The most expensive Lima districts by price per m² (2026)
n = 5,828 sale listings · source: urbania.pe · as of 2026-09-17 · methodology →
By median price per m², Barranco leads Lima at $2,545/m², with San Isidro ($2,510/m²) and Miraflores ($2,423/m²) behind it. San Miguel sits last at $1,717/m².
The full order: Barranco $2,545/m², San Isidro $2,510/m², Miraflores $2,423/m², Magdalena $2,162/m², Jesús María $2,110/m², Pueblo Libre $1,798/m², Surco $1,756/m², San Miguel $1,717/m². Figures are district medians across 0 tracked sale listings, as of 2026-09-15.
The gap is real money: $2,545/m² at one end against $1,717/m² at the other, a 1.52x difference per square metre. On a typical 70 m² apartment that is roughly $57,943 between the dearest district on this page and the cheapest — for the same amount of floor, in the same city.
What the premium actually buys
Paying 1.48 times as much per square metre is the clearest decision on this page, so it is worth being precise about what the extra money gets you — and what it does not.
It does not get you a better yield. Barranco is the most expensive district here at $2,545/m² and nets 4.7% long-term, against 5.3% in San Miguel at $1,717/m². The premium is fully priced into the rent.
The arithmetic is unforgiving. Barranco costs 1.48 times what San Miguel does per square metre, and it lets for 1.54 times as much — if anything the rent premium is the larger of the two. Whatever you pay extra for the address, the rental market has already charged the tenant for it.
What it does buy is liquidity and tenant quality: the expensive districts are where corporate tenants, embassy staff and relocating professionals look first, where a flat re-lets fastest after a void, and where a resale finds a buyer soonest. If you are holding for the long run and value an asset you can exit, that is worth paying for. If you are optimising the yield line, it is not.
District by district
Barranco — $2,545/m², a $57,943 premium over the cheapest district here on a 70 m² flat. Rents at $14.55/m² a month. Net long-term yield 4.7%.
San Isidro — $2,510/m², a $55,546 premium over the cheapest district here on a 70 m² flat. Rents at $13.98/m² a month. Net long-term yield 4.4%.
Miraflores — $2,423/m², a $49,457 premium over the cheapest district here on a 70 m² flat. Rents at $12.82/m² a month. Net long-term yield 4.8%.
Magdalena — $2,162/m², a $31,134 premium over the cheapest district here on a 70 m² flat. Rents at $10.85/m² a month. Net long-term yield 4.8%.
Jesús María — $2,110/m², a $27,511 premium over the cheapest district here on a 70 m² flat. Rents at $11.57/m² a month. Net long-term yield 5.1%.
Pueblo Libre — $1,798/m², a $5,674 premium over the cheapest district here on a 70 m² flat. Rents at $9.90/m² a month. Net long-term yield 4.8%.
Surco — $1,756/m², a $2,767 premium over the cheapest district here on a 70 m² flat. Rents at $9.50/m² a month. Net long-term yield 4.8%.
San Miguel — $1,717/m², the cheapest on this page at 70 m² scale. Rents at $9.44/m² a month. Net long-term yield 5.3%.
Each district page carries the full breakdown behind these figures, including the per-bedroom split, which moves yields considerably more than the choice of district does.
How these numbers are built
Prices here are medians of asking prices per square metre across the tracked sale listings in each district, and rents are medians of asking rents on the same basis. The yields quoted alongside them are net: running costs — maintenance, property and municipal taxes, a vacancy allowance and non-resident rental income tax — come out, and purchase costs go onto the price.
Everything above is a median across 0 sale listings, not a valuation of any particular apartment. Medians hide a wide range: individual buildings in any of these districts sit well above and well below the district figure, and a single good or bad purchase moves your return far more than the district you buy in.
These are asking prices and asking rents, not transaction prices — Peru has no public sold-price register, so nobody computing Lima yields has better. Treat the levels as indicative and the comparisons between districts, which use the same method throughout, as the useful part. Figures are district-level medians across tracked listings, not a valuation of any single apartment, and not investment advice.