Buying Property in Peru: Foreigner’s Guide
Guides · Peru
Key Facts
- — Foreigners can buy property in Peru with the same rights as Peruvian citizens, with no residency requirement.
- — Article 71 of Peru’s Constitution bars foreigners from acquiring land within 50 km of international borders.
- — The purchase process involves a minuta, escritura pública, and registration with SUNARP.
- — The Impuesto de Alcabala tax is 3% on property value exceeding 10 UIT, which is S/55,000 in 2026.
- — Notary fees for a property sale typically range between 0.5% and 1% of the property value.
- — SUNARP registry fees include a fixed amount of approximately S/34 plus 3/1000 of the declared value.
Legal Rights for Foreign Buyers
Foreign individuals can buy and own real estate in Peru on the same terms as Peruvian citizens. There is no residency requirement or legal cap on value or number of properties.
According to Jarnias Cyril in January 2026.
Article 71 of the Political Constitution of Peru establishes that foreigners enjoy the same property rights as Peruvian nationals. This is reported by Chambers Global Practice Guides in January 2026.
The only major nationwide restriction is the 50-kilometre border zone rule. It prohibits foreigners from acquiring mines, land, forests, waters, fuels or energy sources within 50 km of international borders.
Exceptions require special public-necessity exemption. According to Weles Group in December 2025.
This restriction applies directly or indirectly. Buying through a Peruvian company does not bypass it.
As noted by The Lat Investor in January 2026.
The 50-Kilometre Border Restriction
Article 71 of the Constitution states that within fifty kilometres of the borders, foreigners cannot acquire or possess, by any title, mines, land, forests, waters, fuels or energy sources. This applies directly or indirectly, individually or in partnership.
Penalty is losing the right in favour of the State. According to a December 2025 document.
An exception exists only when public necessity is expressly declared by Supreme Decree approved by the Council of Ministers. As confirmed by Chambers Global Practice Guides in January 2026.
This restriction affects border regions such as Tacna, Tumbes, Puno and parts of Loreto and Madre de Dios. According to The Lat Investor in January 2026.
Foreigners are prohibited from acquiring or owning assets within 50 km of Peru’s international borders unless an exception is granted. As reiterated by Chambers Global Practice Guides.
The Purchase Process: Minuta and Escritura Pública
In Peru’s standard real-estate purchase process, the minuta is a private purchase agreement drafted by a lawyer. It is signed by buyer and seller, and later elevated to an escritura pública (public deed) before a notary.
This is then registered with SUNARP..
The Public Notary prepares the escritura pública de compraventa based on the signed minuta. The notary verifies identities and property documents, then submits the deed to SUNARP for registration of the transfer of ownership.
The standard transaction sequence for foreigners is: select property and agree price; SUNARP title check via CRI or copia literal; sign an arras or reservation agreement with 10–20% down; have a lawyer draft the minuta; sign the escritura pública before a notary; pay Impuesto de Alcabala to the municipality; and register the transfer in SUNARP. According to The Lat Investor in January 2026.
In practice, the timeline from signing arras to registration of ownership often spans 4–8 weeks. This includes notary review, municipal tax processing and SUNARP inscription.
There is no single statutory number. As reported by Expat.com in July 2026.
SUNARP Registry Search and Due Diligence
SUNARP (Superintendencia Nacional de los Registros Públicos) is the national public-registry authority in Peru. Property transfers are recorded in SUNARP’s real-estate registry.
Buyers typically conduct a registry search to confirm the current owner, liens and encumbrances before purchase..
Standard due-diligence steps recommended for buying property in Peru include: obtaining a Certificado Registral Inmobiliario (CRI) or equivalent SUNARP report on the property. Also verify the seller’s identity and marital status, review the property’s partida registral for liens or judicial measures, and confirm municipal payments and building permits.
According to The Lat Investor in January 2026.
A copy of the full property record, known as copia literal of the partida registral, is commonly obtained from SUNARP. This is to review historical transfers and any older encumbrances before purchase.
As noted by The Lat Investor in January 2026.
Recommended due-diligence to avoid common disasters includes hiring a local real-estate lawyer. Obtain updated SUNARP certificates, check for mortgages (hipotecas) and embargoes, confirm compliance with zoning and building regulations, and verify that the property is outside restricted border zones.
According to EximiaHaus in August 2026.
Costs: Alcabala Tax, Notary and Registry Fees
In Peru, the Impuesto de Alcabala is a municipal transfer tax paid by the buyer when acquiring an immovable property..
The alcabala tax rate in 2026 is 3% on the portion of the property’s value that exceeds 10 UIT (Peru’s tax unit). The UIT is S/5,500 in 2026.
Using the 2026 UIT value, the alcabala calculation described in notarial guidance is: alcabala = 3% of (property value minus 10 UIT, which is S/55,000 at the 2026 UIT of S/5,500). The buyer is responsible for payment.
By law, Alcabala is borne by the buyer and no admite pacto en contrario. This means contractual clauses shifting Alcabala to the seller are legally ineffective even if agreed.
According to InfoTrámite Perú in August 2026.
Notary fees for a property sale are freely set and typically range between 0.5% and 1% of the property value. Mandatory fee schedules were removed to allow free competition between notaries.
Typical lawyer fees for drafting the minuta are S/ 250–800 (US$67–214) per transaction in 2026, as.
SUNARP registry fees for registering a property transfer are reported as a fixed amount of approximately S/34 (US$10) for the qualification. Plus 3/1000 of the declared property value for inscription.
A S/ 300,000 (US$80,000) property would pay around S/ 934 (US$250) in SUNARP fees..
No official figure has been published for the national average total transaction costs as a percentage of property price for Peru. Available sources give only illustrative or typical ranges.
