{
 "peildatum": "2026-07",
 "sub_en": "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.",
 "sub_es": "Alquileres y precios de oferta medianos por barrio y tipo (InfoCasas, julio 2026). Rentabilidad bruta = alquiler mediano × 12 ÷ precio mediano del mismo barrio y tipo; los alquileres son mayormente amueblados y los precios sin amueblar, lo que favorece a los monoambientes. † muestra pequeña o rentabilidad omitida.",
 "sub_pt": "Aluguéis e preços de oferta medianos por bairro e tipo (InfoCasas, julho de 2026). Rentabilidade bruta = aluguel mediano × 12 ÷ preço mediano do mesmo bairro e tipo; os aluguéis são majoritariamente mobiliados e os preços sem mobília, o que favorece os studios. † amostra pequena ou rentabilidade omitida.",
 "sub_de": "Mediane Angebotsmieten und -preise nach Viertel und Einheitstyp (InfoCasas, Juli 2026). Bruttorendite = Medianmiete × 12 ÷ Medianpreis in demselben Viertel und Typ; die Mieten sind überwiegend möbliert, die Kaufpreise unmöbliert, was Studio-Renditen schmeichelt. † kleine Stichprobe oder Rendite zurückgehalten.",
 "sub_nl": "Mediane vraaghuren en vraagprijzen per wijk en unittype (InfoCasas, juli 2026). Brutorendement = mediaanhuur × 12 ÷ mediaanprijs binnen dezelfde wijk en hetzelfde type; de huren zijn overwegend gemeubeld en de koopprijzen ongemeubeld, wat studio-rendementen flatteert. † kleine steekproef of rendement weggelaten.",
 "sub_fr": "Loyers et prix médians affichés par quartier et type d'unité (InfoCasas, juillet 2026). Rendement brut = loyer médian × 12 ÷ prix médian du même quartier et type ; les loyers sont surtout meublés et les prix non meublés, ce qui flatte les studios. † petit échantillon ou rendement omis.",
 "huur": [
  {"barrio":"Villa Morra","type":"studio","huur_usd":664,"koopprijs_usd":66950,"bruto_pct":11.9,"n":"21/21","klein":false},
  {"barrio":"Villa Morra","type":"1","huur_usd":693,"koopprijs_usd":86350,"bruto_pct":9.6,"n":"40/20","klein":false},
  {"barrio":"Villa Morra","type":"2","huur_usd":1000,"koopprijs_usd":150000,"bruto_pct":8.0,"n":"20/21","klein":false},
  {"barrio":"Villa Morra","type":"3","huur_usd":1495,"koopprijs_usd":333821,"bruto_pct":5.4,"n":"41/41","klein":false},
  {"barrio":"Recoleta","type":"studio","huur_usd":645,"koopprijs_usd":52675,"bruto_pct":14.7,"n":"8/42","klein":true},
  {"barrio":"Recoleta","type":"1","huur_usd":631,"koopprijs_usd":68890,"bruto_pct":11.0,"n":"42/21","klein":false},
  {"barrio":"Recoleta","type":"2","huur_usd":913,"koopprijs_usd":141000,"bruto_pct":7.8,"n":"42/39","klein":false},
  {"barrio":"Recoleta","type":"3","huur_usd":1300,"koopprijs_usd":192500,"bruto_pct":8.1,"n":"21/36","klein":false},
  {"barrio":"Carmelitas","type":"studio","huur_usd":665,"koopprijs_usd":82000,"bruto_pct":9.7,"n":"15/21","klein":false},
  {"barrio":"Carmelitas","type":"1","huur_usd":700,"koopprijs_usd":95000,"bruto_pct":8.8,"n":"21/21","klein":false},
  {"barrio":"Carmelitas","type":"2","huur_usd":1100,"koopprijs_usd":149907,"bruto_pct":8.8,"n":"20/21","klein":false},
  {"barrio":"Carmelitas","type":"3","huur_usd":1700,"koopprijs_usd":427400,"bruto_pct":4.8,"n":"21/21","klein":false},
