07:00
Waking to light off the lake
Light filters through the trees. Coffee on the terrace, unhurried, Ypacaraí in front of you. No traffic, only birds.
LARUM
San Bernardino, Paraguay
A house on Lake Ypacaraí, where nothing is ever rushed.
PRECIOUSD 3,500,000
SCROLL
3,900 m²
Plot
800 m²
Built area
6
Bedrooms
5
Bathrooms
4
Garage
2018
Built
01BECAUSE SOME PLACES ARE NOT CHOSEN. THEY ARE RECOGNISED.
In San Bernardino, lakefront homes are rarely listed — they pass quietly between those who already belong.
This is one of them.
It was not built to be seen. It was built to be lived in. A place where the lake is not scenery, but a constant presence. Where mornings are unhurried and evenings stretch on without end.
One does not come here to rest from life. One comes to remember it and reconnect. To dwell in calm, in space, and with the certainty that there is nothing left to prove.
"The truly valuable things are those that are not for sale to just anyone."
The Story
What it feels like to arrive
There is a precise moment, just past the gate, when the noise of the world drops away. The drive opens, the trees close behind you, and all that remains is the lake glinting between the trunks. That feeling — of having arrived somewhere few people know — is the first thing this house offers, before you have even stepped inside.
Indoors, the architecture does not set out to impress. It sets out to accompany. Rooms that breathe, light that shifts through the day, and an infinity pool that dissolves the edge between terrace and water. Everything is arranged so that life happens without effort: a dinner that runs long, a morning with nothing in it, an afternoon with nowhere to be.
Eight hundred square metres that read less as a large house than as private territory. Six bedrooms, a gym, and 3,900 square metres of grounds: room for every member of the family to have their own, and to receive guests without anyone feeling like a visitor. Built to last, maintained to hand over today.
Tour
Walk through every room.
Full tour · 4K · 1 min 38 sec
Why this house, and not another
The place you choose when you have stopped looking
Designed outdoor pool
A private body of water integrated into the landscape, rather than imposed upon it.
3,900 m² of grounds
Meaningful separation from the nearest neighbour. A degree of privacy rarely found in contemporary developments.
800 m² designed to feel generous, never crowded.
Six bedrooms with separate social and wellness wings. Room for a whole family and their guests.
One hour from Asunción
Business in the capital, rest by the lake, the same day. Two lives without sacrificing either.
Ready to move into
No works, no waiting. Complete the purchase and move in. The investment is already made and maintained.
An established address
San Bernardino has retained its character and demonstrated enduring appeal among Paraguay's established residential destinations.
Gallery
Spaces that speak before you do.
A visual sequence that follows the natural rhythm of the property — impact, atmosphere and detail.
Sunrise over the property — 6:42 AM
Amenities
Every comfort, considered.
Spaces designed for family life, for entertaining with ease, and for genuine rest in complete comfort.
WELLNESS03
Infinity pool
Private gym
Indoor jacuzzi
OUTDOORS03
Landscaped garden
Private terrace
Panoramic views
SERVICES03
Gourmet kitchen
Covered parking
24h security
A day in this house
Six moments that tell you everything.
Six moments that show what living here actually feels like.
11:00
A light working morning
Stable connection, a quiet study looking onto the garden. Video calls with green behind you instead of a white wall.
14:00
Lunch that runs long
The grill is lit, the pool is set to 28°C, and conversation unfolds without reference to the clock. Here time is not watched, it is inhabited.
16:00
An active pause, with a view
Private gym with natural light over the garden. Training does not interrupt the day, it completes it. No schedules, no compromises, and no shared facilities.
18:30
Sunset at the jetty
A three-minute drive to the San Bernardino Yacht Club. The sun drops onto the water and the day closes quietly. Sailing, should the mood take you.
21:00
Dinner with friends
Open gourmet kitchen, living room extending onto the terrace. Comfortably seats ten, while ensuring every guest feels at home. The house receives; it never feels full.
