Living in San Antonio Miraflores: the most residential pocket of the district

If you have ever pictured what it would feel like to keep a Miami-style residential lifestyle without giving up walkability, San Antonio inside the Miraflores district of Lima is the closest match. Living in San Antonio Miraflores means waking up on Schell or Berlín streets to ficus-lined sidewalks, stepping out to a small neighborhood park three minutes away, and reaching the cliffside Larcomar mall on foot. For US-Hispanic buyers used to South Florida benchmarks, the math is friendly: a 1,600 sq ft (150 m²) three-bedroom apartment here trades between US$ 380,000 and US$ 520,000, a fraction of comparable Brickell or Coral Gables tickets.

Table of contents

• Where San Antonio sits and why it matters
• Signature streets and blocks
• The neighborhood park: Olivar San Antonio
• Buildings and inventory
• Price per m² in 2026
• Schools nearby: Markham, Pestalozzi, Carmelitas
• San Antonio vs Malecón: the real comparison
• Quick neighborhood snapshot
• Frequently asked questions

Where San Antonio sits and why it matters

San Antonio is a sub-neighborhood of Miraflores, tucked into the southeast quadrant of the district. Its rough boundaries are Avenida Larco to the west, Avenida Benavides to the south, Paseo de la República to the east and Avenida 28 de Julio to the north. It does not show up on most tourist maps because it has no signature monument and no oceanfront block, and that absence is precisely the reason long-term residents covet it.

The municipality describes the area as a consolidated residential zone with low building density, regular street grids drawn in the early 20th century, and a height profile that rarely exceeds 12 stories. If you drop a US-Hispanic buyer used to a Coral Gables or Doral lifestyle into San Antonio for a weekend, the response we hear most often is the same: it feels like a real neighborhood, not a commercial corridor pretending to be one.

Three location advantages stand out. First, you reach Larcomar and the Malecón Cisneros boardwalk on foot in 8 to 12 minutes from the upper blocks of Berlín. Second, two access points to Paseo de la República let you cut to San Isidro or downtown Lima without crossing the Larco congestion. Third, internal streets carry low commercial density, so nights are quiet in a way that surprises new arrivals.

For non-resident buyers, the practical takeaway is that San Antonio resolves the difference between living in Miraflores the district and living in Miraflores the tourist zone. If you are coordinating a purchase from abroad, our guide on buying a luxury apartment in Lima from overseas walks through the operational steps.

Signature streets and blocks

Any seasoned broker will name a handful of streets the moment you mention San Antonio. They are not the longest or widest in Miraflores, but they carry the highest demand inside the sub-neighborhood.

Schell Street

Schell starts at Avenida Larco and runs east through the residential heart of San Antonio. Blocks 4 through 7 are the most coveted: low-density buildings, units ranging from 110 m² (1,180 sq ft) to penthouses at 280 m² (3,015 sq ft), and tree-lined sidewalks that stay cool even in January. New boutique projects price between US$ 3,200 and US$ 3,800 per m².

Berlín Street

Berlín was originally part of Schell before being renamed after the German capital. Today it connects Avenida Diagonal with the Malecón Cisneros across 14 blocks, as documented by the Miraflores municipality. Blocks 5, 6 and 7 anchor the residential core of San Antonio: well-kept buildings, several with fewer than four units per floor, and prices in the US$ 2,700 to US$ 3,400 per m² range.

Bolognesi Street

Bolognesi runs parallel to Schell a few blocks south. Its main strength is keeping a pure residential profile: low car traffic, older houses converted into office-residences, and new buildings with three-bedroom typologies starting at 145 m² (1,560 sq ft). Average price per m² lands between US$ 2,600 and US$ 3,100.

Mariscal La Mar

La Mar is the most commercial of the four streets, but its upper blocks (close to Avenida 28 de Julio) preserve a residential feel. More new construction is happening here than anywhere else in San Antonio, which means available premium-finish inventory. Off-plan projects price between US$ 2,800 and US$ 3,300 per m², with compact typologies starting at 75 m² (807 sq ft).

Roca y Boloña

Roca y Boloña carries the oldest buildings and the largest plots. Buyers chasing a 300 m² (3,230 sq ft) house inside Miraflores end up here. House prices are less transparent (per-m² lists are not common) and operate on punctual appraisals, with ranges seen over the past year between US$ 750,000 and US$ 1.8 million.

