Can you sell or transfer a home bought with Techo Propio or Mivivienda in Peru?

The short answer: not for five years

If you bought social-interest housing (vivienda de interés social, VIS), the law stops you transferring it for a while. Article 5 of Ley 32379, the Social-Interest Housing Law published in June 2025, sets this condition for access to a VIS:

“La VIS no debe ser objeto de algún acto de transferencia de dominio hasta por el plazo de cinco años, el cual se computa desde la fecha de extensión del asiento registral de la compraventa de la unidad inmobiliaria en la Superintendencia Nacional de los Registros Públicos (SUNARP). Esta condición debe estar inscrita en el Registro de Predios de la SUNARP y es supervisada por el Fondo MIVIVIENDA.”

(A VIS must not be transferred for up to five years, counted from the date the sale is entered in the SUNARP registry. The condition must be recorded in SUNARP’s property registry and is supervised by the Fondo MIVIVIENDA.)

That means three things:

• The period is five years, counted from when your purchase is registered with SUNARP — not from signing, and not from getting the keys.
• The restriction is written into your property record. Any buyer, notary or bank can see it.
• The Fondo MIVIVIENDA supervises it.

“Changing the owner” means, in practice, transferring ownership: selling the home, giving it away, or putting it in someone else’s name. During those five years, the law says that must not happen.

Does it apply to Techo Propio and Mivivienda?

Ley 32379 says the Ministry of Housing sets the features of VIS “dentro del Crédito Mivivienda, de la VIS y de la VISTP dentro del Programa Techo Propio” (within the Crédito Mivivienda, and within the Techo Propio program) (article 2.2). So both programs include social-interest housing.

What we could not confirm:

• Whether the ban reaches a home bought with a Bono del Buen Pagador whose value is not social-interest housing. Each program’s price ranges are in Techo Propio or Mivivienda.
• How it applies to purchases registered before June 2025, when the law was published.

To settle it for your home, check your property record. If the encumbrance is registered, the restriction applies to you.

Techo Propio: selling early means repaying the grant

The Techo Propio Operating Regulation for new homes (Resolución Ministerial 0104-2025-VIVIENDA) goes further than sales. Its article 31.7 requires the Bono Familiar Habitacional to be repaid:

“a) Cuando se compruebe que el GFB ha hipotecado para fines distintos a la adquisición de la vivienda o dispuesto de la VIS, sea por comodato, constitución de anticresis, venta u otro acto que implique la transferencia total del inmueble dentro del plazo de cinco (5) años, contados a partir de la fecha de la inscripción del Contrato de Compraventa en el Registro de Predios.”

(When the family has mortgaged the home for purposes other than buying it, or disposed of it — by free loan, anticresis, sale or any other act transferring the whole property — within five years of registering the purchase.)

And also:

“c) De detectarse que la VIS no está destinada para el uso de vivienda. d) Cuando se verifique que la VIS no es ocupada por el GFB en el plazo de un (1) año desde el momento de haber sido recibida.”

(When the home is not used as a home, or when the family does not live in it within one year of receiving it.)

In plain terms, within the five years you lose the grant if:

Repayment is not just the grant amount. Article 31.8 says interest applies “de acuerdo a la Tasa de Interés Legal Efectiva que publica la SBS, a partir del desembolso hasta que se produzca la devolución al FMV” (at the effective legal interest rate published by the SBS, from the payout until the money is returned).

The same regulation confirms the ban goes on the registry: when checking the property record, it accepts “la carga constituida por efectos de la transferencia de la propiedad a favor del GFB referida al plazo de prohibición de enajenar la VIS” (the encumbrance recording the period during which the home may not be sold) (article 24.1, letter c).

After five years

The law and regulation we read set no ban beyond that period. The Techo Propio regulation also creates second-use VIS: another family can buy your home with their own grant if, among other conditions, it was bought “con más de cinco (5) años de anterioridad” (more than five years earlier) and has the “Constancia Favorable emitida por el FMV a favor del primer GFB” (a favourable certificate from the Fondo MIVIVIENDA for the first owner family) (article 38). The buyer cannot have a “relación de consanguinidad” (blood relationship) with you (article 39.1). This option only applies in regions of Peru with little housing supply, under the same article 38.

Before you sell, confirm on your property record that the encumbrance no longer blocks the transfer. If it is still registered, ask SUNARP or a notary what you need to cancel it. We did not find the exact procedure in the norms we read.

If your family changes before the handover

In Techo Propio the grant goes to a family group, not to one person. So family changes matter even before you get the home:

• You must report them. The head of the family must “comunicar cualquier modificación relacionada con la información y documentación presentada al FMV, en un plazo máximo de treinta (30) días hábiles de conocido el hecho, bajo sanción de perder la condición de GFE” (report any change to the information given to the Fondo within 30 business days, or lose eligible status) (article 16.4).
• If one spouse or partner dies after eligibility is granted, the survivor carries on as head of the family, but this “sólo aplica cuando se verifique la ausencia de financiamiento complementario” (only applies when there is no supplementary loan) (article 16.6).
• The right to the grant is lost “cuando la JF fallece y los demás miembros del GFB no pueden asumir la JF” (when the head of the family dies and no other member can take over) or “cuando se haya desintegrado el GFB” (when the family group has broken up) (article 30.1).

If the change is a separation or divorce, what happens to a home already registered also depends on the couple’s property regime. See marital property regimes. If the owner dies, see intestate succession. The housing norms we read do not deal with inheriting a VIS.

If you still owe the mortgage

Separate from the five-year rule, there is the bank. If you bought with a Mivivienda loan or a Techo Propio supplementary loan, the home is usually mortgaged.

The Civil Code says a mortgage gives the lender “los derechos de persecución, preferencia y venta judicial del bien hipotecado” (the right to follow the property, priority, and a court-ordered sale) (article 1097). And the lender can claim “al tercer adquirente del bien hipotecado, usando de la acción real” (against a later buyer of the mortgaged property) (article 1117). In other words: if you sell without paying off the debt, the mortgage does not disappear. It stays on the home, and the bank can enforce it even though someone else owns it.

What if you want someone else to keep paying your loan? That is handing over your place in the contract. Article 1435 of the Civil Code allows it, but “se requiere que la otra parte preste su conformidad” (the other party must consent). The other party is the bank. Without its agreement, you remain the debtor. This follows from the Civil Code’s general rule; it is not a rule written only for mortgage loans.

Rules on the way

Two drafts from the Ministry of Housing could change these rules. They are not law yet; see «Possible changes ahead» below.

What this page does not cover

We do not cover the registry procedure for cancelling the encumbrance after five years, or the rules specific to the build-on-your-own-land and home-improvement options. We also do not cover the Fondo MIVIVIENDA’s internal requirements for the Bono del Buen Pagador, which the norm leaves to the Fondo. For what to check before you buy, see buying a home in Peru. On the form of the sale contract, see minuta or escritura pública.