  {"barrio":"Las Lomas","type":"studio","huur_usd":650,"koopprijs_usd":75040,"bruto_pct":10.4,"n":"21/21","klein":false},
  {"barrio":"Las Lomas","type":"1","huur_usd":750,"koopprijs_usd":90000,"bruto_pct":10.0,"n":"21/21","klein":false},
  {"barrio":"Las Lomas","type":"2","huur_usd":997,"koopprijs_usd":160000,"bruto_pct":7.5,"n":"21/21","klein":false},
  {"barrio":"Las Lomas","type":"3","huur_usd":1500,"koopprijs_usd":357350,"bruto_pct":5.0,"n":"21/21","klein":false},
  {"barrio":"Ykua Satí","type":"studio","huur_usd":691,"koopprijs_usd":64044,"bruto_pct":13.0,"n":"14/21","klein":true},
  {"barrio":"Ykua Satí","type":"1","huur_usd":765,"koopprijs_usd":95000,"bruto_pct":9.7,"n":"21/19","klein":false},
  {"barrio":"Ykua Satí","type":"2","huur_usd":1100,"koopprijs_usd":183033,"bruto_pct":7.2,"n":"21/19","klein":false},
  {"barrio":"Ykua Satí","type":"3","huur_usd":1800,"koopprijs_usd":435000,"bruto_pct":5.0,"n":"21/17","klein":true},
  {"barrio":"Centro (Catedral)","type":"2","huur_usd":665,"koopprijs_usd":85000,"bruto_pct":9.4,"n":"11/18","klein":true},
  {"barrio":"Centro (Catedral)","type":"3","huur_usd":715,"koopprijs_usd":null,"bruto_pct":null,"n":"7/4","klein":true},
  {"barrio":"Trinidad","type":"1","huur_usd":748,"koopprijs_usd":65500,"bruto_pct":13.7,"n":"26/41","klein":false},
  {"barrio":"Trinidad","type":"2","huur_usd":996,"koopprijs_usd":135500,"bruto_pct":8.8,"n":"42/41","klein":false},
  {"barrio":"Trinidad","type":"3","huur_usd":1300,"koopprijs_usd":null,"bruto_pct":null,"n":"36/21","klein":true}
 ],
 "voorbeeld": {
  "titel_en":"Worked example: gross to net (Villa Morra, furnished 1-bedroom, ~48 m²)",
  "titel_es":"Ejemplo desarrollado: de bruta a neta (Villa Morra, 1 dormitorio amueblado, ~48 m²)",
  "titel_pt":"Exemplo desenvolvido: de bruta a líquida (Villa Morra, 1 quarto mobiliado, ~48 m²)",
  "titel_de":"Durchgerechnetes Beispiel: brutto zu netto (Villa Morra, möbliertes 1-Zimmer-Apartment, ~48 m²)",
  "titel_nl":"Uitgewerkt voorbeeld: van bruto naar netto (Villa Morra, gemeubelde 1-slaapkamer, ~48 m²)",
  "titel_fr":"Exemple détaillé : du brut au net (Villa Morra, 1 chambre meublé, ~48 m²)",
  "rijen": [
   {"en":"Gross annual rent (693 × 12)","es":"Alquiler anual bruto (693 × 12)","pt":"Aluguel anual bruto (693 × 12)","de":"Bruttojahresmiete (693 × 12)","nl":"Bruto jaarhuur (693 × 12)","fr":"Loyer annuel brut (693 × 12)","v":"$8,316"},
   {"en":"Purchase price (asking)","es":"Precio de compra (oferta)","pt":"Preço de compra (oferta)","de":"Kaufpreis (Angebot)","nl":"Koopprijs (vraagprijs)","fr":"Prix d'achat (affiché)","v":"$86,350"},
   {"en":"Gross yield","es":"Rentabilidad bruta","pt":"Rentabilidade bruta","de":"Bruttorendite","nl":"Brutorendement","fr":"Rendement brut","v":"9.6%","b":true},
   {"en":"− vacancy 10% (own assumption; no published figure exists)","es":"− vacancia 10% (supuesto propio; no existe cifra publicada)","pt":"− vacância 10% (premissa própria; não existe número publicado)","de":"− Leerstand 10 % (eigene Annahme; keine veröffentlichte Zahl)","nl":"− leegstand 10% (eigen aanname; geen gepubliceerd cijfer)","fr":"− vacance 10 % (hypothèse propre ; aucun chiffre publié)","v":"−$832"},