The neighborhood park: Olivar San Antonio

The neighborhood park, locally called the Olivar San Antonio (a small olive grove park, the neighborhood’s green anchor), sits on jirón Francisco de Paula Ugarriza, a short walk from the upper blocks of Berlín and Schell. It does not match the scale of El Olivar de San Isidro (that one is in a different district), but it plays the same role for this pocket of Miraflores: a green pause where neighbors walk dogs, where kids run after school and where families wrap up Sunday lunches.

The buildings around the park carry a clear price premium. A view of the park adds 8% to 15% to per-m² value, and it is one of the few micro-markets inside Miraflores where appraisal supports a view-driven premium without ocean exposure. For families looking for a three-bedroom unit with a green-facing balcony, this is the most demanded pocket of San Antonio.

The blocks around the park also concentrate two of the better neighborhood restaurants in Miraflores and a boutique bakery that opens early. If you are the type to walk out for breakfast on Saturdays, that small detail tends to justify the per-m² premium over time.

Buildings and inventory

San Antonio inventory falls into three clear generations. The first is buildings from the 1970s and 1980s, generally 6 to 8 stories, with large units (150 to 220 m²) and minimal common areas. The second generation, from the 2000s, brought 10 to 12-story buildings with basic gyms and small social areas. The third, post-2018, are boutique projects of no more than 24 units, with lobbies, coworking corners, rooftop grills and European finishes.

For luxury buyers, the most interesting current supply is in the small boutique projects: 5 to 8-story buildings with 1 or 2 units per floor on blocks like Schell 4-6 or Berlín 5-6. Entry tickets start near US$ 380,000 for a 110 m² unit and climb to US$ 1.2 million for a penthouse with private terrace. By Miami benchmarks, that lower bound is roughly the price of a one-bedroom in Brickell, while the upper bound trades at the level of a Coconut Grove townhome.

The second segment worth tracking is renovated 1990s buildings. Some buyers prefer a 180 m² unit in a renovated 6-story building over a brand-new 110 m² unit at the same price. The reasoning is straightforward: same dollar outlay, more usable square meters, noticeably different sense of space.

Before sending an offer, get familiar with the mechanics of the Peruvian purchase agreement and closing costs. On transactions above US$ 500,000, also review the alcabala transfer tax for high-value properties, which almost always applies in Miraflores.

Price per m² in 2026

Per-m² price in Miraflores averages US$ 2,700 to US$ 3,000 at the close of 2025, with the Malecón above US$ 3,500 and inland zones starting at US$ 2,300. San Antonio sits in the upper-middle band of that range. Our internal Miraflores 2026 price-per-m² guide details the evolution by zone.

Typical 2026 ranges in San Antonio break down as follows:

• New boutique projects (delivered): US$ 3,000 to US$ 3,700 per m². In soles, S/ 11,500 to S/ 14,000.
• Off-plan projects on Mariscal La Mar: US$ 2,800 to US$ 3,300 per m². In soles, S/ 10,500 to S/ 12,500.
• Resale in 2000s buildings: US$ 2,500 to US$ 3,000 per m². In soles, S/ 9,500 to S/ 11,500.
• Renovated older buildings (1970s-80s): US$ 2,250 to US$ 2,750 per m². In soles, S/ 8,500 to S/ 10,500.

The 2026 outlook for San Antonio is bullish but contained: between 3.2% and 5.5% appreciation in soles depending on segment. Boutique projects on Schell and Berlín appreciate the fastest, sustained by resident-buyer demand (not investors) looking to actually live there.

The rental side performs well too. A 150 m² three-bedroom on Schell rents between S/ 7,500 and S/ 9,500 per month (roughly US$ 2,000 to US$ 2,550), translating into a gross yield of 5.2% to 5.8%, in line with the district average per public market reports. Tenant turnover is low: 2-year leases are the norm, not the exception.

Schools nearby: Markham, Pestalozzi, Carmelitas

If you are buying in San Antonio with school-age kids in mind, the school factor works in your favor. Three of Lima’s better-positioned private schools sit within walking distance or a 5-minute drive.

Markham College (Miraflores campus)

The historical Markham campus in Miraflores is at calle Augusto Angulo 291, a few blocks north of San Antonio. It is one of the country’s most recognized British-curriculum schools. For San Antonio families, Markham serves as the early-years and primary anchor; the main secondary campus is in Surco, per public information from the school itself.

Pestalozzi (Swiss school)

The Swiss school Pestalozzi is technically in San Isidro but a 7-minute drive from San Antonio. Its German-Spanish bilingual model attracts mixed-language families and parents who want a European-style track without committing to the British circuit.

Nuestra Señora del Carmen (Carmelitas)

Carmelitas is one of the most traditional all-girls Catholic schools in Miraflores and is located inside the district. It is a reference for families who want a faith-based, service-oriented program from preschool through high school.

