Investment property in Peru: what to buy and what it costs
One-bedroom apartment in San Miguel by the ocean
$82,000
A 50 m² apartment: a living room with a kitchen, a bedroom and a bathroom. San Miguel is a quiet residential district by the ocean with a seafront promenade above the beaches, a large shopping centre and universities nearby. A square metre here costs about $1,640, one of the most affordable ways into the main districts of Lima. Apartments like this rent for $390 a month on average, about 5.7% a year before tax.
One-bedroom apartment in Surquillo next to Miraflores
$93,000
A 50 m² apartment: a living room with a kitchen, a bedroom and a bathroom. Surquillo is a district between Miraflores and San Isidro with a large food market, a rapid bus line and an expressway to the city centre. A square metre here costs about $1,860, and the rental yield is the highest among the main districts of Lima. Apartments like this rent for $520 a month on average, about 6.7% a year before tax.
One-bedroom apartment in Lince next to the business district
$95,000
A 50 m² apartment: a living room with a kitchen, a bedroom and a bathroom. Lince is a central district next to the business district of San Isidro, with a large city park and straight streets to Jesús María. A square metre here costs about $1,900, 27% less than in San Isidro. Apartments like this rent for $520 a month on average, about 6.6% a year before tax.
One-bedroom apartment in Barranco by the promenade
$130,000
A 50 m² apartment: a living room with a kitchen, a bedroom and a bathroom. Barranco is an artists' district on the cliffs above the Pacific Ocean, with galleries, restaurants, old mansions and a seafront promenade. A square metre here costs about $2,560, and small apartments here are let to foreigners and young professionals. Apartments like this rent for $630 a month on average, about 5.8% a year before tax.
Two-bedroom apartment in green Jesús María
$150,000
A 70 m² apartment: a living room, two bedrooms, a kitchen and a bathroom. Jesús María is a green residential district with the large Campo de Marte park, schools, hospitals and a quick road to the business centre. A square metre here rose in price by 20% over the year, to $2,100. Apartments like this rent for $700 a month on average, about 5.6% a year before tax.
Three-bedroom family apartment in La Molina
$160,000
A 100 m² apartment: a living room, three bedrooms, a kitchen and two bathrooms. La Molina is a green suburb in the east of Lima at the foot of the mountains, sunnier than the coast, with private schools and universities. A square metre here costs about $1,510, the most affordable among the main districts, so a large family apartment costs less here. Apartments like this rent for $810 a month on average, about 6.1% a year before tax.
Two-bedroom apartment in Miraflores near the promenade
$180,000
A 70 m² apartment: a living room, two bedrooms, a kitchen and a bathroom. Miraflores is the main district of Lima for foreigners to live in: a promenade on the cliffs above the ocean, parks, cafés and restaurants. A square metre here costs about $2,460, and it rose in price by 10.5% over the year. Apartments like this rent for $810 a month on average, about 5.4% a year before tax.
Two-bedroom apartment in business San Isidro
$210,000
An 80 m² apartment: a living room, two bedrooms, a kitchen and two bathrooms. San Isidro is the business centre of Lima with bank offices, an old olive grove and a golf course. A square metre here is the most expensive in the city, about $2,600, and it rose in price by 21.5% over the year. Apartments like this are bought to preserve capital and to let to company employees. Apartments like this rent for $1,040 a month on average, about 5.9% a year before tax.
What investors buy in Peru
Above are the most interesting offers selected by our experts. A manager will find a property for your requirements.
Apartments for sale in Lima from San Miguel to San Isidro, prices by district, rental yields, taxes on buying and owning, residence and citizenship.
Lima is the main housing market of Peru: a third of the country's population lives here, and apartment prices are quoted in dollars and soles. A square metre in the main districts of the city costs about $2,100 on average; San Isidro, Barranco and Miraflores on the cliffs above the ocean are the most expensive. A one-bedroom apartment in San Miguel costs $82,000, in Surquillo $93,000. Letting an apartment brings about 6% a year before tax, and over the year a square metre rose by 10.9% in dollars.
This page covers apartments in Lima: one-bedroom apartments to let in San Miguel, Surquillo, Lince and Barranco, two-bedroom apartments in Jesús María, Miraflores and San Isidro, a three-bedroom family apartment in La Molina, prices by district, rental yields, taxes and the residence terms. A manager will confirm what is for sale today and the exact price.
The market in brief
Prices and rules as of 2026.
