Countries › Peru › Guide › 11. Real estate and land › Title registration and due diligence in Peru: SUNARP certificates and fees, registry priority, the 1 UIT bank payment rule, notary checks, mortgages and prescription

Title registration and due diligence in Peru: SUNARP certificates and fees, registry priority, the 1 UIT bank payment rule, notary checks, mortgages and prescription

Last verified: 2026-10-28 · Status: Stable

Everyone is presumed to know what is in the SUNARP registry, the first to register wins, and a good faith buyer for value who relies on the registry keeps the property. A Certificado Registral Inmobiliario costs 1.61 percent of the UIT (S/ 88.55 in 2026), and any payment for a property of 1 UIT (S/ 5,500) or more must go through a bank or other approved means of payment, which the notary must verify before signing the deed. Due diligence should also cover mortgages, which need a public deed, and possession, since ten years of open possession can give title by prescription.

USD figures use S/ 3.452 per US dollar, the banking system selling rate published by the Superintendencia de Banca, Seguros y AFP for 27 October 2026, from the Banco Central de Reserva del Perú statistics series PD04640PD. UIT based amounts use the 2026 UIT of S/ 5,500 set by Decreto Supremo Nº 301-2025-EF, as cited in SUNAT Resolución de Superintendencia Nº 000016-2026/SUNAT. Conversions are for orientation only.

Key facts

SUNARP Certificado Registral Inmobiliario fee	1.61 % of UITTUPA SUNARP (DS 008-2004-JUS) publicity item 2, as of 2026-10-28 · in force
SUNARP certificate of charges and encumbrances fee	0.97 % of UITTUPA SUNARP publicity item 1, as of 2026-10-28 · in force
SUNARP mortgage registration fee above S/ 35,000	0.15 % of mortgage amountTUPA SUNARP, Inscripción de hipoteca, as of 2026-10-28 · in force
Real estate payments that must use bank or approved means of payment	5500 PEN (1 UIT)TUO Ley 28194 art. 3, DL 1529, as of 2026-10-28 · in force
Possession needed for acquisitive prescription of real estate	10 (5 with just title and good faith) yearsCódigo Civil art. 950, as of 2026-10-28 · in force

The rule

1. Everyone is presumed, without proof to the contrary, to know the content of registry entries; the content of an entry is presumed accurate until rectified or declared invalid by a court. Priority in time of registration determines preference between rights, a title incompatible with one already registered cannot be registered even if older, and to oppose a real right against another holder of a real right in the same property the right must have been registered first.Código Civil, Decreto Legislativo Nº 295 (published 25 July 1984), Art. 2012, art. 2013, art. 2016, art. 2017 and art. 2022, 1984-07-25 official text · verified 2026-10-28

2. A third party who acquires for value and in good faith from the person the registry shows as entitled keeps the acquisition once registered, even if the grantor's right is later annulled or terminated for causes not shown in the registry. Good faith is presumed while the registry does not show pending claims, and the protection does not apply against causes visible in the registry file and archived titles.Ley Nº 30313 (published 26 March 2015), replacing art. 2014 of the Código Civil, Código Civil art. 2014, 2015-03-26 official text · verified 2026-10-28

3. SUNARP publicity fees for the property registry include: certificate of charges and encumbrances 0.97 percent of the UIT; Certificado Registral Inmobiliario (CRI) 1.61 percent of the UIT per certificate; negative or positive certificate of ownership 0.48 percent of the UIT per holder; and a literal copy of the registry file 0.32 percent of the UIT up to two pages plus 0.16 percent per extra page.
Cost to do it: CRI S/ 88.55 (US$25.65); charges and encumbrances certificate S/ 53.35 (US$15.45); literal copy of up to two pages S/ 17.60 (US$5.10).
Example: A buyer orders a CRI and a literal copy: S/ 106.15. / About US$30.75.Texto Único de Procedimientos Administrativos de la SUNARP, approved by Decreto Supremo Nº 008-2004-JUS (27 July 2004), Section I, Servicios de publicidad registral certificada, items 1, 2, 3, 5 and 16, 2004-07-27 official text · verified 2026-10-28

