Quick answer
- Is Airbnb authorised in Lima? There is no general ban, but no specific law yet precisely governs the activity. It is each building's regulation that usually makes the difference.
- Can a condominium ban it? Yes, through its internal regulation and decisions taken by the owners' assembly.
- Do I need to declare income to SUNAT? Yes, always, from the very first sol earned.
- Is Airbnb more profitable than long-term rental? Not automatically: gross income is often higher, but so are costs and taxation.
- Which neighbourhoods are best suited? Miraflores and Barranco first, then San Isidro, Magdalena del Mar, Jesús María, San Miguel and Surquillo depending on the guest profile you're targeting.
Each point is developed and qualified in more detail throughout this guide.
Is Airbnb authorised in Lima in 2026?
The honest answer is neither "Airbnb is legal" nor "Airbnb is banned." Short-term rental is not prohibited as such in Peru, but no specific law yet clearly governs it either. This grey area is exactly why the situation can seem confusing to a foreign investor.
The General Tourism Law (Ley N.° 29408) governs classified hospitality establishments, such as hotels or hostales, but its application to an individual occasionally renting out their own apartment remains debated. An owner who rents via Airbnb does not automatically become a hospitality establishment under that law, unless they effectively adopt an equivalent way of operating.
A bill under review, not yet passed
The Foreign Trade and Tourism Committee of the Peruvian Congress approved a favourable opinion based on bills 5467/2022-CR, 9084/2024-CR and 9362/2024-CR, which propose a "Law regulating tourist rental activity." This text would create a Digital Registry of Tourist Rentals (REDAT) and provide for fines of up to 7 UIT (roughly 38,500 soles under the 2026 scale) for serious violations.
At this stage, this is only an intermediate step in the legislative process: the text still needs to be debated and voted on in a plenary session before it can be enacted. A separate proposal, submitted in 2023, that would tax bookings made through digital platforms at 4%, remains stalled in the Economy Committee and has faced criticism, including the risk of double taxation alongside the income tax that already applies. Neither of these two initiatives is a law currently in force at the time this guide was written.
What actually shapes the situation today
In the absence of a specific national law already in force, it is in practice each condominium's internal regulation and SUNAT's general tax obligations that most directly shape an Airbnb project in Lima, far more than a national tourism framework that remains incomplete.
In practice, a short-term rental more clearly resembles a professional hospitality activity once the owner provides services that go beyond simply making the property available: daily cleaning, breakfast, reception, dedicated staff. This point is developed further later in this guide.
Condominium rules: the most decisive factor
This is often the point most underestimated by foreign investors: in a condominium building, it is not national law that decides first and foremost whether an Airbnb is possible, but the building's internal regulation and the decisions taken by the owners' assembly.
Peru's exclusive and common property regime, governed by Law N.° 27157, allows each condominium to adopt its own internal regulation. That regulation can include rules on the residential use of units, visitor access, security and, increasingly, explicit restrictions on short-term rentals. Any change to the regulation must be approved at an assembly and then formalised.
What a buyer should ask for before signing
- The full internal regulation of the condominium, not just a verbal summary.
- Recent minutes from owners' assemblies, to spot any ongoing debate on the subject.
- Visitor, access and security rules for the building.
- Any sanctions provided for in case of breach of the regulation.
- A written confirmation from the building's administration, not just a verbal assurance from the seller or agent.
- The history of short-term rentals already present in the building, for reference only.
An active listing proves nothing
The fact that another unit in the building is already listed on Airbnb does not mean the activity has been formally authorised by the condominium. It may be tolerated in practice, contested by some neighbours, or in the process of being regularised. Only written confirmation from the administration, or the regulation itself, provides real certainty.
The difference between an explicit ban and a regulation that stays silent or ambiguous matters. A regulation that does not mention short-term rentals is not the same as an authorisation: it may simply not have been updated yet, and the assembly remains free to rule on the matter at any time.
The risk of buying in a building that bans short-term rental
This is one of the central risks of this type of investment, and it is largely avoidable with serious due diligence before buying. A buyer who discovers after signing that their building bans short-term rentals faces several concrete consequences.
- Being unable to run the business model originally planned.
- Having to switch to long-term rental, with potentially lower income.
- Conflicts with the condominium, or even internal sanctions if the activity continues despite the ban.
- Practical difficulties welcoming guests: tighter reception checks, limited key or access cards, restricted access to common areas.
- Potential loss of value for a future buyer specifically looking for an Airbnb-compatible property.
This risk should not be dramatised, but it should be treated as a mandatory check, on the same level as the property's structural condition or the validity of its title documents. Our guide on buying property in Lima as a foreigner details the full documentation review process.
