What is the partida matriz of a real estate project in Peru, and why should you check it?

What the partida matriz is

In Peru’s property registry (Registro de Predios, run by Sunarp), each property has its own record, the partida registral. Article 4 of the registry regulation says:

«Por cada predio se abrirá una partida registral en la cual se extenderán todas las inscripciones que a éste correspondan ordenadas por rubros.»

(One record is opened for each property, holding all its entries, organised by section.)

A building project starts as one property: the land. Its record is the partida matriz (parent record). The records for each apartment, parking space or storage unit are later split off from it. Until that happens, your future unit has no final record of its own, and whatever affects it is written on the parent record.

Consumer law says so too. Before you sign, the seller must show you the record proving they own «del inmueble ofrecido o del inmueble matriz del cual se independizará el producto ofrecido» (the property offered, or the parent property your unit will be split from), under article 77.2 of Ley 29571. The contract must identify the property’s record; «en los casos de bien futuro, del inmueble matriz» (for an off-plan unit, the parent property’s record), under article 78.1.

This page covers what to read on that record. The wider checklist before buying (documents, contract, the seller’s track record) is in buying a home in Peru: what to check before you sign.

Why you should check it

Because what is registered is presumed known. Article 2012 of the Civil Code says:

«Se presume, sin admitirse prueba en contrario, que toda persona tiene conocimiento del contenido de las inscripciones.»

(Everyone is presumed, with no proof to the contrary allowed, to know what is registered.) If the parent record shows a mortgage or an attachment, you cannot later say you did not know.

Because charges can move to your apartment. When your unit’s record is opened, article 58 of the registry regulation orders:

«en la partida que se genere se procederá a trasladar las cargas y gravámenes vigentes y aquéllas que pese a haber caducado requieran rogatoria expresa para su cancelación, salvo que no afecten al predio inscrito en dicha partida.»

(The new record receives the charges still in force, and those that have lapsed but need an express request to be cancelled, unless they do not affect that property.) In short: a charge on the land that affects your unit will also appear on your unit’s record.

What to look at on the partida matriz

Article 5 of the registry regulation divides each record into six sections. For a buyer, two matter most:

The same article says preventive entries «se extienden en el rubro de cargas y gravámenes» (go in section D), with some exceptions it refers to the general registry regulation. Read the whole record, not one section.

If you find a pending-lawsuit notice, see pending-lawsuit notice on a property record. To request the full copy, see Sunarp copia literal and registry certificates.

Predeclaratoria de fábrica: the building before it exists

While the building goes up, the developer can note on the record a predeclaratoria de fábrica (a preventive description of the planned building). Article 72 says the entry must include:

«la distribución de ambientes, el área techada por cada piso, el área libre del primer piso, el carácter preventivo del asiento, la norma que autoriza su extensión y su plazo de vigencia, así como el nombre del profesional que interviene en el proyecto de declaratoria de fábrica.»

(The layout of rooms, the built area per floor, the open area of the ground floor, that the entry is preventive, the rule authorising it and how long it lasts, and the name of the professional behind the project.) Compare it with the brochure and the contract.

Pre-registered units: your unit’s provisional record

If the building will have private units and common areas, article 73 also allows the prereglamento interno (draft internal rules) and the preindependizaciones (pre-registered units) to be noted:

«el prereglamento interno y las preindependizaciones se anotarán preventivamente en mérito al documento privado otorgado por el propietario con firma certificada por Notario, acompañado de plano de preindependización.»

(They are noted preventively on a private document from the owner with a notarised signature, plus a pre-registration plan.)

Pre-registration gives your future unit a provisional record. Your purchase can be noted there. Article 76 says:

«La compraventa u otros actos análogos por los cuales el propietario se obligue a transferir la propiedad de las futuras secciones de propiedad exclusiva, se anotarán preventivamente en las partidas preindependizadas. La inscripción definitiva de dichos actos se efectuará simultáneamente con la inscripción de la declaratoria de fábrica y reglamento interno.»

(The sale of future units is noted preventively on the pre-registered records, and becomes final when the building declaration and internal rules are registered.) We did not check what form Sunarp requires for your contract to be noted. Ask your notary or Sunarp.

These entries expire

All of this is preventive, and it has an end date. Article 75 says:

«El plazo de vigencia de las anotaciones preventivas de predeclaratoria de fábrica, prereglamento interno y preindependizaciones es de un año contado desde la fecha del asiento de presentación, prorrogable antes de su vencimiento y por el mismo plazo, cuantas veces sea necesario. En ningún caso la vigencia de dichas anotaciones excederán el plazo de vigencia de la licencia de edificación.»

(These entries last one year from the filing entry, and can be extended before they lapse, for the same period, as many times as needed, but never beyond the building licence.)

If they are not turned into final registrations in time, they «caducarán de pleno derecho» (expire automatically) and «se cerrarán las partidas preindependizadas» (the pre-registered unit records are closed). Under article 76, the entry for your purchase expires with them.

Few buyers know this: the extension can be requested by the landowner, but also by «cualquiera de los adquirentes de las unidades inmobiliarias preindependizadas» (any buyer of a pre-registered unit), with a private document with certified signatures (article 75). Check the expiry date on the record.

How your unit gets its final record

There are two routes, depending on what was noted:

• With predeclaratoria and pre-registration. Once the building is finished as noted, the building-declaration documents are filed. When the registrar registers it, the draft rules and pre-registered units become final, «incluyendo las transferencias y demás actos anotados preventivamente» (including the sales and other acts noted preventively), under article 77. If the building does not match the predeclaratoria, clarifying or amending documents are needed.
• Without pre-registration. Each unit’s record is opened when the internal rules are registered, which «conlleva la independización simultánea» (brings the split into units at the same time), under article 88. The full order of that process is in building declaration, internal regulations and unit subdivision.

After the split, the parent record stays. Under article 88, it keeps only the common areas, the internal rules, the owners’ association and «las cargas que afecten a toda la edificación» (charges affecting the whole building). It is still worth checking once you own your unit.

What this page does not cover

• The form your contract needs to be noted on a pre-registered unit record, and registry fees.
• The rules for plots in urban development projects, which have their own articles.
• What to do if the land is mortgaged to the bank financing the project.
• Late delivery, refunds of reservation payments, and smaller-than-promised areas.
• Registry Tribunal criteria in specific cases.