Authored by the expert who managed and guided the team behind the Chile Property Pack
Yes, the analysis of Valparaiso's property market is included in our pack
This article breaks down everything you need to know about current rents in Valparaiso, from typical monthly costs by apartment size to which neighborhoods command the highest prices.
We update this blog post regularly to reflect the latest market conditions, so you are always looking at fresh data for January 2026.
Whether you are a landlord setting your asking rent or a tenant budgeting for a move, you will find the numbers and neighborhood insights you need right here.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Valparaiso.
Insights
- Rents in Valparaiso fell about 5.7% in real terms (UF) over the past year, but rose roughly 3% in peso terms because inflation offset the decline.
- Cerro Alegre and Cerro Concepcion command a 10% to 30% rent premium over other Valparaiso neighborhoods due to heritage charm, ocean views, and walkable cafes.
- Students from PUCV, UV, and UTFSM drive much of Valparaiso's rental demand, making February through April the peak leasing season each year.
- Vacancy for apartments in Valparaiso sits around 2%, which is tight enough that well-priced units near the Plan or campuses rent within 10 to 20 days.
- Furnished apartments in Valparaiso typically fetch 8% to 15% higher rent than unfurnished ones, especially in expat-heavy cerros like Alegre and Concepcion.
- Parking adds significant value in Valparaiso because steep hillside streets and limited spaces make off-street parking unusually scarce.
- The coastal humidity and salt air in Valparaiso mean landlords should budget 0.8% to 1.2% of property value annually for maintenance, higher than Chile's average.
- Property taxes in Valparaiso typically run CLP 12,000 to 30,000 per month, but the 2025 reassessment may push some bills higher in 2026.
- Young professionals in Valparaiso favor the Plan near Avenida Brasil for its transit access and nightlife, while families prefer Curauma and Placilla for newer condos with parking.
What are typical rents in Valparaiso as of 2026?
What's the average monthly rent for a studio in Valparaiso as of 2026?
As of January 2026, a typical studio apartment in Valparaiso rents for around CLP 395,000 per month, which is approximately $440 USD or €415 EUR.
Most studios in Valparaiso fall within a range of CLP 360,000 to 430,000 per month (roughly $400 to $480 USD or €380 to €450 EUR), depending on location and condition.
The main factors that push studio rents higher or lower in Valparaiso include whether the unit has an ocean view, its proximity to the Plan or university campuses, and whether it comes furnished or includes amenities like parking or an elevator.
What's the average monthly rent for a 1-bedroom in Valparaiso as of 2026?
As of January 2026, a typical 1-bedroom apartment in Valparaiso rents for around CLP 470,000 per month, which works out to approximately $520 USD or €495 EUR.
Most 1-bedroom rentals in Valparaiso fall within a range of CLP 420,000 to 520,000 per month (roughly $465 to $580 USD or €440 to €545 EUR), covering the bulk of available inventory.
For the cheapest 1-bedroom rents in Valparaiso, look to Cerro Placeres or Playa Ancha, while premium-priced units cluster in Cerro Alegre, Cerro Concepcion, and renovated buildings in the Plan near Avenida Brasil.
What's the average monthly rent for a 2-bedroom in Valparaiso as of 2026?
As of January 2026, a typical 2-bedroom apartment in Valparaiso rents for around CLP 585,000 per month, which translates to approximately $650 USD or €615 EUR.
Most 2-bedroom rentals in Valparaiso fall within a range of CLP 520,000 to 650,000 per month (roughly $580 to $720 USD or €545 to €685 EUR), covering standard family-sized units across the city.
For more affordable 2-bedroom options in Valparaiso, consider Playa Ancha or older buildings in Cerro Placeres, while newer condos in Curauma, Placilla, or heritage units in Cerro Alegre and Cerro Concepcion sit at the top of the price range.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Valparaiso.
What's the average rent per square meter in Valparaiso as of 2026?
As of January 2026, the average rent per square meter in Valparaiso is approximately CLP 11,500 per month, which equals roughly $13 USD or €12 EUR per square meter.
Across different neighborhoods in Valparaiso, rent per square meter ranges from about CLP 10,000 to 13,000 (roughly $11 to $14 USD or €10 to €14 EUR), with heritage cerros and newer condos at the higher end.
Compared to Santiago, Valparaiso's rent per square meter is noticeably lower, though premium pockets like Cerro Alegre approach prices seen in mid-tier Santiago neighborhoods like Nunoa or Providencia's edges.
In Valparaiso, properties that push rent per square meter above average typically feature ocean views, terraces, recent renovations, or good building amenities like elevators and secure parking.
How much have rents changed year-over-year in Valparaiso in 2026?
As of January 2026, rents in Valparaiso have increased roughly 3% year-over-year in peso terms, but have declined about 1% in real (UF-adjusted) terms.