Mortgage Availability for Non-Residents
Several Peruvian banks are willing to grant mortgages (hipotecas) to foreigners. Most require proof of stable income in Peru and/or residency status.
Non-resident foreigners may face more limited options or stricter requirements. According to Jarnias Cyril in January 2026.
Foreign buyers who are non-residents or whose main income is abroad often find it easier to finance purchases through foreign banks or cash. This is due to local banks’ risk policies and documentation demands.
According to EximiaHaus in August 2026.
No official figure has been published for a standard foreigner loan-to-value ratio or rate premium in public banking regulations. As noted by EximiaHaus.
Informal Titles and Common Pitfalls
One of the most common disasters for foreign buyers is purchasing property that lacks proper title or registration. This is especially in rural or peri-urban areas where land may be held under informal or communal arrangements and not fully registered in SUNARP.
According to The Lat Investor in January 2026.
Many rural and jungle properties have complex or incomplete titles. These include communal lands, concessions and posesiones (informal occupation).
Thorough legal due diligence is essential before purchase. According to Weles Group in December 2025.
Buying untitled or poorly titled rural land without a clear SUNARP registration exposes buyers to high risk of later challenges. This includes overlapping claims or State actions.
Prioritise fully titled land with clean registry records. As reported by Weles Group.
Common pitfalls include: properties where the registered owner is different from the person selling. Also properties with existing mortgages or judicial liens.
And properties located in areas where foreigners are barred by the 50-km border rule. According to The Lat Investor in January 2026.
Another recurring error is foreigners assuming a tourist can freely sign without migration formalities. Guides note that tourists may buy but often require a special authorization or verification from Migraciones at the time of signing.
This ensures the passport entry status is valid. According to VidaLibrePlan in March 2026.
Recent Changes and Official Guidance
In the last 18 months, there have been updated interpretative criteria from the SUNARP Tribunal Registral. These remind registrars to verify the nationality of acquirers of border-zone properties.
They also request supporting documents if there is doubt. This reinforces the Article 71 restriction.
According to LP Derecho in December 2025.
Also within the last 18 months, municipal portals such as SAT Lima have updated guidance pages for Impuesto de Alcabala. They retained the 3% rate and 10-UIT exemption.
This indicates no rate change despite fee and form updates. According to GOB.PE – SAT Lima in July 2026.
Official information for property registration lives primarily on SUNARP’s institutional website under Registro de Predios and Servicios Registrales. Users can consult requirements for inscription of property transfers and obtain CRI and copies of registry entries.
According to VidaLibrePlan in March 2026.
Official guidance for the Alcabala tax is provided by municipal tax administrations (SATs) and the national government portal GOB.PE. They host explanatory pages on what Alcabala is, who pays, and how to file and pay in each municipality.
According to GOB.PE – SAT Lima.
Neighbouring-Country Comparison
In Chile, foreigners may buy most urban property with no residency requirement. Certain border and coastal strips are subject to special restrictions.
Most purchases must be reported to the Central Bank. Transaction taxes are lower than Alcabala but notarial and registry fees are more standardized.
According to Jarniascyril in January 2026.
In Bolivia, foreign ownership is legally permitted but restricted in border areas. Titling outside cities is often weaker than in Peru.
Official data indicate higher reliance on agrarian/community titles and greater risk of overlapping claims when foreigners buy rural land. According to Jarniascyril.
Frequently Asked Questions
Can foreigners buy property in Peru? Yes, foreign individuals can buy and own real estate in Peru on the same terms as Peruvian citizens. There is no residency requirement or legal cap on value or number of properties. The only major restriction is the 50-kilometre border zone rule.
What is the 50 km border rule in Peru? Article 71 of the Constitution prohibits foreigners from acquiring or possessing mines, land, forests, waters, fuels or energy sources within 50 km of international borders. This applies directly or indirectly, and buying through a Peruvian company does not bypass it. An exception requires a Supreme Decree declaring public necessity.
What taxes and fees apply when buying property in Peru? The buyer pays the Impuesto de Alcabala, which is 3% on the value exceeding 10 UIT (S/55,000 in 2026). Notary fees typically range from 0.5% to 1% of the property value. Lawyer fees for the minuta are S/250–800, and SUNARP registration fees are about S/34 plus 3/1000 of the property value.
How long does the property purchase process take in Peru? The timeline from signing an arras agreement to registering ownership often spans 4–8 weeks. This includes notary review, municipal tax processing, and SUNARP inscription. The process involves drafting a minuta, signing an escritura pública before a notary, and registering the transfer.
Can foreigners get a mortgage in Peru? Several Peruvian banks grant mortgages to foreigners, but most require proof of stable income in Peru and/or residency status. Non-resident foreigners may face more limited options or stricter requirements. Many non-residents find it easier to finance through foreign banks or cash.
What are common pitfalls when buying property in Peru? Common pitfalls include buying property without proper title or registration, especially in rural areas. Also, properties where the registered owner differs from the seller, existing mortgages or judicial liens, and properties within the 50-km border zone. Thorough due diligence with a local lawyer is essential.
| Cost Item | Amount | Who Pays |
|---|---|---|
| Alcabala tax | 3% of value above S/ 55,000 (US$14,700) | Buyer |
| Notary fees | 0.5%–1% of property value | Buyer |
| Lawyer fees for minuta | S/ 250–800 (US$67–214) | Buyer |
| SUNARP registration | S/34 (US$10) plus 3/1000 of value | Buyer |
Sources: Jarnias Cyril, Chambers Global Practice Guides, Weles Group, The Lat Investor, EximiaHaus, InfoTrámite Perú, LP Derecho, GOB.PE – SAT Lima, VidaLibrePlan, Expat.com.
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