Authored by the expert who managed and guided the team behind the Peru Property Pack
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If you are thinking about buying property in Peru, one of the first questions you probably have is how much you can actually get for your budget.
In this article, we break down what you can realistically buy at different price points in Peru, from $100k all the way to luxury properties, using the latest 2026 data from official sources like the Central Reserve Bank of Peru (BCRP) and SAT Lima.
We constantly update this blog post with fresh housing price data for Peru, so you always have access to the most current 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.
What can I realistically buy with $100k in Peru right now?
Are there any decent properties for $100k in Peru, or is it all scams?
Yes, decent and legitimate properties exist at the $100,000 level (around S/ 336,000) in Peru, especially if you are flexible about location and building age, with realistic options including older apartments of 60 to 90 square meters in Lima's more affordable districts like San Martin de Porres, Los Olivos, or Callao.
The best value neighborhoods in Peru for a $100k budget in 2026 are North and East Lima districts where per-square-meter prices sit around S/ 3,000 to S/ 3,600, which translates to roughly $900 to $1,100 per square meter, meaning your money stretches much further than in tourist-heavy areas.
Buying in upscale areas like Miraflores or San Isidro with $100k is technically possible, but you would be limited to a very small studio of around 30 to 40 square meters, often in an older building without parking or with interior-facing views, so it comes down to whether you prioritize location over space.
The main risk in Peru is not fake listings but rather title and ownership problems, so before paying anything substantial, you should always verify the property title and check for liens at SUNARP, Peru's national registry, and avoid any "cash off-paper discounts" that could compromise your ability to register the property cleanly.
What property types can I afford for $100k in Peru (studio, land, old house)?
For $100,000 (around S/ 336,000) in Peru in 2026, you can realistically afford a range of property types depending on location: a compact 1-bedroom or small 2-bedroom apartment of 45 to 60 square meters in Lima's mid-priced districts like San Miguel or Pueblo Libre, or a larger 80 to 110 square meter apartment in cheaper districts like Los Olivos, San Martin de Porres, or Callao.
At the $100k price point in Peru, you should typically expect older buildings from the 1990s or 2000s that may need some cosmetic updates, and you should budget an additional 5% to 15% of the purchase price for light renovations like refreshing kitchens, bathrooms, or electrical systems, especially in North Lima or Callao.
For long-term value in Peru, older apartments in well-connected "Lima Moderna" districts like Pueblo Libre, Jesús María, or San Miguel tend to hold value better than cheaper areas further out, because these neighborhoods have good transport links, established amenities, and steady demand from local buyers when it comes time to resell.
What's a realistic budget to get a comfortable property in Peru as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in Peru starts around $150,000 (S/ 504,000 or approximately €138,000), which opens up 2-bedroom apartments of 70 to 85 square meters in solid Lima districts like San Miguel, Pueblo Libre, or Surquillo with modern amenities and reasonable maintenance fees.
Most buyers looking for comfort in Peru need a budget in the range of $150,000 to $250,000 (S/ 504,000 to S/ 840,000 or €138,000 to €230,000), which covers well-maintained 2 to 3 bedroom apartments in established neighborhoods with reliable building management, good security, and proximity to shops and transport.
In Peru, "comfortable" typically means a property of at least 70 to 100 square meters with 2 bedrooms, updated finishes, reliable water and electricity, a building with proper maintenance and security, and ideally a parking space, which is increasingly important in Lima's congested traffic.
The required budget in Peru varies significantly by neighborhood: in premium districts like Miraflores or San Isidro, comfortable properties start closer to $250,000 to $300,000, while in secondary cities like Arequipa or Trujillo, you can achieve similar comfort levels for $80,000 to $150,000, representing 30% to 50% lower prices than Lima.
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What can I get with a $200k budget in Peru as of 2026?
What "normal" homes become available at $200k in Peru as of 2026?
