in Peru right now?
Yes, foreigners can get a residential mortgage in Peru in January 2026, but in practice most approvals go to those who can prove their identity, legal stay, income, and banking behavior inside the country.
Foreigners who have the easiest access to mortgages in Peru are those holding a Carné de Extranjería (the official residency card), earning income locally, and maintaining an active Peruvian bank account with several months of deposit history.
The most common restriction banks impose on foreign applicants in Peru is the requirement for strong local documentation, meaning banks want to see Peru-based income or regular deposits rather than relying solely on foreign earnings that are harder to verify.
By the way, we have a whole document dedicated to mortgages for foreigners in our property pack about Peru.
Can I get a mortgage in Peru without residency?
Non-resident mortgages exist in Peru, but they are the exception rather than the rule, and banks typically handle these applications case-by-case with much stricter requirements.
Foreigners with a Carné de Extranjería tied to a resident migratory status have access to mainstream bank mortgage pathways, while those on tourist visas or short-stay permits face frequent rejections unless they bring unusually strong compensating factors.
When applicants lack permanent residency in Peru, banks most commonly require a significantly higher down payment (often 30% to 40%), pristine documentation of foreign income, and sometimes a local guarantor to offset the perceived risk.
By the way, we've written a blog article detailing residency and citizenship options that exist when you buy property in Peru.
Do banks require a local work contract in Peru right now?
Banks in Peru do not always require a Peruvian work contract, but they almost always require stable, verifiable income that is ideally Peru-based or at least visible through Peruvian bank deposits.
If you do not have a local work contract, banks in Peru typically accept alternatives such as self-employment income backed by SUNAT tax documentation, regular remittances deposited into a Peruvian account, or pension and investment income that can be clearly traced.
When a local work contract is present, banks in Peru usually want to see at least 3 to 6 months of employment history with that employer, though longer tenure strengthens your application considerably.
Can self-employed foreigners qualify for a mortgage in Peru?
Yes, self-employed foreigners can qualify for a mortgage in Peru, but banks require clean, formal documentation to verify income rather than accepting informal or cash-based earnings.
Banks in Peru typically want to see at least 1 to 2 years of self-employment history, evidenced through SUNAT-backed documentation such as electronic receipts (recibos por honorarios), tax filings, and consistent bank deposits matching declared income.
Is foreign income accepted for mortgages in Peru right now?
Sometimes banks in Peru accept foreign income for mortgage applications, but they strongly prefer when that foreign income becomes Peru-documented cashflow through regular deposits into a local bank account.
When applicants earn income abroad, banks in Peru typically require translated and notarized employment contracts or business documents, bank statements showing consistent transfers to Peru, and sometimes tax returns from the foreign country to verify the income source.
Can I buy a primary home (and an investment property?) with a mortgage in Peru as a foreigner?
Yes, foreigners can obtain a mortgage for a primary home in Peru as long as the property is outside the constitutionally restricted zone (within 50 kilometers of national borders) and the buyer meets standard bank eligibility requirements.
Foreigners can also finance investment properties in Peru, though banks tend to underwrite these more conservatively with higher down payment requirements and stricter cashflow verification to ensure the borrower can handle payments even without rental income.
If you're buying for investment, you might want to check our blog article about buying and renting out 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 are the eligibility rules banks actually use in Peru?
What minimum monthly income do I need in Peru as of 2026?
As of early 2026, some banks in Peru list a minimum income threshold as low as S/ 1,000 per month (approximately $270 USD or €250 EUR) just to apply, but this is merely the entry point and not enough to qualify for a meaningful mortgage in cities like Lima.
In practice, most approved borrowers in Peru have monthly incomes in the range of S/ 5,000 to S/ 15,000 (roughly $1,350 to $4,000 USD or €1,250 to €3,700 EUR), which allows them to qualify for properties in the $50,000 to $150,000 range while keeping payments affordable.
The minimum income requirement in Peru scales directly with your desired loan amount because banks use an affordability ratio (called "ratio cuota-ingreso" or RCI) that typically caps your monthly mortgage payment at around 25% to 35% of your net income.
Yes, banks in Peru commonly allow combining household incomes from multiple applicants (such as spouses or partners) to meet the minimum threshold, which can significantly increase your borrowing power.
What debt-to-income limit do banks use in Peru right now?