How much does an apartment in Peru cost in 2026
Apartment prices in Lima are quoted in dollars or soles, and the deal is settled through a Peruvian bank. San Isidro, the business centre of the city, and Barranco and Miraflores on the cliffs above the Pacific Ocean are the most expensive; La Molina, San Miguel and Surco are more affordable. Over the year a square metre rose by 10.9% in dollars on average, and by more than 20% in San Isidro and Jesús María.
| District | Per m² | Apartment, 70 m² | Rental yield |
|---|---|---|---|
| San Isidro | ~$2,700 | ~$190,000 | 6.0% |
| Barranco | ~$2,600 | ~$180,000 | 5.9% |
| Miraflores | ~$2,500 | ~$180,000 | 5.6% |
| Jesús María | ~$2,200 | ~$150,000 | 5.7% |
| San Borja | ~$2,100 | ~$150,000 | 5.7% |
| Magdalena del Mar | ~$2,000 | ~$140,000 | 6.5% |
| Lince | ~$1,900 | ~$140,000 | 6.6% |
| Pueblo Libre | ~$1,900 | ~$140,000 | 5.9% |
| Surquillo | ~$1,900 | ~$130,000 | 6.7% |
| Surco | ~$1,900 | ~$130,000 | 5.5% |
| San Miguel | ~$1,700 | ~$120,000 | 5.7% |
| La Molina | ~$1,600 | ~$110,000 | 6.4% |
| Lima average | ~$2,100 | ~$150,000 | 6.0% |
Data for 2026: average apartment sale prices in the first quarter, the yield is annual rent to price before tax, dollars rounded up.
What rental yield letting brings
The gross yield of long-term letting in Lima is about 6% a year before tax: an apartment costs on average as much as 16-17 years of rent. Surquillo, Lince, Magdalena del Mar and La Molina give the highest yield, 6.4-6.7%, while Surco and Miraflores give the lowest, 5.5-5.6%: there apartments are bought to live in and to preserve capital. Rent in Lima is often set in dollars, and letting and paying the tax are easy to hand over to a property manager.
| Tax | Rate |
|---|---|
| Rental income | 5% of the rent, paid every month |
| Gain on sale | 5% of the gain |
| Annual property tax | 0.2-1% on a scale, paid to the district municipality |
| Local fees | for cleaning, landscaping and security, the amount depends on the district |
Data for 2026: the yield is the average for the main districts of Lima; countries are compared in the rental yield table.
A Russian tax resident declares rental income in Russia and notifies the tax office of an account in a Peruvian bank. How to bring in the money for the purchase is on the page how to send money to Peru.
What costs to add to the price
| Payment | Amount |
|---|---|
| Purchase tax | 3% of the value above 10 tax units: the first $17,000 (55,000 soles) are exempt |
| New apartment from a developer | 18% VAT is already in the price, the purchase tax applies only to the land share |
| Notary and registration in the National Registry | at the notary's and the registry's rates, which depend on the price |
Data for 2026, the tax unit is 5,500 soles. By law, amounts from $500 or 2,000 soles are paid only through a bank, and the notary records the source of funds. The manager calculates the total for a specific property.
In Peru the National Registry and the apartment's debts are checked before the deposit
Mistakes cost more than the tax: an apartment not registered as a separate unit, a mortgage or a seizure on the seller's side, the previous owner's property tax and local fee debts, a building without a check of seismic standards. Murblz support removes these risks: we find an apartment for the budget and goal, check the registry and debts, take the deal through the notary to title registration and help with letting.
The cost of support depends on the purchase budget and the goal - investment, relocation or a home for yourself; the manager calculates it in the chat.
Does the purchase give residence
Buying a home does not give residence in Peru: residence here is granted based on income or for investing in a business. The rentier residence permit requires a permanent income from abroad of $1,000 a month or more - a pension, rent, interest, dividends; the investor permit requires an investment of $150,000 (500,000 soles) or more in a Peruvian company. The timeline and terms for a passport are on the page Peru citizenship.
An apartment can be bought without any status: a passport with an entry stamp is enough, and a tourist needs a free permit from the migration service to sign contracts, issued online. A foreigner buys an apartment in Lima on the same terms as a Peruvian: the only ban is on land within 50 kilometres of the borders, and there are no separate restrictions for Russian citizens. A manager will find an apartment for a family move and residence in the chat.
How we select a property
- Budget and goal: rental income, capital preservation, relocation or a home for yourself. The manager clarifies the district and the payment method.
- A selection of real properties: apartments with the seller's price, area, building year and a yield calculation.
- Checks: an extract from the National Registry, mortgages and seizures, separate registration of the apartment and the parking space, municipal certificates of no debts, the building year and seismic standards.
- A remote deal by power of attorney: deposit and preliminary contract, payment through a Peruvian bank, contract at the notary, purchase tax and title registration.
The manager sends the selection to the chat, with sellers' prices as of the selection date.
Options in other countries
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More on buying in this country:
- Property in Peru for foreigners: rules, taxes and the deal
- Peru citizenship
- How to send money to Peru
- Company registration in Peru
- Lima: city and relocation guide
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Peru cost in 2026?
Can foreigners buy property in Peru?
Does buying property give residence in Peru?
What rental yield does an apartment in Peru bring?
What taxes are paid when buying property in Peru?
In what currency are apartments bought in Peru?
Where to buy an apartment for investment in Lima?
Can property in Peru be bought remotely?
Don’t want to figure this out alone?
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