Investment property in Paraguay: what to buy and what it costs
Apartments and houses for sale in Asunción and on Lake Ypacaraí with minimum prices, yields, taxes on buying and owning, investor permanent residency.
Asunción is one of the most affordable capitals in South America: a square metre costs about $1,600 on average across the city and about $1,800-2,500 in the business districts of Villa Morra and Las Carmelitas, and prices are quoted in dollars. A furnished studio in Villa Morra costs $65,000, a two-bedroom apartment in Las Carmelitas $100,000. Rental income is taxed at 8%, and since 2026 buying income property from $200,000 gives investor permanent residency straight away.
Below are seven properties for sale now, from $65,000 to $300,000: apartments in the business districts of Asunción, houses with a pool in the city and by the lake and a penthouse, prices by district, rental yields, taxes and the residency terms. A manager will confirm what is for sale today and the exact price.
The market in brief
Prices and rules as of 2026.
What properties investors buy in Paraguay
Seven properties for sale in Paraguay now, from $65,000 to $300,000: apartments in Villa Morra and Las Carmelitas, houses in Mburucuyá and in the resort town of San Bernardino on Lake Ypacaraí, a penthouse in a new building. The price, area, floor and condition are the seller's; a manager will send the documents, floor plans and similar options to the chat.
A furnished studio with a balcony in a building with a pool
$65,000
A 38 m² studio on the 4th floor of a 2019 building in Villa Morra: a room with a kitchen, a bathroom, a balcony and a 2.5 m² storage room. It is sold furnished and equipped and is currently let by the day. The building has a pool, a covered grill area, a lift, a concierge and CCTV. Furnished studios in Villa Morra rent for $690 a month on average, about 12.8% a year.
A one-bedroom apartment with a rooftop pool by a shopping centre
$68,000
A 52 m² apartment in Las Carmelitas: a living and dining room, a kitchen, a bedroom with a walk-in closet, a balcony with a grill and air conditioning. The building has an adult pool and a children's pool, a rooftop sun deck and grill area and 24-hour security. The shopping centre and the business district are within walking distance. Such apartments in Las Carmelitas rent for $690 a month on average, about 12.2% a year.
A three-bedroom house with a pool and a large plot by the lake
$79,000
A 180 m² house on a 788 m² plot in San Bernardino: three bedrooms, two bathrooms, a living room, a kitchen and dining room, a large yard, a covered grill area and a pool. The main entrance to the town is 100 m away, and a bank will finance the purchase. San Bernardino is a resort town on Lake Ypacaraí 50 km from Asunción where the capital goes for weekends and the summer, and a house by the water here costs as much as an apartment in the city.
A two-bedroom apartment with a bay view next to a park
$100,000
A 92 m² apartment on the 4th floor of a building about 4 years old: two bedrooms, one with its own bathroom, a fitted and equipped kitchen, a laundry room, a balcony overlooking the bay, a covered parking space and air conditioning in every room. The building has a pool, a grill area, a concierge and a generator. Such apartments in Las Carmelitas rent for $1,090 a month on average, about 13.1% a year.
A furnished two-bedroom apartment for investor residency
$200,000
A 104.6 m² apartment on the 5th floor of a building about 6 years old, sold furnished and equipped: a main bedroom with a walk-in closet and its own bathroom, a second bedroom, a separate kitchen, a laundry room, a balcony with a grill and a parking space. The building has a pool, a gym, a sauna and a co-working space. The price is exactly the investor residency threshold, and such furnished apartments rent for $1,300 a month on average, about 7.8% a year.
A 273 m² two-storey house with a pool by the botanical garden
$220,000
A 273 m² house on a 360 m² plot in the quiet residential district of Mburucuyá: downstairs a living room, a dining room, a kitchen, a laundry room, a staff room and a yard with a pool, upstairs a family room, three bedrooms, one with its own bathroom, and a balcony along the bedrooms. The yard has parking for three cars. The botanical garden and private schools are nearby, and if the house is let, the purchase meets the investor residency threshold.
A three-bedroom penthouse with two balconies in a new building
$300,000
A 178.24 m² penthouse in a 2025 building in the Villa Morra business quarter, sold furnished: three bedrooms, the main one with a walk-in closet and its own bathroom, a living and dining room, a large kitchen, a grill inside the apartment, two balconies with views and two parking spaces. On the roof there is a pool and an air-conditioned lounge, and the building has a gym and a 24-hour concierge. If the penthouse is let, the purchase meets the investor residency threshold.
The price is the seller's price in 2026 in dollars; if the seller set the price in guaraní, it is in brackets and the dollars are rounded up to the thousand. Each property costs no more than the lowest price of similar properties in the district plus 10%. The monthly rent is the average of long-term rental listings for similar apartments in the district. We check the cards monthly and replace a sold property with one of the same type and price.
