Peru – Finding Property to Buy

Who are the main estate agents operating in Peru, and how do buyers typically use them?

Peru’s property sector functions under relatively modest oversight, which produces notable variation in the quality and reliability of agents operating in the market. Professional, reputable agencies do exist, and a number specifically cater to foreign clients by offering English-language services and experience handling cross-border transactions. Buyers accustomed to tightly regulated markets elsewhere should approach agent selection with particular care in this environment.

The agencies listed below are among those most frequently cited in Peru’s property market. Their prominence and availability are subject to change, and prospective buyers should confirm current details through up-to-date local sources before engaging any firm.

• RE/MAX Peru — RE/MAX is an international real estate franchise with a strong presence in Peru. They have experienced agents who can assist with buying, selling, or renting properties. The RE/MAX network is recognised across Latin America and is a common first point of contact for international buyers. Website: remax.com.pe
• Premier Casa Peru — Premier Casa Peru is a full-service international company based in Lima, with a full range of real estate services including property sales, commercial real estate, asset management, real estate tours and more. It specialises in long and short-term sales and rentals within Lima. Website: premiercasa.com
• F2F Cusco — A boutique agency specialising in Cusco and the Sacred Valley. When a foreign client wants to invest in real estate in Cusco and Peru, F2F Cusco provides all the assistance through their Real Estate Personal Shopper service to ensure the investment is safe and appropriate. Website: f2fcusco.com
• Urbania — One of Peru’s largest online property portals, also associated with brokerage services. Widely used by agents and sellers to list properties across Lima and other cities. Website: urbania.pe
• Nexo Inmobiliario — A well-established Peruvian property portal and agency network active in Lima. Website: nexoinmobiliario.pe

Unlike markets such as the UK, where an agent almost invariably acts on behalf of the seller, Peruvian agents frequently work for the selling party while simultaneously showing properties to buyers, often without any formal buyer-representation agreement in place. Regulations governing real estate brokers make clear that broker involvement is not mandatory in Peruvian property transactions; it remains an optional service for all parties. Buyers should therefore establish at the very outset exactly whose interests an agent is formally appointed to protect.

Identify agents through trusted referral sources, established expatriate networks, or firms with verifiable track records and physical office premises. Give priority to agents who demonstrate familiarity with foreign buyer requirements, SUNARP registration procedures, and the practicalities of international fund transfers.

Do estate agents in Peru need qualifications or a licence to operate?

Real estate brokers in Peru fall under the Law Creating the Real Estate Agent Registry of the Ministry of Housing, Construction and Sanitation (Law 29080) and its accompanying regulation, approved by Supreme Decree 010-2016-Housing. This legislation created a voluntary register for agents, but enrolment in that register is not a legal precondition for practising in the field.

The relevant regulatory body is the Ministerio de Vivienda, Construcción y Saneamiento (MVCS) — Peru’s Ministry of Housing, Construction and Sanitation — which administers the agent registry framework. The MVCS website is available at gob.pe/vivienda. Readers should confirm current registration requirements directly with the MVCS, as rules may evolve over time.

This framework differs markedly from more heavily regulated jurisdictions. In the United States, agents must hold a state-issued licence to operate legally, requiring pre-licensing coursework and formal examinations. In the United Kingdom, agents are subject to supervision by bodies such as The Property Ombudsman and must comply with consumer protection laws. In Peru, no mandatory national licence or examination exists, meaning the professionalism and competence of individual agents spans a very wide range.

This light regulatory environment creates real variation in agent quality and creates conditions in which scams and unethical conduct are not uncommon. Buyers should always ask for references, confirm that an agent operates from a physical office, and retain independent legal representation regardless of how credible any individual agent may seem.

SUNARP — the national property registry — is a distinct official body responsible for recording property titles and should not be conflated with the agent registry. Property records and ownership details can be searched and verified at sunarp.gob.pe.

How much do estate agents charge in Peru, and who pays the fees?

