The Largest Large-Scale Private Residential Developments in Paraguay

A tour of the country's largest-scale private residential developments, where the combination of lagoons, golf, integrated services and long-term planning is beginning to redraw Paraguay's urban map.

In less than two decades, Paraguay went from having a few pioneering gated communities to developing a network of private residential developments on an unprecedented scale in the region. These gated communities, residential developments, and veritable "micro-cities" combine housing, sports, commerce, education, entertainment, and, increasingly, water: rivers, natural lagoons, and large crystal-clear bodies of water.

This ranking brings together some of the largest large-scale private residential developments in the country, ordered by approximate area, based on information provided by the developers themselves and public data. The figures in hectares are approximate and may vary slightly depending on the source or the stage of the master plan.

Beyond differences in location or business model, they all share a pattern: territorial scale, strong presence of water, amenities above the historical market standard and a long-term view on how the city is inhabited, invested in and built.

1. The Delta – 1,600 hectares (New Asunción)

The Delta is, today, the largest private development in Paraguay. Located between the Remanso Bridge and the Heroes of Chaco Bridge, on the right bank of the Paraguay River, it covers approximately 1,600 hectares in what is known as New Asunción; a territory destined to become the country's great urban laboratory.

With a master plan by BMA and urban design by Solaria City Makers, El Delta presents itself as a planned city where water shapes the landscape: 6 kilometers of riverfront, 23 kilometers of navigable canal, and 16 kilometers of inland lagoons. This water infrastructure is not only a scenic resource but also a key element of value: views, marinas, nautical activities, and a layout of neighborhoods that are constantly connected to the water.

Within the master plan, La Isla Del Delta was the first residential development: an island connected by a bridge, with 66 lots of approximately 2,000 m² each, establishing a concept of exclusivity rarely seen in the local market. It is complemented by other developments such as Riverside, a complex of medium-density buildings up to eight stories high with views of the river and golf course; Barrio Norte, with 300 lots on 100 hectares and a sports clubhouse designed by Christian Gould; and Barrio Náutico, which embodies the project's aquatic DNA with 68 hectares, 200 lots, and private marinas for boats.

The Delta also integrates a corporate and service layer that brings it closer to the idea of a "city in itself": Las Palmas Street Mall, a 55,000 m² shopping center with a gastronomic offering and everyday services; a Business Center with buildings such as Alkan, Navis and Navis II; and the country's first free service zone, with three office towers geared towards national and international companies.

Completing the ecosystem are the Marina del Delta nautical complex and Tarumá Golf, an 18-hole course designed by Stirling & Martin, which consolidate the project as a regional benchmark at the intersection of urban planning, nautical life and high-standard real estate.

2. Paraná Country Club – 450 hectares (Hernandarias / CDE)

If El Delta represents the new generation of mega-developments, Paraná Country Club is the great pioneer. Born in the 1980s as a venture of the eponymous real estate company, the project extends over some 450 hectares in Hernandarias, at the confluence of the Paraná and Acaray rivers, and has established itself over time as one of the most prestigious and well-established private residential communities in the country.

Originally conceived as a country club, with golf, clubhouse and swimming pool as commercial magnets, the PCC evolved into a private urbanisation with three well differentiated areas: commercial sector, residential area and the club itself, articulating today 2,700+ properties including homes, lots and complementary developments.

The first golf course and clubhouse marked the beginning of a lifestyle associated with sports, socializing, and connecting with nature, in a setting of lush forests just minutes from Ciudad del Este. Over the years, the Paraná Country Club became a true "socioeconomic district": groundbreaking sporting activities, a vibrant social life, local shops, and a well-established community of permanent and weekend residents.

In urban terms, it is the direct antecedent of many current projects: a large expanse of private land, with internal infrastructure, its own governance and a very strong identity, which ended up influencing the way suburban development is thought about in Alto Paraná and in the country.

3. Lake Coast – 380 hectares (Hernandarias)

Costa del Lago, developed by Raíces Real Estate in Hernandarias, with 80 hectares, is configured as one of the largest country clubs in the region.

The heart of the project is a crystalline lagoon of approximately 3 to 3.5 hectares, created with Crystal Lagoons® technology, which recreates a Caribbean beach experience with white sand on the Alto Paraná plateau. The development also includes green areas, a marina with access to Lake Itaipu, a sports area with tennis, paddle tennis, and soccer courts and swimming pools, bike paths, and a clubhouse with top-tier amenities.

