Denys Merkulov, real estate agent and advisor in Asunción. I work with foreign buyers, renters and investors in five languages, and I price from my own ledger of what actually sold.
25°17′S 57°38′WAsunción · UTC−3English · Українська · Русский · Español · Português
Whatever brings you to Asunción, the work underneath is the same: real numbers, the paperwork checked before money moves, and a straight answer in your own language.
Apartments, houses and land in Asunción and Gran Asunción, priced against what actually closed, not against what neighbours are asking.
A place to land, on a lease you understand. Furnished or unfurnished, short or long term, chosen by barrio, budget and timing.
A price built on evidence, and a buyer channel in English and Russian that most local listings never reach.
Paraguay has no public record of what property sold for. So I keep my own. Every figure below shows how many records it rests on, because a price with nothing behind it is an opinion, and you are about to spend real money.
| Closed | Property | Size | Sold for | USD/m² | Days to sell |
|---|---|---|---|---|---|
| Jul 2026 | Studio · Las Mercedes | 45 m² | $72,000 | $1,600 | 58 |
| May 2026 | Land · Mburucuyá | 2,280 m² | $1,138,710 | $499 | 209 |
| Apr 2026 | House · Bella Vista | 260 m² | $132,979 | $511 | 255 |
| Mar 2026 | Duplex, 3 bed · Las Mercedes | 192 m² | $180,381 | $939 | 280 |
| Mar 2026 | Land with creek · Altos | 8.2 ha | $218,981 | $2.67 | 184 |
| Feb 2026 | Corner land · San Cristóbal | 3,850 m² | $1,348,660 | $350 | 338 |
The tightest cluster I hold: 14 verified studio sales in Las Mercedes, 2024–2026. Median $1,600/m², range $1,320–$1,983, closing prices $62,000 to $84,654, median 121 days on market. One property type, one barrio, all closed, all recent. It is the number I would actually stake a price on.
371 records: 54 verified closed sales (43 of them from 2024–2026, 11 older) and 317 current asking prices. Sources: closed-sale records compiled from professional market sources, verified live listings, and property fichas I pulled myself. Medians are by property type; land and apartments are never mixed, and rural parcels over one hectare are excluded from town-lot medians. A farm and a building plot are not the same market. Last updated August 2026.
All tables: land by zone, apartments, and the method Ask me for the figures on a specific street
Foreign buyers rarely lose money in Paraguay on the price. They lose it in the transaction. The seller, the escribano and the developer all work in Spanish, at their own pace, in a market with no MLS and no public record of what anything sold for, and none of them is paid to protect you. That is the gap I stand in.
Signing the escritura in front of the escribano is not the finish line. Until it is inscribed at the Dirección General de los Registros Públicos, the owner on the register is still the seller. Ask to see the inscription, not the signature.
The título, the plano, the catastro record and the advertisement routinely disagree. You are paying per square metre. Reconcile all four before the boleto, not after.
Married under comunidad de bienes? The spouse signs too. Several co-owners? All of them, or a poder that names this specific property. Title still in a dead owner’s name? The succession has to close first. One absent signature is enough to unwind the sale later.
The certificado de condiciones de dominio shows mortgages, embargos and inhibiciones as they stood on the day it was issued. Anything can be registered the week after. Pull it fresh, close to the escritura.
A large advance against a private contract, on a property still registered to someone else, is the most common way a foreign buyer loses money here. And a seña only does what people assume it does if that effect is actually written into the contract.
Pozo sells 20–30% below finished for a reason. Delivery records in Asunción run from excellent to nonexistent, and the difference is not visible in the brochure. I keep track of who has actually handed over buildings.
None of this makes Paraguay dangerous. It makes it different from the system you already know, and it all happens in a language you may not read. The escribano handles the deed and a lawyer handles anything contentious. My job is to catch these while you can still walk away, and to explain each one to you in English, Ukrainian, Russian, Spanish or Portuguese.
I am early in this market and I am not going to dress that up. What I will give you: the real number, in your own language, and a straight answer when the answer is no.
Six quick choices. The brief opens in WhatsApp already written, and I reply personally, usually within one business day. Nothing is stored on this site.
WhatsApp is fastest. If you would rather talk, book fifteen minutes and I will call you.
Asunción is UTC−3. If you are in Europe, mornings your time work best.