   {"en":"− management, 10% of collected rent","es":"− administración, 10% del alquiler cobrado","pt":"− administração, 10% do aluguel recebido","de":"− Verwaltung, 10 % der vereinnahmten Miete","nl":"− beheer, 10% van de geïnde huur","fr":"− gestion, 10 % du loyer perçu","v":"−$748"},
   {"en":"− building expenses ($1.5/m²/month × 48 m²)","es":"− expensas ($1,5/m²/mes × 48 m²)","pt":"− condomínio ($1,5/m²/mês × 48 m²)","de":"− Hausgeld (1,5 $/m²/Monat × 48 m²)","nl":"− expensas ($1,5/m²/maand × 48 m²)","fr":"− charges (1,5 $/m²/mois × 48 m²)","v":"−$864"},
   {"en":"− maintenance, 5% of annual rent","es":"− mantenimiento, 5% del alquiler anual","pt":"− manutenção, 5% do aluguel anual","de":"− Instandhaltung, 5 % der Jahresmiete","nl":"− onderhoud, 5% van de jaarhuur","fr":"− entretien, 5 % du loyer annuel","v":"−$416"},
   {"en":"− INR non-resident tax, effectively 7.5% of collected rent","es":"− INR no residente, efectivamente 7,5% del alquiler cobrado","pt":"− INR não residente, efetivamente 7,5% do aluguel recebido","de":"− INR-Steuer für Nichtansässige, effektiv 7,5 % der Miete","nl":"− INR-belasting niet-resident, effectief 7,5% van de geïnde huur","fr":"− impôt INR non-résident, effectivement 7,5 % du loyer perçu","v":"−$561"},
   {"en":"− property tax (impuesto inmobiliario, cadastral base)","es":"− impuesto inmobiliario (base fiscal)","pt":"− imposto imobiliário (base cadastral)","de":"− Grundsteuer (Katasterbasis)","nl":"− onroerendgoedbelasting (kadastrale basis)","fr":"− impôt foncier (base cadastrale)","v":"−$390"},
   {"en":"Net annual income","es":"Ingreso neto anual","pt":"Renda líquida anual","de":"Nettojahresertrag","nl":"Netto jaarinkomen","fr":"Revenu net annuel","v":"$4,505","b":true},
   {"en":"Net yield (incl. 4% buying costs and furniture)","es":"Rentabilidad neta (incl. 4% de costos de compra y mobiliario)","pt":"Rentabilidade líquida (incl. 4% de custos de compra e mobília)","de":"Nettorendite (inkl. 4 % Kaufnebenkosten und Möblierung)","nl":"Nettorendement (incl. 4% aankoopkosten en meubilair)","fr":"Rendement net (avec 4 % de frais d'achat et mobilier)","v":"≈ 4.8–5.2%","b":true}
  ]
 },
 "kosten_note_en": "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.",
 "kosten_note_es": "La conclusión honesta: el \"7–12%\" que circula es bruto. Tras vacancia, administración, expensas, mantenimiento y el impuesto de no residentes (INR: 15% sobre una base ficta del 50% = 7,5% efectivo, sin deducción de gastos según la Ley 6.380/2019 art. 75), la rentabilidad neta realista en alquiler de largo plazo en los mejores barrios es del 4,5–6,5%. Un cálculo independiente de The Wandering Investor llega al mismo rango. La vivienda alquilada además lleva IVA del 5%, facturado al inquilino. Alquiler corto: la tarifa diaria de ~$50 está confirmada por cuatro fuentes, pero la ocupación publicada va del 42% al 68% según el proveedor, así que no publicamos una rentabilidad de alquiler corto.",
