— COMMERCIAL REAL ESTATE
A Paraguay office. Coordinated end to end.
Site selection, lease negotiation, and freehold acquisition for international companies entering Paraguay. Office, retail, mixed-use and logistics from US$ 500,000 acquisition value or commensurate annual rent. Engagement covers entity setup, banking, and key staff residency where useful.
— WHO ENGAGES US
International companies expanding into Paraguay.
Regional headquarters
Companies establishing a Paraguay holding or operating entity to access MERCOSUR, often in conjunction with the Maquila or free-trade zone regime.
Distribution & logistics
Logistics operators entering Paraguay's growing transit role between Brazil, Argentina, and the Pacific (Bioceanic Corridor). Warehouse space near Asunción, Ciudad del Este, and the Paraná river ports.
Retail and hospitality
International brands testing the Paraguayan market — selective retail in Asunción shopping malls and street-front, hotel and serviced-apartment positions.
BPO and tech offices
Outsourcing centres and tech offices taking advantage of bilingual labour cost and the new digital-services Maquila modality.
— WHAT WE COORDINATE
Site selection through opening day.
Site selection
Office, retail, warehouse, mixed-use. Asunción first; Ciudad del Este, Encarnación, Pedro Juan Caballero where the brief calls for it.
Lease negotiation
Lease term, renewal options, indexation, fit-out allowance, security, escrow of deposits. We negotiate on your behalf, never the landlord's.
Freehold acquisition
Title diligence, contract review, escribanía-managed closing, registration. Same diligence depth as residential.
Entity & tax structuring
SRL or SA setup, RUC registration, bank account, accounting partner introduction. Maquila and free-trade-zone structuring with our regulatory partners where applicable.
Permits
Municipal commercial licence (Patente Comercial), environmental permits where relevant, sectoral licences.
Key-staff residency
Investor Pass or standard residency for principals and key staff via our immigration partner.
— BEGIN
Submit a brief.
Most commercial briefs receive a written response within one business day.
Questions
Things buyers ask.
What yields do Paraguay commercial assets actually deliver?
Stabilized commercial assets in Paraguay typically deliver 7-12% gross yields, depending on asset class and location. Asuncion CBD retail and small-format office trends 7-9%. Hospitality and mixed-use in secondary corridors push 9-11%. Ciudad del Este border-trade retail can exceed 12% but carries higher tenant volatility. Yields quoted are gross USD before vacancy, capex reserves, and the 10% IRACIS corporate tax on net income.
Should I structure through a Paraguayan SRL?
For most foreign buyers, yes. A Paraguayan SRL (Sociedad de Responsabilidad Limitada) is our default vehicle — it owns the asset, signs leases, and pays the flat 10% corporate tax. It ringfences liability, simplifies tenant contracts under local law, and qualifies for Ley 60/90 incentives. Two shareholders minimum, no Paraguayan partner required. Alternative structures (SA, branch) only make sense above $5M deployment.
What's SUACE incorporation and how long does it take?
SUACE (Sistema Unificado de Apertura y Cierre de Empresas) is Paraguay's single-window company registration system, consolidating tax registry, social security, ministry of labor, and municipal permits into one process. Standard SRL incorporation runs 5-10 working days from notarized articles to operational RUC (tax ID). We handle the full stack — notary, SUACE filing, bank account opening, and accountant onboarding — typically inside two weeks.
What's the commercial market in Ciudad del Este?
Ciudad del Este is Paraguay's border-trade capital, anchored by the Friendship Bridge crossing into Brazil. The commercial market splits into high-traffic microcentro retail (electronics, perfumes, tourism-driven), suburban mixed-use along Ruta 7, and emerging logistics around the new second bridge. Yields run 9-13% but require active tenant management and currency-mix awareness — leases often denominated in USD or Brazilian reais rather than guaranies.
How does Ley 60/90 affect commercial purchases?
Ley 60/90 is Paraguay's foreign investment incentive regime, granting up to 95% exemption on import duties for capital goods, VAT relief on equipment, and tax stability guarantees for qualifying projects. For commercial real estate, it matters most when your asset includes a build-out, fit-out, or operating business component (hotel, logistics, manufacturing-adjacent). Pure passive landlord plays benefit less. We screen each mandate for Ley 60/90 eligibility upfront.
Are there triple-net lease structures common in Paraguay?
Triple-net (NNN) leases exist but aren't the default. Anchor tenants — international QSR, banks, fuel stations, telecom — sign true NNN with 5-10 year terms and CPI escalators. Local SME tenants typically sign gross or modified-gross leases where landlord covers structural maintenance and municipal taxes. We structure new leases NNN-style where tenant covenant supports it; otherwise we underwrite gross leases with realistic opex reserves.
What due diligence do you run on commercial properties?
Standard package: title search at the Direccion General de Registros Publicos (30-year chain), municipal tax clearance, zoning and use-permit verification, environmental review for industrial-adjacent sites, structural survey, and lease audit if tenanted. We also pull SUACE and tax records on the seller entity to surface liens, and verify cadastral boundaries against physical occupation. Typical DD window is 21-30 days before closing.
What's the smallest commercial mandate you accept?
Our floor is roughly $250K USD deployable for commercial mandates — below that, fixed costs (incorporation, accounting, legal, property management) compress net yields below the 7% threshold. Sweet spot is $400K-$2M for single-asset acquisitions, where we can source off-market, structure cleanly through an SRL, and deliver target yields after all frictions. Above $2M we typically build small portfolios across Asuncion and a secondary city.