Apartment Hunting in Paraguay – What to Expect as An Expat

Introduction

You’ve decided to make the move full-time to Paraguay… congrats! Apartment hunting in Paraguay is both an exciting, although sometimes challenging, experience.

Having rented apartments in both major cities of the country (Asunción and Ciudad del Este), I’ve learned a lot about what to expect as a renter in Paraguay.

From navigating online listings (beware!) to dealing with landlords and understanding rental agreements, and everything in between. Whether you’re an expat, a digital nomad, or just moving to Paraguay for a fresh start, apartment hunting here is a unique process here that requires a mix of patience, negotiation skills, and local knowledge.

In this guide, I’ll share my firsthand experiences of searching for apartments in both Asunción and Ciudad del Este, what you can expect from your own experience of apartment hunting, and practical tips to help you find your perfect apartment in Paraguay.

The Best Cities in Paraguay

Paraguay offers a variety of housing options, depending on your lifestyle, budget, and preferred location. After living and renting in both Asunción and Ciudad del Este, I’ve seen how different these two cities can be when it comes to apartment hunting.

Here are some of the main differences I noticed between the two cities:

Asunción: The Capital of Paraguay with the Most Selection

Asunción is the economic and cultural hub of Paraguay, and it easily has the most diverse range of apartments available. Here are some of the best neighborhoods to consider for foreigners:

• Villa Morra – One of the most upscale areas with modern apartments, shopping malls, and great restaurants. Ideal for expats and professionals. In this area you will find one of the major malls in the city, Shopping Mariscal.
• Carmelitas – Similar to Villa Morra but slightly quieter. A great choice if you want to be near the action without the noise. The major malls, Shopping Del Sol and Paseo Galleria, are located here.
• Recoleta – A mix of residential and commercial spaces, with more affordable rental options. This area is the area next to Villa Morra.
• San Vicente – A more local and budget-friendly neighborhood, still well-connected to the city center.
• Lambaré – Located slightly outside of the main city of Asuncion, Lambaré offers larger apartments at lower prices.

Renting in Asunción means you often have access to modern high-rise buildings, front desk security, and amenities like a gym and pool, but prices vary widely based on location and amenities.

If you’re looking for a fully furnished apartment with a gym and pool, expect to pay more than for a basic, unfurnished unit. I will go into more detail on this later in the article.

Ciudad del Este: Growing, but Affordable

Ciudad del Este, Paraguay’s second-largest city, is a completely different experience. Located on the border with Brazil, in the city of Foz de Iguzau, this city is known for its commercial activity, lower cost of living, and more informal housing market.

Some key things to consider for Ciudad del Este:

• Rental prices are cheaper than in Asunción, even for centrally located apartments.
• Many landlords prefer cash payments and might not require formal contracts.
• Neighborhoods like Área 1 and Barrio Boquerón offer good rental options near shopping areas.
• Since the city is a major hub for trade, it is easier to find short-term rentals catering to business travelers.

While Ciudad del Este has fewer high-end apartment buildings than Asunción, it’s still possible to find modern, secure apartments at a fraction of the cost.

The downside? The city can feel chaotic, is quite a bit dirtier than Asuncion (especially in the center), and you need to be careful when selecting a housing location due to varying levels of infrastructure and security in the city.

A common question I get asked… is Paraguay safe? I wrote a full report on whether I think Paraguay is a safe country to live in as a foreigner… and spoiler alert, I think its safer than most Western countries!

Asuncion vs Ciudad Del Este

I personally didn’t enjoy living in Ciudad del Este nearly as much as in Asuncion. You can read our article on the best things to do in Ciudad del Este here, however I would highly recommend visiting both cities before making your final decision.

In Asuncion, you will find nicer areas to live in (that most of the foreigners opt to live in!), better and newer buildings, often with a pool, gym, and 24-hour security, and an overall better quality of living.

While I lived in Ciudad del Este for over 6 months, I would only recommend staying in areas like Area 1 or 2, and not veering outside those areas, especially at night. I felt much more unsafe living in Ciudad del Este than I do in Asuncion, as CDE is much smaller, dirtier, and rougher around the edges.

If you want to read the full breakdown, here is my full report on living in Asuncion and Paraguay in general as a foreigner. Take from it what you will…

Below you can find a walking tour of a residential barrio (neighbourhood) in Asuncion, called Villa Aurelia. There are more homes and less apartments here currently, but it is a very green, open area, with nice homes for rent (usually around 2K USD per month).