The main factors behind this split in Valparaiso are inflation converging toward 3% annually and softer real demand, meaning landlords raised nominal prices but purchasing power for tenants stayed roughly flat.
This pattern is similar to 2025, when Gran Valparaiso saw rents fall about 5.7% in UF terms according to TOCTOC data, suggesting the market has been cooling in real terms for over a year now.
What's the outlook for rent growth in Valparaiso in 2026?
As of January 2026, rents in Valparaiso are projected to grow between 3% and 6% in peso terms over the year, while real (UF-adjusted) rent growth is expected to stay roughly flat, ranging from negative 1% to positive 2%.
The key factors likely to influence Valparaiso rent growth in 2026 include steady student demand from PUCV, UV, and UTFSM, moderate inflation around 3%, and continued port and service sector employment supporting the local economy.
Neighborhoods in Valparaiso expected to see the strongest rent growth include the Plan near Avenida Brasil, Cerro Placeres near UTFSM, and the heritage cerros of Alegre and Concepcion where expat and tourism-adjacent demand remains steady.
The main risks that could push Valparaiso rent growth above or below projections include unexpected inflation spikes, changes in university enrollment, or renters substituting into cheaper nearby cities like Quilpue or Villa Alemana via the Merval train corridor.
We have made this infographic to give you a quick and clear snapshot of the property market in Chile. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Valparaiso as of 2026?
Which neighborhoods have the highest rents in Valparaiso as of 2026?
As of January 2026, the three neighborhoods with the highest average rents in Valparaiso are Cerro Alegre, Cerro Concepcion, and Cerro Bellavista, where typical 1-bedroom apartments can reach CLP 550,000 to 650,000 per month (roughly $610 to $720 USD or €580 to €685 EUR).
These Valparaiso neighborhoods command premium rents because they offer restored heritage architecture, ocean views, walkable streets lined with cafes and galleries, and a strong sense of safety compared to other cerros.
The typical tenant profile renting in these high-rent Valparaiso neighborhoods includes expats, remote workers, creative professionals, and short-to-mid-term lifestyle renters who prioritize charm and convenience over cost.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Valparaiso.
Where do young professionals prefer to rent in Valparaiso right now?
Young professionals in Valparaiso tend to prefer the Plan near Avenida Brasil and Plaza Victoria, Cerro Baron, and Cerro Bellavista for their mix of transit access, nightlife, and relatively safer-feeling streets.
In these Valparaiso neighborhoods, young professionals typically pay between CLP 400,000 and 500,000 per month (roughly $445 to $555 USD or €420 to €525 EUR) for a 1-bedroom apartment.
The specific features attracting young professionals to these Valparaiso areas include easy bus and Merval connections, proximity to bars and restaurants, and shorter commutes to office jobs in the port or service sectors.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Valparaiso.
Where do families prefer to rent in Valparaiso right now?
Families in Valparaiso tend to prefer Playa Ancha, Curauma, and Placilla for their more residential feel, larger units, parking availability, and calmer streets away from the tourist cerros.
In these Valparaiso neighborhoods, families typically pay between CLP 550,000 and 700,000 per month (roughly $610 to $780 USD or €580 to €735 EUR) for a 2 to 3 bedroom apartment or house.
The specific features making these Valparaiso neighborhoods attractive to families include newer condominium developments with controlled access, off-street parking, proximity to schools, and quieter environments suited for children.
Top-rated schools near these family-friendly Valparaiso neighborhoods include Colegio Aleman de Valparaiso, Colegio Rubén Castro in Vina del Mar (accessible by car), and several municipal and subsidized schools in Playa Ancha serving the local community.
Which areas near transit or universities rent faster in Valparaiso in 2026?
As of January 2026, the three areas near transit hubs or universities that rent fastest in Valparaiso are the Plan near Avenida Brasil, Cerro Placeres close to UTFSM, and the Baron to Portales corridor with its Merval access.
In these high-demand Valparaiso areas, well-priced studios and 1-bedrooms typically stay listed for just 10 to 20 days before being rented, compared to 30+ days in less connected neighborhoods.
The typical rent premium for Valparaiso properties within walking distance of transit or universities is around CLP 30,000 to 50,000 per month (roughly $35 to $55 USD or €30 to €50 EUR) above comparable units in less accessible locations.
Which neighborhoods are most popular with expats in Valparaiso right now?
The three neighborhoods most popular with expats in Valparaiso are Cerro Alegre, Cerro Concepcion, and select parts of Cerro Bellavista, all known for their bohemian charm and walkable, cafe-lined streets.
In these Valparaiso neighborhoods, expats typically pay between CLP 500,000 and 700,000 per month (roughly $555 to $780 USD or €525 to €735 EUR) for furnished 1 to 2 bedroom apartments with views.
