The Best Online Portals for Finding Real Estate in Arequipa (And How to Spot Red Flags)

As a licensed real estate broker specializing in Arequipa, I understand that the journey to purchasing property in Peru often begins online. For foreign investors and expats, these digital platforms offer an invaluable initial window into the local market. However, navigating these portals requires a discerning eye, robust due diligence, and a clear understanding of the unique legal landscape in Arequipa. This guide will walk you through the most effective online resources and, crucially, equip you with the knowledge to identify and avoid common red flags.

Top Online Portals for Real Estate in Arequipa

While there are numerous international real estate websites, the most effective platforms for finding properties specifically in Arequipa are typically those with a strong local presence or Peruvian focus.

Properati.pe: This is arguably one of the most comprehensive and user-friendly portals for real estate across Peru, including Arequipa. Properati aggregates listings from individual sellers, real estate agents, and developers. Its filtering options are robust, allowing you to narrow searches by price, property type, number of bedrooms, and specific districts (e.g., Yanahuara, Cayma, Selva Alegre, Miraflores, Cerro Colorado).
Adondevivir.com / Urbania.pe: These two portals are major players in the Peruvian online real estate market, often operating under the same group and offering substantial databases of properties. Similar to Properati, they provide detailed search filters and often feature high-quality images and descriptions. Together, they are essential stops for a thorough market overview.
MercadoLibre Inmuebles (MercadoLibre.com.pe/inmuebles): While primarily known as an e-commerce platform, MercadoLibre has a dedicated "Inmuebles" (Real Estate) section that is surprisingly active in Peru. You'll find a mix of private sellers and agents here. Listings can be less standardized than on dedicated real estate portals, but it can uncover properties not listed elsewhere.
Local Brokerage Websites: Many reputable Arequipa-based real estate agencies maintain their own websites with exclusive listings. While not a single "portal," conducting a Google search for "inmobiliarias Arequipa" (Arequipa real estate agencies) and exploring their individual sites can yield excellent results, often with more detailed information and direct contact with experienced professionals who understand the local market nuances.
Social Media Groups (Facebook Marketplace/Groups): While these can occasionally unearth unique opportunities, particularly for rentals or smaller sales, they come with a significant caveat. Listings are often informal, lack proper documentation, and are highly susceptible to scams. Use these platforms with extreme caution and never proceed without professional legal and real estate verification.

How to Effectively Use Online Portals

To maximize your online search, employ these strategies:

Refine Your Search Filters: Be specific about your desired district (e.g., Yanahuara or Cayma for established, higher-value properties with good infrastructure; Sachaca or Tiabaya for a more suburban, greener feel; Cerro Colorado for rapidly developing areas with diverse offerings), price range, property type (house, apartment, land), and key amenities.
Save Searches and Set Up Alerts: Most portals allow you to save your specific search criteria and receive email notifications when new properties matching your preferences are listed. This ensures you're among the first to see new opportunities.
Analyze Listing Quality: Pay close attention to the number and quality of photos, the detail in the description, and whether essential information (like the full address or land area) is provided. High-quality listings typically indicate a more professional seller or agent.
Initial Contact: When reaching out, be polite and professional. Ask for specific details not provided in the listing, such as the Partida Registral number (property registration number at S.U.N.A.R.P.), the full address, and confirmation of municipal tax payments. A reputable seller or agent should be willing to provide this information for serious inquiries.

Spotting Red Flags in Online Listings

This is where your due diligence begins. Many scams and problematic properties can be identified even before physical visits.

Unrealistically Low Prices: If a property in a desirable neighborhood like Yanahuara or Cayma is listed significantly below market value, it's almost certainly a scam or indicates a severe underlying legal issue. In Arequipa, a well-located, finished apartment in Yanahuara might typically range from $1,400-$2,000 USD per square meter, while a house in a prime area could be considerably higher. Be highly suspicious of anything dramatically lower.
Vague or Missing Information:
- No Specific Address: A common red flag. Legitimate sellers will provide at least a general location and the specific address upon serious inquiry.
- Lack of Partida Registral or S.U.N.A.R.P. Details: This is crucial. Every legally registered property in Peru has a unique Partida Registral (Registration Record) number at S.U.N.A.R.P. (National Superintendency of Public Registries). If a seller or agent cannot or will not provide this, walk away immediately. It is the cornerstone of legal ownership.
- Generic or Translated Descriptions: Watch out for descriptions that sound like they've been run through a poor online translator or are generic and lack specific details about the property or Arequipa's local context.
Poor Quality Photos or Stock Images: Blurry, few, or obviously stock photos are warning signs. Fraudsters often use images scraped from other listings or generic sources.
Demands for Upfront Payments/Deposits Before Viewing: Absolutely never agree to this. A legitimate agent or seller will not demand money before you've even seen the property and initiated due diligence. While earnest money (arras) is common in later stages of negotiation, it should only be paid after substantial due diligence and under a formal, legally reviewed agreement.
Seller/Agent Pushing for Hasty Decisions: Pressure tactics ("another buyer is about to sign," "limited-time offer") are common with fraudulent listings or problematic properties. Take your time, consult your legal counsel, and never rush into a decision.
Reluctance to Introduce You to an Independent Notary or Lawyer: A reputable real estate professional will encourage you to engage your own independent legal counsel and will be transparent about the notarization process, which is mandatory for property transfers in Peru. Any resistance to this is a major red flag.
Unexplained Gaps in Ownership History: While harder to spot online, if an agent is unusually vague about the property's history, it could indicate past legal disputes or unclear title.