Agent fees in Peru are generally structured as a commission calculated on the final sale price of a property. The rate is typically agreed between the seller and the agent, and commonly falls in the range of 3% to 5% of the sale price (as of 2023–2024 — rates are subject to change and should be confirmed directly with individual agents). This range is broadly in line with commission levels seen across much of Latin America and Southern Europe.

In most transactions, the seller bears the cost of the agent’s commission. However, because Peruvian agents frequently represent both sides of a deal without a formal exclusive buyer agreement, buyers should clarify from the outset whether any additional fees apply to their side of the transaction. Specific terms and fee structures can differ considerably between agencies and are often open to negotiation.

Sellers may face additional expenditure related to marketing and advertising the property, with costs varying according to the scope of the campaign and the media channels selected.

Legal fees for drafting and reviewing contracts and other documents are generally shared between buyer and seller. Buyers should also set aside funds for notary fees and SUNARP registration costs, which are standard expenses incurred at closing.

Peru imposes no government-mandated ceiling on agent commissions. Fee disclosure obligations exist within the Law 29080 framework and its regulations, but practical enforcement remains limited. Always obtain written confirmation of an agent’s fee structure before entering into any agreement. Where official guidance is needed, the MVCS can be consulted at gob.pe/vivienda.

Where else can buyers find properties for sale in Peru, apart from estate agents?

Peru offers a variety of alternative avenues for finding property, and many international purchasers use several of them simultaneously to gain a fuller picture of market availability and pricing.

Dedicated property portals

Online listing platforms are the most practical starting point for buyers searching remotely. The two most extensively used sites in Peru are:

• Urbania (urbania.pe) — Peru’s most prominent property listing site, carrying thousands of apartments, houses, and commercial properties across Lima and other cities. The BCRP (Central Reserve Bank of Peru) uses apartment prices from Urbania as a reference for its official price studies, which reflects the platform’s broad market coverage.
• Adondevivir (adondevivir.com) — Another major Peruvian portal popular with both local and international buyers. Listings span new-build and resale properties.
• Lamudi Peru (lamudi.com.pe) — Lamudi is a global real estate platform that includes property listings in Peru, and is a useful resource for both buyers and sellers.
• Properstar (properstar.com/peru) — An international aggregator that pulls in listings from Peruvian agencies, useful for searching remotely in multiple currencies.

Developer direct sales

In Peru’s formal housing market, apartments account for roughly 72% of all listings. New-build apartment developments are frequently sold directly by developers, often at the pre-construction or mid-construction stage. Around 20% of newly built properties sold annually in Peru are purchased at property fairs, where personal connections and word-of-mouth carry considerable weight. These events function as social gatherings as much as commercial ones, giving families the opportunity to explore options and discuss pricing. International buyers can monitor upcoming fairs through local press coverage and developer announcements.

SUNARP — the public property registry

The National Superintendence of Public Registry (SUNARP) is the centralised public body overseeing Peru’s national registry system, with close to 60 offices spread across the country. SUNARP maintains a publicly accessible land title registration system through which ownership can be confirmed and registered deed records can be examined. All legally significant property matters — including third-party usage rights, guarantees, and liens — are recorded in this system. SUNARP does not operate as a property listings service, but it is an indispensable verification tool for any property identified through other channels. It can be accessed at sunarp.gob.pe.

Expat forums and community networks

Personal connections and informal networks have long driven property deals in Peru, and the same logic applies to the international community. Expatriate Facebook groups (search for “expats in Lima” or “expats in Cusco”), the Internations platform, and forums such as Expat Forum Peru can surface off-market leads and candid recommendations from people who have recently navigated the purchase process themselves.

Newspapers and magazines

Domestic newspapers, both in print and digital form, carry dedicated property sections with listings and advertising. El Comercio (elcomercio.pe) and La República both publish real estate advertising, though most listings have now shifted to the online portals listed above. Print classifieds can occasionally surface independently listed properties that have not been advertised through digital channels.