How much an apartment costs in Paraguay in 2026
Prices in Asunción are quoted in dollars, so the guaraní exchange rate hardly affects the price of an apartment. The most expensive areas are the business districts of Villa Morra and Las Carmelitas with new towers, shopping centres and offices; on average across the city a square metre costs about $1,600. The apartments in the cards cost less than the district's average per square metre: they carry the lowest prices of finished apartments. New buildings are sold in stages, with a deposit and payments during construction: this is cheaper than a finished apartment, but the completion date is checked before the first payment.
| District | Per m² | 60 m² apartment |
|---|---|---|
| Villa Morra | ~$1,900-2,500 | ~$120,000-150,000 |
| Las Carmelitas | ~$1,800-2,300 | ~$110,000-140,000 |
| Asunción average | ~$1,600 | ~$96,000 |
Data for 2026: asking prices, dollars rounded up.
What yield renting out gives
The gross yield from long-term rent in Asunción is about 7.3% a year before tax. The apartments in the cards in Villa Morra and Las Carmelitas rent at 7.8-13.1%: they cost less than the district's average per square metre, and they are rented by company employees, expats and students. The yield is calculated on long-term rent of similar apartments in the same district.
| Tax | Rate |
|---|---|
| Income from letting a home | 8%, a tax number is needed |
| Gain on sale | 8% |
| Annual property tax | 1% of the fiscal value, which is below the market price |
| Foreign income of a tax resident | not taxed; a resident spends more than 120 days a year in the country |
Data for 2026: the yield is the Asunción average; countries are compared in the rental yield table.
Tax on rent from an apartment in Paraguay is paid in Paraguay, whether or not the owner lives there. Rates and examples are on the page taxes in Paraguay.
What costs to add to the property price
| Payment | Amount |
|---|---|
| VAT on a purchase from a developer or a company | 5% on a base of 30% of the price, about 1.5% of the price; none from a private seller |
| Notary | on the state tariff: for large deals a fraction of a percent of the price plus 10% VAT on the services |
| Title registration | a fee to the Directorate General of Public Registries |
| Legal due diligence | on the lawyer's tariff, separate from taxes |
Data for 2026. Deals are settled in dollars, and Paraguayan banks check the origin of funds, so the transfer for the purchase is prepared in advance. A manager calculates the total for a specific property.
In Paraguay the public registry and municipal debts are checked before the deposit
Mistakes cost more than the tax: a property with a seizure or a mortgage in the registry, the previous owner's property tax debts, a new building without a building permit, an apartment the ministry will not count as an investment for residency. Murblz support removes these risks: we find a property for the budget and goal, check the registry, the cadastre and the municipality, take the deal through the notary to title registration and prepare the investor residency documents.
The cost of support depends on the purchase budget and the goal - investment, residency or a home for yourself; the manager will calculate it in the chat.
Does buying give a residence permit
Yes, permanent residency straight away. Under Resolution No. 283 of the Ministry of Industry and Commerce of 21 April 2026, investor permanent residency is granted for an investment of $200,000 or more in income property: buying, building or letting the property as a business, with at least 30% of the amount paid. A home for your own family does not count as an investment, so the property is let. The apartment in Las Carmelitas, the house in Mburucuyá and the penthouse in Villa Morra from the cards meet the threshold, and a manager will send other properties from $200,000 to the chat.
The ministry issues the investor certificate through a single window for investors, then the migration service grants permanent residency and an identity card for 10 years; investor fees are $550. Residency is kept as long as you do not leave the country for more than 3 years in a row, and after 3 years of living with permanent residency you can apply for citizenship. You can buy an apartment without any status: no permits are needed. More on the page Paraguay permanent residency.
How we find a property
- Budget and goal: investment, investor residency or a home for yourself. The manager clarifies the district and how you will pay.
- A selection of real properties: apartments and houses with the seller's price, floor area, year of construction and a yield calculation.
- Checks: an extract from the public registry, encumbrances and seizures, the cadastre and property tax debts at the municipality.
- A remote deal by power of attorney: the contract at a notary, title registration, a tax number for letting and the residency documents if needed.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
Options in other countries
Investment property in other countries:
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- Investment property in Serbia: what to buy and what it costs
- Investment property in Brazil: what to buy and what it costs
- Investment property in Georgia: what to buy and what it costs
- Investment property in Spain: what to buy and what it costs
- Investment property in Italy: what to buy and what it costs
- Investment property in Bulgaria: what to buy and what it costs
- Investment property in Cyprus: what to buy and what it costs
- Investment property in Montenegro: what to buy and what it costs
- Investment property in Greece: what to buy and what it costs
- Investment property in Thailand: what to buy and what it costs
- Investment property in Bali: what to buy and what it costs
- Investment property in Portugal: what to buy and what it costs
- Investment property in Egypt: what to buy and what it costs
- Investment property in Panama: what to buy and what it costs
More on buying in this country:
- Property in Paraguay for foreigners: rules, taxes and the deal
- Paraguay permanent residency
- Paraguay residence permit
- Taxes in Paraguay
- Asunción: what to see and whether to move there
- Paraguay: all programs
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Paraguay cost in 2026?
Can foreigners buy property in Paraguay?
Does buying property give permanent residency in Paraguay?
What yield does letting an apartment in Paraguay give?
What taxes apply when buying property in Paraguay?
In what currency do you buy an apartment in Paraguay?
Where to buy an apartment for investment in Paraguay?
Can you buy property in Paraguay remotely?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
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