 "kosten_note_pt": "A conclusão honesta: o \"7–12%\" que circula é bruto. Depois de vacância, administração, condomínio, manutenção e o imposto de não residentes (INR: 15% sobre base presumida de 50% = 7,5% efetivo, sem dedução de despesas pela Lei 6.380/2019 art. 75), a rentabilidade líquida realista em locação de longo prazo nos melhores bairros é de 4,5–6,5%. Um cálculo independente do The Wandering Investor chega à mesma faixa. Moradia alugada ainda tem IVA de 5%, faturado ao inquilino. Locação curta: a diária média de ~$50 é confirmada por quatro fontes, mas a ocupação publicada varia de 42% a 68% conforme o provedor, então não publicamos rentabilidade de curta temporada.",
 "kosten_note_de": "Die ehrliche Schlagzeile: die vielzitierten \"7–12 %\" sind brutto. Nach Leerstand, Verwaltung, Hausgeld, Instandhaltung und der Steuer für Nichtansässige (INR: 15 % auf eine fingierte 50-%-Basis = 7,5 % effektiv, ohne Kostenabzug nach Ley 6.380/2019 Art. 75) liegt die realistische Nettorendite bei Langzeitvermietung in den besseren Vierteln bei 4,5–6,5 %. Eine unabhängige Rechnung von The Wandering Investor kommt auf dieselbe Spanne. Wohnvermietung trägt zudem 5 % Mehrwertsteuer, die dem Mieter berechnet wird. Kurzzeitvermietung: die mittlere Tagesrate von ~50 $ ist vierfach bestätigt, die veröffentlichte Auslastung reicht aber je nach Anbieter von 42 % bis 68 %, daher veröffentlichen wir keine Kurzzeit-Rendite.",
 "kosten_note_nl": "De eerlijke kop: de veel geciteerde \"7–12%\" is bruto. Na leegstand, beheer, expensas, onderhoud en de belasting voor niet-residenten (INR: 15% op een forfaitaire grondslag van 50% = 7,5% effectief, zonder kostenaftrek volgens Ley 6.380/2019 art. 75) is een realistisch nettorendement bij lange verhuur in de betere wijken 4,5–6,5%. Een onafhankelijke berekening van The Wandering Investor komt op dezelfde bandbreedte uit. Woningverhuur draagt ook 5% btw, gefactureerd aan de huurder. Korte verhuur: het gemiddelde dagtarief van ~$50 is viervoudig bevestigd, maar de gepubliceerde bezetting loopt per aanbieder van 42% tot 68%, dus publiceren we geen kortverhuurrendement.",
 "kosten_note_fr": "La conclusion honnête : le \"7–12 %\" qui circule est un chiffre brut. Après vacance, gestion, charges, entretien et l'impôt des non-résidents (INR : 15 % sur une base forfaitaire de 50 % = 7,5 % effectif, sans déduction de frais selon la loi 6.380/2019 art. 75), le rendement net réaliste en location longue durée dans les meilleurs quartiers est de 4,5–6,5 %. Un calcul indépendant de The Wandering Investor aboutit à la même fourchette. La location résidentielle porte aussi une TVA de 5 %, facturée au locataire. Location courte : le tarif journalier moyen d'environ 50 $ est confirmé par quatre sources, mais l'occupation publiée varie de 42 % à 68 % selon le fournisseur, nous ne publions donc pas de rendement courte durée.",
 "algemene_bronnen": [
  "https://www.infocasas.com.py/alquiler/departamentos/asuncion",
  "https://impuestospy.com/impuestos/ley-n-6380-2019-7/",
  "https://www.dnit.gov.py/documents/44828/0/Presentaci%C3%B3n+INR.pdf",
  "https://taxsummaries.pwc.com/paraguay/corporate/withholding-taxes",
  "https://www.nunbienesraices.com/impuestos-gastos-inmuebles-paraguay/",
  "https://airbtics.com/annual-airbnb-revenue-in-asuncion-paraguay/",
  "https://www.airdna.co/vacation-rental-data/app/py/default/asuncion/overview"
 ]
}