Authored by the expert who managed and guided the team behind the Peru Property Pack
Everything you need to know before buying real estate is included in our Dominican Republic Property Pack
If you are a foreigner looking to buy residential property in Peru in 2026, this guide will walk you through the specific risks, scams, and insider knowledge you need to protect yourself.
We constantly update this blog post to reflect the latest changes in Peru's real estate market, regulations, and common pitfalls that foreign buyers encounter.
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 risky is buying property in Peru as a foreigner in 2026?
Can foreigners legally own properties in Peru in 2026?
As of early 2026, foreigners can legally own residential property in Peru with nearly the same rights as Peruvian citizens, thanks to Article 71 of Peru's Constitution which explicitly grants equal property rights to foreign nationals.
However, there is one major restriction every foreign buyer must know: you cannot purchase property within 50 kilometers of Peru's international borders with Ecuador, Colombia, Brazil, Bolivia, or Chile, unless the Council of Ministers grants a special exception for public necessity.
Since direct ownership is permitted in Peru without requiring a local company structure or nominee arrangement, most foreigners simply buy property in their own name, which is actually safer and more straightforward than the workarounds needed in countries like Thailand or Mexico's restricted zones.
What buyer rights do foreigners actually have in Peru in 2026?
As of early 2026, foreign buyers in Peru have the legal right to purchase, sell, rent, inherit, and transfer property freely, and these rights are enforceable in Peruvian courts just as they would be for local citizens.
If a seller breaches a contract in Peru, foreign buyers can pursue legal remedies including contract rescission, damages, and specific performance through the judicial system, though the practical challenge is that Peruvian court proceedings can take several years to resolve.
The most common mistake foreigners make is assuming that a signed private contract alone protects their ownership, when in reality only registration with SUNARP (Peru's National Superintendence of Public Registries) gives you priority rights against third parties who might claim the same property.
How strong is contract enforcement in Peru right now?
Contract enforcement in Peru is moderate compared to Western Europe or North America, meaning that while contracts are legally enforceable, resolving disputes through Peruvian courts can take two to five years, which is slower than the United States but faster than some neighboring Latin American countries like Venezuela or Bolivia.
The main weakness foreign buyers should understand is that Peru's judicial system can be unpredictable in timing and outcome, so the smartest approach is to structure your transaction so you never need to rely on court enforcement in the first place, by using registry verification, escrow-like deposit conditions, and independent legal counsel.
By the way, we detail all the documents you need and what they mean in our property pack covering Peru.
Buying real estate in Peru can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Peru right now?
Are scams against foreigners common in Peru right now?
Real estate scams targeting foreigners in Peru are common enough that if you spend two to three months actively searching for properties in Lima, you have roughly a 25 to 35 percent chance of encountering at least one serious scam attempt involving fake documents, impersonation, or pressure to wire money before verification.
The transactions most frequently targeted by scammers in Peru are quick cash purchases of apartments in popular expat districts like Miraflores, Barranco, and San Isidro, where foreign buyers often feel rushed and may skip proper registry verification.
First-time foreign buyers who do not speak Spanish and who rely entirely on the seller's recommended agent or lawyer are the most commonly targeted profile, because scammers know these buyers are less likely to independently verify documents or understand local procedures.
The single biggest warning sign that a deal may be a scam in Peru is when the seller or agent resists giving you the property's SUNARP partida registral number or discourages you from running your own registry check before paying any deposit.
What are the top three scams foreigners face in Peru right now?
The top three scams that foreigners most commonly face when buying property in Peru are identity hijacking (where someone pretends to be the real owner using forged documents), deposit pressure scams (where you are rushed to wire money before title verification), and hidden encumbrance fraud (where mortgages or liens are concealed until after you pay).
The most common scam unfolds like this: a scammer poses as the owner or an authorized family member, shows you convincing paperwork, recommends their own notary, creates artificial urgency by claiming other buyers are ready to sign, and pressures you to wire a deposit immediately, only for you to later discover the documents were fake or the property has undisclosed debts.
The single most effective protection against all three scams is to verify ownership and encumbrances directly through SUNARP yourself or through your own independent lawyer before paying any money, activate SUNARP's free Alerta Registral service to monitor the property's registry file, and always choose your own notary from the official government directory rather than accepting one recommended by the seller.
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.
How do I verify the seller and ownership in Peru without getting fooled?
