SpanishSpeakingPractice🇵🇪 Peru guide

Renting an apartment in Peru

Miraflores and Barranco rentals — the Spanish you'll actually use.

Lima's expat-friendly rental market lives mostly on Urbania, AdondeVivir and Facebook groups. Direct-from-owner is common, and a calm WhatsApp introduction in Spanish gets you ahead of the queue.

The two phrases that come up every conversation: 'mantenimiento' (HOA, ~$50–$150 USD/month in Miraflores) and 'garantía' (deposit, usually one month). Most owners ask for two months upfront — one rent, one deposit.

Vocabulary

SpanishEnglish
departamento / depaapartment
alquilerrent
propietario / dueñoowner / landlord
inmobiliariareal estate agency
garantíasecurity deposit (usually one month)
mantenimientoHOA fees
amoblado / sin amoblarfurnished / unfurnished
servicios incluidosutilities included
luz, agua, gaselectricity, water, gas
cocheraparking spot
depósitodeposit
contrato anualyearly contract
agendar visitaschedule a viewing
fiadorguarantor

Real dialogues

Practice both sides out loud.

First WhatsApp to the owner

Furnished 1-bed in Miraflores.

  • You

    Buenas tardes, vi su anuncio del depa en Miraflores. ¿Sigue disponible?

    Good afternoon, I saw your listing in Miraflores. Is it still available?

  • Dueño

    Sí, todavía. ¿Para cuándo lo necesitarías?

    Yes, still. When do you need it?

  • You

    A partir del 15. ¿Está amoblado y qué servicios incluye?

    From the 15th. Is it furnished, and what utilities are included?

  • Dueño

    Amoblado completo. Incluye internet y agua. Luz va aparte.

    Fully furnished. Includes internet and water. Electricity separately.

  • You

    Bacán. ¿Pide fiador o solo dos meses de garantía?

    Cool. Do you need a guarantor or just two months deposit?

  • Dueño

    Para extranjeros, dos meses de garantía y comprobante de ingresos.

    For foreigners, two months deposit and proof of income.

At the viewing

You like the place and want to negotiate.

  • You

    Me gustó mucho. ¿Hay algo de flexibilidad con el alquiler si firmo por un año?

    I really liked it. Any flexibility on rent if I sign for a year?

  • Dueño

    Si firmas por un año, te puedo bajar cien soles.

    If you sign for a year, I can drop 100 soles.

  • You

    Me parece justo. ¿El mantenimiento cuánto es?

    Sounds fair. How much is the HOA?

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Peru local tips

Foreigners: payslips beat fiador

Most Lima landlords waive the fiador requirement if you show 3 recent payslips or bank statements.

Miraflores vs Barranco vs San Isidro

Miraflores is the safest beginner area, Barranco is bohemian and walkable, San Isidro is corporate and quiet. Pick before you search.

Always ask about water and electricity reliability

Older buildings in Barranco can have low water pressure on upper floors. Ask: '¿hay buena presión de agua en este piso?'

Practice prompts

  1. 01Send a 30-second voice note introducing yourself and asking 3 questions: amoblado, servicios, garantía.
  2. 02Negotiate 100 soles off in exchange for a yearly contract.
  3. 03Explain you don't have a Peruvian fiador but can show 3 payslips.

FAQs

How much does a 1-bed in Miraflores cost?

As of 2026, a furnished 1-bed in Miraflores ranges from $700–$1,400 USD depending on building, view and amenities. Barranco is 10–20% cheaper.

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