Name: Price per m² by barrio
Creator: Guaravia
License: https://creativecommons.org/licenses/by/4.0/

Price per m² by barrio

Asking prices in USD per m². New build = units under construction (en pozo / en construcción); All listings = the barrio-wide median across active listings. Paraguay has no public transaction registry; expect 5–15% between asking and closing.

In plain terms: this is what apartments are offered for, per square metre. The median is the middle listing, half ask more, half ask less. A $1,800/m² median means a typical 50 m² one-bedroom is offered around $90,000.

Barrio	New build, $/m² (low – median – high)	All listings, $/m² (low – median – high)	Δ month	Listings
Villa Morra	$1.513 – $1.834 – $2.044	$1.836 – $2.159 – $2.073	+1.7%	336
Las Lomas (incl. Carmelitas)	$1.425 – $1.779 – $2.738	$1.917 – $1.987 – $2.370	+1.0%	624
Ykua Satí	$1.241 – $1.870 – $2.994	$1.837 – $1.926 – $3.070	−2.6%	518
Recoleta	$1.364 – $1.600 – $2.754	$1.621 – $1.819 – $1.856	−0.7%	513
Mburucuyá	$1.491 – $1.824 – $2.344	$1.736 – $1.807 – $2.199	+1.8%	276
Molas López (corridor) † ‡	$1.241 – $1.796 – $2.511	no data found	—	8
Santísima Trinidad †	$1.241 – $1.429 – $2.345	$1.581 – $1.694 – $1.948	—	88
Mburicaó †	no data found	$1.864 – $1.938 – $2.081	—	63
Centro (Catedral) †	no data found	$1.264 – $1.290 – $1.290	—	84
San Vicente †	no data found	$1.175 – $1.100 – $1.472	—	120

† / ‡ — Carmelitas is not an official barrio; portals file it under Las Lomas. Molas López and Aviadores del Chaco are avenues, not barrios: listings along them are counted in the adjacent barrio, and the Molas López row is our own calculation across 8 under-construction projects on that corridor. Rows marked † have small samples; we withhold their monthly change as statistical noise.

$1.694/m² — TuLugar, portaalaggregatie, 2026-07: $1.694 · RIAL / Universidad Torcuato Di Tella + Zonaprop, 2025-03: $1.697 · Numbeo, crowdsourced, 2026-07: $1.747

Sources: tulugar.com · www.abc.com.py · www.lanacion.com.py · marketdata.com.py · www.numbeo.com · www.infocasas.com.py

Rental yields, gross to net

Median asking rents and asking prices per barrio and unit type (InfoCasas, July 2026). Gross yield = median rent × 12 ÷ median price in the same barrio and type; rent medians are mostly furnished, price medians mostly unfurnished, which flatters studio yields. † small sample or yield withheld.

In plain terms: gross yield is a year of rent divided by the purchase price, before any costs. It is the number advertisements like to quote. The worked example below shows what actually remains after costs and tax; that lower number is the one to compare with bonds or a savings account.

Barrio	Unit type	Monthly rent	Purchase price	Gross yield	n
Villa Morra	Studio	$664	$66.950	11.9%	21/21
Villa Morra	1 bedroom	$693	$86.350	9.6%	40/20
Villa Morra	2 bedrooms	$1.000	$150.000	8.0%	20/21
Villa Morra	3 bedrooms	$1.495	$333.821	5.4%	41/41
Recoleta †	Studio	$645	$52.675	14.7%	8/42
Recoleta	1 bedroom	$631	$68.890	11.0%	42/21
Recoleta	2 bedrooms	$913	$141.000	7.8%	42/39
Recoleta	3 bedrooms	$1.300	$192.500	8.1%	21/36
Carmelitas	Studio	$665	$82.000	9.7%	15/21
Carmelitas	1 bedroom	$700	$95.000	8.8%	21/21
Carmelitas	2 bedrooms	$1.100	$149.907	8.8%	20/21
Carmelitas	3 bedrooms	$1.700	$427.400	4.8%	21/21
Las Lomas	Studio	$650	$75.040	10.4%	21/21
Las Lomas	1 bedroom	$750	$90.000	10.0%	21/21
Las Lomas	2 bedrooms	$997	$160.000	7.5%	21/21
Las Lomas	3 bedrooms	$1.500	$357.350	5.0%	21/21
Ykua Satí †	Studio	$691	$64.044	13.0%	14/21
Ykua Satí	1 bedroom	$765	$95.000	9.7%	21/19
Ykua Satí	2 bedrooms	$1.100	$183.033	7.2%	21/19
Ykua Satí †	3 bedrooms	$1.800	$435.000	5.0%	21/17
Centro (Catedral) †	2 bedrooms	$665	$85.000	9.4%	11/18
Centro (Catedral) †	3 bedrooms	$715	—	—	7/4
Trinidad	1 bedroom	$748	$65.500	13.7%	26/41
Trinidad	2 bedrooms	$996	$135.500	8.8%	42/41
Trinidad †	3 bedrooms	$1.300	—	—	36/21

