In this guide
To choose a real estate agency in Ñemby, first decide whether you are buying or renting and which side of Route PY01 you want to live on, because the highway splits the city in two. Then send the same request to two or three agencies and go with the one that puts the commission, the owner's name and the property registration number (finca) in writing before asking for a deposit.
Which side of PY01 should you search?
PY01, the former Acceso Sur, crosses Ñemby and links it with Asunción to the north and Encarnación to the south (Wikipedia (opens in a new tab)); since 2019 it has been the official Route 1 (ABC Color (opens in a new tab)). Crossing it every day at rush hour matters more than a few extra square metres.
- Test your daily route: if you work in Asunción, time the trip at the hour you will actually leave.
- Ask about the roadworks: the public works ministry (MOPC) planned to start works on the Cuatro Mojones–Pratt Gill stretch in August 2026, with seven grade-separated junctions, one in Ñemby (Hoy (opens in a new tab)), at the Avenida Bernardino Caballero crossing (Última Hora (opens in a new tab)). If the property is nearby, ask how access will change.
- Buses: lines such as 15-2 and 47 run to Asunción, and others go to San Lorenzo, Luque or San Antonio (Wikipedia (opens in a new tab)). Without a car, ask how far each stop is.
- Neighbouring cities: Ñemby borders San Lorenzo, Capiatá, San Antonio and Villa Elisa (Wikipedia (opens in a new tab)). Many agencies cover the whole area, so widen the search if needed.
How to choose the agency
- A formal business: agencies and brokers that buy and sell property are obliged entities under SEPRELAD, Paraguay's anti-money-laundering secretariat (Ferrere, 2020 (opens in a new tab)). Ask for the tax number (RUC) and company name of whoever collects your money. Being asked for ID and the source of funds is part of that duty.
- Owner's authorisation: ask whether they have it in writing and who pays the commission.
- Everything in writing: price, commission, what is included and deadlines, by WhatsApp or email.
- They show up for viewings: be wary of agents who only send photos or a PDF.
Send each agency the same questions; within an afternoon you will see who knows the neighbourhood.
Plot in a subdivision or in a gated community?
They are different things, so ask which one you are being offered:
- Subdivision (loteamiento): under Law 1909 on subdivisions (opens in a new tab), it needs prior municipal approval, and the developer must open the streets and build the required drainage. In practice each lot must be at least 360 m² and basic infrastructure (streets, storm drains, water and power) must reach every lot (InfoNegocios, 2024 (opens in a new tab)). Ask for the municipal resolution and the approved plan.
- Gated community (barrio cerrado): streets and common areas belong to a condominium with internal rules, fees and possible building restrictions (InfoNegocios, 2024 (opens in a new tab)). Get the rules and the monthly fee before paying a deposit.
Before paying a deposit: check the title
A notary handles the sale deed and cannot sign a transfer without the certificado de condiciones de dominio from the Public Registry. It is issued within ten days at most, is valid for thirty, and while valid no new liens can be registered on the property (Law 2903/2006 (opens in a new tab)). Have your notary request it before any money changes hands.
If you plan to finance, in 2025 there were first-home loans of up to 30 years through AFD and the Che Róga Porã programme (ABC Color (opens in a new tab)). Ask the agency whether the property has been through a bank valuation.
If you are renting
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 rent increases (InfoNegocios, 2025 (opens in a new tab)). So:
- Put in writing how much and when the rent can rise.
- Agree who pays water, power and building fees.
- Photograph the house when you move in and keep the photos with the contract.
- Pay the deposit only against a receipt and a signed contract.
What to check on the viewing
- A rainy day, if you can: see how the street drains and whether water gets into the yard.
- Noise: a house on PY01 or a main avenue sounds very different from one on a side street.
- Heat: Ñemby has recorded 47 °C in January (Wikipedia (opens in a new tab)). Check sun exposure and room for air conditioning.
- Green space: Cerro Ñemby is the city's main park (Wikipedia (opens in a new tab)).
FAQ
How do I pick a good real estate agency in Ñemby?
Send the same request to two or three and choose the one that gives you the commission, the owner's authorisation and the finca number in writing, and attends viewings.
How do I check a property's title in Ñemby?
Ask a notary for the certificado de condiciones de dominio from the Public Registry. It is valid for thirty days and, while valid, no liens can be registered on the property.
What makes a subdivision lot legal?
Prior municipal approval, open streets and drainage (Law 1909). Ask for the municipal resolution and approved plan before paying.
How long is a rental contract in Paraguay?
Whatever both parties agree. If no term is set, the Civil Code presumes one year, and there is no legal cap on increases, so put them in writing.