How do I confirm the seller is the real owner in Peru?
The standard verification process in Peru is to obtain the property's partida registral (electronic registry entry) from SUNARP, which shows the registered owner's name and national ID number, then match this information against the seller's official identification document in person or through your lawyer.
The official document foreigners should check is the Certificado Registral Inmobiliario (CRI) issued by SUNARP, which provides a certified snapshot of the property's ownership status, encumbrances, and any restrictions, and you can request this document online or at any SUNARP office for a small fee.
The most common trick fake sellers use to appear legitimate in Peru is presenting convincing-looking PDFs or photocopies of registry documents while refusing to provide the actual partida number that would allow you to verify independently, and this tactic is common enough that SUNARP specifically warns against accepting screenshots instead of running your own search.
Where do I check liens or mortgages on a property in Peru?
The official registry where you check liens, mortgages, and other encumbrances on property in Peru is SUNARP (Superintendencia Nacional de los Registros Publicos), which maintains a centralized national database accessible through their online portal or at any of their nearly 60 offices throughout Peru.
When requesting lien information in Peru, you should specifically ask for a complete history of the property's gravamenes (encumbrances), including active mortgages, judicial embargos, and any pending legal claims, because the basic ownership certificate may not show all restrictions that could affect your purchase.
The type of encumbrance most commonly missed by foreign buyers in Peru is municipal tax debt (impuesto predial and arbitrios), because these debts do not always appear in the SUNARP registry and require a separate check at the local municipality where the property is located to confirm there are no outstanding obligations.
It's one of the aspects we cover in our our pack about the real estate market in Peru.
How do I spot forged documents in Peru right now?
The most common type of forged document used in property scams in Peru is a fake poder (power of attorney) that supposedly authorizes someone to sell on behalf of the true owner, and this type of forgery is common enough that notaries and lawyers specifically warn buyers to verify powers of attorney through independent channels.
The specific red flags that indicate a document may be forged in Peru include resistance to providing original documents for inspection, notary seals that look blurry or inconsistent, registry reference numbers that do not match SUNARP records, and sellers who insist you use their preferred notary rather than choosing your own independently.
The official verification method in Peru is to cross-reference any document against the original records at SUNARP online or in person, verify notarial acts through the official notary directory published by the Ministry of Justice (MINJUS), and if in doubt, have your independent lawyer contact the supposedly certifying notary directly to confirm authenticity.
Get the full checklist for your due diligence in Peru
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Peru?
What hidden costs surprise foreigners when buying a property in Peru?
The three most common hidden costs that foreigners overlook when buying property in Peru are the Alcabala transfer tax (3% of the property value above approximately S/53,500 or $14,000 USD in 2026), notary and registry fees (typically 1 to 2% of the purchase price), and agent commissions that may be partially built into the asking price even when the seller supposedly pays.
The hidden cost most often deliberately concealed by sellers or agents in Peru is outstanding municipal tax debt (impuesto predial and arbitrios), which should legally be cleared before transfer but is sometimes left undisclosed, and this happens commonly enough that you should always request a "certificate of no municipal debts" before closing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Peru.
Are "cash under the table" requests common in Peru right now?
"Cash under the table" requests in Peru are uncommon in formal apartment transactions in upscale Lima districts like Miraflores, San Isidro, or Surco, but they sometimes appear in lower-priced properties, rural purchases, or transactions where the seller wants to reduce their declared capital gains tax liability.
The typical reason sellers give for requesting undeclared cash payments in Peru is to lower the official sale price on paper so they pay less in capital gains tax or so the buyer pays less Alcabala transfer tax, often framed as a "win-win" arrangement that supposedly benefits both parties.
If you agree to an undeclared cash payment in Peru, you face serious legal risks including potential tax fraud charges, weakened legal protection if a dispute arises (since you cannot prove you paid the full amount), and increased vulnerability to scams since informal payments leave no traceable record for authorities or courts.
Are side agreements used to bypass rules in Peru right now?
Side agreements are sometimes used in Peru property transactions, particularly private promises about furniture, parking spaces, storage areas, or future renovations that the parties deliberately keep out of the official notarized deed to avoid complications or additional fees.
The most common type of side agreement used to circumvent regulations in Peru is an informal promise regarding the property's actual area or boundaries when these do not match official registry records, which can create serious problems later if you try to sell or if a neighbor disputes the boundary.
