Legal basis: your rights as a foreign buyer
Article 71 of Peru's Constitution is unambiguous: foreign nationals enjoy the same property ownership rights as Peruvian citizens. The only restriction concerns land within 50 km of international land borders. Lima is wholly outside this zone.
This means you need no special permit, no local co-buyer, no government approval. You can buy in your own name, hold title directly, and sell or rent the property as you see fit. Peru's openness to foreign property ownership is one of its most significant advantages for international investors.
Step 1 — Property search and shortlisting
The main online property portals in Peru are Urbania and Adondevivir. Local real estate agents active in premium districts (Miraflores, San Isidro, Barranco) also maintain private listings not always published online.
When shortlisting properties, look beyond price per square metre. Assess the building's age and construction quality, the state of common areas, the sinking fund (fondo de mantenimiento) health, proximity to services, and floor/view premium. Newly built or recently renovated apartments command a premium but typically require less immediate maintenance.
If you cannot visit in person, a local representative with a formal power of attorney (poder notarial) can shortlist and inspect on your behalf. Buying without any in-person inspection is strongly discouraged.
Step 2 — Title due diligence (Partida Registral)
Before signing anything or transferring any funds, verify the property's title through SUNARP (Superintendencia Nacional de los Registros Públicos). The Partida Registral is the official registry entry for the property. It tells you:
- The registered owner(s) and ownership history
- Any liens, mortgages or encumbrances on the property
- Any legal proceedings affecting the title
- The legal description and boundaries of the property
A property with a clean, unencumbered Partida Registral is a prerequisite for a safe transaction. A Peruvian lawyer should verify the Partida before you proceed. SUNARP certificates are publicly accessible and can be requested online at sunarp.gob.pe.
Additionally, verify that the seller's identity document (DNI for Peruvians, passport for foreigners) matches the registered owner exactly.
Step 3 — Preliminary agreement (Minuta / Contrato de Arras)
Once due diligence is satisfactory, a preliminary agreement is typically signed between buyer and seller. This can take the form of:
- A Contrato de Arras (deposit agreement): the buyer pays a deposit (typically 10–20% of the purchase price) and both parties commit to completing the transaction. If the seller withdraws, they must return double the deposit. If the buyer withdraws, the deposit is forfeit.
- A Minuta de compraventa: a more detailed preliminary sale agreement, often prepared by the notary, which will form the basis of the final Escritura Pública.
Both types of agreement should be reviewed by your Peruvian lawyer before signing.
Step 4 — Obtain your RUC number (SUNAT)
Foreign nationals purchasing property in Peru are required to register with SUNAT and obtain a RUC (Registro Único de Contribuyentes — Peru's taxpayer identification number). This registration is required before the notarial deed can be executed and is necessary for future tax declarations on rental income or capital gains.
RUC registration can be done in person at SUNAT offices in Lima or, in some cases, assisted by a local accountant. Your passport is the primary identification document required.
Step 5 — Transfer funds and complete the Escritura Pública
The formal transfer of ownership takes place before a Notario Público (Peruvian public notary) through the execution of the Escritura Pública de Compraventa. Both buyer and seller (or their authorised representatives via power of attorney) must be present.
At this stage:
- The full purchase price (less any deposit already paid) is transferred
- The Alcabala (property transfer tax — 3% of the portion of the purchase price above approximately 10 UIT, currently around USD 14,000) is paid by the buyer
- Notary fees are settled
- The Escritura is signed and notarised
Fund transfers from abroad typically require documentation of the source of funds (KYC/AML compliance). Work with your bank in advance to ensure international transfers are properly set up and documented.
Step 6 — SUNARP registration
After the Escritura is notarised, the notary submits it to SUNARP for registration. Once registered, your name appears in the Partida Registral as the legal owner. This is the definitive step that completes the transfer of ownership.
SUNARP registration typically takes a few days to weeks. The notary manages this process. Until registration is complete, keep your copy of the Escritura safe.
Acquisition costs: what to budget
Plan for acquisition costs of approximately 4% to 7% of the purchase price, in addition to the property itself. The main components are:
- Alcabala (transfer tax): 3% of purchase price above ~10 UIT threshold (buyer pays)
- Notary fees: variable, typically 0.3%–1% of transaction value
- SUNARP registration fee: based on property value, typically a few hundred USD
- Legal fees (lawyer): variable; engaging a qualified Peruvian lawyer is strongly recommended
- Agent commission: typically 3%–5% of purchase price, often split between buyer and seller
- Bank transfer fees: international wire fees vary by bank and amount
Tax rates and thresholds change. Verify current figures with a Peruvian notary or lawyer before budgeting.
Documents required from the foreign buyer
- Valid passport (original)
- RUC number (SUNAT registration)
- Proof of funds / source of funds documentation (for bank KYC/AML)
- Power of attorney if not present in person (apostilled and translated into Spanish)
Post-purchase: management and tax obligations
Once the purchase is complete, you become subject to Peruvian property tax (Impuesto Predial) payable to the relevant municipality annually. If you rent the property, SUNAT requires you to declare rental income and pay the applicable withholding tax (currently 30% for non-residents on Peruvian-source income, subject to a deduction — verify with SUNAT).
Engaging a local property manager is strongly recommended for non-resident owners. See our guide on property management in Lima for more detail.
Key takeaways
- Foreign nationals have full constitutional property rights in Lima (Art. 71).
- Always verify the Partida Registral at SUNARP before signing anything.
- Obtain your RUC from SUNAT before the notarial deed is executed.
- Budget 4–7% in acquisition costs above the purchase price.
- An Escritura Pública signed before a notary, then registered at SUNARP, completes the transaction.
- Post-purchase rental income is taxed at 30% for non-residents (SUNAT) — verify current rules.