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 ★ 79 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.

Our buyer's agent service →

★ New construction Looking for something brand new? See pre-construction homes in Cuenca, sold before completion at pre-sale prices →

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Properties for sale

Spacious House in private condominium

Brand-New Modern Apartment with Floor-to-Ceiling Windows

Stunning 2-Level Penthouse with Panoramic Views of Turi & Jacuzzi

Modern 3-Bedroom Home with Master Suite & Balcony Views

Fully Renovated Penthouse with Exceptional Views

Spacious 3-Bedroom Apartment with Panoramic Views

Ghyra

Spacious Duplex with 3 Terraces & Panoramic Views at Ordoñez Lasso

4BDRM Spacious House outside the city

Modern apartment in the city center

Luxury Ultra-Modern Mansion in a Gated Community

Spacious House with outdoor space close to the river

Cozy 1-Bedroom Apartment Ideal for Comfortable City Living

Edificio Tres Puentes

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

Beautiful Apartment for Sale 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]

Spacious 3-Bedroom Apartment with Stunning Terrace Overlooking Río Tomebamba

Edificio Aria

Spacious 1-Bedroom Apartment with Large Balcony and Mountain Views

Brand-New 2-Bedroom Apartment with Bright Interiors 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

Naranjos 2-28

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

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

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

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

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

Spacious 3-Bedroom Duplex with Large Terrace and Natural Light

Soleane

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

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

Modern 2-Bedroom Apartments in Misicata, Cuenca

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

Torresol

Beautiful 2 BDR Apartment for Sale near 1 De Mayo

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

Presidente Cordova

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

Suites Spot

Luxury 3-Bedroom Home with Private Balcony in Prime Av. Primero de Mayo Location

Spacious 1-Story Family Home with Panoramic Views in Challuabamba

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

Torre Ámbar

South Control Apartment For Sale

Nice House For Sale By Colegio Borja

New House For Sale By Caballo Campana Sector

Bright 2-Bedroom Apartment with Yanuncay River Views & Private Terrace

Luxurious house in San Joaquín

Penthouse with Two Terraces on the Yanuncay River

Spacious House with backyard outside the city

Douplex Penthouse in Prime location

Apartment with views close to Primero de Mayo

Spacious house in Puertas del Sol

Spacious house close to the city

Well located ground floor 2BDRM apartment

Modern Apartment near City Center

Spacious 3BDRM Apartment in Puertas del Sol

Spacious Turnkey 2BDRM Apartment near the City Center

Three Renovated Luxury Apartments in El Centro Cuenca (Conservatorio Sector)