Banks in Peru do not publish a single universal debt-to-income cap, but in practice they anchor on the "ratio cuota-ingreso" (RCI) metric, and the SBS reported the system average around 27% as of late 2024, with most banks getting uncomfortable when total debt payments exceed 30% to 35% of net income.
When calculating your debt-to-income ratio, banks in Peru include all existing obligations such as credit card minimum payments, car loans, personal loans, other mortgages, and any recurring financial commitments that appear on your SBS credit report.
Do I need a local credit score in Peru right now?
You do not need a long credit history to get a mortgage in Peru, but you do need something Peru-visible, meaning banks want to see at least some record of your financial behavior in the country through the SBS credit registry system.
While banks in Peru may consider foreign credit reports contextually (especially international banks with global operations), lending decisions are primarily driven by what they can verify locally, so a foreign credit score alone is unlikely to substitute for a Peru-based track record.
Do banks require a local guarantor in Peru right now?
Banks in Peru do not always require a local guarantor, but having one can be a powerful way to convert a "maybe" into a "yes," especially for foreign applicants with thin local credit histories or non-traditional income sources.
Banks in Peru are most likely to request a guarantor when the borrower has limited time in the country, income that is difficult to verify locally, a down payment below 20%, or an affordability ratio that is borderline acceptable.
In Peru, the guarantor (called "fiador solidario") must typically be a Peruvian resident with stable income and a clean credit record, as they become jointly responsible for the debt if the primary borrower defaults.
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How much cash do I need upfront in Peru as of 2026?
What's the minimum down payment in Peru right now?
For mainstream bank mortgages in Peru, the minimum down payment can be as low as 10% for primary home purchases because several major banks advertise financing up to 90% of the property value.
In reality, down payment requirements across different banks and buyer profiles in Peru range from 10% for well-documented local residents to 20% to 40% for foreigners, non-residents, or those with weaker income verification.
You might secure a lower down payment in Peru if you have a Carné de Extranjería, strong local income documentation, an excellent SBS credit record, or if you qualify for government housing programs like MIVIVIENDA that can reduce the effective loan burden through subsidies.
What loan terms can I realistically get in Peru as of 2026?
What mortgage interest rates are typical in Peru as of 2026?
As of early 2026, the typical mortgage interest rate for foreigners in Peru ranges from approximately 7.5% to 11% annually, with rates toward the lower end for borrowers with strong local documentation and toward the higher end for those with less established profiles.
The factors that most significantly influence your interest rate in Peru include your residency status, the strength of your income documentation, your down payment size, your existing relationship with the bank, and whether you borrow in soles or dollars (dollar loans tend to have slightly lower rates around 6% to 7%).
Yes, foreigners typically receive interest rates about 0.5% to 2% higher than local Peruvian residents in Peru because banks perceive higher risk when lending to applicants with shorter local histories and less verifiable documentation.
The interest rate is one of the factors we look at when assessing whether now is a good time to buy a property in Peru.
Are fixed-rate mortgages available in Peru right now?
Yes, fixed-rate mortgages are available to foreigners in Peru, with major banks like Scotiabank, BBVA, and BCP offering fixed-rate options alongside variable and mixed-rate structures.
Banks in Peru typically offer fixed-rate periods ranging from full-term fixed rates on 15 to 25 year mortgages to mixed products where the rate is fixed for the first 5 to 10 years and then converts to a variable rate tied to market conditions.
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.
How do I maximize approval chances in Peru right now?
What financial profile gets "yes" fastest in Peru right now?
The ideal financial profile that gets mortgage approval fastest in Peru is someone with a Carné de Extranjería, stable Peru-based income deposited into a local bank account for at least 6 months, a clean SBS credit record, and a down payment of 20% or more.
Banks in Peru consider the ideal income level for fast approval to be at least S/ 8,000 to S/ 10,000 per month (roughly $2,150 to $2,700 USD or €2,000 to €2,500 EUR) combined with a debt-to-income ratio below 25% to 30%, which gives them confidence you can handle payments comfortably.
The employment type most favored by banks in Peru for mortgage applicants is permanent salaried employment with at least 6 to 12 months of continuous history with the same employer, though self-employed borrowers with 2 or more years of SUNAT-documented income are also well-regarded.
A down payment of 20% to 30% or more typically signals a strong applicant profile in Peru because it reduces the bank's risk exposure and demonstrates that you have meaningful financial resources.
We give more detailed tips in our pack covering the property buying process in Peru.
