Sei distretti premium a confronto — 115.604 annunci di vendita · 80.000+ registrazioni di affitto · Q1 2022 – Q4 2024
Tutti e sei i distretti residenziali premium, classificati per rendimento annuale totale stimato
| Distretto | Prezzo Mediano | Rend. Lordo | Rend. Netto | Affitti/mese | CAGR Prezzo | Rendimento Totale |
|---|---|---|---|---|---|---|
| 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% |
Gli edifici più vecchi (16–30 anni) superano le nuove costruzioni nei rendimenti da affitto
Il sovrapprezzo del 15–29% sulle nuove costruzioni non è compensato da affitti proporzionalmente più alti. Gli appartamenti di rivendita offrono costantemente migliori rapporti affitto-prezzo in tutti i sei distretti.
Fonte: Analisi di 17.559 annunci, Q1 2022 – Q4 2024
Tutto ciò di cui hai bisogno per valutare Lima — consegnato nella tua casella di posta in pochi minuti.
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 Investor Package for detailed analysis including the pricing calculator, rental yield breakdowns, a 27-slide presentation, and introductions to vetted Lima property specialists who can guide your purchase process.