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What is the average rent in Monterrey?

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Authored by the expert who managed and guided the team behind the Mexico Property Pack

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Monterrey's rental market commands Mexico's highest prices, with apartments averaging MX$25,779 monthly as of September 2025.

This comprehensive guide breaks down rental costs across all property types and neighborhoods, helping investors and renters understand the current market dynamics. From studios in suburban areas starting at MX$10,000 to luxury condos reaching MX$45,000+, Monterrey's rental landscape reflects its position as Mexico's industrial powerhouse.

If you want to go deeper, you can check our pack of documents related to the real estate market in Mexico, based on reliable facts and data, not opinions or rumors.

How this content was created 🔎📝

At The LatinVestor, we explore the Mexican real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Monterrey, Guadalajara, and Mexico City. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What is the average monthly rent for apartments, houses, and condos in Monterrey right now?

As of September 2025, Monterrey's rental market shows apartments averaging MX$25,779 monthly, with one-bedroom units in the city center commanding around MX$18,250.

Two-bedroom apartments typically rent for MX$24,636, while three-bedroom properties reach approximately MX$33,151 monthly. Houses across all neighborhoods average MX$33,151 per month, reflecting a 5.7% year-over-year increase.

Condos generally align with high-end apartment pricing, ranging from MX$25,000 to MX$33,000 monthly depending on location and amenities. Luxury condos in prime areas can exceed MX$40,000 monthly, particularly in developments with premium facilities.

The Monterrey residential rental market continues outpacing other major Mexican cities, with rents increasing 12-13% annually for apartments and maintaining strong demand across all property types.

It's something we develop in our Mexico property pack.

How does rent vary between central neighborhoods, suburban areas, and upscale districts?

Central neighborhoods command premium rents ranging from MX$22,000 to MX$33,000 monthly, particularly in areas like San Pedro Garza GarcĂ­a, Valle, and the business district.

Suburban areas offer more affordable options with one-bedroom apartments starting at MX$10,000 to MX$18,000 monthly, while houses in these locations rent between MX$17,000 and MX$22,000. These areas appeal to families seeking larger spaces and better value.

Upscale districts represent the market's pinnacle, with rents reaching MX$33,000 to MX$45,000+ for large properties or luxury condos. These premium locations offer superior amenities, security, and proximity to international schools and corporate headquarters.

The rental gap between central and suburban areas typically ranges from 30-50%, while upscale districts can command premiums of 60-80% above suburban rates for comparable property sizes.

What is the typical rent per square meter across different property types?

Monterrey's residential properties average MX$250 to MX$350 per square meter monthly in high-demand central areas.

Houses typically achieve lower per-square-meter rates of MX$150 to MX$250 monthly, depending on age, condition, and specific location within neighborhoods. Newer houses in well-maintained developments command higher rates within this range.

Luxury apartments and condos can exceed MX$400 per square meter monthly in prime locations, particularly in new developments with premium amenities like pools, gyms, and 24-hour security.

Suburban properties generally achieve MX$120 to MX$200 per square meter monthly, offering better value for tenants seeking larger living spaces without premium location costs.

When calculating rent, what is the average total cost once fees, taxes, and utilities are included?

Total monthly housing costs in Monterrey typically exceed base rent by MX$3,000 to MX$5,000 when including utilities and fees.

Utilities average MX$1,100 to MX$1,600 monthly for electricity, water, and garbage collection, with fiber internet adding MX$500 to MX$650. Central area properties often see higher utility costs due to increased electricity usage.

Apartment and condo maintenance fees range from MX$1,500 to MX$3,000 monthly depending on building amenities and services. Properties with pools, gyms, and 24-hour security command higher fees.

For a two-bedroom apartment in central Monterrey, total monthly costs typically reach MX$28,000 to MX$31,000 including rent, utilities, and maintenance fees. Property taxes remain the landlord's responsibility and don't affect tenant costs directly.

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How do mortgage costs compare with the income from renting the same property?

Mortgage payments now generally exceed rental income in Monterrey, making property ownership more expensive than renting equivalent properties.

A typical MX$4.5 to MX$5 million loan for a two-bedroom central apartment generates monthly payments of MX$37,000 to MX$42,000 assuming a 20-year term at 10% interest rates. The same property typically rents for MX$24,500 to MX$26,500 monthly.

This negative cash flow scenario means investors require substantial down payments or additional income sources to cover mortgage shortfalls. The gap between mortgage costs and rental income ranges from MX$12,000 to MX$15,000 monthly for central properties.

Current market conditions favor renting over buying for personal use, while property investment requires careful financial planning to bridge the income-expense gap during the initial ownership years.

What are the typical rental prices for a studio, a two-bedroom apartment, and a family house?

Property Type City Center Suburban Areas Upscale Districts
Studio Apartment MX$15,000-20,000 MX$8,000-12,000 MX$18,000-25,000
1-Bedroom Apartment MX$18,250-25,000 MX$10,000-18,000 MX$23,000-30,000
2-Bedroom Apartment MX$24,636-27,000 MX$17,000-22,000 MX$26,500-33,000
3-Bedroom House MX$33,151-35,000 MX$22,000-26,000 MX$33,000-45,000
4-Bedroom House MX$40,000-50,000 MX$28,000-35,000 MX$45,000-65,000
Luxury Condo MX$35,000-45,000 MX$25,000-30,000 MX$40,000-60,000
Furnished Premium +20-30% above base +15-25% above base +25-35% above base

What are the current profiles of renters in Monterrey—students, young professionals, expats, families?

