Aviadores corridor · Santa Teresa
Ycuá Satí, San Jorge, San Cristobal, Luis Alberto de Herrera, Herrera
2,069USD/m² median
1,7472,542
Listings
115
Median m²
80
Median price
USD 177k
Unfurn. rent
15.5 USD/m²
Gross yield
9.0%
Est. net yield
6.9%
◆ MPI Observatory
Apartment prices in Asunción, zone by zone
What sellers are asking per square meter in each zone of the city, based on an analysis of all apartment listings currently on the market in Asunción, updated every week. These are asking prices: they serve as an approximation of the market and may carry some margin of error.
Updated · October 16, 2026 · 519 sale listings and 28 unfurnished rentals analyzed
Median sale price
1,872USD/m²
Middle half: 1,600 – 2,194
Median apartment
71m²
Median price USD 127,000
Unfurnished rent
12.8USD/m²/mo
≈ USD 1,350 per month for the median unit
Est. net yield
6.1% per year
Gross 8.2% · net of fees, tax, vacancy and commission
◆ The six zones
Where asking prices are highest and lowest
The bar shows the range where the middle half of listings falls (25th to 75th percentile) and the dark mark is the median. All bars share one scale, so they can be compared at a glance. Rent is computed on unfurnished units only and shown when there are enough listings.
Common scale · 1,200 – 2,700 USD/m²
Villa Morra · Recoleta · Carmelitas
Manorá, Las Lomas (Carmelitas), Recoleta, Villa Morra, Mariscal Lopez, Bella Vista, Los Laureles, Tembetary
1,960USD/m² median
1,7522,245
Listings
177
Median m²
67
Median price
USD 128k
Unfurn. rent
14.6 USD/m²
Gross yield
9.0%
Est. net yield
6.8%
Jara · Mariscal Estigarribia · Las Mercedes · Ciudad Nueva
Mariscal Estigarribia, Jara, Las Mercedes, Bernardino Caballero, Ciudad Nueva, Pinozá, Virgen del Huerto
1,773USD/m² median
1,5002,045
Listings
65
Median m²
51
Median price
USD 113k
Unfurn. rent
—
Gross yield
—
Est. net yield
—
Mburucuyá · Madame Lynch · Ytay · Trinidad
Madame Lynch, Ytay, Santisima Trinidad, Mburucuyá, Virgen de la Asunción, Cañada del Ybyray, Loma Pytá, Mbocayaty, Zeballos Cue
1,714USD/m² median
1,4782,023
Listings
131
Median m²
73
Median price
USD 121k
Unfurn. rent
10.5 USD/m²
Gross yield
7.4%
Est. net yield
5.2%
Villa Aurelia · Hipódromo · South
San Pablo, Republicano, Salvador del Mundo, San José, San Vicente, Villa Aurelia, Vista Alegre
1,708USD/m² median
1,6261,860
Listings
16
Median m²
47.5
Median price
USD 83k
Unfurn. rent
—
Gross yield
—
Est. net yield
—
Historic center & Costanera
Catedral, General Díaz, Itá Enramada, La Catedral, La Encarnacion, Obrero, Ricardo Brugada, Sajonia, San Antonio, San Roque, Santa Librada, Tacumbu
1,372USD/m² median
1,2581,489
Listings
15
Median m²
72.2
Median price
USD 109k
Unfurn. rent
—
Gross yield
—
Est. net yield
—
◆ Rent
What it costs to rent a typical apartment
Monthly asking rent for unfurnished 1, 2 and 3-bedroom units (typical sizes: 30–75, 55–120 and 85–200 m²). A value is shown when there are at least 3 listings; guaraníes at the week's reference exchange rate (5,711 Gs/USD).
| Zone | 1 bedroom | 2 bedrooms | 3 bedrooms |
|---|---|---|---|
| Aviadores corridor · Santa Teresa | USD 735Gs 4,200,000 · 45 m² | USD 1,226Gs 7,000,000 · 90 m² | — |
| Villa Morra · Recoleta · Carmelitas | — | — | USD 1,300Gs 7,420,000 · 127 m² |
| Jara · Mariscal Estigarribia · Las Mercedes · Ciudad Nueva | — | — | — |
| Mburucuyá · Madame Lynch · Ytay · Trinidad | — | — | — |
| Villa Aurelia · Hipódromo · South | — | — | — |
| Historic center & Costanera | — | — | — |
| Asunción total | USD 727Gs 4,150,000 · 44 m² | USD 1,226Gs 7,000,000 · 90 m² | USD 1,600Gs 9,140,000 · 141 m² |
◆ Neighborhood by neighborhood
Price per m² in each neighborhood
Neighborhoods with at least 5 valid sale listings, sorted by price per m², highest to lowest. Gross yield appears when there are enough rental listings to compute it.
