In this guide
To choose a real estate agency in Mariano Roque Alonso, first decide whether you want a plot, a house or a rental, and in which part of town: a barrio near the river is a different proposition from one on the Trans-Chaco highway. Then go with the agency that puts everything in writing, comes with you to viewings and lets your own notary check the title before asking for a deposit.
Which part of Mariano suits you?
Mariano borders Asunción to the south, Limpio to the north, the Paraguay River to the west and Silvio Pettirossi airport to the south-east, and its spine is the PY03 highway, the former Trans-Chaco, where most large retail sits (Wikipedia (opens in a new tab)). Look at three things:
- Near the river (Remanso, Bañado): areas below the +62 m level are flood-prone (Wikipedia (opens in a new tab)). Ask whether the land has ever flooded and get its elevation in writing.
- Residential barrios (San Blas, Villa Margarita, Defensores del Chaco, Surubi'i, San Jorge): visit at the time you would leave for work. The mayor has pointed to new projects around Surubi'i and near the airport (InfoNegocios, 2023 (opens in a new tab)).
- Near the PY03 or industrial areas: more shops and buses, but more noise and trucks. In a 2023 interview the mayor said heavy trucks heading to the river ports end up breaking the paving (InfoNegocios, 2023 (opens in a new tab)).
Traffic and transport: test the commute before signing
If you will commute to Asunción, do the trip at rush hour. Rain or accidents can jam the Trans-Chaco toward the capital (Última Hora (opens in a new tab)), and in May 2026 some passengers in Mariano waited up to half an hour for a bus or ended up paying for Bolt (ABC Color, 2026 (opens in a new tab)). Every July the Expo at the ARP showground brings big crowds (Wikipedia (opens in a new tab)). If a road project is part of the sales pitch, such as widening the D025 between Luque and Mariano to three lanes (La Nación, 2026 (opens in a new tab)), ask how far along it is.
Water, sewer and drainage: always ask
Mariano's sewer project, backed by a US$ 160 million CAF loan signed in 2023, still showed no progress on the works in July 2026 (ABC Color, 2026 (opens in a new tab)). So for every property ask:
- Whether it is connected to a sewer network or uses a septic pit, and its condition.
- Who supplies water and whether there are cuts in summer.
- How the street drains in heavy rain. If you can, go back on a rainy day.
How to choose the agency
- A formal business. Agencies dealing in property sales are obliged entities under the anti-money-laundering agency SEPRELAD (Ferrere (opens in a new tab)). Ask for the tax ID (RUC) and legal name of whoever takes your money.
- Written authorisation from the owner, plus the commission amount and who pays it.
- Comes to the viewing instead of just sending photos.
- Answers in writing: price, what is included, costs and deadlines.
Send the same brief to two or three and compare: you will quickly see who knows the barrio.
Before paying a deposit: title and subdivision
A notary (escribano) handles the deed, and the law bars them from signing a transfer without the certificate of ownership conditions (certificado de condiciones de dominio) from the Public Registry. It is issued within ten days at most, valid for thirty, and while valid no liens can be registered on the property (Law 2903/2006 (opens in a new tab)). For a plot in a new subdivision, Law 1909 (opens in a new tab) requires prior municipal approval and makes the developer open streets and build drainage: ask for the approval resolution and plan.
If you are renting, note that Paraguay has no specific residential tenancy law: with no written term the Civil Code presumes one year (art. 1881), the deposit is usually one month and there is no cap on increases (InfoNegocios, 2025 (opens in a new tab)). Put the rent review in writing and pay the deposit only against a receipt.
FAQ
Which parts of Mariano Roque Alonso flood?
According to Wikipedia, areas below the +62 m level near the river, such as Remanso and the Bañado. Get the plot's elevation in writing and visit after heavy rain.
Does Mariano Roque Alonso have a sewer system?
The CAF-funded sewer project still showed no progress on the works in July 2026. Ask at each property whether it has a sewer connection or a septic pit.
How do I check the title of a plot in Mariano?
Have your notary get the certificado de condiciones de dominio from the Public Registry before paying a deposit, and for a new subdivision, the municipal approval.
How do I pick a good agency in Mariano Roque Alonso?
Send the same brief to two or three and choose the one that gives you its RUC, the owner's authorisation and the commission in writing, and attends the viewing.
