Apartments for sale in Encarnación to live in and invest
The most interesting ready apartments on sale now, from a studio with a rooftop pool to an apartment for investor residency, price per m² and yield by city zone, costs on top of the price and residency terms.
In 2026 a square metre of an apartment in Encarnación costs $1,830 on average by listings, $1,910 by the riverfront and $1,320 in the centre. Long-term letting brings about 6.8% a year before tax. A studio in a building with a pool costs $50,000, and from $200,000 in income property gives investor permanent residency straight away.
Below are the most interesting offers on sale now, price per m² and rental yield by city zone and all costs on top of the price. A manager will find a property for your requirements.
The market in brief
Data for 2026.
Which apartments are for sale in Encarnación
The most interesting ready apartments from $50,000 to $220,000 in completed buildings: studios and one-bedrooms in buildings with a rooftop pool, two-bedrooms near the universities and beaches, a spacious apartment in the centre and an apartment for residency. A manager will find an apartment for your requirements and send the documents, floor plans and similar options in the chat.
A 39 m² studio in a building with a rooftop pool
$50,000
A 39 m² studio on the 5th floor: one room with living, dining and kitchen areas, a full bathroom, a balcony with a view and air conditioning. The apartment is sold with a fitted kitchen with a hob and extractor hood and a wardrobe. On the roof there is a terrace with a pool and an air-conditioned gazebo. A square metre here costs $1,280 against the Encarnación average of $1,830 for apartments.
A 44 m² one-bedroom in a building with a lift
$52,800
A 44 m² apartment on the 4th floor of a building with a lift, a few steps from the Sambadrome where the carnival takes place and 50 m from Rodríguez de Francia Avenue: a bedroom, a living room, a kitchen-diner, a bathroom, a laundry room and a balcony. A square metre here costs $1,200 against the city average of $1,830.
A 50 m² two-bedroom with a tenant
$58,000
A 50 m² apartment on the 8th floor with a city view: two bedrooms, one with air conditioning, a kitchen-diner with fitted units, a living room and a full bathroom. The building has a lift, CCTV, a concierge, a shared grill gazebo and a terrace. Universities, a supermarket, restaurants, the centre, the riverfront and San José beach are nearby. The apartment is let now; furniture, appliances and parking are not included in the price.
A 56 m² one-bedroom with a grill balcony and a rooftop pool
$70,000
A 56 m² apartment on the 2nd floor: a bedroom with air conditioning and a wardrobe, a living room, dining area and kitchen with air conditioning, fitted units, a hob and an extractor hood, a bathroom and a balcony with a grill. On the roof there is a terrace with a panoramic view, an air-conditioned gazebo and a pool. Parking is not included in the price.
A 78 m² two-bedroom with a large balcony
$77,000
A 78 m² apartment on the 1st floor in the Bernardino Caballero neighbourhood: two spacious bedrooms, a bathroom, a living room and a large balcony. The beaches, the riverfront, shopping centres and the city centre are a few minutes away. A square metre here costs $990 against the city average of $1,830 for apartments.
A 100 m² apartment with two bedrooms and two bathrooms in the centre
$90,000
A 100 m² apartment on the 1st floor of a building with a lift, a few blocks from the main square and a block from Irrazábal Avenue: a living and dining room, a fitted kitchen, two bedrooms with balconies, a service room and two bathrooms. On the roof there is a terrace with a gazebo. Building charges are about 400,000 guaraníes ($70) a month, and a square metre costs $900 against the centre average of $1,320.
A 168 m² three-bedroom with two parking spaces for residency
$220,000
A 168 m² apartment on the 12th floor: a bedroom with its own bathroom, walk-in wardrobe and balcony, two more bedrooms with wardrobes and a shared bathroom, a living and dining room, a kitchen with a dishwasher, oven and microwave, a laundry with a storage room, a guest toilet and a large grill balcony. All rooms have air conditioning, and two parking spaces come with the apartment. The price is above $200,000, the investor residency threshold, if the apartment is let.
How much a square metre costs in Encarnación
The table shows the price per m² of ready apartments by city zone from sale listings, October 2026. On average a square metre of an apartment in Encarnación costs $1,830. New buildings by the riverfront and the beaches are the most expensive at $1,910 per m², in other neighbourhoods a square metre costs $1,670, and in the centre, where buildings are older, $1,320. Prices are set in dollars, less often in guaraníes, so the exchange rate barely affects the apartment price.
| City zone | Per m², $ | 60 m² apartment, $ |
|---|---|---|
| By the riverfront | $1,910 | $115,000 |
| Other neighbourhoods | $1,670 | $100,000 |
| Centre | $1,320 | $79,000 |
| All of Encarnación | $1,830 | $110,000 |
Data for October 2026: price per m² by zone and the Encarnación average are the median of sale listings of ready apartments updated from April to October 2026, without sales at the construction stage.