Auction sales

Court-ordered auction sales (remates judiciales) do take place in Peru and can occasionally offer below-market pricing. However, these transactions are complex in nature and require specialist legal support. They are generally unsuitable for first-time foreign buyers who lack prior familiarity with the Peruvian legal system.

Is using a buyer’s agent common practice when purchasing property in Peru?

Engaging a dedicated buyer’s agent, sometimes described as a property advisor, is a fairly common approach in Peru, particularly among expatriates and international investors who want professional support throughout the property search. Both foreign purchasers and local buyers who prefer guided assistance regularly make use of these services.

A buyer’s agent can support clients across every stage of the process, from identifying suitable properties and conducting negotiations to overseeing due diligence and managing legal documentation. Their local knowledge can prove invaluable. For buyers who lack Spanish fluency or cannot spend extended periods in Peru in person, a capable buyer’s agent can substantially reduce the complexity and risk of the transaction.

Peru has no formal qualification requirements or mandatory licensing framework for buyer’s agents. Individuals providing these services may come from backgrounds in real estate, law, or related fields, but there is no guaranteed standard of competence. As with general estate agents, the absence of compulsory licensing means quality varies considerably, and it is important to request references and specifically verify experience with international transactions before appointing anyone.

Buyer’s agent fees in Peru differ depending on the practitioner and the scope of service. Some charge a fixed flat fee; others operate on a commission basis. Typical commission-based arrangements range from 1% to 3% of the purchase price, though all terms should be negotiated and confirmed in writing prior to engagement (as of 2023 — current fees should be verified directly with individual agents). Before appointing a buyer’s agent, also establish whether they have any existing relationships with developers or sellers that could compromise their independence.

Are there organisations in Peru that support or represent foreign property buyers?

No single body in Peru exists solely to advocate for or represent foreign property buyers in the manner of specialist overseas purchaser associations found in some other markets. Nevertheless, a number of official institutions and professional organisations offer relevant support and a degree of protection to international buyers.

• SUNARP — Superintendencia Nacional de los Registros Públicos
  SUNARP is the centralised public entity in charge of the Peruvian public registry and has nearly 60 offices across the country. It maintains a public land title registration system where ownership can be verified. SUNARP provides a free online public records search, and its Certificado Registral Inmobiliario (CRI) is the most important document to obtain before any purchase. Website: sunarp.gob.pe
• Ministerio de Vivienda, Construcción y Saneamiento (MVCS)
  The Ministry of Housing, Construction and Sanitation administers the real estate sector, including the voluntary agent registry under Law 29080. It serves as the primary government authority for property-related regulation. Website: gob.pe/vivienda
• INDECOPI — Instituto Nacional de Defensa de la Competencia y de la Protección de la Propiedad Intelectual
  INDECOPI is Peru’s consumer protection and competition authority. While not focused specifically on real estate, it handles consumer complaints against businesses — including property agencies and developers — and may be relevant in cases involving deceptive or unfair conduct. Website: indecopi.gob.pe
• Ilustre Colegio de Notarios de Lima
  The Lima Notaries’ Association oversees public notaries (notarios), who occupy a central role in formalising property transactions in Peru. Engaging a registered notary is a legal requirement for completing any sale. The association can assist in identifying qualified practitioners. Website: notarioslima.org.pe
• Colegio de Abogados de Lima (Lima Bar Association)
  Buyers seeking a qualified property lawyer can consult the Lima Bar Association, which maintains a directory of licensed practising attorneys. Retaining independent legal counsel is strongly recommended for all foreign buyers. Website: cal.org.pe
• SUNAT — Superintendencia Nacional de Aduanas y de Administración Tributaria
  SUNAT is Peru’s tax authority and the body through which buyers must register for a tax identification number (RUC). Foreign buyers must obtain a Peruvian tax ID (RUC) from SUNAT, provide apostilled and translated versions of all foreign documents, and present valid passport documentation. Website: sunat.gob.pe

What other steps or considerations should foreign buyers be aware of when searching for property in Peru?