As of early 2026, a $200,000 budget (around S/ 672,000 or €184,000) in Peru unlocks what most people would consider a normal, comfortable home: well-maintained 2 to 3 bedroom apartments in Lima's mid-range districts like San Miguel, Pueblo Libre, Surquillo, or parts of Surco, often in buildings with elevators, security, and common areas.
For $200k in Peru's capital Lima, you can typically expect apartments ranging from 80 to 110 square meters in mid-priced districts, or slightly smaller units of 65 to 85 square meters in more desirable locations like parts of Miraflores or Barranco, depending on building age and exact micro-location.
By the way, we have much more granular data about housing prices in our property pack about Peru.
What places are the smartest $200k buys in Peru as of 2026?
As of early 2026, the smartest neighborhoods for a $200k property purchase in Peru include San Miguel, Pueblo Libre, Surquillo, Jesús María, and Lince in Lima, which offer good value, strong rental demand, and easier resale compared to peripheral districts that might be cheaper but harder to exit.
These Lima districts are smarter $200k buys because they sit between the premium zones (Miraflores, San Isidro) and the budget areas (North Lima), giving you access to central location, good infrastructure, reliable public services, and a pool of local buyers and renters who value convenience without paying top-tier prices.
The main growth factor driving value in these smart-buy areas of Peru is connectivity: proximity to Lima's Metro Line 1, major bus corridors, and upcoming Metro Line 2 (expected to complete in 2026) will continue to boost property values in well-connected districts, with properties near metro stations already commanding 10% to 20% premiums.
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 can I buy with $300k in Peru in 2026?
What quality upgrade do I get at $300k in Peru in 2026?
As of early 2026, moving from $200k to $300k (around S/ 1,008,000 or €276,000) in Peru typically unlocks one or more significant upgrades: newer buildings with better earthquake standards and modern amenities, better micro-locations within desirable districts, larger layouts with 3 bedrooms, or access to premium neighborhoods that were out of reach at lower budgets.
Yes, $300k can definitely buy a property in a newer building in Peru, especially in Lima Moderna districts like San Miguel, Pueblo Libre, Surquillo, or parts of Surco, where modern developments from the past 5 to 10 years with elevators, gym facilities, and proper common areas are available at this price point.
At the $300k level in Peru, you typically gain access to features like dedicated parking spaces, better building security systems, modern kitchens with granite countertops, updated bathrooms, larger living areas with good natural light, and buildings with functioning elevators and well-maintained common areas, which are not always standard in older or cheaper stock.
Can $300k buy a 2-bedroom in Peru in 2026 in good areas?
As of early 2026, $300,000 (around S/ 1,008,000) can very comfortably buy a 2-bedroom apartment in good areas of Peru, including parts of Miraflores, San Isidro, and Barranco, which are Lima's most sought-after residential districts known for safety, walkability, and proximity to restaurants, parks, and the ocean.
In Miraflores, $300k opens up solid 2-bedroom options especially in buildings that are 10 to 15 years old or in less premium micro-locations; in San Isidro, you can find 2-bedrooms though size and newness trade off quickly; and in Barranco, the artsy bohemian district, $300k gets you well into the market for quality 2-bedroom apartments.
A $300k 2-bedroom in Peru's good areas typically offers 70 to 95 square meters of living space, depending on exact location and building age, with Miraflores averaging around S/ 8,670/m² and San Isidro around S/ 9,231/m² according to late 2025 Urbania data.
Which places become "accessible" at $300k in Peru as of 2026?
At the $300k price point in Peru, the neighborhoods that truly become accessible include more of Miraflores (beyond just the smallest studios), significant parts of San Isidro, better options in Barranco, and premium pockets of Surco and La Molina that were largely out of reach at $200k.
These newly accessible areas are more desirable than lower-budget options because they offer Lima's best urban infrastructure: tree-lined streets, well-maintained parks like Parque Kennedy and El Olivar, proximity to top restaurants and shopping at Larcomar, excellent private security, walkable neighborhoods, and ocean views in some cases.