Beyond these three, San Silvestre, Newton College (in La Molina), Santa Úrsula and Roosevelt remain practical options thanks to manageable daily logistics from San Antonio.

San Antonio vs Malecón: the real comparison

The most common question we get in showings is whether to buy in San Antonio or pay the Malecón premium. The short answer: it depends on your use profile.

• Per-m² price: Malecón trades between US$ 3,500 and US$ 4,500 with ocean view. San Antonio trades between US$ 2,500 and US$ 3,700. On a 150 m² unit, the gap equals US$ 150,000 to US$ 200,000.
• Resale liquidity: Malecón is more liquid for fast resale because the typical buyer is an international or corporate investor. San Antonio is more liquid for medium-term rental.
• Day-to-day quality: Malecón wins on view and status. San Antonio wins on quiet, trees and walkable streets without the constant ocean wind.
• Risk: Malecón faces higher new-supply saturation risk. San Antonio has limited inventory (little developable land), which protects pricing.

For resident buyers with families, San Antonio wins 7 out of 10 evaluations in our pipeline. For non-resident buyers prioritizing rental yield from corporate expats, the Malecón remains the safer bet. For a broader district read, see our 14 reasons to live in Miraflores.

Quick neighborhood snapshot

• Average price per m² in 2026: US$ 2,500 to US$ 3,400 (S/ 9,500 to S/ 13,000)
• Top blocks: Schell 4-7, Berlín 5-7, Bolognesi 3-5, Mariscal La Mar 4-6
• Neighborhood park: Olivar San Antonio, jirón Francisco de Paula Ugarriza
• Schools nearby: Markham (Miraflores campus), Pestalozzi, Carmelitas
• Walking time to Larcomar: 8-12 minutes
• Walking time to Malecón Cisneros: 10-14 minutes
• Average gross rental yield: 5.2% to 5.8%
• 2026 projected appreciation: 3.2% to 5.5% in soles

Frequently asked questions

Where exactly is San Antonio inside Miraflores?

San Antonio is the southeast quadrant of the Miraflores district, bounded approximately by Avenida Larco to the west, Avenida Benavides to the south, Paseo de la República to the east and Avenida 28 de Julio to the north. Its key streets are Schell, Berlín, Bolognesi, Mariscal La Mar and Roca y Boloña.

How much does the m² cost in San Antonio Miraflores in 2026?

The per-m² price in San Antonio in 2026 ranges from US$ 2,500 to US$ 3,400 (S/ 9,500 to S/ 13,000), depending on building age and location within the neighborhood. New boutique projects on Schell and Berlín exceed US$ 3,500 per m².

Is the neighborhood park the same as El Olivar de San Isidro?

No. El Olivar de San Isidro is in a different district. The San Antonio neighborhood park is locally known as Olivar San Antonio (a small olive grove park, the neighborhood’s green anchor), located on jirón Francisco de Paula Ugarriza. Smaller in scale, but it serves as the green lung of the sub-neighborhood.

Is San Antonio a good buy-to-let market?

Yes, especially for medium and long-term rentals to families or executives. Average gross yield runs 5.2% to 5.8% and tenant rotation is low. For short-term tourist rentals, other Miraflores zones outperform.

What schools are near San Antonio?

The most-used options for neighborhood families are Markham College (Miraflores campus), the Swiss school Pestalozzi (in San Isidro, a 7-minute drive) and Nuestra Señora del Carmen (Carmelitas), inside the district.

Is San Antonio safe to live in?

It ranks among the safer pockets of Miraflores. The district serenazgo (municipal security) patrols permanently, and internal streets see very little nighttime traffic. High residential presence and low commercial density reduce the typical incidents associated with tourist zones.

How long does it take to walk from San Antonio to Larcomar?

Between 8 and 12 minutes on foot from block 6 of Berlín or Schell to the Larcomar entrance. The route is safe, with wide sidewalks and pedestrian signals at the main crossings.

A final note

San Antonio works as a natural filter: once you discover it, you stop seeing Miraflores as a single district and start seeing actual neighborhoods. If your plan is to live, not to speculate, San Antonio is arguably the best-positioned sub-neighborhood inside Miraflores Top for the next five years.

Disclaimer: price ranges shown here are referential and may vary by project, age, view and finishes. This article is not financial advice or an investment recommendation.

Want to see units available on Schell, Berlín or Bolognesi? Reach out to Penthouse.pe and we will set up a personalized visit with three pre-screened listings within your budget.