Buy an Apartment in Paraguay: 2026 Guide

Buying an apartment in Paraguay has become one of the most sought-after ways for Brazilians to experience a higher quality of life, generate income in dollars, or simply diversify their assets outside of Brazil.

The lingering question is: how does it work in practice, how much does it cost, and what should you look out for before signing? This guide brings together the points that truly matter for anyone evaluating an apartment in Asunción or another Paraguayan city.

Why buy an apartment and not a house?

An apartment is often the simplest entry point for those looking to invest or live in Paraguay:

Lower entry ticket. Studio apartments under construction in neighborhoods like Villa Morra start at around USD 35,000, which is significantly more accessible than most houses in equivalent neighborhoods.
More predictable maintenance. Expensas (the local term for "condominium fees" or "common expenses") cover security, common areas, and building maintenance, reducing surprises.
Greater liquidity for renting. Apartments in central neighborhoods have constant demand, both for traditional rentals and short-term (Airbnb) stays.
24/7 security is practically standard in new buildings, a highly valued differential for those coming from abroad.

How much does an apartment cost in Paraguay in 2026?

Prices vary significantly depending on the neighborhood, the stage of construction (off-plan, under construction, or finished), and the project's level.

Average price per m² in Asunción: between USD 1,600 and 1,650/m² for apartments (above the general average for houses)
2-bedroom apartment, mid-range: around USD 121,000
Off-plan studio in Villa Morra: from USD 35,000, with an average down payment of 20%
Finished apartment in Villa Morra: between USD 70,000 and 85,000
Most expensive neighborhood in Asunción (Manorá): around USD 2,100/m²
Ciudad del Este, Área 1 and Boquerón zones: more competitive prices, with strong demand from border investors

In other words, you can enter the market with values ranging from just over USD 30,000 (off-plan) to over USD 250,000 in high-end developments — a range that accommodates both first-time investors and those seeking a larger property for personal use.

Buy off-plan or finished for living?

This is one of the first decisions every apartment buyer in Paraguay faces.

Buying off-plan ("sobre planos")

Lower entry price and direct financing with the developer.
Potential for appreciation between signing and key handover.
Requires more caution: analyze the developer's track record, the contract (including delay clauses), and the project's financial solvency before signing.

Buying finished

You see exactly what you're buying — layout, finishes, view, natural light.
You can rent it out or move in immediately after the deed is signed.
In general, it's the safest path for those buying their first property in the country and who don't yet have a local trusted network.

How financing works

Unlike Brazil, Paraguay does not have a developed mortgage market for non-residents. In practice, foreign buyers have two main alternatives:

Direct financing with the developer, common for new launches and off-plan projects — typically with a down payment of 20% to 30% and monthly installments until key handover.
Cash payment, still the most common model among Brazilian investors, especially for finished apartments.

Local banks do offer mortgage credit to foreigners, but they usually require residency and verifiable income in Paraguay, in addition to higher interest rates — therefore, in most cases, financing with the developer ends up being the most viable option.

What are "expensas" and how much do they cost?

Expensas are the equivalent of "common expenses" or condominium fees in Brazil, and a point that every apartment buyer needs to check before closing the deal:

In buildings with pools, gyms, and 24-hour security, the value is usually higher — generally below USD 2/m² per month in neighborhoods like Carmelitas.
Read the bylaws before making an offer. Some condominiums restrict short-term rentals (Airbnb), which can make the plan unfeasible for those buying with short-term income in mind.
Also check the assembly minutes and any condominium debts — previous management problems can lead to extra charges in the future.

Taxes and costs on purchase

In addition to the apartment price, set aside between 3% and 4% of the value for transaction costs:

VAT on transfer: levied only on 30% of the property's value, resulting in approximately 3% of the total value.
Public deed and notarial registration: together, between 1% and 2.5% of the value.
Annual Property Tax (equivalent to IPTU/property tax): between 0.5% and 1% of the property's fiscal value — generally between USD 50 and USD 300 per year for a mid-range apartment.
Attorney fees: between 2% and 5% of the value, depending on the complexity of the negotiation.

Profitability: how much does renting an apartment in Paraguay yield?

For those buying with income in mind, 2026 figures show:

Traditional rental: gross profitability between 4% and 8% per year, potentially reaching 10% in high-demand neighborhoods.
Short-term rental (Airbnb): average gross yield of 8% to 10% per year in Asunción, but requires closer management (or a local administrator).
2-bedroom apartment in an exclusive neighborhood: typical monthly rent between USD 500 and 700, which already covers expensas, property tax, and still generates positive cash flow in most cases.

7 common mistakes when buying an apartment in Paraguay (and how to avoid them)

Using the lawyer or notary indicated by the seller — always hire your own professionals, independently chosen.
Not reading the condominium bylaws before making an offer — rental and renovation restrictions can make your plan unfeasible.
Buying off-plan just for the pretty render, without checking the developer's track record or the delay clauses in the contract.
Ignoring the expensas when calculating the return — a high value can significantly reduce net profitability.
Not conducting a complete due diligence of the property title, checking for liens, debts, and the property's tax situation.
Negotiating everything via WhatsApp, without a formal contract at each stage of the process.
Not considering the exchange rate when sending funds from Brazil — variations of a few cents in the dollar impact the final cost in Reais.

Step-by-step to buy your apartment

Define your budget in dollars and your objective (housing, rental income, or appreciation).
Choose between an off-plan or finished apartment, considering your risk profile.
Conduct a complete legal due diligence of the property and read the condominium bylaws.
Negotiate payment terms (cash or developer financing).
Sign the purchase agreement and, subsequently, the public deed.

Is it worth buying an apartment in Paraguay?

For those seeking an accessible entry, potential for dollar income, and a simpler buying process than in Brazil, an apartment in Paraguay is currently one of the most balanced options between cost, legal security, and liquidity. The point of attention is not the price — which remains competitive even with the real estate boom in Asunción — but rather the correct choice of neighborhood, development, and advice throughout the entire process.

If you want to turn this research into a real plan, contact me. As a real estate advisor specializing in Brazilian buyers in Paraguay, I can help you find the ideal apartment — whether for living or investing — within your budget in Reais, with an updated exchange rate calculation and support at every stage of the purchase. Get in touch and let's talk about your goal in Paraguay.