In these newly accessible premium areas of Peru, $300k typically buys a well-maintained 2-bedroom apartment of 70 to 90 square meters in Miraflores or San Isidro, or a larger 3-bedroom unit in the better parts of Surco, often with building amenities and parking included.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Peru.
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What does a $500k budget unlock in Peru in 2026?
What's the typical size and location for $500k in Peru in 2026?
As of early 2026, a $500,000 budget (around S/ 1,680,000 or €460,000) in Peru typically buys a spacious 100 to 140 square meter apartment in Lima's prime districts like San Isidro, Miraflores, or Barranco, or an even larger family-sized property in Surco or La Molina with potential outdoor space or garden areas.
Yes, $500k can buy a family home with outdoor space in Peru, particularly in districts like Surco, La Molina, or Chacarilla, where the urban density is lower and properties with terraces, small gardens, or even standalone houses become available at this budget level, unlike the tightly packed towers of central Miraflores.
At the $500k level in Peru, you can typically expect 3 to 4 bedrooms with 2 to 3 bathrooms, especially in family-oriented districts like Surco or La Molina, or a premium 2 to 3 bedroom apartment with high-end finishes and possibly ocean or park views in the best buildings of Miraflores or San Isidro.
Finally, please note that we cover all the housing price data in Peru here.
Which "premium" neighborhoods open up at $500k in Peru in 2026?
At the $500k price point in Peru, the premium neighborhoods that fully open up include San Isidro's best areas like El Golf and the financial district, Miraflores' oceanfront blocks near the Malecón, Barranco's most charming historic streets, and the top residential pockets of La Molina and premium Surco like Chacarilla.
These neighborhoods are considered premium in Peru because they combine Lima's best security, walkability, international-standard dining and shopping, proximity to top private schools and clinics, green spaces, and in many cases ocean views or access to the Malecón boardwalk, creating a lifestyle comparable to upscale neighborhoods in other Latin American capitals.
For $500k in these premium Peru neighborhoods, buyers can realistically expect larger 2 to 3 bedroom apartments of 90 to 130 square meters with quality finishes, building amenities like pools and gyms, dedicated parking, 24-hour security, and in some cases balconies with city or ocean views, though the very best penthouses and largest units will still be above this price.
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 counts as "luxury" in Peru in 2026?
At what amount does "luxury" start in Peru right now?
In Peru, luxury real estate typically begins around S/ 1,250,000 to S/ 1,500,000 (approximately $370,000 to $450,000 or €340,000 to €410,000), which is the threshold where properties start including premium services, prime locations, and top-tier finishes as standard rather than as upgrades.
At the entry point to luxury in Peru, you typically find concierge services, high-end building amenities like rooftop terraces and fully equipped gyms, imported finishes and appliances, smart home features, premium locations on or near the Malecón in Miraflores, or within San Isidro's El Golf area near embassies and corporate headquarters.
Compared to other Latin American markets, Peru's luxury threshold is notably lower than Santiago, Chile (where luxury starts closer to $600k to $800k), somewhat lower than Mexico City's top areas, but similar to or slightly higher than Colombia's premium markets in Bogotá or Medellín.
Mid-tier luxury in Peru ranges from S/ 2 million to S/ 4 million ($600,000 to $1.2 million or €550,000 to €1.1 million), while top-tier luxury properties, including penthouses with ocean views and large terraces in the best buildings, typically range from S/ 2.7 million to S/ 8.4 million ($800,000 to $2.5 million or €730,000 to €2.3 million).
Which areas are truly high-end in Peru right now?
The truly high-end areas in Peru right now are concentrated in Lima: San Isidro (especially El Golf and the financial district), oceanfront Miraflores near the Malecón, the most desirable blocks of Barranco, and select gated communities in La Molina, with secondary luxury pockets in premium areas of Arequipa like Yanahuara and Cayma, and San Blas in Cusco.
These areas are considered truly high-end in Peru because they combine security (often with private neighborhood patrols), exclusivity (low building density, embassy neighbors, or historic character), proximity to Lima's best international schools and private hospitals, and premium lifestyle amenities like ocean access, golf courses, or cultural attractions that simply don't exist in other parts of the country.
