Can foreigners buy property in Cuenca, Ecuador?

Yes. Foreigners have the same property rights as Ecuadorian citizens, with no restrictions on ownership. You do not need residency or a visa to purchase real estate.

How much does an apartment cost in Cuenca?

Apartments in Cuenca range from $60,000 for a basic 1-bedroom to $250,000+ for a premium 3-bedroom with views. New construction in popular neighborhoods like El Vergel or Gringolandia typically falls between $90,000 and $180,000.

Can I get a mortgage as a foreigner in Cuenca?

Generally no. Ecuadorian banks rarely lend to non-residents without local credit history. Most expat purchases are cash. Some developers offer direct financing on pre-construction units, but this is uncommon.

What are the closing costs when buying in Ecuador?

Closing costs are relatively low, typically 2 to 4 percent of the purchase price. This includes notary fees, property registration, legal fees, and the alcabala (transfer tax of about 1 percent). There is no stamp duty.

What is the buying process in Cuenca?

The process typically follows: (1) Make an offer and pay earnest money, (2) Sign a Promesa de Compra-Venta (purchase promise), (3) Pay agreed installments, (4) Sign the Escritura (deed) at a notary, (5) Register the title. The entire process takes 30 to 90 days for a completed property.

§ Buy listings · curated weekly · YapaTree-managed + shared ★ 80 on the books

Properties for sale

Most of these properties have been walked by our team. We have seen the neighborhood, the neighbors, the state of the paperwork. A few are shared listings from agents we work with regularly; we will tell you which is which when we walk you through them.

These are the properties we hold. The Cuenca market is larger. Our buyer's agent service opens listings from other agencies and from owners who do not pay commission. The properties no one else will show you.

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Properties for sale

Beautiful 2 bedroom Brand New Apartment in Velazquez Building

Luxury Turnkey 4BDR Home with Spacious Green Area and High-End Finishes

Heritage Loft on Loja Avenue

Architectural Duplex with Large Terrace near Solano

Renovated 3-Bedroom Home with Private Patios in Gated Community

Cozy 1-Bedroom Apartment Ideal for Comfortable City Living

Spacious 3-Bedroom Apartment with Sun Room and Terrace Overlooking the Mountains

Spacious 2-Bedroom Apartment with Private River-View Balcony in Primero de Mayo

Beautiful Apartment for Sale with Incredible Views Near Tres Puentes

Modern Living in Puertas del Sol: KIRA II Apartments for Sale

Last Units Available at Condominio Granada

Breathtaking 5BDR Residence at the Outskirts of Cuenca [Award-winning Residence]

Luxury View Apartment in Puertas del Sol

Spacious 3-Bedroom Apartment in Remigio Crespo

Spacious 4 BDR Traditional Cuenca Home with Garden in Todos Santos

2-Bedroom Apartment with Private Terrace and Modern Kitchen in Primero de Mayo

Spacious 3-Bedroom Apartment with Stunning Terrace Overlooking Río Tomebamba

Spacious 1-Bedroom Apartment with Large Balcony and Mountain Views

Spectacular 1-Bedroom Penthouse with Panoramic City and Mountain Views

Luxurious 3-Bedroom Apartment with Private Bathrooms and River Views

Modern 1-Bedroom Duplex Apartment with Private Balcony in Contemporary Building

Brand-New 2-Bedroom Apartment with Bright Interiors in El Centro

Brand-New 1-Bedroom Apartment with Private Balcony in El Centro

Spacious 3-Bedroom Corner House with Development Potential in Prime Coliseo Jefferson Pérez Area

Charming 1-Bedroom Apartment with Park View Balcony in Prime Primero de Mayo Location

Spacious 3-Bedroom House with Livable Third-Floor Space in a Tranquil Setting

Charming 2-Bedroom Apartment with Private Terrace and City Views

Bright 3-Bedroom Apartment with Private Balcony in Prime Primero de Mayo Location

