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Housing market · September 2026

Encarnacion housing market

What it costs to buy and rent in Encarnacion, Paraguay, computed from 2,021 continuously monitored listings.

TuLugar Price Index

$1,500/m²

Price per m² (sale)

2-bedroom apartment

$123,000

Median apartment rent

$554/mes

Monitored listings

2,021

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Price by neighborhood in Encarnacion

Where Encarnacion is expensive and where it is not. Every neighborhood with a usable sample, shaded by its median price per m². Tap one for its market.

Explore the full price mapBoquerón: $1,295/m²Carlos Antonio López: $1,426/m²Catedral: $1,826/m²John Kennedy: $2,083/m²María Auxiliadora: $1,506/m²Mboi Ka'e: $1,444/m²Obrero: $1,693/m²Padre Bolik: $1,699/m²San Blas: $1,997/m²San José: $1,934/m²San Pedro: $1,143/m²San Roque González: $1,486/m²Santa Rosa: $1,767/m²Encarnacion: apartment price per m²Median sale (USD) by region · September 2026 · tulugar.com$1,143–$2,083/m²Carlos Antonio López$1,426/m²San Roque González$1,486/m²San Pedro$1,143/m²John Kennedy$2,083/m²
$1,143$2,083

Median $/m² for apartments for sale. Gray = insufficient sample.

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Price trend

Median sale price in USD, all property types

$109K
-16.3%· Apr 25 → Sep 30
$592K$318K$44K

Market pace

Median age of active listings
294 daysSomewhat slower than Paraguay

Paraguay median: 243 days

Measures how long ago the listings that are STILL on the market today were published — not how long they take to sell. Shown only where we know the real publication date for most of the inventory.

Price history in Encarnacion

Apartment price per m² and whole-inventory median sale price, in USD. Apartments only, so the series always compares the same kind of property month to month. Where a neighborhood has no apartments for sale the $/m² column is left empty; the median sale price beside it still carries the month. A published month is only recomputed for a stated reason, and that month’s report says so. · Download CSV

Series since August 2026. The first monthly variation is published with the following month's close.

MonthPrice per m²MoMQoQYoYMedian sale
August 2026$1,431———$109,203

Neighborhoods

Apartment prices: median sale, $/m² and rent. “Listings” counts the whole inventory.

#City / NeighborhoodListingsApt. sale$/m²MoMYoYApt. rent
1
San PedroView →
113$60K$1,143
——$336
2
Carlos Antonio LópezView →
105$89K$1,426
——$554
3
San Roque GonzálezView →
83$124K$1,486
———
4
ChaipéView →
73—————
5
Padre BolikView →
68$110K$1,699
——$672
6
San IsidroView →
58—————
7
CatedralView →
58$84K$1,826
——$550
8
Sagrada FamiliaView →
55—————
9
ObreroView →
47$100K$1,693
———
10
Mboi Ka'eView →
46$58K$1,444
———

By property type

TypeListingsMedian sale$/m²*
ApartmentsView →
47628%$90K$1,431
HousesView →
43525%$150K$714
LandView →
67739%$76K$84
CommercialView →
1267%$280K$915

*Apartment and house m² is built area; land m² is the plot. A house enters its $/m² only when the source reports built area. This page’s headline uses apartments only.

By bedroom count — Apartments

ApartmentslistingsMedian$/m²
Studio14$59K$1,155
1 bedroom201$79K$1,563
2 bedrooms161$123K$1,361
3 bedrooms66$165K$1,137
4 bedrooms7$265K$1,222
5+ bedrooms6$89K—

By bedroom count — Houses

HouseslistingsMedian$/m²
Studio2——
1 bedroom8$60K$714
2 bedrooms87$75K$652
3 bedrooms150$137K$778
4 bedrooms79$170K$669
5+ bedrooms84$278K$771

By lot size — Land

Price per m² varies dramatically between urban lots and rural plots. We show each category separately so the median represents something concrete.

By lot size — LandlistingsMedian$/m²
Urban lot< 500 m²266$34K—
Residential plot500 – 2,000 m²246$99K—
Suburban estate2,000 – 10,000 m²72$338K—
Rural / farm> 1 ha75$338K—

Price distribution

How many listings fall in each price range (USD).

Price distribution — sale

<$50K
342
$50K-$100K
454
$100K-$200K
419
$200K-$500K
319
$500K-$1M
97
>$1M
77

Price distribution — rent

<$300
65
$300-$600
103
$600-$1K
64
$1K-$2K
56
$2K-$5K
17
>$5K
2

Properties for Sale in Encarnacion

View on map
Terreno en Venta en San Isidro, EncarnaciónTerreno en Venta en San Isidro, Encarnación

Sale · Land

...

San Isidro, Encarnación

Departamento de 1 dormitorio en Venta en Carlos Antonio López, EncarnaciónDepartamento de 1 dormitorio en Venta en Carlos Antonio López, Encarnación

Sale · Apartment

...

Boquerón, Encarnación

1143m²
View all

Projects

New developments with available units.

Active developers

Companies with active projects here.

ZUBA Inversiones· 2,944Vierci Development· 320

Frequently Asked Questions about Encarnacion

In Encarnacion, the median asking price of an apartment for sale is $90K. By type: apartments $90K, houses $150K, land $76K. The neighborhood with the most supply is San Pedro, where the median apartment costs $60K. The median apartment price per square meter is $1.500/m² — useful for comparing real value across neighborhoods and with other cities in the region.
The neighborhoods with the most real estate activity in Encarnacion are San Pedro, Carlos Antonio López, San Roque González, Chaipé, Padre Bolik. San Pedro leads with 113 properties and a median apartment price of $60K. When choosing a neighborhood, think about commute distance, public transit access, nearby amenities (grocery, healthcare, schools), and your budget. A good quality-of-life indicator is rental availability — neighborhoods with more rentals tend to have better infrastructure and services.
It depends on how long you plan to stay. With a median apartment price of $90K and a median apartment rent of $554/mo, the price-to-rent ratio in Encarnacion favors buying if you're staying 3+ years. There are currently 1714 properties for sale and 307 for rent — solid supply that gives buyers negotiating leverage. If you're new to the city, renting first lets you explore neighborhoods before committing to a purchase.
The Encarnacion market has 2021 monitored properties, with a median apartment price of $90K and a median apartment price per m² of $1.500/m². With 1714 properties for sale, the current supply is high — which is good for buyers: more options to choose from and more room to negotiate on price and payment terms. If you're looking for investment value, compare price per m² across neighborhoods to spot the best opportunities.
Yes, with no restrictions whatsoever. Foreigners in Paraguay have the exact same rights as citizens to purchase any type of property, including land. You don't need residency or a special visa. The purchase is formalized through a public notary, who verifies the title, drafts the contract, and registers it with the Public Registry. Closing costs are around 3-4% of the property value (notary fees, transfer tax, and registration fees). Many foreign investors also apply for temporary residency, which is relatively easy to obtain in Paraguay.

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Methodology

This page analyzes 2,021 listings in Encarnacion, Paraguay.

Metrics are calculated from the active inventory TuLugar monitors across the market — both listings published on TuLugar and active agency supply tracked continuously. They are asking prices, not final transaction or closing prices.

We use medians to reduce the effect of outlier properties; $/m² only includes listings with valid area data. Prices in other currencies are converted to USD using the exchange rate available when the snapshot is refreshed.

Data is recalculated daily and can change when listings are published, updated, or deactivated.

Read the full methodology →

In parentheses: analyzed market listings, not only those published on TuLugar.

Data as of 2026-09-30 · refreshed 2026-09-30 03:00 UTC

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