Six premium districts compared — 115,604 sales listings · 80,000+ rental records · Q1 2022 – Q3 2025
All six premium residential districts, ranked by total estimated annual return
| District | Median Price | Gross Yield | Net Yield | Rentals/mo | Price CAGR | Total Return |
|---|---|---|---|---|---|---|
| Miraflores | $215K | 5.0% | 4.3% | 181 | -1.7% | +2.6% |
| Barranco | $168K | 5.4% | 4.6% | 46 | -2.1% | +2.4% |
| San Borja | $200K | 4.8% | 4.1% | 40 | -1.2% | +2.9% |
| Surco | $177K | 4.9% | 4.2% | 104 | -2.4% | +1.8% |
| La Molina | $145K | 4.9% | 4.2% | 23 | -2.1% | +2.1% |
| San Isidro | $216K | 4.7% | 4.0% | 76 | -7.9% | -3.9% |
Older buildings (16–30 years) outperform newer constructions for rental yields
The 15–29% new-build price premium is not offset by proportionally higher rents. Resale apartments consistently deliver better rent-to-price ratios across all six districts.
Source: Analysis of 17,559 listings, Q1 2022 – Q3 2025
Yes. Peru has no restrictions on foreign property ownership. Non-residents can buy, sell, and rent property with the same rights as Peruvian citizens. The only exception is properties within 50 km of national borders, which require special authorization.
For cash buyers, yes. Gross rental yields of 4.7–5.4% across premium districts compare favorably to other Latin American capitals. However, local mortgage rates of 8–12% make leveraged purchases cash-flow negative in most scenarios. The market favors buyers who can purchase outright.
Barranco leads with 5.4% gross yield, driven by lower entry prices and strong demand from younger renters. However, Miraflores offers the best risk-adjusted returns with 181 rental listings per month — the highest liquidity of any district.
The median apartment price in Miraflores is $215,000 as of Q3 2025. One-bedroom units typically start around $120,000, while three-bedroom apartments range from $280,000 to $450,000 depending on age and proximity to the Malecón.
The Excel-based calculator uses a multivariate regression model trained on 17,559 actual sale listings. Input your target district, number of bedrooms, area in square meters, building age, and parking spaces to get a price estimate with confidence intervals.
Resale properties (16–30 years old) consistently deliver better rental yields. New builds carry a 15–29% price premium that isn't offset by proportionally higher rents. The data shows older buildings outperform for income-focused investors in every district analyzed.
Lima's premium rental market processed over 80,000 listings from 2022 to 2025. Miraflores dominates with 181 listings per month, followed by Surco (104) and San Isidro (76). Units under 60 m² generate the highest rental income per square meter across all districts.
Download the free Market Snapshot for a quick overview, or get the full Investor Package for detailed analysis including the pricing calculator, rental yield breakdowns, and introductions to vetted Lima property specialists who can guide your purchase process.
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