Tax obligations towards SUNAT
Whatever structure is chosen, income from an Airbnb in Lima is taxable in Peru and must be declared to SUNAT (the National Superintendency of Customs and Tax Administration), from the very first income received. SUNAT already has access to data on tens of thousands of active hosts on digital platforms: this is not a theoretical issue.
First-category income: the most common case
An owner who rents out their property without providing additional hotel-style services, even through Airbnb, generally falls under first-category income (rentas de primera categoría), the tax category applicable to classic rental income. The effective rate applied is 5% of gross monthly income, calculated and declared each month through SUNAT's dedicated form. Owning several rental properties does not automatically move an owner into a different tax category, as long as no additional service is provided.
A concrete change for 2026: the Fair Rental Law
Law N.° 32430, known as the "Fair Rental Law" (Ley de Arrendamiento Justo), enacted in August 2025 and applicable from 2026, changes an important point for individual owners: the 5% tax is now only owed on rent actually collected, no longer on rent simply due under contract. An owner no longer has to pay tax on a booking that was confirmed but never paid. This rule applies to individuals, not companies.
Third-category income: when the activity becomes professional
If the owner provides services comparable to those of a hospitality establishment, such as daily cleaning, breakfast, reception or dedicated staff, or structures the activity as a company, the income then falls under third-category income (business activity). The regime changes radically: a general tax rate of around 29.5% on net profit, application of Peru's VAT (IGV) at 18% on the value of the accommodation, and the requirement to obtain a RUC (professional tax ID).
Non-resident owners
A foreign owner who is not a Peruvian tax resident remains taxable on their Peruvian rental income, with a 5% withholding rate on gross income provided for non-domiciled taxpayers under the Income Tax Law. The practical withholding and declaration mechanism, however, differs significantly from that of a classic lease with a tenant domiciled in Peru, due to the international nature of Airbnb payments. This situation should always be validated with a Peruvian accountant, as the practical arrangements can vary depending on the structure chosen.
This guide does not replace personalised tax advice
The exact classification of a short-term rental activity depends on the owner's individual situation: tax residency, rental frequency, services provided, number of properties involved. If in doubt, confirm your situation with a Peruvian accountant or directly with SUNAT before you start renting. Our guide on Swiss taxation after buying property in Peru complements this question from the Swiss side.
Occasional rental or a genuine hospitality activity?
The line between occasionally renting out one's own apartment and running a genuine hospitality activity is not set by any precise legal threshold published to date. It depends on a combination of factors that SUNAT, and eventually any future dedicated tourism regulation, may take into account.
Among the elements that tend to bring the activity closer to a professional hospitality establishment: the frequency of rentals, the number of units managed at once, a professional-style organisation, a reception or in-person welcome service, cleaning carried out during the stay rather than only between guests, breakfast provided, a laundry service, dedicated staff, active commercial promotion, or systematic invoicing with professional receipts.
Conversely, an owner who occasionally rents out their own apartment, without additional services, with cleaning carried out only between stays, remains within the more common first-category income framework. In the absence of a quantified legal threshold, it is best to consult a Peruvian accountant as the activity grows, rather than rely on an unwritten rule.
The best Lima neighbourhoods for Airbnb
Ranking neighbourhoods should not stop at the average nightly rate. Perceived safety, access to shops, proximity to tourist areas, connection to the airport, the range of restaurants, the evening atmosphere and the level of competition among listings all matter just as much, without forgetting the ability to fall back on long-term rental if needed.
Miraflores
The neighbourhood most sought after by international travellers in Lima: the malecón coastal walk, restaurants, high perceived safety, a dense concentration of listings but also of demand. Particularly suited to international tourists and short-to-medium stays. Competition here is the strongest, which means the property and its management both need to be of a good standard to stand out.
Barranco
A bohemian, cultural neighbourhood, very popular with younger travellers, digital nomads and tourists seeking authenticity. It has a noticeable nightlife scene, worth bearing in mind for a property near the liveliest streets. A good complement or alternative to Miraflores, with a slightly different positioning.
San Isidro
A business and upscale residential district, better suited to corporate travellers, medium-length stays, and visitors coming for medical reasons, as San Isidro is home to several well-regarded clinics. Less touristy than Miraflores or Barranco, but with more stable demand year-round.
Magdalena del Mar, Jesús María and San Miguel
These three neighbourhoods offer more accessible purchase prices than Miraflores, San Isidro or Barranco, with genuine but more modest demand, driven by travellers seeking good value for money, students, medium-length stays and Peruvian visitors. They also work well as a fallback for long-term rental if the Airbnb strategy does not deliver the expected results.
