September 2026
Peru real estate market report — September 2026
Apartments in Peru stand at $1,879 per m² (sale) in September 2026.
Houses stand at $1,318 per m².
Monthly summary of the Peru real estate market by TuLugar, over 60,081 listings analysed once duplicates are removed. These are asking prices, not closing prices.
Apartments: $/m² (sale)
$1,879/m²
Houses: $/m² (sale): $1,318/m²across 8,462 houses reporting built area (90% of houses for sale)
Typical apartment price
- 1 bedroom
- $117,626
- 2 bedrooms
- $155,411
- 3 bedrooms
- $223,903
Key takeaways
- Lima is the country's most expensive city for apartments: $1,950/m².
- San Isidro is the most expensive neighborhood in Lima ($2,529/m²); Carabayllo the most affordable ($618/m²).
- The highest gross apartment yield in Lima is in La Victoria: 7.1% a year.
- A typical Airbnb earns $658 per month at 47% occupancy.
- Gross apartment rental yield is 5.1% a year — about 19 years of rent to repay the purchase.
Key figures
Each figure is computed per property type — we never blend apartments, houses and land into one average.Apartments: $/m² (sale)
$1,879/m²
across 22,670 apartments for sale
Houses: $/m² (sale)
$1,318/m²
across 8,462 houses reporting built area (90% of houses for sale)
Median sale price (apartment)
$176,268
Median sale price (house)
$350,329
Median rent (apartment)
$755
Gross yield (apartments)
5.1%
≈ 19 years of rent to repay the purchase
Cities: apartment $/m²
Price per m² of apartments for sale and its monthly change. Two readings: where the m² is dearest, and what the deepest markets are doing. The first monthly change is published when the following month closes.
Largest markets
The 10 cities with the most apartments for sale, ordered by $/m².
- Lima$1,95021,108
- Yanahuara$1,66589
- Cayma$1,559144
- Arequipa$1,441115
- Cerro Colorado$1,22590
- Trujillo$1,105103
- La Perla$1,090132
- Bellavista$1,071126
- Piura$1,06187
- Callao$943250
Lima: $/m² by neighborhood
Median price per m² of apartments for sale in September 2026. Neighborhoods with at least 30 apartments; gray = insufficient sample.
- 1San Isidro$2,529/m²
- 2Barranco$2,523/m²
- 3Miraflores$2,474/m²
- 4Lince$2,236/m²
- 5Jesús María$2,141/m²
- 1Carabayllo$618/m²
- 2Puente Piedra$680/m²
- 3Independencia$719/m²
- 4San Juan de Lurigancho$824/m²
- 5Comas$831/m²
| Neighborhood | $/m² | 2-bed apt. | Apt. rent | Gross yield | Apartments |
|---|---|---|---|---|---|
| San Isidro | $2,529 | $231,949 | $999 | 3.5% | 2,129 |
| Barranco | $2,523 | $180,066 | $755 | 5.1% | 735 |
| Miraflores | $2,474 | $236,736 | $1,031 | 4.6% | 3,354 |
| Lince | $2,236 | $150,182 | $755 | 6.1% | 482 |
| Jesús María | $2,141 | $138,269 | $755 | 5.8% | 639 |
| Magdalena del Mar | $2,135 | $150,836 | $755 | 5.5% | 773 |
| La Victoria | $2,038 | $114,737 | $697 | 7.1% | 431 |
| Punta Hermosa | $1,980 | — | $2,033 | 9.3% | 157 |
| San Borja | $1,958 | $187,873 | $991 | 4.2% | 977 |
| Surquillo | $1,939 | $127,957 | $726 | 6.4% | 930 |
| Pueblo Libre | $1,868 | $122,293 | $610 | 5.5% | 552 |
| Santiago de Surco | $1,813 | $184,024 | $901 | 4.1% | 3,425 |
| San Miguel | $1,732 | $111,835 | $626 | 6.4% | 1,347 |
| San Bartolo | $1,709 | $127,478 | — | — | 193 |
| Cercado de Lima | $1,693 | $113,023 | $552 | 5.8% | 646 |
| Chorrillos | $1,543 | $105,302 | $523 | 5.7% | 683 |
| Breña | $1,534 | — | $526 | 6.0% | 194 |
| San Luis | $1,418 | — | — | — | 34 |
| La Molina | $1,410 | — | $704 | 4.8% | 418 |
| Santa Anita | $1,268 | — | — | — | 47 |
| Ate | $1,235 | $94,000 | $508 | 5.4% | 325 |
| Rímac | $1,087 | — | — | — | 66 |
| Lurín | $1,077 | — | — | — | 44 |
| El Agustino | $1,066 | — | — | — | 54 |
| Los Olivos | $936 | — | $378 | 5.5% | 320 |
| San Juan de Miraflores | $933 | — | — | — | 151 |
| Villa María del Triunfo | $890 | — | — | — | 66 |
| Villa El Salvador | $857 | — | — | — | 51 |
| San Martín de Porres | $843 | — | $349 | 5.9% | 258 |
| Ancón | $840 | — | — | — | 46 |
| Lurigancho | $836 | — | — | — | 50 |
| Comas | $831 | — | $320 | 6.0% | 215 |
| San Juan de Lurigancho | $824 | — | $349 | 5.2% | 152 |
| Independencia | $719 | — | — | — | 34 |
| Puente Piedra | $680 | — | — | — | 55 |
| Carabayllo | $618 | — | $232 | 5.1% | 108 |
2-bed apt. = median sale price of 2-bedroom apartments (min. 50). Rent = median monthly apartment rent (min. 30). Gross yield = rent × 12 / median sale price, before expenses.
