For Sale







Car Parks

Car Parks

Sort by

Sort by

Guide to Finding Apartments for Sale in Cuenca

Cuenca, Ecuador is a beautiful and vibrant city located in the Andes Mountains. Known for its rich culture, stunning architecture, and friendly locals, Cuenca is a popular destination for tourists and expats alike. If you’re considering making the move to Cuenca, one option to consider is buying an apartment.

In this article, we’ll provide a step-by-step guide on how to find apartments for sale in Cuenca, Ecuador & how to buy one. Whether you’re a first-time homebuyer or an experienced investor, we’ll walk you through the process and provide tips and resources to help you make an informed decision.

So, let’s get started!

Table of Contents

Cuenca Apartments for Sale Market Research

Before you start looking at specific apartments for sale, it’s important to do some market research on real estate in Cuenca. This will help you get a sense of what’s available, how much apartments are selling for, and what factors might impact the value of a particular property.

Here are some tips for researching the property market in Cuenca:

  • Look at listings online: There are several websites and real estate agencies that list apartments for sale in Cuenca. These sites can be a great resource for getting a sense of what’s available and at what price point. Unfortunately there is no MLS in Ecuador, so it’s a lot harder for agents to share listings. 

  • Consider different neighborhoods: Cuenca is a large city with many different neighborhoods to choose from. Each neighborhood has its own character and amenities, so it’s important to consider which one might be the best fit for you. Some factors to consider include proximity to schools, public transportation, and local amenities such as parks and shopping centers. See our popular guide on Cuenca’s Neighborhoods for more info. 

  • Understand the local economy: Cuenca’s economy is diverse, with a mix of agriculture, tourism, and manufacturing. It’s important to understand how these industries might impact the real estate market in Cuenca. For example, if there’s a lot of tourism in a particular neighborhood like El Centro, that might drive up property values.

  • Talk to locals: One of the best ways to get a sense of the market in Cuenca is to talk to locals who live there. They can give you insight into what it’s like to live in different neighborhoods, what to expect in terms of property values, and any other factors that might be important to consider.

Finding a Real Estate Agent in Cuenca

Once you have a sense of the market in Cuenca, the next step is to find a real estate agent to help you navigate the process of buying an apartment. A quality agent can be an invaluable resource, helping you find the right condo for sale, negotiate the purchase price, and navigate the legalities of buying an apartment in Cuenca.

But how do you find a reputable and experienced agent in Cuenca? Here are some tips:


  • Look for agents with local experience: It’s important to work with an agent who has a deep understanding of the local property market in Cuenca. Look for agents who have been working in the area for a while and have a good reputation in the community. Knowing which agents to trust is notoriously difficult for newer expats, and is one of the reasons YapaTree Properties exists – to stop new arrivals from falling victim to the many unscrupolous agents you may come across. 

  • Check out their credentials: Agents in Ecuador should have a license to practice. Make sure the agent you’re considering working with has a valid license.

  • Get referrals: Ask friends, family, or other expats in Cuenca for recommendations on agents they’ve worked with in the past. Personal referrals can be a great way to find a reliable and trustworthy agent. Just be aware that Ecuador’s defamation laws can scare many people from leaving a constructive or negative review – making it very difficult to get unbiased referrals. 

  • Ask questions: Before you hire an agent, it’s important to have a clear understanding of their services and fees.

Financing Your Apartment Purchase

Once you’ve found that perfect turnkey condo you’ve been looking for, and have a real estate agent to help you navigate the process, the next step is to think about how you’ll finance the purchase. There is really only one way to expats to finance a new condo in Cuenca: 

  • Cash payments: Cash is generally the only option for expats that want to buy an apartment in Cuenca. Locals have access to various finance options such as mortgages, but expats generally don’t have the credit history in Ecuador to qualify for any of these.

In some rare instances, the project developer may offer direct finance to expat buyers. But, these projects can be hard to come by.


Regardless of which financing option you choose, it’s important to budget for additional costs beyond the purchase price of the apartment. These can include closing costs, property taxes, and other fees. Your agent can help you understand what to expect in terms of additional costs and how to budget for them.

Making an Offer and Negotiating the Purchase Price

Once you’ve found an apartment you want to buy and have a financing plan in place, the next step is to make an offer. Your agent will be able to help you determine an appropriate offer price based on comparable properties in the area and other factors.

Once you’ve made an offer, the seller will either accept, reject, or counter your offer. If the seller counters, you’ll have the opportunity to negotiate the purchase price. This can be a delicate process and Cuencanos are famous for their haggling, so it’s important to have a clear idea of what you’re willing to pay and to work with your agent to come up with a strategy for negotiating the best possible price.


You may also choose to get a professional home inspection before finalizing the purchase. A home inspector will be able to identify any potential issues with the property, such as structural problems, mold issues or repairs needed. This can help you negotiate for a better price or identify potential issues that need to be addressed before closing.

Closing the Sale and Finalizing the Purchase

Once you’ve reached an agreement on the purchase price and have completed a home inspection, the next step is to finalize the sale. This process will involve a number of steps, including:


  • Downpayment: A token sum that confirms the agreement between the parties is called earnest money. After receiving this deposit, the owner refrains from selling the apartment to someone else. Payment for earnest money can be made via cash or bank transfer. Sometimes a receipt of payment is issued and if required, bank transaction records may be used as validation. 
  • Signing a purchase contract (Promesa De Compra-Venta): The purchase contract is a legally binding document that outlines the terms of the sale, including the purchase price, closing date, and any contingencies. It’s important to carefully review the contract with your agent and lawyer before signing.

  • Pay agreed installments: You must now begin paying the installments as stated in the Promesa de Compra-Venta. These might be monthly installments or as otherwise agreed with the seller..
  • Contract Of Purchase & Sale (Contrato De Compra Venta): Once the condo is ready to be transferred, the contracting parties must sign the Compra Venta Contract. This contract will detail all the terms and conditions of the sale, including the the payment method. This then has to be notarized. If you don’t understand Spanish, it is mandatory that you have an interpreter present (for your safety).
  • Obtaining a title deed: The title deed is a document that proves ownership of the property. In Ecuador, the title deed is typically issued by the local property registry office. Your agent can help you navigate this process.

  • Paying closing costs: Closing costs are fees associated with the sale of the property. These can include fees for legal services, property taxes, and other costs. Your agent can help you understand what to expect in terms of closing costs and how to budget for them.

Wrapping Up

There are some very high quality apartments for sale in Cuenca, Ecuador. Yes, it can be daunting for expats that don’t have the local experience or benefit of speaking Spanish. But with the right resources and professional help, it can also be a financially rewarding and exciting experience. By doing your research, finding a reputable agent, and being prepared for the various steps involved in the process, you can make an informed decision and find the perfect apartment in this beautiful and vibrant city.


Want our help to find your dream, modern condo in Cuenca? Provide in your apartment preferences here and we’ll start the search for you! 

Stay updated & Win

Subscribe To Our Weekly Newsletter

And go into the draw to win a YapaTree Card. New winner every month. 

Subscribe Form Sidebar