The area
Living in San Bernardino
Forty-eight kilometres from Asunción, San Bernardino has long since evolved beyond its origins as a summer destination. Today, it is home to a select group of families who choose to live here year-round: close to the capital when needed, and removed from it when not.
The setting combines privacy, mature greenery and convenient access to the town's amenities. It is a residential enclave for those who value quiet without withdrawing from community life or the pleasures of Lake Ypacaraí.
From this privileged position, the lake can be enjoyed with a greater sense of privacy—through spaces shaped by light, rest and the outdoors.
Discover San Bernardino →01
Very close to the lake.
Sailing, rowing, or simply an open horizon each morning. Lake Ypacaraí as your backyard, rather than a distant holiday postcard.
02
Asunción in an hour
The country's financial centre, accessible by motorway. Close enough for business, far enough for calm.
03
Privacy you can feel
Tree-lined roads, discreet entrances, and neighbours where privacy is understood and respected.
04
A community, not a development
International schools, yacht clubs and a dining scene that has evolved alongside the town. Minutes away, never crowded.
Villa San Bernardino
Location
San Bernardino
POINTS OF INTEREST
Silvio Pettirossi International Airport (ASU)35 km · 40 min
Asunción Golf Club55 km · 55 min
Club Centenario48 km · 50 min
San Bernardino Yacht Club1.5 km · 3 min
Shopping del Sol45 km · 50 min
Asunción financial district48 km · 55 min
Basilica of Caacupé23 km · 25 min
Bautista Medical Centre48 km · 55 min
A layout that makes sense
Where every space has its reason.
| Room | Approx. area |
|---|---|
| Entrance hall and gallery | 50 m² (538 sq ft) |
| Living and dining room | 120 m² (1,292 sq ft) |
| Kitchen and pantry | 55 m² (592 sq ft) |
| Principal suite (dressing room and bathroom) | 95 m² (1,023 sq ft) |
| Bedrooms 2 to 4 (en suite) | 130 m² (1,399 sq ft) |
| Bedrooms 5 and 6 | 70 m² (753 sq ft) |
| Gym and wellness | 55 m² (592 sq ft) |
| Bathrooms, laundry and services | 95 m² (1,023 sq ft) |
| Circulation | 130 m² (1,399 sq ft) |
Estimated running costs
Community chargesUSD 450 / month
24h securityIncluded
Garden and poolUSD 350 / month
ElectricityUSD 180 / month
Detail and craftsmanship
The value lies in what you cannot see.
Materials, systems and specifications that hold their value over time.
01
Security and privacy
- 12-camera Hikvision CCTV system with remote access
- Electrified perimeter fence and automated gate
- Gated community with 24-hour security and controlled access
- A 45-metre landscaped buffer to the nearest neighbour
02
Efficiency and materials
- Double-glazed window units throughout the principal living areas
- Premium 90 × 90 cm porcelain tile flooring, with natural timber flooring in the suites
- Anodised aluminium window systems
- Colonial tile roof with thermal insulation over a lightweight slab
03
Climate and autonomy
- Eight-outlet Daikin Inverter ducted air-conditioning system, supplemented by split units in the bedrooms
- 300-litre solar water heater with automatic electric backup
- Private artesian well, 5,000-litre water tank and pressure pump
- 15 kVA generator with automatic transfer switch
04
Details that hold value
- Infinity pool with automatic filtration and LED lighting
- Covered grill area with professional barbecue, clay oven and climate-controlled wine cellar
- Custom-fitted dressing rooms in every suite with warm LED lighting
- Automated irrigation and landscape lighting throughout the garden
Light through the day
A villa that looks just as striking after dark.
From peaceful mornings and sun-filled afternoons to spectacular sunsets and elegant evenings, each moment offers a unique atmosphere. The changing light enhances the architecture, creating a home that feels different—and equally captivating—throughout the day.
By dayBy night
Investment and legacy
A retreat that holds its value when everything else moves
San Bernardino is one of the few areas in Paraguay that has neither been overdeveloped nor lost its character. Lakefront supply is structurally limited, and demand for private residential land continues to grow.