Foreign ownership rights and restrictions

Foreign nationals have the right to acquire and hold property in Peru on the same terms as Peruvian citizens, as enshrined in Article 71 of the Peruvian Constitution. This represents a substantial advantage over many other countries, where overseas buyers face quotas, caps on ownership, or requirements to partner with local nationals.

One important limitation applies: foreigners are generally prohibited from owning property within 50 kilometres of Peru’s national borders. This restriction serves as a security measure and can only be circumvented through a special government exemption, which is very rarely granted. Beyond that restricted zone — which excludes the overwhelming majority of major cities and popular expatriate destinations such as Lima, Miraflores, Barranco, San Isidro, Cusco, Arequipa, and the Pacific coastline — foreign buyers enjoy essentially the same rights as local purchasers.

The step-by-step purchase process

Once a suitable property has been found, buyers should follow a clear sequence of steps to safeguard their interests:

1. Verify the title through SUNARP — The Certificado Registral Inmobiliario (CRI) from SUNARP is the single most important document to request before paying anything, as it reveals the true owner, any liens, and pending legal issues. Certificates are valid for 30 days and should be renewed if the purchase takes longer.
2. Sign an Arras agreement — The Arras is an initial agreement, optional but common, in which a down payment of 10–20% is made and a date is set for the signing of the Minuta.
3. Draft the Minuta (preliminary sale contract) — One important document that a lawyer can assist with is the Purchase-Sale Agreement (Contrato de Compraventa), a legally binding contract that outlines the terms and conditions of the sale.
4. Sign the Public Deed (Escritura Pública) before a notary — The sale is formalised through a public deed signed at a notary’s office. The notary verifies the identity of the parties, the property titles, the legality of the transaction, and the relevant tax payments.
5. Pay the Alcabala transfer tax — The buyer must pay the Alcabala tax of 3%, if applicable. This tax does not apply when the property’s commercial value is below 10 UITs (S/.53,500 for 2025) or if it is a first-time sale in a horizontal property (condominium) or multifamily building.
6. Register the transfer with SUNARP — Property registration with SUNARP is what makes you the legal owner in Peru, not just signing a contract, so this step must never be skipped or deferred until full payment is made.
7. Update municipal tax records — Once the property has been registered, the new owner must go to the corresponding municipality and declare the transfer in order to update the property tax (impuesto predial) and municipal service fees (arbitrios).

The role of notaries

Public notaries (notarías) play a more prominent role in Peruvian real estate transactions than their counterparts in markets such as the United States. Notarías are deeply embedded in the purchase process and work directly with SUNARP, the official body responsible for property registration. Together, they fulfil functions broadly comparable to those of a title company, verifying that sellers hold clear and complete ownership of the property and are legally entitled to transfer it.

Language and translation

All legal documents in Peru — contracts, public deeds, SUNARP certificates — are produced in Spanish. Foreign buyers are required to supply apostilled and translated versions of any foreign-issued documents. Many agencies operating in Lima’s international neighbourhoods (Miraflores, San Isidro, Barranco) provide English-language assistance, but buyers should confirm this capacity before proceeding. For all legal documentation, rely on a certified translator rather than informal translations provided by an agent.

Remote purchases and power of attorney

Buyers residing outside Peru can acquire real estate in the country by granting power of attorney to a lawyer or other trusted representative, either at the Peruvian Consulate in their home country or through a foreign notary. Remote purchases typically add two to four weeks to the overall timeline due to consular appointment scheduling and document processing, but they are a well-established route for international buyers.

Title risks and common pitfalls

Title fraud, undeclared construction additions, and outstanding municipal tax liabilities are among the most frequent risks requiring proactive verification. Peru’s property market is broadly unregulated and carries real risks for the unprepared buyer. The absence of a fully centralised verified title system means that disputes over ownership are not uncommon. Independent structural surveys are also far less standard in Peru than in many other markets, so buyers are strongly advised to commission one before committing to any purchase.