Below, you will see a walking tour video of Ciudad del Este. This is the downtown area and not the residental barrios, however you will see the city is much dirtier and more built for commerce than Asuncion. Let me know in the comments below which city seems more your style.

Other Cities Worth Considering

While Asunción and Ciudad del Este are the most popular choices, there are other cities in Paraguay that also have great apartment options. I will note that these cities are smaller, and thus wont have the same level of infrastructure or expat community. Asuncion easily takes the cake for this one.

• Encarnación – A beautiful city on the Paraná River with modern developments and a relaxed vibe.
• Luque – A fast-growing suburb of Asunción with newer apartment complexes.
• San Lorenzo – A university town with affordable rental prices, also just outside of Asuncion.

I wouldn’t recommend the cities on the outskirts of Asuncion quite as much, such as Luque or San Lorenzo, simply because of the fact that they are quite dirt and still developing. You wont find any new builds, malls, restaurants or bars here. It will mostly just be local street restaurants and shops.

No matter which city you choose, apartment hunting in Paraguay is a process that requires a mix of research, patience, and good negotiation skills (and Spanish!). In the next section, I’ll break down the best ways to find rental listings and navigate the Paraguayan rental market.

How to: Apartment Hunting in Paraguay

When I first started apartment hunting in Paraguay, I quickly realized that the process is quite different from what I was used to in other countries. While some apartments are listed online, a lot of the best deals are still found through word of mouth or local connections.

Here are the main ways I’ve successfully found rental apartments in Asunción and Ciudad del Este.

Online Listings

Unlike in North America or Europe, Paraguay doesn’t have a dominant online rental platform like Zillow or Craigslist. However, there are a few useful websites:

• Clasipar (www.clasipar.com) – One of the biggest classified ad sites in Paraguay, including rentals.
• InfoCasas (www.infocasas.com.py) – Has a more professional selection of apartments, though mainly higher-end properties.
• Facebook Marketplace – This is where I found some of the best rental deals. Many landlords and agents post listings here, but you have to be quick since good apartments go fast.
• Local Facebook Groups – Groups like “Expats in Paraguay” or “Alquileres en Asunción” are great for finding rentals and getting recommendations.

Be aware of unofficial listing platforms like Facebook Marketplace, wrong prices are often displayed to entice the user, however ,when you get in a conversation with the agent, they will tell you the real price.

Another common scheme in Paraguay is that agents will post a clean, nice, luxury, apartment or home on Marketplace, with a good listing price. Once you enquire, they say the apartment is taken but they have other listings for you to view. Most agents will do this.

Real Estate Agents (Inmobiliarias)

In most cities in Paraguay, like Asunción and Ciudad del Este, real estate agents (inmobiliarias) can help you find an apartment. Some key things to know:

• They often charge a fee (usually equivalent to half a months rent for you, and the owner of the apartment also pays them half a month rent – so they make a full months rent in commission).
• Many agents work directly with landlords, so they may have access to rentals not listed online.
• The quality of service varies—some agents are very professional, while others do not respond quickly.

If you go this route, it’s best to find an English-speaking agent (if your Spanish isn’t strong) and be clear about your budget and requirements from the beginning.

I have an excellent agent, who after dealing with countless agents who don’t respond or ghost you after showings, is reliable. They speak fluent English and have been in the real estate market in Asuncion for over a decade. Reach out to us on our contact page for more info or if you would like an introduction.

Not Using an Agent

This is a long and tedious way to find a new rental, but it may save you the half month commission.

Many apartments aren’t listed online, and landlords will just put up a “Se Alquila” (For Rent) sign with a phone number. If you’re in Asunción or Ciudad del Este, walking around your preferred neighborhood and calling numbers can lead to some of the best deals.

Of course, for this method to work, you need to speak fluent Spanish. It’s best if you have a local accent, so the landlords won’t catch on that you are a foreigner and try to charge you more. Trust me, this does happen.

Check out some of the top hotels to stay during your apartment hunt in Asuncion below:

Rental Prices and What to Expect in 2025

Rental prices in Paraguay vary depending on the city, neighborhood, and type of apartment you’re looking for. Here’s what I’ve learned from my experience renting in Asunción and Ciudad del Este.