Lakefront supplyLimitedFinite land, no new development
Premium residential demandGrowingFamilies seeking a permanent residence
Character of the areaPreservedNo over-development, no loss of identity
Long-term potential
The structural scarcity of lakefront land and the preserved character of the area are factors that have historically supported the long-term appeal of assets of this kind. Specific projections should be assessed through a current market report.
Resources
Everything you need to evaluate the residence with clarity.
Purchase assurances
Current, verified documentation
Verified and documented as part of a fully supported purchase process.
Free of liens and mortgages, subject to current title verification.
Verified and documented as part of a fully supported purchase process.
Original title deed
Verified and documented as part of a fully supported purchase process.
Property taxes up to date
Verified and documented as part of a fully supported purchase process.
Ready for immediate conveyance
Verified and documented as part of a fully supported purchase process.
A transparent, fully supported purchase process
Verified and documented as part of a fully supported purchase process.
Documentation
Calculators
Rental potential
A residence with year-round rental demand.
A first read on how the residence performs as a residential asset. Figures are indicative and should be validated with a current local market report.
Long-term lease (annual)USD 3,500 – 5,500 / monthFurnished, full-year lease to a qualified tenant.
Peak season (December – February)USD 800 – 1,200 / nightShort lets during Paraguayan summer, subject to concierge management.
Corporate & eventsOn requestPrivate retreats and off-site events for teams up to twenty guests.
Indicative figures based on comparable operations in the area. Actual performance depends on occupancy, management model, seasonality and tax structure. We can share a full market report on request.
Frequently asked
Trust begins before the visit.
We answer what others leave for later. Elegant transparency.
01Can viewings be arranged from abroad?
Yes. Each viewing is prepared with a video call beforehand so that the essentials are covered before you travel, and the visit itself is accompanied throughout. Advisory services are available in English, Spanish and German.
02Can a foreign buyer purchase without residency?
Yes. Paraguayan law allows foreign individuals and companies to acquire urban property in full freehold, with no residency requirement and no restriction on repatriating proceeds on resale. Independent legal and tax advice is arranged as part of the process.
03Is the furniture included?
Partly, and it is negotiable. The kitchen is handed over fully fitted. Some of the living, dining and suite furniture can be included by agreement; the technical specification sets out exactly what is and is not included.
04What does the purchase process involve?
Five stages: profile validation, private viewing, a 10% reservation deposit under private contract, legal due diligence and title verification, and execution of the public deed. The advisor coordinates with the legal and tax professionals at each stage.
05What condition is it in, and when is it available?
Available immediately. The residence is owner-occupied and meticulously maintained: no outstanding works, no waiting. Handed over following a deep clean and full preparation of garden and pool.
06What are the real monthly running costs?
Community charges, garden and pool maintenance, and electricity. The breakdown is set out in the running costs section. Municipal taxes are paid and up to date.
Documentation
The residence memoir.
Not a brochure.
A private document, prepared with care and discretion, that gathers the essence of this property: its history, its context, the materials and details that genuinely matter, and a visual narrative that allows the residence to be understood in depth.
Designed for those who evaluate seriously before visiting. A resource that can be shared with family, partners or advisors, conveying the real experience of the residence before setting foot inside.
Private document · Exclusive PDF · Sent immediately
Senior Advisor · Luxury Properties
William Rowe
William Rowe represents a select number of exceptional residences each year—properties distinguished by character, setting and a story worth telling with precision. Each is approached as a singular work: carefully studied, thoughtfully presented and positioned for the buyer who truly understands its value.
His approach combines deep knowledge of the high-end market, absolute discretion and the ability to convey a property's value to both domestic and international buyers. He oversees the process from the first private viewing through to completion and execution of the deed, coordinating the legal and tax professionals each transaction requires.
Languages: English, Spanish, German
40
properties represented
US$125M
total transaction volume
5 years’
experience
3 in 10
properties accepted for representation
Private access
By appointment only.
This residence is not shown on open portals. Viewings are arranged privately and by prior appointment.
Full details are shared only with previously qualified buyers. If this property feels like part of the story you are writing, leave us your details.
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