| Neighborhood | Zone | Listings | Median USD/m² | P25 – P75 | Median m² | Median price | Gross yield |
|---|---|---|---|---|---|---|---|
| Ycuá Satí | Aviadores corridor · Santa Teresa | 48 | 2,358 | 2,016 – 2,636 | 82 | USD 178,780 | 7.2% |
| San Jorge | Aviadores corridor · Santa Teresa | 22 | 2,184 | 2,003 – 2,678 | 87.5 | USD 190,700 | — |
| Manorá | Villa Morra · Recoleta · Carmelitas | 15 | 2,094 | 1,950 – 2,328 | 50.1 | USD 110,000 | — |
| Las Lomas (Carmelitas) | Villa Morra · Recoleta · Carmelitas | 74 | 2,030 | 1,810 – 2,309 | 87 | USD 164,500 | — |
| Madame Lynch | Mburucuyá · Madame Lynch · Ytay · Trinidad | 22 | 2,008 | 1,667 – 2,242 | 91.3 | USD 162,606 | — |
| Recoleta | Villa Morra · Recoleta · Carmelitas | 48 | 1,955 | 1,778 – 2,285 | 49 | USD 103,442 | — |
| Mariscal Estigarribia | Jara · Mariscal Estigarribia · Las Mercedes · Ciudad Nueva | 23 | 1,885 | 1,680 – 2,597 | 45 | USD 130,000 | — |
| Villa Morra | Villa Morra · Recoleta · Carmelitas | 17 | 1,883 | 1,751 – 2,202 | 72 | USD 127,474 | — |
| San Cristobal | Aviadores corridor · Santa Teresa | 16 | 1,881 | 1,700 – 2,438 | 90.2 | USD 168,025 | — |
| Jara | Jara · Mariscal Estigarribia · Las Mercedes · Ciudad Nueva | 21 | 1,880 | 1,500 – 2,045 | 55 | USD 113,000 | — |
| San Pablo | Villa Aurelia · Hipódromo · South | 8 | 1,854 | 1,689 – 2,032 | 30 | USD 59,733 | — |
| Ytay | Mburucuyá · Madame Lynch · Ytay · Trinidad | 7 | 1,800 | 1,496 – 1,839 | 38 | USD 75,000 | — |
| Santisima Trinidad | Mburucuyá · Madame Lynch · Ytay · Trinidad | 20 | 1,758 | 1,518 – 1,995 | 74 | USD 117,007 | — |
| Mariscal Lopez | Villa Morra · Recoleta · Carmelitas | 17 | 1,737 | 1,200 – 1,824 | 96 | USD 165,000 | — |
| Luis Alberto de Herrera | Aviadores corridor · Santa Teresa | 28 | 1,710 | 1,472 – 1,826 | 76.5 | USD 118,000 | — |
| Mburucuyá | Mburucuyá · Madame Lynch · Ytay · Trinidad | 60 | 1,657 | 1,442 – 2,032 | 80.5 | USD 127,490 | 7.1% |
| Virgen de la Asunción | Mburucuyá · Madame Lynch · Ytay · Trinidad | 10 | 1,527 | 1,321 – 1,992 | 30 | USD 58,540 | — |
| Las Mercedes | Jara · Mariscal Estigarribia · Las Mercedes · Ciudad Nueva | 15 | 1,508 | 1,451 – 1,756 | 51 | USD 74,600 | — |
◆ Method
How we compute it
Every week we analyze all apartment listings for sale and rent on the market in Asunción, clean them (removing duplicates, listings from other cities, and misreported areas or prices) and compute the median, the 25th and 75th percentiles and the number of listings per neighborhood and zone. The median keeps a handful of extreme listings from moving the number.
USD/m² is the asking price divided by the published area. Rent is computed on unfurnished units only; furnished units, which in Asunción ask more on average, are analyzed separately. Gross yield is the median monthly rent per m² times twelve, divided by the median sale price per m² of the same zone. Estimated net yield deducts an assumed USD 1.5/m² per month in building fees and USD 0.5/m² per month in property tax, one vacant month every sixteen and a commission of half a month's rent per year.
These are asking prices, not closing prices: the figures are an approximation of the market and may carry some margin of error. Zones are MasterPlan Investments' grouping of Asunción's official neighborhoods.
◆ Advisory
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