Modern 1-Bedroom Apartment Perfect for Airbnb in El Centro

Spacious 5-Bedroom Home with Independent Suite in Exclusive San Joaquín Gated Community

Renovated 3-Bedroom Home with Quality Upgrades in Ciudadela La Prensa

Bright 1-Bedroom Corner Suite with Private Terrace and Parking

Cozy 1BDR Apartment with Parking and Generator

Spacious 3-Bedroom Home in Prime Remigio Crespo Location with Multiple Living Areas

Spacious 4-Bedroom Apartment with Prime Location near Tomebamba River

Charming 1-Bedroom Apartment with Beautiful Mountain Views Just 15 Minutes from Tranvía

Spacious 3-Bedroom Duplex with Large Terrace and Natural Light

Fully Renovated 4-Bedroom House with Income-Generating Apartments and Commercial Space

Spacious 4-Bedroom Apartment with Two Large Terraces and Stunning Views

Charming 2-Bedroom Apartment with Three Balconies in the Heart of El Centro

Spacious 3-Bedroom House with Walk-In Closet and Hydromassage Tub

Spacious 4-Bedroom Single-Level Home with Jacuzzi Suite in San Joaquín

Elegant 3-Bedroom House with Modern Finishes in Exclusive Chaullabamba Gated Community

Modern 2-Bedroom Apartment with Balcony Overlooking Lush Greenery in Ordonez Lasso

Elegant 2-Bedroom Apartment with Private Garage few blocks from Parque Calderón

Spacious 4-Bedroom Duplex Apartment with Stunning City Views and L-Shaped Terrace in Central Cuenca

Elegant 3-Bedroom Penthouse with Panoramic Terraces in Exclusive Building

Spacious 4-Bedroom Apartment with Gym Access in Primero del Mayo

Charming Family Home in Private Residential Community in Challuabamba

Modern 1- and 2-Bedroom Apartments with Jacuzzi in Misicata, Cuenca

Luxury Apartment for Sale – Premium Building

Stunning 2-Bedroom Apartment with Mountain Views in Los Colibríes, Cuenca

Suites for Sale in the Remigio Crespo Area with Communal Rooftop with a view to El Centro and Turi

Beautiful 2 BDR Apartment for Sale near 1 De Mayo

New Affordable Apartments for Sale in Pencas

Modern Suite Near Monay Shopping

Serene Living: 3-BDR Apartment at Balcones del Rio (Rio Amarillo)

Serene Living near El Paraiso Park: 4-Bedroom House for Sale

5th Floor Elegance with Panoramic Views: Luxury Suite for Sale in Ordoñez Lasso

Beautiful Large House For Sale In Private Urbanization In Machangara

Land For Sale In Chaullabamba In Private Urbanization

Beautiful Land For Sale In San Joaquin At Very Good Prices

Beautiful Land For Sale In Castilla Cruz Valley With Factory Line

Land For Sale In Cumbe 1928 Meters

Luxury Duplex Apartment For Sale In Mall Del Rio Area

Beautiful Three Bedroom Apartment On Ground Floor In Puertas Del Sol

House For Sale In Private Community In Zona Del Tejar

3-Bedroom Two-Story House Near Remigio Crespo

Spacious 1-Story Family Home with Panoramic Views in Challuabamba

Modern 3-Bedroom Homes in Private Gated Community – Racar

Modern 2 &#038; 3-Bedroom Apartments with Panoramic City Views in Pencas Altas

Exquisite 4-Bedroom Home with Expansive Green Space

3BDR House For Sale Near Colegio Borja (Baños)

Stunning 4BDR Home in Exclusive Hacienda El Alamo

Stunning 4BDR Modern House in Turi with Panoramic Views of the City

Flat Land Ideal For Building Warehouses / Sheds Near The Highway

South Control Apartment For Sale

Nice House For Sale By Colegio Borja

New House For Sale By Caballo Campana Sector

Modern 2 & 3-Bedroom Apartments with Panoramic City Views in Pencas Altas