Renting an Apartment in Asuncion: Complete Guide

Finding Your Home in Asuncion

Renting an apartment in Asuncion is one of the most important steps in settling into life in Paraguay. The good news is that Asuncion offers a wide range of housing options at prices that are remarkably affordable compared to most capital cities. Whether you want a modern high-rise apartment or a quiet house in a residential neighborhood, you will find options that fit your budget and lifestyle.

Understanding the local rental market, neighborhoods, and lease customs will help you find the right place faster and avoid common pitfalls.

Popular Neighborhoods for Expats

Villa Morra

The most popular neighborhood among expats and affluent Paraguayans. Villa Morra offers:

• Excellent restaurants, cafes, and shopping (including Shopping del Sol)
• Modern apartment buildings with amenities like pools and gyms
• Good security and well-maintained streets
• Walking distance to many services
• Rent range: $500 to $1,200 for a two-bedroom apartment

Carmelitas

Adjacent to Villa Morra, Carmelitas is known for its vibrant nightlife and dining scene along Paseo Carmelitas:

• Trendy restaurants and bars within walking distance
• Mix of older and newer apartment buildings
• Central location with good transport connections
• Rent range: $400 to $1,000 for a two-bedroom apartment

Las Mercedes / Manora

Quieter residential neighborhoods favored by families and long-term expats:

• Tree-lined streets with a more relaxed atmosphere
• Larger apartments and houses available
• Good proximity to international schools
• Rent range: $350 to $800 for a two-bedroom apartment

Santa Teresa / Mburucuya

Up-and-coming areas with new developments:

• Modern apartment complexes at competitive prices
• Growing commercial areas with supermarkets and restaurants
• Good value compared to Villa Morra
• Rent range: $300 to $700 for a two-bedroom apartment

Yacht y Golf Club Area (Lambare)

Bordering Asuncion in the municipality of Lambare:

• Access to the Yacht y Golf Club facilities
• Quieter, more suburban feel
• Larger properties with gardens
• Rent range: $400 to $900 for a two-bedroom apartment or house

How to Search for Apartments

Online Platforms

• Infocasas.com.py: The largest real estate portal in Paraguay, with extensive rental listings
• Clasipar.com.py: A classifieds site with a good selection of rental properties
• Facebook Marketplace and Groups: Search for “Alquiler Asuncion” groups where landlords and agents post listings
• Instagram: Some real estate agencies post listings on Instagram, often with video tours

Real Estate Agents

Working with a real estate agent (inmobiliaria) can simplify the process, especially if your Spanish is limited:

• Agents typically charge one month’s rent as their commission, paid by the tenant
• They handle property viewings, contract negotiation, and paperwork
• Ask for agents who have experience working with foreigners
• Major agencies include RE/MAX Paraguay, Inmobiliaria del Este, and various boutique firms

Word of Mouth

The expat community is an excellent source for rental leads. Post in Facebook groups that you are searching, and you may find listings that never make it to the major platforms.

Understanding Rental Contracts

Lease Terms

• Standard lease duration: 2 years (this is the legal minimum in Paraguay for residential leases)
• Currency: Contracts are often quoted in US Dollars but may also be in Guaranies
• Payment: Monthly, usually due in the first 5 days of the month
• Deposit: Typically 2 months’ rent as a security deposit, returned at the end of the lease minus any damages

What Is Typically Included

• Included: The physical space, built-in fixtures, basic maintenance of common areas
• Not included: Electricity, water, internet, gas (these are your responsibility as tenant)
• Variable: Some apartments include parking, a storage unit (baulera), or building amenities in the rent

Contract Negotiation Tips

1. Negotiate the price: Asking prices are often negotiable, especially if you offer to pay several months upfront
2. Request a dollar-denominated lease if your income is in dollars, to avoid exchange rate risk
3. Clarify maintenance responsibilities: Who pays for appliance repairs, plumbing issues, and building maintenance fees (gastos comunes)?
4. Include an early termination clause with reasonable notice (typically 60 to 90 days)
5. Document the apartment’s condition with photos and a written inventory before moving in
6. Have the contract reviewed by a lawyer if you are unsure about any terms

Costs Beyond Rent

Budget for these additional monthly expenses:

• Gastos comunes (common expenses): Building maintenance fees of $30 to $150 per month, depending on amenities
• Electricity: $30 to $80 per month (higher in summer with air conditioning). Paraguay has some of the cheapest electricity in South America
• Water: $10 to $25 per month
• Internet: $20 to $40 per month for fiber-optic service
• Gas: $10 to $20 per month if not electric

Total Monthly Living Costs Example

Item	Budget Range
Rent (2BR Villa Morra)	$600 - $900
Gastos comunes	$50 - $100
Electricity	$40 - $70
Water	$10 - $20
Internet	$25 - $35
Total	$725 - $1,125

Tips for a Successful Rental Experience

• Visit properties in person before signing anything. Photos can be misleading
• Check water pressure and air conditioning during your visit, especially in older buildings
• Ask about the building’s generator: Power outages occur occasionally, and a generator ensures elevator and basic power access
• Meet the portero (doorman): In buildings with security, the doorman is your first point of contact for packages and issues
• Check mobile signal in the apartment, as some concrete buildings block cellular reception
• Verify parking availability if you have a car, as street parking can be challenging in popular neighborhoods

Using a Virtual Address While Searching

If you are arriving in Paraguay and need time to find the right apartment, a virtual address from MyPyMail gives you an immediate local address for receiving mail, starting your residency process, and handling official correspondence while you search for your permanent home.

For more guides on settling into life in Asuncion, explore our blog covering topics from banking to phone plans.