Young professionals dominate Monterrey's rental market, driven by the city's booming technology and manufacturing sectors requiring skilled workers.

Expat communities, particularly from the United States and Venezuela, show strong demand for furnished properties and areas near international schools. American remote workers and Venezuelan professionals comprise significant portions of the premium rental segment.

Students concentrate in affordable neighborhoods near universities, typically seeking shared accommodations or studios priced between MX$8,000 and MX$15,000 monthly. University areas see consistent demand throughout the academic year.

Families increasingly choose suburban areas offering larger homes with yards, proximity to schools, and better value for money. International corporate transfers create steady demand for short-term furnished rentals in upscale districts.

It's something we develop in our Mexico property pack.

What are the short-term versus long-term rental market trends, and which is more profitable today?

Long-term rentals demonstrate superior profitability and stability compared to short-term arrangements in Monterrey's current market.

Short-term rentals through platforms like Airbnb average MX$13,600 monthly revenue, significantly below long-term lease income for comparable properties. Vacation rental demand remains seasonal and unpredictable.

Long-term leases offer consistent cash flow, lower management costs, and stronger tenant relationships, particularly in prime locations with professional tenants. Annual lease agreements provide predictable income streams without seasonal fluctuations.

Regulatory considerations favor long-term rentals, as short-term rental restrictions in certain neighborhoods limit Airbnb operations. Property owners achieve better net yields through traditional leasing arrangements in 2025.

infographics rental yields citiesMonterrey

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What are the average vacancy rates across property types and neighborhoods?

Monterrey's rental market maintains exceptionally low vacancy rates across all segments, indicating strong demand and limited supply.

Prime neighborhoods experience vacancy rates under 4-5%, with luxury segments achieving near-full occupancy due to limited high-end inventory and strong corporate demand.

Affordable housing shows particularly tight supply conditions with vacancy rates often below 3%, driven by population growth exceeding new construction rates. Student housing near universities maintains consistently low vacancy throughout academic periods.

Upscale districts achieve the lowest vacancy rates at 2-3%, as premium properties attract stable, long-term tenants including executives and international professionals seeking quality accommodations.

What is the current gross and net rental yield for apartments, houses, and luxury properties?

Monterrey apartments generate gross rental yields averaging 6.3% as of September 2025, with net yields reaching 4.5-4.8% after expenses.

Houses achieve similar gross yields between 5.8-6.5%, though net returns vary more significantly due to higher maintenance requirements and property management costs. Single-family homes in suburban areas often achieve the higher end of this range.

Luxury properties typically deliver slightly lower net yields due to premium maintenance costs, security services, and higher-end finishes requiring specialized care. Gross yields for luxury properties range from 5.5-6.0%.

These yield figures position Monterrey as Mexico's most attractive rental investment market, significantly outperforming Guadalajara and remaining competitive with Mexico City's premium segments.

How have rents and yields changed over the past 5 years and in the last 12 months?

Monterrey's rental market experienced dramatic growth over the past five years, with property prices increasing nearly 60% while rents outpaced general inflation.

The last 12 months show continued momentum with apartment rents rising 12-13% year-over-year and house rents increasing 5-7% during 2024-2025. This growth reflects sustained population expansion and limited new housing supply.

Rental yields remained relatively stable for mid-range properties at 5.8-6.7% since 2021, though very expensive properties saw slight yield compression due to rapid price appreciation. The market demonstrates resilience despite broader economic uncertainties.

Massive industrial investment and job creation continue driving rental demand, with international companies establishing operations requiring housing for relocated employees and local hiring growth.

It's something we develop in our Mexico property pack.

What is the forecast for rents and yields in 1 year, 5 years, and 10 years, and how does Monterrey compare with other major Mexican cities like Guadalajara or Mexico City?

One-year forecasts predict continued rent increases of 5-7% as housing supply remains tight relative to demand from ongoing industrial expansion and population growth.

Five-year projections show Monterrey maintaining rental premiums of approximately 35% over Guadalajara and 10-15% over Mexico City, with apartment yields forecasted to stabilize near 6.3-6.7%. Industrial growth and nearshoring trends support sustained housing demand.

Ten-year outlooks remain positive assuming continued economic growth, with Monterrey expected to retain its position as Mexico's most expensive rental market while delivering competitive yields. Population and employment growth should continue outpacing housing supply additions.

Comparative analysis positions Monterrey as Mexico's premier rental investment destination, offering higher absolute rents and yields than Guadalajara while matching or exceeding Mexico City's returns with potentially better growth prospects due to industrial development momentum.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

  1. Wise Cost of Living Guide - Monterrey
  2. Rentberry Monterrey Apartments
  3. Rentberry Monterrey Houses
  4. Global Property Guide Mexico
  5. Realtor.com International Monterrey
  6. The LatinVestor Monterrey Trends
  7. Global Property Guide Rental Yields
  8. Airbtics Monterrey Revenue Analysis