Average Rental Prices

While prices can fluctuate while apartment hunting in Paraguay, here’s a general idea of what you can expect:

• Asunción (High-End Neighborhoods – Villa Morra, Carmelitas, Recoleta)
  • 1-bedroom apartment: $400–$700 USD/month
  • 2-bedroom apartment: $600–$1,200 USD/month
  • Luxury apartments with amenities: $1,000+ USD/month
• Asunción (Affordable Areas – San Vicente, Lambaré, Fernando de la Mora)
  • 1-bedroom apartment: $250–$400 USD/month
  • 2-bedroom apartment: $350–$700 USD/month
• Ciudad del Este
  • 1-bedroom apartment: $200–$400 USD/month
  • 2-bedroom apartment: $300–$600 USD/month
  • Luxury apartments in prime areas: $600+ USD/month

Security Deposits and Lease Agreements

• Most landlords require a security deposit (usually one month’s rent).
• Some landlords ask for a guarantor (garante), which can be tricky if you’re a foreigner without local family or employer ties. The guarantor should be a Paraguayan citizen, who can make the rental payments for you if you cant.
• Lease lengths vary—1-year contracts are standard, but depending on the landlords, typically a minimum of 6 month agreement can be worked out.

Check out some of my top-recommended hotels to stay in while you are apartment hunting in Paraguay:

Hub Hotel Asuncion

Wyndham Dazzler Hotel

Factoria Hotel

Utilities and Additional Costs

• Electricity: Usually not included in rent. This can be expensive in summer due to AC usage – it gets hot in Paraguay in the summer (and even sometimes in the winter).
• Water: Usually included, but worth checking.
• Internet: Most buildings don’t provide internet, so you’ll need to set it up separately.
• Building fees (Expensas): Some apartments (especially in high-rises) charge monthly maintenance fees for security, cleaning, and amenities. These fees are usually included in the monthly rent.
• VAT: Vat is 10% in Paraguay, and all landlords pay VAT in their rental price. The VAT is usually included in your monthly rental price, but be sure to check this with the owner beforehand, as sometimes it isn’t.

If you are ready to throw in the towel and come on down to Paraguay, but are still unsure what the prices are like, be sure to read the full supermarket pricing report here. You can also watch the video below to see what to expect from supermarkets in Paraguay.

The Full Rental Process

Once I found a few promising apartments during my apartment hunting in Asuncion (I used my reliable real estate agent to help in this entire process… it saved hours!), I had to navigate the rental process.

Here’s what the process typically looks like:

Step 1: Contacting the Landlord or Agent

If you find a listing online, on Facebook Marketplace, or through a real estate agent, the next step is to reach out via WhatsApp. Almost everyone in Paraguay communicates through WhatsApp rather than email or phone calls. Some landlords are quick to respond, while others might take a few days.

If you’re calling numbers from “Se Alquila” signs, be prepared to speak full Spanish. Many landlords don’t speak English.

Step 2: Apartment Visits and Inspections

Once your visit is scheduled, make sure to check:

• Water pressure and plumbing – Some buildings have weak water flow or issues with hot water.
• Electric outlets and appliances – Older buildings sometimes have unstable wiring, which can be a problem if you rely on electronics.
• Security and neighborhood – I always visit during the day and at night to get a sense of safety.
• Noise levels – Some streets can be very busy, and thin walls in apartments mean you might hear your neighbors often.

Step 3: Negotiating the Rent

Unlike in some countries where rental prices are fixed, in Paraguay, there’s often room for negotiation. I’ve had landlords drop the price by $50–$100 if you offer to pay several months upfront or sign a longer lease.

I wouldn’t always advise to pay for multiple months at once with a landlord, due to the fact that if something breaks, they likely wont have any incentive to fix it, or at least to do so quickly. And I can certainly say that most landlords are not very on the ball with getting things done quickly in Paraguay.

Step 4: Signing the Lease

Lease agreements (contratos de alquiler) are typically written in Spanish, and I highly recommend reading through everything carefully. The main things to check include:

• Duration of the contract (standard is 1 year, but some landlords offer 6 months or month-to-month).
• What’s included in the rent (water, internet, building fees, etc.).
• Deposit amount and refund policy (some landlords are slow to return deposits). Make sure you have a specific day amount in the contract.

Step 5: Moving In

Congrats, your apartment hunting in Paraguay journey is almost complete! Once the lease is signed, confirm a move-in date and check if you need to set up any utilities. Some apartments come fully furnished, while others require buying everything from scratch.

If you need to set up internet yourself (this will always be the case if you are renting an unfurnished apartment, and sometimes the case if the unit is furnished), you will need to visit one of the major telecom companies in Paraguay. There are three major companies, being Tigo, Claro, and Personal.

