The most expensive Lima districts by price per m² (2026)

The ranking is by median price per m², sorted high to low. San Isidro leads at 2,564.10, Barranco follows at 2,529.41, and Miraflores rounds out the top three at 2,442.17. The gap between them is thin -- barely 5% separates first from third -- so treat the podium as three districts in roughly the same price band, not a clear hierarchy.

Below that, there is a visible step down. Jesús María sits at 2,016.95 and Magdalena at 1,905.22, both well under the top three. Then Surco (1,778.69), Pueblo Libre (1,746.62) and San Miguel (1,680.00) cluster at the bottom of this list. San Miguel is about 35% cheaper per m² than San Isidro.

What this tells you: the three most-recognized names carry the highest prices, and the middle-market districts trade at a meaningful discount. For a rental investor, price per m² is only the cost side -- it says nothing here about achievable rents or yield, which is where the discount districts sometimes look better.

The caveat matters. These are aggregate medians across each district, so they blend a wide range of buildings, ages and micro-locations. A median hides the spread. The district pages carry the detail and the caveats, and that's where you should go before drawing conclusions.

This is data, not investment advice.

Related: San Isidro · Barranco · Miraflores · Jesús María · Magdalena · Lima Yield Index