Oceanfront · Lima's international face
Miraflores stretches along the cliffs of the Costa Verde, facing the Pacific, between San Isidro to the north and Barranco to the south. Its commercial arteries (Av. Larco, Av. Pardo, Av. Benavides), the lively Parque Kennedy, cliff-top gardens and Larcomar, the shopping centre nestled into the cliff face above the ocean, make it one of Lima's most vibrant and best-loved neighbourhoods.
It is also the neighbourhood that concentrates a large share of the capital's international hotels, co-working spaces, fine-dining restaurants and speciality cafés. This infrastructure attracts very varied profiles: tourists, digital nomads, expats on assignment, families and active retirees, giving the neighbourhood a cosmopolitan atmosphere that is rare in South America.
For an investor, Miraflores offers one of Lima's deepest rental markets: furnished seasonal rentals, long-term leases for expats or executives, hybrid formulas. It is also one of the most active markets at resale, which makes it a reference value in the Lima market.
Key strengths
Several kilometres of landscaped malecón above the Pacific: people run, walk and fly paragliders here. The Costa Verde descents lead to the beaches, and many buildings enjoy partial or direct sea views, a living environment few capitals can offer.
Internationally renowned restaurants, neighbourhood cevicherías, speciality cafés, galleries and cinemas: Miraflores concentrates a dense gastronomic and cultural scene, within walking distance. The neighbourhood is alive from early morning until late at night, on weekdays and weekends alike.
Tourists, digital nomads, expats, executives: few neighbourhoods bring together so many different tenant profiles. This diversity supports occupancy and gives rental strategies flexibility, from seasonal rentals to furnished long-term leases.
Everyday life
Miraflores is a neighbourhood you live in on foot. Residents shop at the market or the local supermarkets, have coffee on a terrace, work in one of the many co-working spaces and end the day with a walk on the malecón at sunset. Parque Kennedy, the symbolic heart of the neighbourhood, is lively from morning to night.
In the evening, the neighbourhood stays alive: restaurants, bars, cinemas and shows are part of daily life, and residents go out normally, as in any large international city. The precautions are those of urban common sense: keep an eye on your belongings in very touristy areas and prefer recognised ride-hailing apps at night.
The neighbourhood is also one of Lima's best equipped for services: reputable clinics in the immediate vicinity, banks, schools, language academies and sports infrastructure along the coast.
Getting around
Miraflores borders the ocean to the west and touches San Isidro to the north, Surquillo and Santiago de Surco to the east, and Barranco to the south. The neighbourhood sits at the centre of modern Lima's residential and economic axis.
The Vía Expresa (Paseo de la República) runs along the neighbourhood's eastern edge with the Metropolitano stations, the rapid bus linking the centre and San Isidro. Avenues Larco, Pardo, Benavides and Angamos structure internal journeys. Driving times vary greatly with the hour and traffic.
Neighbourhood life happens on foot or by bicycle (cycle paths on the main avenues and the malecón). For everything else, ride-hailing apps work very well. Jorge Chávez international airport is reached via the Costa Verde, with a journey time that depends heavily on traffic.
Property market
The supply is dominated by apartments: studios and one-bedroom units geared towards short-term rental, large family units on residential streets, penthouses and premium properties on the malecón. New builds sit alongside buildings from the 1980s-2000s, often well maintained, where prices per m² are gentler than in recent developments.
The most sought-after sectors: the seafront and its adjacent streets, the surroundings of Parque Kennedy and Avenida Pardo, and the San Antonio area, quieter and more residential. The same budget can buy a small property with an ocean view or a much larger surface a few streets from the malecón: the trade-off is made property by property.
Sources: BCRP, Indicadores del mercado inmobiliario, Q4 2025 data (medians of listed prices, Urbania data, district average); Urbania Index, April 2026. Prices vary with the type of property, its condition and micro-location; these values are indicative and do not constitute a guarantee.
These figures make more sense in the wider context of the capital's market: our page on why invest in Lima sets out where rental demand comes from and what sustains it.
| Indicator | Value | Source · period |
|---|---|---|
| Median sale price (district) | ≈ USD 2,400/m² | BCRP · Q4 2025 |
| Median rent | ≈ USD 137/m²/year | BCRP · Q4 2025 |
| Price-to-rent ratio (PER) | ≈ 17.5 years of rent | BCRP · Q4 2025 |
| New & premium (seafront) | above USD 3,000/m² | estimate, per property |
Rental strategies
Tourism and business stays feed sustained year-round demand for well-located furnished units, especially near the malecón and Parque Kennedy. Key point: check that the building's co-ownership rules allow short-term rental before buying.
Expats on assignment, Peruvian and international executives, couples and families: long-term demand is real and diverse, often for furnished or semi-furnished properties. Leases are negotiated case by case, generally on 12-month renewable terms.
No yield is guaranteed: the result depends on the purchase price, occupancy rate, service charges, management, taxation and furnishings. As an order of magnitude, the BCRP estimated in Q4 2025 that an apartment in Miraflores represented around 17 years of rent (price-to-rent ratio, district average).
Profiles
For those seeking an active market, diversified rental demand and a resale facilitated by the neighbourhood's reputation. The entry ticket is among the highest in Lima, in line with the neighbourhood's positioning.
International life, co-working spaces, English widely spoken, restaurants and seaside sport: Miraflores is the natural landing point for a first move to Lima, whether renting or buying.
For a pied-à-terre or semi-main residence facing the Pacific, with the option of letting the property furnished for the rest of the year. Miraflores' seafront remains a first-rank patrimonial address in Lima.
Miraflores is on your list. Still weighing it against other neighbourhoods? Our neighbourhood test compares all twelve districts against your budget, how you plan to use the property and the way you want to live. Ten questions, about three minutes.
A balanced view
Miraflores is the benchmark of Lima's residential market: a neighbourhood where life is good, deep rental demand and an easier resale. The entry price is justified for those who prioritise location quality, provided the property and the street are chosen with precision.
Yes. Miraflores offers a complete urban lifestyle by the sea: a landscaped malecón for running or strolling, well-kept parks, shops, cafés and restaurants within walking distance. It is one of Lima's most appreciated neighbourhoods, among locals and foreign residents alike.
Yes, Miraflores also lives at night: restaurants, bars, cinemas and lively areas around Parque Kennedy or Larcomar. As in any large city, common-sense habits apply (keep an eye on your belongings, use recognised ride-hailing apps), without preventing a normal night life.
Furnished short and medium-term rentals are in particularly high demand thanks to tourism and business stays, provided the building's rules allow it. Long-term rentals also work well with expats and executives. The right choice depends on the property, its location and your objectives.
In the fourth quarter of 2025, the median listed price in the district was around USD 2,400/m² (BCRP, Urbania data). New-build or premium properties, particularly on the seafront, can significantly exceed this level. The final budget depends on the micro-location, floor, view and condition of the property.
Yes: the neighbourhood stretches along the cliffs of the Costa Verde, with several kilometres of malecón facing the Pacific. The beaches below can be reached via landscaped descents. Many apartments offer partial or direct ocean views.
Not necessarily. Miraflores is one of Lima's most walkable neighbourhoods: shops, restaurants and services are within walking distance, and ride-hailing apps easily cover the rest. A car only becomes useful for regular trips outside the neighbourhood.
Investing in Miraflores?
Swiss Lima Property identifies and analyses properties in Miraflores for European investors: apartments with Pacific views, furnished residences of standing, homes with strong rental potential. Browse our available properties or let's discuss your project. To go further, read our guide on short vs long-term rental in Lima.
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