Local Context & Warnings (Arequipa Specific)

Arequipa's unique legal and historical landscape adds specific layers of complexity.

S.U.N.A.R.P. Registration is Paramount: In Peru, true property ownership is established by registration at S.U.N.A.R.P. Any property presented without a clear, updated Partida Registral (which can be obtained and verified online or in person at the S.U.N.A.R.P. office in Arequipa, located in the historic center) is highly risky. Avoid "propiedades de posesión" (possession properties) that lack full legal title. These are often much cheaper, but they only grant rights to possession, not ownership, and can lead to endless legal battles, evictions, and financial loss.
Historic Center Properties (Centro Histórico): Arequipa's UNESCO World Heritage historic center offers beautiful properties, but they come with stringent regulations. Any modifications, renovations, or even changes in use (e.g., from residential to commercial) require specific permits from the Municipalidad Provincial de Arequipa and the Ministerio de Cultura. Be prepared for a longer, more complex process and potentially higher costs if you consider properties within this zone. Ensure the listing clearly states compliance or acknowledges these restrictions.
Property Boundaries and Encroachments: Online photos rarely show accurate property lines. It's not uncommon in Peru for properties, especially older ones or undeveloped land, to have boundary disputes or even slight encroachments from neighbors. A professional land survey (levantamiento topográfico) conducted by a qualified engineer after initial interest and before purchase is critical to confirm exact dimensions and boundaries.
Utility Connections and Zoning: Verify that properties have legal connections to essential public services: water (Sedapar), electricity (Seal), and sewage. For land, confirm the zoning (zonificación) (residential, commercial, industrial, agricultural) aligns with your investment plans. Online listings might not specify this, so direct inquiry and municipal verification are essential.
Neighborhood Nuances: While Yanahuara and Cayma are highly desirable for their safety, amenities, and established legal frameworks, offering a mix of modern apartments and traditional homes, areas further from the city center can present more informal developments and potential title issues. For example, Sachaca and Tiabaya offer a more rural-suburban feel with larger plots, while Miraflores and Mariano Melgar are more traditional, denser, and older central districts. Cerro Colorado is a very large, diverse district ranging from modern urbanizations to more informal settlements and industrial zones. Always research the specific sector (sub-neighborhood) of an online listing.

Your Next Steps After Identifying Potential Properties

Once you've identified promising properties online and filtered out the obvious red flags, your next steps must involve rigorous due diligence:

Engage a Local Real Estate Lawyer: This is non-negotiable. An independent Peruvian real estate lawyer, preferably one experienced with foreign investors in Arequipa, will conduct a comprehensive title search at S.U.N.A.R.P., verify the seller's identity, check for liens, encumbrances (e.g., mortgages, easements), or judicial orders, review municipal tax records (Impuesto Predial and Arbitrios), and draft all necessary contracts, including the Minuta (private contract) and the Escritura Pública (public deed).
Verify Seller's Identity: Ensure the seller listed matches the owner on the Partida Registral. For individuals, check their DNI (Peruvian ID) or passport. For companies, verify their RUC (tax ID) and legal representation.
Review the Partida Registral: Your lawyer will obtain this document, which details the property's complete legal history, current ownership, precise dimensions, and any legal burdens. This is the single most important document for proving legal ownership and ensuring a clear title.
Physical Inspection: Beyond the online photos, a thorough physical inspection with a professional (e.g., architect or engineer) is crucial. Look for structural integrity, quality of finishes, any unpermitted additions, and any discrepancies with the online description or the Partida Registral.
Financial Checks: Confirm that all municipal taxes (Impuesto Predial and Arbitrios) are up to date with the Municipalidad Provincial de Arequipa, and that all utility bills (electricity, water, internet) are paid. Outstanding debts for these services transfer with the property, becoming the buyer's responsibility.

Remember, property values in Arequipa are typically quoted in US Dollars (USD), but transactions are legally processed in Peruvian Soles (PEN) at the prevailing exchange rate on the day of the public deed signing at the notary. Be aware of the Alcabala, a transfer tax of 3% on the property value (minus 10 UIT, or approximately S/51,500 for 2024), paid by the buyer. The Unidad Impositiva Tributaria (UIT) for 2024 is S/5,150.

Online portals are excellent starting points for your Arequipa real estate journey, but they are just that – a starting point. Your success hinges on meticulous due diligence and the expert guidance of local professionals.

⚠️ Legal Notice: Consult a Local Lawyer. The information provided in this article is for general guidance only and does not constitute legal advice. Property law in Peru is complex and subject to change. It is imperative that you consult with a qualified, independent Peruvian real estate lawyer and a reputable real estate broker in Arequipa before making any property investment decisions.