In this guide
To shortlist a real estate agency in San Bernardino, first decide whether you want a holiday rental, a year-round rental or a purchase, because these are different markets. Then stick with two or three agents who show you the property in person, put price, commission and terms in writing, and let you check the title and utilities before you pay a deposit.
Holiday, year-round or buying?
- Holiday rentals: high season runs from December to mid-February (Wikipedia (opens in a new tab)). In January 2026 country houses (casaquintas) rented by the month from G. 14–16 million at the cheaper end to G. 35–40 million at the top, and by the weekend (Friday to Monday) for G. 3–7 million; prices depend on area, bedrooms, distance to the centre and lake views (La Nación, 2026 (opens in a new tab)). Use these ranges to spot offers that look off-market.
- Year-round: after the pandemic many people from Asunción and nearby built or moved to San Bernardino; gated communities grew and supermarkets and delivery arrived (InfoNegocios, 2025 (opens in a new tab)). If you plan to live there, ask for houses built for permanent use, not summer casaquintas.
- Buying: the same boom pushed agencies to widen their listings (InfoNegocios, 2025 (opens in a new tab)). Compare at least two valuations before making an offer.
What to ask the agency
- Who charges what: the commission, who pays it and what it covers. Paraguay still has no real estate brokerage law (InfoNegocios, 2026 (opens in a new tab)), so everything depends on what you sign.
- Tax ID and company name: agencies dealing in property sales are obliged entities under SEPRELAD, the anti-money-laundering authority (Ferrere (opens in a new tab)), so expect to show ID and source of funds. Ask for their details and an invoice too.
- In-person viewing: never pay a deposit based on photos. Allow extra time: the traffic light at the main entrance, at the junction with the road to Altos, causes a bottleneck even on quiet days (ABC Color, 2025 (opens in a new tab)).
- Owner's authorisation: if the agency is not the owner, ask to see its mandate.
Water, lake and permits: what is specific to San Bernardino
- Water: in 2022 the local ESSAP office blamed supply cuts on old pipes that break easily and was receiving dozens of new connection requests a day (Última Hora, 2022 (opens in a new tab)). Ask whether the house is on ESSAP or a well, and how many cuts there were last summer.
- The lake: MADES, the environment ministry, has said Lake Ypacaraí is not fit for bathing (ABC Color, 2024 (opens in a new tab)). A lakefront house is worth it for the view and the walk, not for a private beach.
- Building near the water: the district's land-use plan is Ordinance 46/2001, there is a lake protection strip, and works nearby need a MADES environmental impact declaration (ABC Color, 2025 (opens in a new tab)). If you buy a lakeshore plot to build, check with the municipality before paying anything.
- Subdivisions: Law 1909 (opens in a new tab) requires prior municipal approval, opened streets and drainage. Ask for the subdivision's approval resolution.
If you rent
Paraguay has no specific residential tenancy law. If the contract sets no term, the Civil Code presumes one year; the deposit is usually one month and there is no legal cap on increases (InfoNegocios, 2025 (opens in a new tab)).
- Put the term, rent increases, included utilities and early-exit terms in writing.
- For holiday lets, agree check-in and check-out times, maximum occupancy and who pays for air-conditioning electricity.
- Photograph the house and meters on arrival and pay the deposit only against a receipt.
If you buy: check the title
A notary cannot sign a transfer without the certificado de condiciones de dominio from the Public Registry. It is issued within ten days, is valid for thirty, and while valid no liens can be registered on the property (Law 2903/2006 (opens in a new tab)). Since 14 January 2026 the Registro Unificado Nacional (Law 7424/25) has merged registry and cadastre and gives each property a single code (Ferrere (opens in a new tab)); make sure that code appears on your documents.
How to organise the search
- Visit on weekdays or off-season: less traffic and more attention from agents.
- Message two or three agencies with your budget, dates and whether it is seasonal or year-round; keep those that reply with recent photos, the address and clear terms.
- Search your phone map for "inmobiliaria San Bernardino" and read recent reviews before calling.
- Keep everything in writing on WhatsApp or email: prices, commissions and promises.
FAQ
How much does a holiday house cost to rent in San Bernardino?
According to La Nación (January 2026), G. 14–16 million a month at the cheaper end and G. 35–40 million at the top; a Friday-to-Monday weekend costs G. 3–7 million.
When is high season in San Bernardino?
From December to mid-February. Viewings are easier on weekdays or off-season.
Can I build on the shore of Lake Ypacaraí?
There is a lake protection strip, land use is governed by Ordinance 46/2001 and nearby works need a MADES environmental impact declaration. Check with the municipality before buying.
How do I check a property's title?
Ask the notary for the certificado de condiciones de dominio from the Public Registry before paying a deposit; it is valid for 30 days and blocks new liens while valid.