The typical buyer profile for these high-end areas in Peru includes successful Peruvian business owners and executives, expatriate families relocating for corporate positions, wealthy Peruvians returning from abroad, foreign retirees seeking a high quality of life at lower costs than North America or Europe, and investors from other Latin American countries looking for stability and dollar-denominated transactions.
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How much does it really cost to buy, beyond the price, in Peru in 2026?
What are the total closing costs in Peru in 2026 as a percentage?
As of early 2026, total closing costs for buying property in Peru typically range from 4% to 7% of the purchase price, depending on the property value and the specific municipality, with higher-priced properties tending toward the lower percentage because certain fixed costs get diluted.
The realistic low-to-high range for most standard property transactions in Peru is 4% for higher-value properties (above $300k) where the alcabala deduction matters less, up to 7% for lower-value properties where fixed costs like notary minimums and registry fees represent a larger share of the total.
The main fee categories making up closing costs in Peru are: alcabala (transfer tax) at 3% of the sale price minus 10 UIT deduction, notary fees ranging from 0.5% to 1.5%, SUNARP registration fees which vary by property value, legal fees typically around 1% to 1.5%, and various certificates and administrative costs.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Peru.
How much are notary, registration, and legal fees in Peru in 2026?
As of early 2026, notary, registration, and legal fees in Peru typically total between S/ 8,000 and S/ 25,000 (approximately $2,400 to $7,500 or €2,200 to €6,900) for a standard residential property transaction, with the exact amount depending on property value and transaction complexity.
These fees represent roughly 1.5% to 3% of the property price for most transactions in Peru, with the percentage being higher for cheaper properties (because some fees have minimums) and lower for expensive properties where fees scale more slowly than the purchase price.
Of the three fee types in Peru, legal fees are usually the most expensive category, typically ranging from 1% to 1.5% of the purchase price, because hiring a qualified real estate lawyer to conduct due diligence, verify SUNARP titles, and guide you through the process is essential, especially for foreigners unfamiliar with Peruvian property law.
What annual property taxes should I expect in Peru in 2026?
As of early 2026, annual property tax (impuesto predial) in Peru for a typical residential property ranges from S/ 500 to S/ 3,000 (approximately $150 to $900 or €140 to €820) depending on the property's assessed value, with additional municipal service fees (arbitrios) of S/ 600 to S/ 3,000 per year.
Peru's property tax uses progressive brackets: 0.2% on property value up to 15 UIT (S/ 82,500 in 2026), 0.6% on value from 15 to 60 UIT, and 1.0% on value above 60 UIT, meaning most residential apartments fall into the lower brackets and pay relatively modest annual taxes compared to many other countries.
Property taxes in Peru vary based on both the property's assessed cadastral value (autovalúo) and the municipality, with Lima districts like San Isidro and Miraflores having higher arbitrios (municipal service fees) than outer districts, so a $200k apartment might pay S/ 2,500 to S/ 4,000 total annually in Miraflores but only S/ 1,500 to S/ 2,500 in San Miguel.
There are some exemptions available in Peru: pensioners (retirees) can apply for reductions of 25% to 50% on property tax if the property is their primary residence, some municipalities offer early payment discounts of 10% to 20% if you pay the full year before March, and first-time property purchases in new multifamily buildings may be exempt from alcabala.
You can find the list of all property taxes, costs and fees when buying in Peru here.
Is mortgage a viable option for foreigners in Peru right now?
Obtaining a mortgage as a foreigner in Peru is possible but challenging, with most Peruvian banks requiring temporary or permanent residency, local income documentation, established banking relationships, and down payments of 30% to 50%, meaning approximately 85% to 90% of foreign property purchases in Peru are cash transactions.