Tigo usually has good service, but they can easily take days if not weeks to come install your router. Personal usually offers a same day or next day setup.

My Final Thoughts on Apartment Hunting in Paraguay

After renting multiple apartments in Paraguay, I’ve learned that the process requires patience, flexibility, and a bit of local knowledge. Its best to rent an Airbnb for at least 2-3 weeks if its your first real visit to Paraguay, to get a feel for the barrios that you like most.

Asuncion is a very spread out city, so keep in mind that you will likely not be able to walk between neighbourhoods (plus, the heat!), so you will need to use Uber or Bolt to get between destinations.

If you’re moving to Paraguay for the first time, I recommend renting before buying so you can get a feel for the local real estate market, and see if buying is something you want in Paraguay. The buying market is an entirely different ballgame, and not always the best decision. Let me know in the comments below if you would like to hear more about the buying market in Paraguay.

Reach out to me if you would like to get in touch with my reliable English speaking real estate agent to get your rental process started.

Read More on Living in Paraguay: Apartment Hunting in Paraguay – What to Expect as An Expat

• When is the best time visit Paraguay? Here’s your full guide for when to visit
• Food Prices in Paraguay and What To Expect Grocery Shopping
• What is the Currency of Paraguay and What’s It Worth? Here’s the full breakdown
• Living in Paraguay? Is it really worth it?
• Full Guide to the Ins and Outs of Getting Residency in Paraguay
• My 16-Hour Sleeper Bus Experience from Brazil to Paraguay

FAQ: Apartment Hunting in Paraguay

1. Is it easy for foreigners to rent an apartment in Paraguay?

Yes, but it helps to speak some Spanish or have a local contact assist you. Most landlords don’t require a residency permit, and many will rent to foreigners as long as you can pay. However, some may ask for a local guarantor (garantía), though this can often be negotiated.

2. What’s the best way to go about apartment hunting in Paraguay?

From my experience, the best ways to find apartments are:

• Facebook Marketplace – The most active place for listings, but you’ll need to message landlords directly.
• Walking around neighborhoods – Many apartments have “Se Alquila” (For Rent) signs posted.
• Real estate websites – Sites like Clasipar and Inmuebles.com.py have listings, though they’re not always updated.
• Real estate agents – If you want a more formal search, agents can help, but they may charge a fee.

3. How much does it cost to rent an apartment in Asunción or Ciudad del Este?

Rental prices vary based on location and size, but here are typical costs:

• Small studio or 1-bedroom apartment – $200–$400 USD per month
• 2-bedroom apartment – $400–$800 USD per month
• Luxury or high-rise apartment – $800+ USD per month
  In Ciudad del Este, prices tend to be cheaper than in Asunción.

4. Do I need to pay a security deposit?

Yes, most landlords require a 1-month deposit, and some ask for 2 months if you don’t have a guarantor. Deposits are supposed to be refunded at the end of the lease, but some landlords delay or withhold part of it for minor repairs.

5. Are utilities included in the rent?

This varies. Most apartments include water and building maintenance, while electricity and internet are usually paid separately. Ask the landlord what’s covered before signing the lease.

6. How reliable are utilities like electricity and internet?

• Electricity: Power outages happen occasionally, especially during summer storms. Newer buildings usually have backup generators.
• Internet: Service is generally good across Paraguay, with speeds up to 200 Mbps in some areas.

7. Is it better to rent a furnished or unfurnished apartment?

It depends on your needs. Furnished apartments are great for short-term stays but cost more. Unfurnished apartments are cheaper, but they often come with no appliances or even light fixtures, meaning you’ll need to buy a fridge, stove, and sometimes even air conditioning units.

8. Can I rent an apartment without a long-term contract?

Yes, but short-term rentals (less than 6 months) are harder to find. Some landlords will agree to month-to-month leases, but they usually will charge higher rent.

9. Is it safe to rent an apartment in Paraguay?

It depends on the neighborhood. Some areas of Asunción and Ciudad del Este are safer than others. Always check for security features like gated entrances, cameras, or 24/7 security in buildings.

Read my full report on safety in Paraguay.

10. Should I consider buying property instead of renting?

If you plan to stay long-term, buying can be a great investment due to Paraguay’s low property prices and zero property tax. However, if you’re still exploring the country, renting first is the best option, as the buying market is not liquid and rather complex in Paraguay.