The cheapest Lima districts by price per m² (2026)

This ranks eight Lima districts by median asking price per square metre, cheapest first. San Miguel leads at USD 1,680/m². Pueblo Libre follows at USD 1,747, and Surco at USD 1,779. So the top three sit within about USD 100/m² of each other -- a tight cluster at the bottom of the price range.

After that the numbers climb steadily: Magdalena at USD 1,905, Jesús María at USD 2,017. Then a gap opens up to the well-known coastal names. Miraflores runs USD 2,442, Barranco USD 2,529, and San Isidro tops the list at USD 2,564/m².

The spread from cheapest to dearest is about USD 884/m², or roughly 53% more in San Isidro than in San Miguel. That is the price of the address more than anything else -- cheap here means cheaper per metre, not worse.

One caveat: these are aggregate medians across each district. A median hides variation between a run-down block and a new build, and it says nothing about rental yield, which is the number that actually matters if you are buying to let. The district pages carry the detail and the caveats.

Not investment advice. Treat this as a starting map, not a buy signal.

Related: San Miguel · Pueblo Libre · Surco · Magdalena · Jesús María · Lima Yield Index