If a side agreement is discovered by authorities in Peru, the consequences for foreigners can include the agreement being declared unenforceable in court, potential tax penalties if the side agreement was designed to reduce declared values, and in serious cases involving fraudulent declarations, criminal liability for both parties.
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.
Can I trust real estate agents in Peru in 2026?
Are real estate agents regulated in Peru in 2026?
As of early 2026, real estate agents in Peru are formally regulated under the Registro del Agente Inmobiliario created by the Ministry of Housing (MVCS) through Supreme Decree 010-2016-VIVIENDA, which means there is a legal framework for agent registration, though enforcement remains limited and unregistered agents still operate widely.
A legitimate real estate agent in Peru should have registration with the MVCS Agente Inmobiliario registry, which you can verify through an official government portal, and registered agents are required to meet certain professional standards and maintain accountability for their transactions.
Foreigners can verify whether an agent is properly licensed in Peru by visiting the official government verification portal at gob.pe and searching the Registro del Agente Inmobiliario database, which takes only a few minutes and immediately shows whether the agent's registration is current and valid.
Please note that we have a list of contacts for you in our property pack about Peru.
What agent fee percentage is normal in Peru in 2026?
As of early 2026, the normal agent commission in Peru ranges from 3% to 5% of the sale price plus IGV (Peru's 18% value-added tax), which means the effective commission can be 3.5% to 6% including tax.
The typical range of agent fees that covers most residential transactions in Peru is 3% to 5% before tax, with higher-end properties in Lima's premium districts sometimes negotiating slightly lower percentages and lower-priced properties sometimes seeing higher effective rates.
In most Peru transactions, the seller pays the agent commission, but foreign buyers should understand that this cost is often built into the asking price, and in some cases buyers may work with a buyer's agent who expects separate compensation, so clarify payment expectations in writing before engaging any agent.
Get the full checklist for your due diligence in Peru
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Peru?
What structural inspection is standard in Peru right now?
The standard structural inspection process for property purchases in Peru is less formalized than in the United States or Europe, meaning that while serious buyers do conduct inspections, there is no legally required inspection and many transactions proceed with only a visual walkthrough by the buyer and perhaps an informal contractor consultation.
A qualified inspector in Peru should check the building's structural integrity including foundations and columns, plumbing systems for leaks and water pressure, electrical wiring and panel capacity, humidity and water damage especially in coastal Lima properties, and compliance with seismic safety standards given Peru's earthquake risk.
The professionals qualified to perform structural inspections in Peru are licensed civil engineers (ingenieros civiles) and architects (arquitectos), who can provide technical reports on a property's condition, and for older buildings you should specifically seek someone experienced with earthquake-resistant construction assessments.
The most common structural issues that inspections reveal in Peru properties are humidity damage and mold (especially in Lima's coastal districts where marine fog penetrates buildings), unpermitted modifications that removed load-bearing walls, outdated electrical systems that cannot handle modern appliance loads, and plumbing problems hidden behind fresh paint.
How do I confirm exact boundaries in Peru?
The standard process for confirming exact property boundaries in Peru is to compare the property's SUNARP registry description (which includes area and boundary references) against the physical property, and for any discrepancies, commission a technical survey from a licensed professional.
The official document that shows the legal boundaries of a property in Peru is the memoria descriptiva and plano perimétrico (descriptive report and perimeter plan) registered with SUNARP, which should match the physical boundaries you observe on the ground.
The most common boundary dispute that affects foreign buyers in Peru involves properties where the actual square meters occupied differ from what is registered, often because informal construction expanded beyond original boundaries or because registration records are outdated, and these discrepancies can block future sales or trigger neighbor conflicts.
The professional you should hire to physically verify boundaries on the ground in Peru is a licensed surveyor (topografo) or civil engineer who can produce a certified survey (levantamiento topografico) that you can compare against registry records and use as evidence if disputes arise.
What defects are commonly hidden in Peru right now?
The top three defects that sellers commonly conceal from buyers in Peru are humidity and mold damage covered by fresh paint (very common in coastal Lima), unpermitted interior modifications such as removed walls or added bathrooms (common), and building maintenance issues including elevator problems, roof leaks, or low reserve funds in the condominium (common in older buildings).
The inspection technique that helps uncover hidden defects in Peru properties is visiting at different times of day and during the winter garua (fog) season when humidity problems become visible, testing all plumbing fixtures simultaneously to check water pressure, requesting condominium meeting minutes and financial statements, and using a moisture meter on walls that look freshly painted.