Seller withdrawal and the Arras agreement

Foreign buyers face a heightened risk of forfeiting their Arras deposit — typically around 10% of the purchase price — if they are unable to complete payment within the agreed timeframe. Conversely, if the seller withdraws from the transaction after the Arras agreement has been signed, they are legally obliged to pay the buyer twice the amount of the original deposit. This double-penalty provision offers meaningful protection, but enforcing it requires legal action through the Peruvian courts.

Payments above $10,000 USD

All property transactions exceeding $10,000 USD must be conducted through formal banking channels. Cash payments above that threshold are not legally compliant and can create serious difficulties when attempting to demonstrate a clean acquisition at a later date. Buyers should ensure all funds are transferred through traceable banking mechanisms and retain comprehensive records of every transaction.

Frequently asked questions

Can I search for property in Peru entirely from abroad before visiting?

Yes. Remote purchasing is a well-established practice among international buyers in Peru, and many complete transactions without ever setting foot on the property, though a physical inspection is strongly advisable for due diligence purposes. Platforms such as Urbania and Adondevivir support thorough remote searches, and a reliable buyer’s agent or lawyer can conduct viewings on your behalf via video call.

Do I need a Peruvian bank account before I can buy property?

Holding a local Peruvian bank account is not a legal requirement for purchasing property, but it significantly simplifies the payment of taxes and fees and can satisfy notary requirements related to anti-money-laundering compliance. Since all transactions above $10,000 must pass through formal banking channels, opening an account early in the process is strongly advisable in practice.

Do I need to be a resident of Peru to buy property there?

Residency is not a prerequisite for purchasing property in Peru, and foreign buyers are permitted to hold full title to the vast majority of land and property in the country. As of February 2026, individuals on a tourist visa, temporary residency, or permanent residency can all legally acquire real estate, though the practical documentation requirements vary slightly according to immigration status.

What happens if the seller withdraws after I have paid a deposit?

Should the seller withdraw from a transaction after the Arras agreement has been executed, they are legally liable to reimburse the buyer for twice the value of the original deposit. This protection is built into the Arras legal framework, but asserting it in practice typically requires retaining a Peruvian lawyer and potentially initiating civil proceedings. Always have your Arras agreement drafted or reviewed by independent legal counsel.

Are properties in Peru commonly listed in US dollars or Peruvian soles?

Properties in Peru — particularly in Lima and in locations frequented by international buyers — are frequently advertised in US dollars, especially at the mid-range to high-end segments of the market. Properties in local or rural areas are more commonly priced in Peruvian soles (PEN). Most portals allow searches in either currency. Always confirm with the seller which currency will be used in the formal contract, as this has implications for your exchange rate exposure.

How do I verify that a property title is clean before buying?

The Certificado Registral Inmobiliario (CRI) issued by SUNARP is the most critical document to obtain before making any payment, as it discloses the registered owner, any encumbrances, and any outstanding legal issues. Every property carries a unique electronic registration number that can be used to request a certificate — either in person or through SUNARP’s online service — confirming current registered ownership. These certificates remain valid for no more than 30 calendar days. Your lawyer should obtain and interpret this document as a routine step in the process.

Is it safe to buy a property that is not yet registered with SUNARP?

Purchasing a property based solely on physical possession or a private sale agreement, without first confirming that a clean and registered title exists in SUNARP, is the most significant ownership error foreign buyers make in Peru. An unregistered or contested title provides very limited legal protection. Buyers should never release the full purchase price until SUNARP registration has been completed in their name.

What taxes and fees should I budget for when buying property in Peru?

Foreign buyers should set aside funds for the Alcabala transfer tax of 3% of the purchase price, excluding the first 10 UITs; notary and registration fees, which typically fall between 0.1% and 0.8% of the property’s value; and annual property tax ranging from 0.2% to 1% of the assessed value (as of 2025 — always verify current figures with official sources). Any agent commission payable by the buyer should also be included in the budget. For the most current tax information, consult SUNAT at sunat.gob.pe and the MVCS at gob.pe/vivienda.