Short-term rentals (Airbnb)
Medians across entire homes active during the month. In small markets and seasonal destinations, large monthly swings usually reflect the change of season, not a trend.
Median nightly rate
$49
Median occupancy
47%
Median revenue/mo
$658
Entire properties analyzed
1,688
In Lima, the largest market with 1,128 entire homes, the median rate was $49/night at 47% occupancy.
Lima: Airbnb monthly revenue by neighborhood
Median monthly revenue per listing in September 2026. Neighborhoods with at least 10 listings analyzed; gray = insufficient sample.
| Neighborhood | Monthly revenue | Nightly rate | Occupancy | Listings |
|---|---|---|---|---|
| San Isidro | $1,274 | $65 | 48% | 146 |
| Miraflores | $1,139 | $63 | 71% | 143 |
| Lince | $918 | $50 | 38% | 94 |
| Magdalena del Mar | $897 | $52 | 42% | 102 |
| Jesús María | $828 | $49 | 60% | 99 |
| San Miguel | $658 | $47 | 40% | 145 |
| Cercado de Lima | $337 | $46 | 33% | 128 |
Small sample — not ranked
These neighborhoods are published separately because they carry far fewer analysed properties than most: 46 or under, against a median of 128 across the rest. The figure is what that sample gives, and with so few properties a single listing can move it a long way. We do not rank them against those above, nor use them to say which is the most expensive or the most affordable.
| Neighborhood | Monthly revenue | Listings |
|---|---|---|
| Breña | $652 | 32 |
| Pueblo Libre | $615 | 46 |
| La Victoria | $477 | 39 |
By city
Cities with at least 50 entire homes analyzed in the month.
| City | Rate/night | Occupancy | Revenue/mo | Rate MoM | Listings |
|---|---|---|---|---|---|
| Lima | $49 | 47% | $661 | — | 1,128 |
| Distrito de Cusco | $40 | 57% | $971 | — | 217 |
| Arequipa | $50 | 40% | $53 | — | 129 |
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Sources & methodology
Data: the residential inventory TuLugar monitors continuously in the country — listings published on the site plus supply we track for statistics only — on asking prices, not closing prices, computed per property type and over unique units, plus public short-term-rental data. The full construction is in the methodology.
How each figure is calculated
- Apartments, $/m²: median asking price per built m² of apartments for sale (22,670 in this report).
- Houses, $/m²: median asking price per built m² of houses for sale that report their built area (8,462 of 9,436, 90%). Built areas outside 30–2,000 m² and prices outside USD 100–10,000 per m² are excluded. The median house price uses every house for sale.
- Median sale prices: the median asking price of each property type, never mixing types.
- Median rent: apartments on long-term rental, in US dollars per month.
- Gross yield: a median apartment’s annual rent divided by its median sale price. It is indicative: expenses, taxes and vacant months are not deducted.
- Properties analyzed: 60,081 unique units from the month’s census; a property listed by several agencies counts once.
The median rent covers long-term rentals; nightly and per-season listings are excluded from the calculation. In markets with a large holiday component, monthly rents in resort areas are seasonal and far above the capital — read them city by city rather than as a single figure.
When citing this report, credit TuLugar as the source with a link to this page.
For media
Publication-ready graphics for this edition. Attribution: "Source: TuLugar" with a link to tulugar.com.
