13 November 2026 | Radar Real Estate special report. Aptologia's private market survey identifies 9,942 residential rental advertisements and 19,335 properties listed for sale in Paraguay. The median asking rent is G. 7 million per month, while the median asking sale price is G. 1,016,160,000. These are listings, not completed transactions or a representative survey of Paraguayan households.
Different metropolitan markets
Asunción accounts for 8,374 rental listings, with a G. 8 million monthly asking-price median. The survey records 420 in Luque (G. 4,175,000 median), 232 in Fernando de la Mora (G. 3,975,000), 194 in San Lorenzo (G. 3,465,000) and 137 in Lambaré (G. 4,500,000). Samples, location and housing characteristics differ. These are not like-for-like comparisons of the same type of apartment.
Size and bedroom count
Median asking rents by bedroom count are G. 4,745,000 for one bedroom, G. 6 million for two, G. 10 million for three and G. 16,030,000 for four or more. Each category includes homes of different qualities, sizes and locations. None is a guarantee of income from a specific investment unit.
Exchange-rate assumption
Aptologia states that it converts dollar-denominated listings into guaraníes using a fixed reporting assumption of G. 7,300 per USD. This is different from the BCP's 12 November interbank reference rate of G. 6,225.55. Investors should verify each property's actual contractual currency and applicable conversion rate before comparing projected returns.
A separate supply indicator
TuLugar reports 80,335 properties monitored in Asunción as of 13 November, alongside a median asking sale price of USD 1,810/m² for apartments. Its coverage and methodology differ from Aptologia's. Dividing one source's median rent by the other's median sale price would not produce a defensible yield estimate.
Radar Analysis
Investment assessment requires comparable signed leases, vacancy periods, fees, common expenses, upkeep, taxes, and purchase prices for genuinely comparable units. Asking rent measures marketed supply, not occupancy, absorption or net investment return. This distinction matters as developers introduce new apartment stock.
Cross-check: the samples do not match
Aptologia's own homepage reports 11,782 active listings and a G. 5.7 million median on the same date, rather than the 9,942 listings and G. 7 million in its detailed report. Differences in filters or update cycles need clarification before drawing conclusions. Meanwhile, Lo Encuentro reports 921 listed properties of several types, 785 with valid prices and a G. 3 million median. No single advertised-rent median represents the entire market: the result depends on coverage, property types and data rules.