We have made this infographic to give you a quick and clear snapshot of the property market in Peru. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What insider lessons do foreigners share after buying in Peru?
What do foreigners say they did wrong in Peru right now?
The most common mistake foreigners say they made when buying property in Peru is trusting document copies shown by the seller instead of running their own independent verification through SUNARP, which left them vulnerable to fraud or unexpected encumbrances discovered only after they had already paid money.
The top three regrets foreigners most frequently mention after buying in Peru are using the seller's recommended notary or lawyer instead of choosing their own independent professional, paying reservation deposits before completing registry verification, and not budgeting properly for closing costs like Alcabala tax, notary fees, and agent commissions.
The single piece of advice experienced foreign buyers most often give to newcomers in Peru is to treat SUNARP registry verification as step zero of any transaction, not step five, meaning you should confirm ownership and check for encumbrances before you even begin serious negotiations or emotional attachment to a property.
The mistake foreigners say cost them the most money or caused the most stress in Peru was signing contracts under time pressure created by sellers claiming "other buyers are ready to sign," which led to skipped due diligence and later discovery of problems that were expensive or impossible to fix.
What do locals do differently when buying in Peru right now?
The key difference in how locals approach buying property compared to foreigners in Peru is that experienced Peruvian buyers typically start their process at SUNARP to verify ownership and encumbrances before they even visit a property, while foreigners usually start with viewings and only think about registry verification after they have emotionally committed to a purchase.
The verification step locals routinely take that foreigners often skip in Peru is activating SUNARP's free Alerta Registral service on the property's registry file, which sends automatic notifications if anyone attempts to register any document against that property while you are in the negotiation and closing process.
The local knowledge advantage that helps Peruvians get better deals in Peru is understanding the municipal rhythm, such as knowing that sellers become more motivated near property tax payment deadlines (February through March for annual payments), and that the slowest transaction period around December holidays often creates negotiation opportunities for patient buyers.
Don't buy the wrong property, in the wrong area of Peru
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Banco Central de Reserva del Peru (BCRP) | Peru's central bank publishes official, method-explained real estate market indicators. | We used BCRP data to describe Lima's market conditions and identify which districts have active price tracking. We also referenced their district list for neighborhood examples foreigners commonly shop in. |
| SUNARP (National Public Registry) | Peru's official national property registry that maintains ownership records. | We used SUNARP's service descriptions to explain verification procedures and anti-fraud tools. We referenced their Alerta Registral and Inmobilizacion services as key buyer protections. |
| MVCS Agent Registry Portal | Official government verification portal for registered real estate agents. | We used this portal to explain how foreigners can verify agent legitimacy. We referenced the registration system as a signal of agent professionalism. |
| Lexology Peru Real Estate Guide | Respected legal publisher with practitioner-written country-specific summaries. | We used Lexology to confirm Peru-specific legal requirements including border restrictions and registration priority rules. We cross-checked procedural guidance against official sources. |
| World Justice Project Rule of Law Index | Leading international rule of law benchmark based on surveys and expert assessments. | We used WJP data to contextualize contract enforcement reliability in Peru. We combined this with World Bank indicators for a balanced enforcement assessment. |
| World Bank Governance Indicators | Widely recognized international governance dataset with transparent methodology. | We used World Bank rule of law metrics to support our contract enforcement assessment. We triangulated findings with WJP for methodological independence. |
| SAT Lima (Municipal Tax Authority) | Official Lima tax authority that explains property transfer taxes. | We used SAT Lima to explain Alcabala tax rates and thresholds. We referenced their guidance to help foreigners budget for closing costs accurately. |
| MINJUS Notary Directory | Government's official directory of licensed notaries organized by district. | We used this directory to recommend how buyers can independently verify and select notaries. We referenced it as protection against fake notary setups. |
| INDECOPI Sanctions Database | Peru's official consumer protection authority sanction lookup tool. | We used INDECOPI's database to show how buyers can screen developers and real estate companies. We referenced it as a reputation verification tool. |
| Baker McKenzie Peru Real Estate Guide | Major international law firm's comprehensive jurisdiction-specific legal summary. | We used Baker McKenzie to verify foreign ownership rules and registration requirements. We cross-referenced constitutional provisions and practical procedures. |
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.
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