In this guide
To choose a real estate agency in Fernando de la Mora, first decide between the north and south zones and how far you will commute to Asunción, then ask two or three agencies for the same things: the commission in writing, the property's papers before the viewing, and an invoice. Do not pay a deposit until a notary you chose yourself has checked the title.
North zone or south zone?
Fernando de la Mora is Paraguay's smallest district, fully urban and right next to Asunción: downtown Asunción is about 6 km away via Av. Eusebio Ayala (Wikipedia (opens in a new tab)). Avenida Mariscal Estigarribia splits the city into the north zone, where most of barrio Centro is, and the south zone. The other main road is Ruta Acceso Sur (now PY01).
- Commuting by bus to Asunción: stay within a few blocks of Mcal. Estigarribia, which carries many public transport lines.
- Driving south: check how you reach Acceso Sur; the city borders Villa Elisa to the south and San Lorenzo and Ñemby to the east.
- Ask for the exact barrio: there are 15 (Villa Ofelia, Laguna Grande, Pitiantuta, Tres Bocas and others), and listings often just say "Fernando de la Mora".
Many residents live here and work in Asunción, which is why Wikipedia calls it a commuter town. Before you sign, do your commute at rush hour from the home you like; that daily trip matters more than a few extra square metres.
How do I compare agencies?
In August 2025 the agents' association (ACIP) was still pushing Congress for a brokerage law and professional licensing (InfoNegocios (opens in a new tab)). Without an easy licence check, judge agencies by how they work:
- Do they put the commission, who pays it and when, in writing?
- Do they show the title or property number before the viewing?
- Do they group several viewings in one zone on the same day?
- Do they issue an invoice (factura)? It is mandatory for every sale of goods and services (ABC Color (opens in a new tab)), commission included.
Demand in Fernando de la Mora has been rising as development spreads out from Asunción (ABC Color (opens in a new tab)). Good listings go fast, but that is no reason to pay a deposit without papers.
What to check before buying
- Certificado de condiciones de dominio: a notary cannot sign the deed without it. It is issued within ten days and valid for thirty; while valid, no liens or restrictions can be registered on the property (Law 2903/06, art. 280 (opens in a new tab)).
- Unique property code: since 14 January 2026 the Registro Unificado Nacional merges the Public Registry, Cadastre and Surveying, and the unique cadastral-registry code is mandatory in every procedure (Ferrere (opens in a new tab)). Make sure it appears on the sale agreement and the deed.
- Your own notary: choose one yourself, not the seller's.
- Financing: in 2025 some developers offered up to 10-year financing, and first-home products ran up to 30 years with AFD funds and the Che Róga Porã programme (ABC Color (opens in a new tab)). Ask whether the property qualifies before you get attached.
- Visit after heavy rain to see how water drains on the street.
What to know before renting
There is no specific housing tenancy law. According to a June 2025 legal analysis, a written contract is not required, a lease with no term is presumed to last one year (Civil Code art. 1881), the deposit is usually one month and there is no cap on increases (InfoNegocios (opens in a new tab)). So:
- Sign a written contract anyway, with term, rent, deposit and how the rent is adjusted.
- Get receipts for the deposit and every month.
- Photograph the condition of the property when you move in.
- In a dispute, the landlord cannot take the home back or cut services; eviction requires a court case (InfoNegocios (opens in a new tab)).
How to avoid deposit scams
- Never transfer a deposit for a house you have only seen in photos or on social media.
- Get the owner's full name and check it against the title.
- If the agency takes the deposit, get a receipt and an invoice in its name.
- Be wary of prices far below similar homes in the same barrio and of anyone rushing you to pay today.
FAQ
How much commission do agencies charge in Fernando de la Mora?
No amount is set by law. Ask each agency for the commission in writing, who pays it and when, and insist on an invoice.
What document should I ask for before buying?
The certificado de condiciones de dominio, which the notary needs for the deed. It is issued within ten days and valid for thirty.
North zone or south zone?
It depends on your routine: Mcal. Estigarribia divides the two zones and carries many bus lines; barrio Centro is mostly in the north. Test your commute at rush hour.
How much is a rental deposit?
No amount is set by law; one month's rent is usual. Put it in a written contract and get a receipt.