Worked example: gross to net (Villa Morra, furnished 1-bedroom, ~48 m²)

Gross annual rent (693 × 12)	$8,316
Purchase price (asking)	$86,350
Gross yield	9.6%
− vacancy 10% (own assumption; no published figure exists)	−$832
− management, 10% of collected rent	−$748
− building expenses ($1.5/m²/month × 48 m²)	−$864
− maintenance, 5% of annual rent	−$416
− INR non-resident tax, effectively 7.5% of collected rent	−$561
− property tax (impuesto inmobiliario, cadastral base)	−$390
Net annual income	$4,505
Net yield (incl. 4% buying costs and furniture)	≈ 4.8–5.2%

The honest headline: the widely quoted "7–12%" is a gross figure. After vacancy, management, building expenses, maintenance and the 15% non-resident tax (INR, charged on a deemed 50% base = 7.5% effective, no cost deduction allowed under Ley 6.380/2019 art. 75), realistic net for long lets in the better barrios is 4.5–6.5%. An independent calculation by The Wandering Investor lands on the same range. Residential lets also carry 5% VAT, billed to the tenant. Short lets: the ~$50 average daily rate is confirmed by four sources, but published occupancy ranges from 42% to 68% depending on provider, so we do not publish a short-let yield.

Sources: www.infocasas.com.py · impuestospy.com · www.dnit.gov.py · taxsummaries.pwc.com · www.nunbienesraices.com · airbtics.com · www.airdna.co

Delivery pipeline to 2030

Confirmed residential projects under construction or in pre-sale (en pozo) across Greater Asunción, counted per stated delivery year. Only projects with a published delivery year appear in the year table; the true pipeline is larger.

In plain terms: this is how many new apartments are scheduled to reach the market, per year. More new supply in the same place and year means more competition for tenants there. In our count, 2028 is the busiest delivery year.

Year	Units	Projects
2026	1.154 +12 ?	25
2027	1.015 +15 ?	25
2028	1.821 +10 ?	22
2029	670 +4 ?	7
2030	606	2
? (no data found)	3.208+	37

Barrio	Units	Projects
Las Lomas	1.075	14
Ykua Satí / Santa Teresa	828	8
Recoleta	809	15
Villa Morra	603	10
Trinidad / Mburucuyá	622	6
Luque	306	5
Los Laureles	351	1
Nueva Asunción	221	2
Las Mercedes	62	2
Centro	98	1

Counting rule: only projects with status en pozo or en construcción and a published delivery year enter the year table. 41 of the 81 dated projects publish no unit count, and another 37 confirmed projects (3,208+ units) publish no year at all, so the 5,266 dated units are a hard floor. Benchmark: consultancy Moebius counted 289 buildings and 21,000+ apartments under construction (Forbes Paraguay, Dec 2024) — our sourced dataset covers an estimated 35–45% of the unit pipeline. The often-quoted "60+ towers under construction" could not be traced to any primary source and does not appear here.

Sources: tulugar.com · www.infocasas.com.py · www.elinmobiliario.com.py · forbes.com.py · infonegocios.com.py · www.lanacion.com.py

Cite this data

Free to reuse with attribution (CC BY 4.0). Suggested citation:

Guaravia Research (2026-07). Asunción market data. https://www.guaravia.com/asuncion-market-data/

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