What yield letting an apartment in Encarnación gives
Long-term letting in Encarnación brings 6.8% a year before tax on average: a 60 m² apartment lets for $620 a month. The yield is highest in neighbourhoods away from the riverfront, 9.5%: the square metre there is cheaper and the rent per m² is higher. By the riverfront a 60 m² apartment lets for $670 a month, but the square metre costs more, so the yield there is 7%. In the centre buildings are older and rents lower, at 5.9% a year.
| City zone | Rent of 60 m² a month | Yield a year |
|---|---|---|
| Other neighbourhoods | $790 | 9.5% |
| By the riverfront | $670 | 7% |
| Centre | $390 | 5.9% |
| All of Encarnación | $620 | 6.8% |
Data for October 2026: rent and price per m² by zone and the city average are medians of long-term rental and sale listings of ready apartments updated from April to October 2026, rent for a 60 m² apartment. Yield is gross, before tax, building costs and vacancy between tenants.
Income from letting a home is taxed at 8%, and a tax number is needed for it. The annual property tax is 1% of the fiscal value, which is below the market price. A gain on sale is taxed at 8%. Rates and examples are on the page taxes in Paraguay.
What costs to add to the apartment price
The main costs are the notary and title registration. The buyer pays the notary for the deal: the tariff is set by law and for large deals is a fraction of a percent of the price, plus 10% VAT on the services. A purchase from a developer or a company adds VAT of 5% on a base of 30% of the price, about 1.5% of the price; a private seller charges no VAT.
| Payment | Apartment for $90,000 | Share of price |
|---|---|---|
| Notary on the state tariff plus 10% VAT on the services | $750-990 | 0.8-1.1% |
| VAT on a purchase from a developer or a company | $1,350, none from a private seller | 1.5% |
| Title registration | a fee to the Directorate General of Public Registries | on the registry tariff |
| Legal due diligence | on the lawyer's tariff | separate from taxes |
| Total on top of the price | $750-990 from a private seller, $2,100-2,340 from a developer, plus fees | 0.8-2.6% |
Data for October 2026: the notary tariff is from the law on notary fees of Paraguay, VAT from the tax law of Paraguay. A manager will calculate the costs for a specific apartment.
In Encarnación an apartment is checked before the deposit
A mistake costs more than the notary: an apartment with a seizure or mortgage in the public registry, the previous owner's property tax or building charges debts, a building without an occupancy permit or an apartment under construction sold as ready, an apartment the ministry will not count as an investment for residency. Murblz support removes these risks: we choose the apartment for your budget and goal, check the registry, the cadastre and the municipality, run the deal at the notary up to title registration and prepare the documents for investor residency together with partners holding a local licence.
The cost of support depends on the budget and goal of the purchase, and a manager will calculate it in the chat.
Does an apartment in Encarnación give permanent residency
Yes, permanent residency straight away, from $200,000. 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 in any city of the country, with at least 30% of the amount paid. A home for your own family does not count as an investment, so the apartment is let. From the list, the 168 m² apartment for $220,000 meets the threshold.
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. More on the pages Paraguay permanent residency and taxes in Paraguay.
How we choose an apartment
- Goal and budget: living in Encarnación, letting, investor residency or all of these. The manager clarifies the city zone, closeness to the riverfront and beaches, the area and a pool in the building.
- The list: ready apartments with the seller's price, building costs and a yield estimate for the city zone.
- Checks: the public registry extract, encumbrances and seizures, the cadastre, property tax debts at the municipality and building charges debts.
- The deal in person or by power of attorney: the contract at a notary, title registration, a tax number for letting and documents for investor residency.
The list a manager sends in the chat, with seller prices on the date of the list.
Find an apartment in Encarnación
Read also
- Investment property in Paraguay: what to buy and what it costs
- Apartments for sale in Asunción to live in and invest
- Paraguay permanent residency 2026: direct PR by investment
- Taxes in Paraguay
- Moving to Paraguay in 2026: is it a good place to live?
All countries and budgets compared - on the page Investment property abroad.
FAQ
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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.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
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