4. A notary can register a registry block (bloqueo) on the property file when a sale or mortgage is being formalized, so that later incompatible acts do not get priority while the deed is completed; the fee is 0.81 percent of the UIT for review plus 0.16 percent for registration. A mortgage registration costs 0.81 percent of the UIT for review plus 0.75 per thousand of the mortgage amount up to S/ 35,000, or 1.5 per thousand above, with a 35 day term unless extended or suspended.
Cost to do it: Block S/ 53.35 (US$15.45); mortgage of S/ 500,000: S/ 794.55 (US$230.17).
Example: Mortgage of S/ 500,000: S/ 44.55 review plus S/ 750.00 registration, total S/ 794.55. / About US$230.17 on a US$144,844 loan.TUPA SUNARP (Decreto Supremo Nº 008-2004-JUS), Registro de Predios, Bloqueo; Inscripción de hipoteca, 2004-07-27 official text · verified 2026-10-28

5. Payments of 1 UIT or more for constituting or transferring real rights over real estate, including partial payments, may only be made through the means of payment in the law (bank deposits, transfers, payment orders, cards, cheques and similar). The notary must verify the document proving the means of payment, state it in the public deed and attach a copy; if no means of payment was used, the notary does not formalize the act. For registrable acts without a notary, registrars check the same. Payments made without a means of payment give no right to deduct costs, expenses or tax credits.Texto Único Ordenado de la Ley Nº 28194 (Decreto Supremo Nº 150-2007-EF); art. 3 as amended by Decreto Legislativo Nº 1529 (published 3 March 2022, in force 1 April 2022), Art. 3, art. 7 and art. 8, 2022-03-03 official text · verified 2026-10-28 · changed: Decreto Legislativo Nº 1529 (published 3 March 2022, in force 1 April 2022) lowered the threshold for real estate payments from 3 UIT to 1 UIT and allowed payments to non domiciled parties for property acquisitions to go through foreign banks.

6. A mortgage is constituted by public deed unless the law says otherwise and must be granted by the owner or someone authorized, secure a determined or determinable obligation and be for a determined or determinable amount; it gives the creditor rights of pursuit, preference and judicial sale without dispossession. A seller's retention of title over registered property binds third parties only once registered.Código Civil, Decreto Legislativo Nº 295, Art. 1097, art. 1098, art. 1099 and art. 1584, 1984-07-25 official text · verified 2026-10-28

7. Ownership of real estate is acquired by prescription through continuous, peaceful and public possession as owner for ten years, or five years with a just title and good faith. A registered title does not by itself rule out a claim by a long term possessor, so physical inspection is part of due diligence.Código Civil, Decreto Legislativo Nº 295, Art. 950, 1984-07-25 official text · verified 2026-10-28

Item	Rule	S/	US$
Certificado Registral Inmobiliario	1.61% of UIT	88.55	25.65
Certificate of charges and encumbrances	0.97% of UIT	53.35	15.45
Literal copy, up to 2 pages	0.32% of UIT	17.60	5.10
Registry block during the deed	0.81% + 0.16% of UIT	53.35	15.45
Mortgage registration, S/ 500,000 loan	0.81% of UIT + 1.5 per thousand	794.55	230.17

Registry costs for a typical check and purchase, 2026 (UIT S/ 5,500; USD at S/ 3.452)

Worked example

Before buying a S/ 800,000 house, a buyer orders a CRI (S/ 88.55) and a literal copy (S/ 17.60), reviews the archived titles behind each entry, and asks the notary to register a block while the deed is prepared (S/ 53.35). Total registry checking cost: S/ 159.50, about US$46.21.
The price is paid by bank transfer, since it far exceeds 1 UIT; the notary attaches the transfer receipt to the deed. Had the buyer paid in cash, the notary would refuse to sign the deed.

Step by step

Get the property's registry file number (partida) and order a CRI and literal copies online or at a SUNARP office.
Read the archived titles behind key entries, not only the summary, because Ley 30313 protection does not cover defects visible in the file.
Inspect the property and check who is in possession; a long term occupant may claim prescription.
Check municipal debts: property tax for the year must be paid before the transfer is registered (see the property tax page).
Sign the minuta, pay by bank means, have the notary register a block, sign the public deed and file it with SUNARP; the review term is 35 days unless extended or suspended.

Common traps

Ownership passes on agreement, but until registration a second buyer in good faith who registers first prevails.
Cash payments of 1 UIT or more stop the deed: the notary will not formalize it, and the payer also loses the tax deduction for the cost.
Registry good faith is lost if the problem was visible in the archived titles, so a summary certificate alone is not full due diligence.
The 1 UIT threshold applies to partial payments too, including deposits and down payments.

Sources

← Foreign ownership of property in Peru: national treatment, the 50 km border ban, indirect holdings, inheritance and the supreme decree exceptionAlcabala in Peru: the 3 percent buyer's transfer tax, the 10 UIT exempt band, the assessed value floor, exemptions and the payment deadline →

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