Opened in 2023, Costa del Lago consolidated the "beach country" format in the east of the country and anticipated the boom of projects anchored in large artificial bodies of water, which would later be replicated in other cities.

4. Agua Vista – 307 hectares (San Juan del Paraná / Itapúa)

Agua Vista is the premier example of this sport in the south of the country. Located in San Juan del Paraná, facing the Paraná River and just minutes from Encarnación, it spans approximately 307 hectares, combining natural topography, water views, and a robust sports infrastructure.

The development features over 1,100 lots ranging from 800 to 1,400 square meters and a sports package rarely seen in the local market: an 18-hole professional golf course on 57 hectares, two professional soccer fields, tennis courts, paddle tennis courts, basketball courts, a 10-km bike path, a mountain bike circuit, and a fully equipped gym. In addition, there is a prime nautical area with 36 docks, a boat storage facility, a navigation channel, and a private beach with barbecue areas and support facilities for recreational use of the river.

Agua Vista positions itself as a riverside community that integrates the Paraná River landscape, high-level sports, and low-density housing. It is also one of the cases where the tourism and second-home component blends with an increasingly stable community of permanent residents, taking advantage of the economic dynamism of Encarnación and its surrounding area.

5. Aquadelta – 200 hectares (North District / Limpio)

Aquadelta is one of Raíces Real Estate's strongest projects in the northern corridor of Asunción. Developed on more than 200 hectares on the banks of the San Francisco stream, about 25–30 minutes from the capital's corporate hub, it is conceived as a planned community that combines nautical living, high-level amenities, and integration with educational and commercial services.

Its scale is its great differentiator: a 600-meter waterfront, a wave lagoon of more than 3 hectares, six residential neighborhoods, two nautical neighborhoods and a Wave neighborhood, in addition to more than 4.5 hectares of sports areas, a sports clubhouse, a nautical nursery and facilities designed for intensive use of water as a daily amenity.

The master plan allocates over eight hectares for commercial and service areas: on the right, an educational cluster with a school (International Smart School), a university, and coworking spaces; on the left, retail, restaurants, and convenience services. The idea is to reduce the need for long commutes and allow family, academic, and social life to unfold in the same environment.

In market terms, Aquadelta emerges as a response to a growing tension: families who value connectivity to Asunción but seek a yard, green spaces, amenities, and outdoor living, in a context where the capital's apartment stock has already reached a critical mass. The project positions itself as a kind of nautical "park-city," where commute time becomes a quality-of-life factor rather than a daily burden.

6. Rialto – 192 hectares (Nueva Asunción)

Rialto is another key piece of the Nueva Asunción puzzle. Developed on approximately 192 hectares across the Héroes del Chaco Bridge, it presents itself as a large-scale gated community, with 42 hectares of lagoons integrated into the urban design and a strong focus on combining nature, contemporary design, and underground infrastructure.

The project is located just minutes from the airport and the business district, making it especially attractive for those seeking proximity to Asunción's city center without sacrificing a low-density, green, and waterfront environment. The current phase of development includes the first neighborhood with 248 single-family lots, amenities such as an events hall, clubhouse, gym, bike path, paddle tennis court, and swimming pool with deck, as well as paved streets and all underground utilities.

7. Los Pingos – 100 hectares (Surubi'í / Limpio)

Los Pingos – Country Club is a 100-hectare development within the traditional Surubi'í urbanization, on the banks of the San Francisco stream and only 3.2 km from Aquino Avenue.

The project, spearheaded by Altius Group and backed by Peninsula Investments Group, features a meticulously curated design: the urban master plan was developed by Estudio Robirosa, a leading firm in gated communities in Argentina, and the design of access points and common areas was created by Ezequiel Gil of Estudio Pacífica. This combination results in a gated community where architecture, landscape, and water play a central role.

One of Los Pingos ' distinguishing features is its system of natural lagoons with ecological treatment, which allows for low-cost maintenance of water quality and enables recreational use with private docks on the lagoon-fronted lots. The clubhouse on the stream, complete with a beach and marina, complements the comprehensive sports infrastructure and the proximity to alumni clubs and associations such as Centenario, CURDA, San José, and Goethe, reinforcing its position in the segment of families who combine active professional lives, vibrant social life, and a desire to enjoy nature.

The project also integrates centrality components such as Los Mimbres Open Mall and its proximity to Maple Bear Surubi'í school, which anchor commerce and education within the urban environment itself and raise the level of service of the entire area.