Surquillo and Pueblo Libre
More residential neighbourhoods, on the border between Miraflores and San Isidro in the case of Surquillo, and close to the museums in the case of Pueblo Libre. Less established in the Airbnb market, but with real potential for an investor willing to accept a lower entry price and build up gradually.
Our guide on Lima's neighbourhoods details the characteristics of each, including Miraflores, Barranco, San Isidro and Magdalena del Mar.
Occupancy rate and seasonality
The occupancy rate of an Airbnb in Lima depends on a wide range of factors specific to the property: the neighbourhood, the type of unit, the number of beds, the price listed, accumulated reviews, photo quality, whether air conditioning or heating is available as needed, WiFi quality, a workspace suited to remote work, flexibility on minimum stay, and above all the responsiveness and experience of whoever manages the bookings.
Lima has a real tourist and business seasonality, though less pronounced than in some Andean destinations. The southern-hemisphere summer (December to March) coincides with Peruvian school holidays and stronger demand, as does the year-end holiday period. Conferences, trade fairs and one-off events can create localised demand peaks, while some weeks of the year remain quieter.
No average rate is a guarantee
An average annual occupancy rate of between 45% and 65% is a reasonable working assumption for a well-positioned, well-managed property in Lima, though no figure can be guaranteed in advance. Publicly available market data remains partial and varies depending on methodology: it should be treated as an order of magnitude, not as official statistics.
Airbnb's fees in 2026
Airbnb changed its fee structure over the course of 2026. The historical model, with a roughly 3% fee charged to the host and service fees of 14% to 16% charged to the guest, was progressively replaced by a single host-only model of around 15.5% of the total booking amount (16% in some countries, such as Brazil or Mexico). Peru moved to this new model during 2026.
These fees apply to the total amount billed to the guest: nightly rate, cleaning fee, and any extras. In concrete terms, on a booking billed at 100 currency units to the guest, the host now receives approximately 84.5 units before operating costs and taxation, compared with a different split under the old model. This rate should always be verified directly on the Airbnb dashboard when running a simulation, as platforms regularly adjust their commercial terms.
Cleaning, concierge services and operating costs
This is often the part most underestimated by an investor discovering the Airbnb business for the first time. Beyond the platform's commission, a series of operating costs reduces the income actually received.
- Cleaning and laundry between each stay, sometimes partly offset by a cleaning fee charged to the guest.
- Consumables: welcome amenities, toilet paper, coffee, cleaning products.
- Water, electricity and internet, generally the owner's responsibility for short-term rental, unlike classic long-term rental.
- Condominium fees, the same as for standard residential use.
- Home insurance suited to short-term rental use.
- Routine maintenance and a replacement provision for linens, dishware and equipment, which wear out faster than under long-term rental.
- Professional photography and styling, useful for staying competitive against well-presented listings.
- Smart lock and any in-person guest check-in.
- Messaging, dynamic pricing and bookkeeping, whether handled by the owner or delegated to a third party.
- Currency exchange and transfer fees for an owner repatriating income to Switzerland or Europe.
- Vacancy and any refunds or damage not covered by insurance.
Four possible management models
Self-management by the owner minimises costs but requires either a local presence or constant availability, rarely compatible with a life based in Switzerland or Europe. Delegating cleaning and check-in separately allows the owner to stay involved while outsourcing the heaviest tasks, at the cost of more complex coordination. Partial concierge services cover operational tasks while the owner keeps control of pricing strategy. Full management hands the entire process, from the listing to guest reception, to a local provider, in exchange for a higher fee.
The cheapest model is not always the most profitable: poor management can cause occupancy and reviews to drop, which reduces income far more than a higher but effective management fee ever would.
Numerical example: from gross income to net income
The example below covers a one-bedroom apartment of around 50 sqm, bought for USD 120,000 in a neighbourhood suited to short-term rental, with delegated management billed at 20% of income collected. This is a pedagogical simulation, not a promise of results: real figures depend on the property, the neighbourhood and the quality of management.