For foreigners who do qualify for mortgages in Peru, typical loan-to-value ratios range from 50% to 70% (meaning 30% to 50% down payment required), with interest rates of 7% to 11% annually for sol-denominated loans, or 6% to 9% for dollar-denominated loans, though foreigners often face 1% to 3% higher rates due to risk premiums.
To qualify for a mortgage in Peru as a foreigner, you typically need: a valid Peruvian residence permit (carnet de extranjería), a local tax identification number (RUC), proof of income demonstrating at least 3 times the monthly payment, a clean credit history (which may require several months of local banking activity), and comprehensive property appraisal documentation.
You can find the complete guide on how to buy and rent out in Peru.
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 should I predict for resale and growth in Peru in 2026?
What property types resell fastest in Peru in 2026?
As of early 2026, the property types that resell fastest in Peru are 1 to 2 bedroom apartments in Lima's well-connected districts like Miraflores, San Isidro, Surquillo, San Miguel, and Pueblo Libre, where strong demand from both local buyers and renters creates consistent liquidity.
The typical time on market to sell a correctly priced, standard apartment in a liquid Lima district is approximately 2 to 4 months from listing to signed deal, though overpriced properties or niche locations can take 6 to 12 months or longer, and new development projects in Lima Moderna typically sell out in 16 to 36 months depending on project size.
In Peru, properties sell faster when they have clean SUNARP title registration (absolutely critical), reasonable maintenance fees relative to building quality, practical layouts without wasted space, good natural light, parking included (increasingly important in Lima), and location near metro stations or major transport corridors.
The slowest-selling property types in Peru tend to be large luxury units above $600k (smaller buyer pool), properties in outlying districts with poor transport connections, houses in Lima (apartments dominate the market at around 72% of listings), and any property with title complications, outstanding liens, or unclear ownership history at SUNARP.
If you're interested, we cover all the best exit strategies in our real estate pack about Peru.
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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) Real Estate Time Series | Peru's central bank publishing standardized time series data. | We used it to anchor USD per square meter benchmarks for 12 Lima districts tracked consistently over time. We treated it as our reference spine for translating budgets into realistic property sizes. |
| BCRP Apartment Price Indicator | Official BCRP publication with transparent methodology notes. | We used it to confirm that district data comes from Urbania listing prices. We also used the coverage list to keep our neighborhood examples grounded in actual tracked areas. |
| BCRP Monthly Exchange Rate Series | Official and regularly updated exchange rate data widely used in Peru. | We used it to convert soles per square meter into US dollars consistently. We applied the late 2025 monthly average for January 2026 sizing calculations. |
| La República Urbania Index (November 2025) | Major national outlet explicitly attributing numbers to Urbania Index. | We used it for a fresh late-2025 snapshot of soles per square meter by district. We cross-checked levels against BCRP data to validate consistency. |
| MEF UIT 2026 Announcement | Official government source for tax reference values in Peru. | We used it to set UIT at S/ 5,500 for 2026, which directly affects alcabala calculations and some municipal tax thresholds in our closing cost examples. |
| SAT Lima Alcabala Explainer | Official tax authority for metropolitan Lima's municipal taxes. | We used it to confirm alcabala equals 3% after deducting 10 UIT. We built our closing cost percentage range showing how the effective rate changes with property price. |
| SUNARP Calculadora Registral | National public registry authority for property registration fees. | We used it to ground registration fee estimates and recommend it as the official checkpoint for title and encumbrance verification before any purchase. |
| Tinsa Peru Residential Market Overview | Established real estate valuation firm with structured market reporting. | We used it to triangulate premium and luxury price bands in Lima's new-build market. We relied on their segmentation to avoid making up luxury thresholds arbitrarily. |
| SBS Interest Rate Statistics | Peru's financial regulator publishing official reference rates. | We used it to frame mortgage rate expectations realistically. We combined it with bank product information to explain financing feasibility for foreigners. |
| Global Property Guide Peru | International property research platform with standardized country comparisons. | We used it for regional price comparisons and rental yield context. We also referenced their buyer guide for mortgage and tax information affecting foreigners. |
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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