8. Highlands – 90 hectares (San Bernardino)

Highlands Park & Lagoon , developed by Petrohué Real Estate on the old access road to San Bernardino, is one of the projects that has garnered the most attention in the market for its combination of art, nature, and Crystal Lagoons® technology. It sits on a 90-hectare site, with 469 lots, 75 townhouses, and a future complex of residential buildings and a boutique hotel.

Its main feature is a crystal-clear lagoon with a 100% beach perimeter, which, according to the developer, covers approximately 28,000 m² of water and over 21,000 m² of sand. The architectural design, by Gould Arquitectura, employs a dual approach: light and subtle facades facing the beach and more pronounced volumes towards the exterior, giving the complex a contemporary identity.

Highlands also features meticulously landscaped grounds with native and ornamental plants, a clubhouse with a beach bar, a gym, a barbecue area, and a children's playground. The project is being developed in two phases: the first focuses on individual lots, townhouses, and a lagoon; the second comprises larger lots for apartment buildings, a shopping promenade, a variety of restaurants, and a boutique hotel with its own private beach. Construction on the first phase began in 2023, and its completion is projected for 2026.

9. Blue Lagoon – 86 hectares (Pedro Juan Caballero)

Blue Lagoon Amambay is a prime example of how the gated community model with a crystal-clear lagoon has expanded beyond the Asunción-Cordillera axis and the Alto Paraná region. Located minutes from downtown Pedro Juan Caballero, this Raíces Real Estate project covers approximately 86 hectares, featuring green areas, walking paths, and a Crystal Lagoons® lagoon of around 4 hectares as its centerpiece.

The concept replicates, adapted to the Amambay context, the logic of a “residential resort”: beach, sports, beach bar, and amenities in a controlled and secure environment. In a city historically marked by border trade, Blue Lagoon introduces an aspirational residential product that adds a new layer to the urban and tourist fabric of the area.

10. Aquabrava – 65 hectares (Highlands / Mountain Range)

Aquabrava , also by Raíces Real Estate, is located on the San Bernardino–Altos road, 3 km from Aquavillage, and is developed over 65 hectares with 463 residential lots, nine macro-lots and two apartment buildings, forming a new generation gated community focused on sustainability.

The heart of the master plan is a crystalline lagoon featuring Wavetech artificial wave technology, the first of its kind within a gated community in Paraguay. Surrounded by over 9,000 m² of sandy beaches in almost 360 degrees, it houses the recreational facilities: clubhouse, swim-up bar, gym, tennis courts, paddle tennis courts, soccer field, and multipurpose courts. The landscape is complemented by an on-site nursery (Garden Market) for the acclimatization of plant species and a design that emphasizes native vegetation and resilience.

In terms of infrastructure, Aquabrava integrates advanced stormwater drainage solutions, capturing runoff into a natural ravine, reservoir, and reusing it for irrigation. This positions it as the first gated community in the country to pursue LEED certification at the development level, not just for individual buildings. Multifamily housing is incorporated with the MAUI buildings, low-rise beachfront residences facing the lagoon, which broaden the appeal by offering condominium-style apartments without sacrificing direct access to amenities.

A new city map: trends and challenges

Taken together, these ten developments help to understand the current state of the large-scale private residential market in Paraguay:

• The scale is no longer that of traditional land subdivision, but that of the territorial master plan: projects of 60, 80, 200 or 1,600 hectares that function as cities in themselves, with integrated housing, commerce, education, sports and recreation.

• Water has become the structuring axis of real estate value: rivers, natural lagoons and crystal mirrors with state-of-the-art technology are the common thread between El Delta, Costa del Lago, Agua Vista, Aquadelta, Highlands, Blue Lagoon and Aquabrava.

• Sport and wellness go from being "amenities" to being part of the central concept: 18-hole golf, professional courts, complete sports clubs and aerobic circuits that define lifestyles and communities.

• The mix of uses – residential, commercial, educational, corporate – is becoming increasingly sophisticated, especially in projects like El Delta, Aquadelta, Los Pingos or Highlands, where the school, the open mall or the business center are planned from the beginning.

At the same time, these developments pose key challenges for public urban planning: how to support with road infrastructure, transport, basic services and regulations a private growth that outpaces the timeline of the State; how to integrate these “micro-cities” into the wider urban fabric to avoid disconnected enclaves; and how to ensure that the compact city does not lose competitiveness in the face of the appeal of gated communities.

The truth is that, with their different scales, histories, and business models, these projects are already rewriting Paraguay's residential landscape. And, along the way, they are sparking a new conversation about what it means to "live well" in the country today: more space, more nature, more water, more community, and more long-term planning.