Market guide · Peru · City 1 · Pilot

Rental arbitrage in Lima.

Q: Is rental arbitrage legal in Lima?

Yes, with the landlord’s written consent and a building whose internal rules allow it. Peru has no national STR law yet, but Miraflores has restricted short stays by ordinance before, so check the district too.

Q: How much can a unit make in Lima?

In Miraflores, third-party 2025 estimates (Airbtics) are about 65% occupancy at a US$54 nightly rate, or roughly US$13,100 a year. That doesn’t cover a typical US$900 rent once costs are in, which is why we lead with mid-term stays.

Q: Short-term or mid-term in Lima?

Mid-term first. More than 40% of Lima bookings are already 30+ nights (Airbtics 2025 estimate), buildings accept them more readily, and revenue is steadier. Add nightly stays unit by unit where the building allows.

Q: Do I need to be in Lima to operate?

No. Our field team handles inspections, move-ins and handovers with photo reports, and we co-host until a vetted local partner takes over.

Lima is where our Peru pilot starts. Mid-term units in Miraflores, Barranco and San Isidro, each with the landlord's written consent and the building's approval on file.

Join the founding list →Peru rules

Target rentS/ 2,600–5,5501BR–3BR, unfurnished

Nightly rate · MirafloresS/ 2002025 average

Occupancy · Miraflores65%Lima metro 54%

Stays of 30+ nights40%+Share of Lima bookings

Listings in Lima14.7kMetro, all platforms

Short-term figures are third-party 2025 estimates (Airbtics). Soles converted at S/ 3.70 per US$, an indicative rate. Target rent is ArbiBase's sourcing range, not a market median.

Local rules

Is rental arbitrage legal in Lima?

Yes, with written landlord consent and a building that allows it. There's no national STR law yet, but district ordinances and building rules are real constraints.

Every Lima unit on ArbiBase clears the property record, building rules and a signed sublet addendum before it goes live.

STR statusBuilding approval

NationalNo STR law in force. REDAT registry bill pending a floor vote.

DistrictMiraflores Ordinance 561/MM restricted short stays in apartments in practice. Check the district for every address.

BuildingOwners' board can regulate temporary use under Ley 27157. Most failed deals stop here.

MTR (30+ nights)Reads as ordinary residential use. Far more buildings accept it.

Market focusMTR first, STR unit by unit

Country rules: Is rental arbitrage legal in Peru?

Last reviewed October 2026. General information, not legal advice. Rules change; confirm with the district or a local attorney before signing a lease.

Unit economics

Why we lead with mid-term.

At market averages, nightly stays in Miraflores don't cover a typical US$900 rent. The spread works in mid-term, where occupancy is higher and turnover costs are lower. Pilot data will confirm the numbers.

Short-term · market averages

1BR in Miraflores, nightly

Revenue · 65% × US$54 × 30S/ 3,900

Rent−S/ 3,330

Co-host fee · 15%−S/ 585

Utilities, internet, supplies−S/ 480

Monthly net, before IGV−S/ 495

A spread of about 1.2x gross. Nightly only works on standout units.

Mid-term · pilot target

Same unit, 30+ night stays

Turnovers per month~1

Break-even occupancy target< 45%

Monthly rate, occupancy and net will be published from the first Lima units in a case study. Founding clients see them first.

Demand drivers

Who books in Lima.

Remote workers and digital nomads on 1–3 month stays
Corporate travel to San Isidro's financial district
Relocations, students and medical stays
Tourists using Lima as the gateway to Cusco

Where we source

Pilot neighborhoods.

MirafloresHighest demand · check district rulesBarrancoCreative, walkable, newer towersSan IsidroCorporate mid-termSantiago de SurcoLarger units, lower rent

Pilot inventory

Lima units open to founding clients first.

Each unit is checked against the SUNARP property record, the building's reglamento interno and a signed sublet addendum before it goes live. Join the list to hear when the first verified units and founding spots open.

Unlock a Lima unit: US$590 (founding US$470). Concierge sourcing: first market US$1,500 (founding US$1,200), same market US$900 (founding US$720). Landing add-on: US$750 flat (founding US$600).

Lima FAQ

Questions operators ask about Lima.

Is rental arbitrage legal in Lima?

Yes, with the landlord’s written consent and a building whose internal rules allow it. Peru has no national STR law yet, but Miraflores has restricted short stays by ordinance before, so check the district too.

How much can a unit make in Lima?

In Miraflores, third-party 2025 estimates (Airbtics) are about 65% occupancy at a US$54 nightly rate, or roughly US$13,100 a year. That doesn’t cover a typical US$900 rent once costs are in, which is why we lead with mid-term stays.

Short-term or mid-term in Lima?

Mid-term first. More than 40% of Lima bookings are already 30+ nights (Airbtics 2025 estimate), buildings accept them more readily, and revenue is steadier. Add nightly stays unit by unit where the building allows.

Do I need to be in Lima to operate?

No. Our field team handles inspections, move-ins and handovers with photo reports, and we co-host until a vetted local partner takes over.

Peru · country first, then city

Next cities and countries.

Country guide · PilotPeruRules for every city Peru · City 2 · WatchingCuscoEarly saturation Country 02 · NextBuenos AiresArgentina

Lima first. Verified first.

Founding clients get about 20% off sourcing and landing, in exchange for a published case study.

Join the founding list →Read the Peru rules

Mid-term first · Building approval on file