What mistakes make foreigners get rejected in Peru right now?
The most common mistake that leads to mortgage rejection for foreigners in Peru is presenting income that is "real" but not formally documentable, such as cash earnings, cryptocurrency, or foreign payments that never touch a Peruvian bank account and cannot be verified through SUNAT or local bank records.
The financial red flag that most often disqualifies foreign applicants in Peru is having a stretched affordability ratio combined with a thin local credit footprint, because banks see this combination as double uncertainty and prefer not to take the risk without significant compensating factors like a larger down payment or a local guarantor.
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Which banks say yes to foreigners in Peru right now?
Which banks are most foreigner-friendly in Peru as of 2026?
As of early 2026, the banks considered most foreigner-friendly for mortgages in Peru are Banco de Crédito del Perú (BCP), BBVA Peru, Scotiabank Peru, and Interbank, which are the country's largest retail lenders with established processes for handling foreign applicants.
What makes these banks more accessible to foreign applicants in Peru is their willingness to accept foreign passport documentation combined with a Carné de Extranjería, their experience processing income verification from international sources, and their explicit products for scenarios like remittance-based income or guarantor-backed loans.
Which banks accept non-resident borrowers in Peru right now?
Banks that accept true non-resident borrowers (those without a Peruvian visa or residency card) in Peru are very limited, and most applications are handled case-by-case rather than through standard products, with Interbank and BCP occasionally approving such loans for well-documented applicants.
When these banks do consider non-resident applicants in Peru, they typically impose additional requirements such as a minimum down payment of 30% to 40%, comprehensive documentation of foreign income, a larger existing relationship with the bank, and sometimes a local Peruvian guarantor.
Do international banks lend more easily in Peru right now?
International banks with a presence in Peru, such as Scotiabank (Canadian) and BBVA (Spanish), sometimes lend more easily to foreigners than purely local banks because they may be more comfortable reading and verifying foreign documentation and credit histories.
Scotiabank Peru and BBVA Peru are the main international banks offering mortgages to foreigners in Peru, alongside local giants like BCP and Interbank that have developed robust foreign applicant processes.
The main advantage of using an international bank for a mortgage in Peru is that their staff may have more experience handling cross-border income verification, foreign employment contracts, and documentation in languages other than Spanish, which can smooth the application process.
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 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 |
|---|---|---|
| SBS Interest Rate Portal | Official regulator data reported daily by banks. | We used it to anchor mortgage rate ranges for early 2026. We cross-checked rates across multiple banks to show realistic spreads. |
| SBS Household Debt Burden Report | Regulator data on actual borrower payment ratios. | We used it to ground debt-to-income discussions in Peru's own metrics. We set realistic affordability benchmarks based on the reported 27% RCI average. |
| SBS Reporte de Deudas | Official credit registry access for individuals. | We explained how foreigners can verify their local credit footprint. We highlighted this as a practical step before applying to banks. |
| BCRP Monetary Policy Note (Jan 2026) | Central bank's official statement on the policy rate. | We used it to explain the interest rate backdrop as of early 2026. We showed why mortgage rates are currently where they are. |
| Migraciones Peru (Carné de Extranjería) | Official government process for residency ID issuance. | We explained why residency paperwork dramatically changes mortgage approval odds. We outlined what "having residency" means practically in Peru. |
| BCP Mortgage Page | Peru's largest bank stating public mortgage parameters. | We used it to ground typical LTV and down payment expectations. We compared bank positioning when discussing which lenders say yes faster. |
| Interbank Mortgage Portal | Major bank's clear list of borrower requirements. | We anchored minimum income and residency ID expectations from their published thresholds. We made eligibility criteria concrete with real numbers. |
| Scotiabank Peru Mortgage Page | International bank with explicit product structures. | We confirmed fixed-rate mortgages exist in Peru. We illustrated typical maximum tenors and borrower profiles. |
| Peru Constitution (Border Restriction) | Congress-hosted, updated constitutional text. | We explained the 50km border zone restriction for foreign ownership. We kept the ownership section strictly primary-source based. |
| Lima SAT (Alcabala Tax) | Official municipal tax collector with core definitions. | We budgeted cash needed beyond the down payment. We flagged a major buyer cost foreigners often miss. |
| The Global Economy Peru Data | Independent tracker of official economic indicators. | We cross-checked mortgage rate trends against SBS data. We confirmed the 7.44% average rate benchmark for late 2025. |
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