| Item (per month, in USD) | Conservative | Central | Favourable |
|---|---|---|---|
| Average nightly rate | 52 | 58 | 65 |
| Occupancy rate | 40% | 58% | 72% |
| Nights booked / month | 12 | 17 | 22 |
| Gross accommodation income | 624 | 986 | 1,430 |
| Airbnb fee (≈15.5%) | -97 | -153 | -222 |
| Cleaning, consumables, maintenance, insurance | -100 | -132 | -160 |
| Condominium fees | -90 | -90 | -90 |
| Water, electricity, internet | -40 | -45 | -50 |
| Delegated management fee (20% of platform net) | -105 | -166 | -242 |
| SUNAT tax (5% of gross income) | -31 | -49 | -72 |
| Estimated monthly net income | ≈ 161 | ≈ 351 | ≈ 594 |
On this basis, estimated annual net income ranges from roughly USD 1,930 (conservative scenario) to USD 7,130 (favourable scenario), for a net yield on purchase price of roughly 1.6% to 5.9% a year, excluding financing and any capital gain on resale. The favourable scenario should never be treated as the normal or expected outcome: it represents an upper-end assumption, not an average.
This calculation excludes the launch budget (furniture, decor, equipment, initial photography), typically between USD 5,000 and 10,000 for a properly equipped one-bedroom apartment, and the acquisition costs detailed in our guide on the total cost of buying property in Lima.
Calculating real profitability
Reducing Airbnb profitability to "nightly rate multiplied by occupancy rate" gives a sense of turnover, not of the income actually received. A fuller formula is needed:
Net income = booking revenue − platform fees − operating costs − management fees − condominium charges − maintenance − taxation − vacancy
This formula distinguishes gross turnover (the total amount billed to guests), gross owner income (after the platform's fee), net operating income (after all operating costs), and finally real net income once taxation is deducted. Gross yield relates annual gross income to the purchase price; net yield relates annual net income to that same purchase price. An owner using bank financing must additionally deduct loan repayments to arrive at real cash flow.
Several factors influence this calculation beyond the monthly figures: the purchase price and how well it was negotiated, the cost of furniture and initial equipment, acquisition fees (notary, registry, transfer tax), the launch budget, the gradual depreciation of equipment that wears out faster under the intensive use typical of short-term rental, the exchange rate between the Peruvian sol, the US dollar, the Swiss franc and the euro for an owner based in Europe, and finally the option of switching to medium- or long-term rental if the Airbnb strategy does not work out as planned.
Airbnb or long-term rental?
This comparison deserves to be made objectively, without assuming from the outset that Airbnb is always the better option. On the same apartment as the example above, a realistic long-term rent in a comparable neighbourhood would sit around USD 550 to 650 a month, with condominium fees generally the tenant's responsibility depending on the lease, with the same 5% tax on gross income, but without a platform fee, without recurring cleaning, without a 20% management fee, and with considerably less time spent on management.
| Criterion | Airbnb / short-term | Long-term rental |
|---|---|---|
| Potential gross income | Higher, but variable | Lower, but stable |
| Operating costs | High (cleaning, wear, management) | Low |
| Management time | Significant, unless delegated | Minimal |
| Income volatility | High, season-dependent | Low, regular income |
| Regulatory risk | Real, still evolving | Low, stable framework |
| Vacancy risk | Short-term, recurring | One-off, between leases |
| Fallback option | Can switch to long-term | Less flexibility the other way |
Based on the scenarios above, the net yield of a well-managed Airbnb can exceed that of an equivalent long-term rental, but a conservative scenario can also fall short once every cost is taken into account. Short-term rental demands more involvement and more tolerance for variable income, in exchange for higher income potential if the property, the neighbourhood and the management are well chosen. Our guide on long-term versus short-term rental in Lima explores this comparison in more depth.
The role of Havenbnb Peru and Swiss Lima Property
The choice of an apartment intended for Airbnb is made before the purchase: neighbourhood, building, condominium regulation, purchase price, real rental potential, operating costs, and a fallback option if needed. This is the phase where Swiss Lima Property supports Swiss and European investors, from the search through to coordinating the acquisition.
Operating the listing once purchased, however, is a different job entirely: creating and optimising the listing, communicating with guests, coordinating check-in and check-out, cleaning, maintenance, regular property inspections, pricing, operational monitoring and owner reporting. That is the role of our local partner Havenbnb Peru, based in Lima.
Delegated management is not essential for everyone
An owner based in Lima, available and comfortable handling day-to-day operations, can perfectly well manage their own Airbnb. Delegated management becomes especially relevant for an owner based abroad, who cannot guarantee a responsive welcome, quick turnaround cleaning between stays, or presence in case of an unexpected issue.
No service is promised beyond what is actually offered, and delegated management is presented neither as a guarantee of returns nor as a necessity for every owner. If you are considering an Airbnb project in Lima, we can help you assess a property's real rental potential, verify its compatibility with short-term rental before you buy, and objectively compare the Airbnb and long-term rental scenarios for your situation.