The specific features attracting expats to these Valparaiso neighborhoods include renovated heritage buildings, English-friendly services, vibrant arts and food scenes, and a strong sense of community among international residents.
The expat communities most represented in these Valparaiso neighborhoods include Americans, Europeans (especially from Germany, France, and Spain), Argentines, and a growing number of digital nomads from various countries.
And if you are also an expat, you may want to read our exhaustive guide for expats in Valparaiso.
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Who rents, and what do tenants want in Valparaiso right now?
What tenant profiles dominate rentals in Valparaiso?
The three tenant profiles that dominate the rental market in Valparaiso are university students (from PUCV, UV, and UTFSM), young professionals working in services, logistics, health, or education, and short-to-mid-term lifestyle renters including creatives and remote workers.
In Valparaiso, students represent roughly 35% to 40% of the rental market, young professionals account for about 30% to 35%, and lifestyle or expat renters make up the remaining 25% to 30%.
Students in Valparaiso typically seek shared apartments or affordable studios near campuses, young professionals look for 1-bedroom units close to the Plan or transit, and lifestyle renters prefer furnished apartments with character in the heritage cerros.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Valparaiso.
Do tenants prefer furnished or unfurnished in Valparaiso?
In Valparaiso, roughly 70% of long-term tenants prefer unfurnished rentals because they are more affordable and suit families or locals planning to stay for years, while about 30% prefer furnished units.
Furnished apartments in Valparaiso typically command a rent premium of CLP 35,000 to 70,000 per month (roughly $40 to $80 USD or €35 to €75 EUR) compared to similar unfurnished units.
The tenant profiles that tend to prefer furnished rentals in Valparaiso include expats, digital nomads, short-term professionals on work assignments, and students who want a move-in-ready solution without buying furniture.
Which amenities increase rent the most in Valparaiso?
The top five amenities that increase rent the most in Valparaiso are ocean views or terraces, parking, elevator access, good insulation with dehumidification readiness, and security features like controlled access and solid entry doors.
In Valparaiso, an ocean view can add CLP 40,000 to 80,000 per month (roughly $45 to $90 USD or €40 to €85 EUR), parking adds CLP 30,000 to 50,000, elevator access adds CLP 15,000 to 25,000, good insulation adds CLP 10,000 to 20,000, and security features add CLP 15,000 to 30,000.
In our property pack covering the real estate market in Valparaiso, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Valparaiso?
The top five renovations that get the best ROI for rental properties in Valparaiso are humidity and mold remediation with ventilation upgrades, window and door sealing, kitchen and bathroom refreshes, exterior and interior paint with improved lighting, and adding or improving security features.
In Valparaiso, humidity remediation typically costs CLP 300,000 to 600,000 (roughly $335 to $670 USD) and can increase rent by CLP 15,000 to 25,000 per month, window sealing costs CLP 150,000 to 300,000 and adds CLP 10,000 to 15,000, kitchen or bath refresh costs CLP 500,000 to 1,200,000 and adds CLP 25,000 to 50,000, paint and lighting cost CLP 200,000 to 400,000 and add CLP 10,000 to 20,000, and security upgrades cost CLP 100,000 to 250,000 and add CLP 10,000 to 20,000.
Renovations that tend to have poor ROI in Valparaiso and should be avoided include luxury finishes that exceed what the neighborhood commands, expensive flooring in high-humidity zones that will quickly deteriorate, and over-customized designs that limit tenant appeal.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Chile 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.
How strong is rental demand in Valparaiso as of 2026?
What's the vacancy rate for rentals in Valparaiso as of 2026?
As of January 2026, the estimated vacancy rate for apartments in Valparaiso is around 2.0%, while house vacancy sits closer to 1.0%, indicating a tight rental market overall.
Across different Valparaiso neighborhoods, vacancy rates range from under 1% in high-demand areas like Cerro Alegre and the Plan near universities, to 3% or higher in less connected hillside zones or older buildings with maintenance issues.
The current vacancy rate in Valparaiso is below the historical average, reflecting steady student and professional demand combined with limited new rental supply coming to market in recent years.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Valparaiso.
How many days do rentals stay listed in Valparaiso as of 2026?
As of January 2026, the average rental in Valparaiso stays listed for about 20 to 25 days before being rented, though this varies significantly by property type and location.
Across different Valparaiso property types and neighborhoods, days on market ranges from 10 to 20 days for well-priced studios and 1-bedrooms near the Plan or campuses, to 35 to 45+ days for overpriced or poorly presented units in less accessible areas.
Compared to one year ago, the current days-on-market figure in Valparaiso is roughly similar, as the market has stabilized after the softening seen in 2025 when some units took longer to rent due to real rent declines.
Which months have peak tenant demand in Valparaiso?
The peak months for tenant demand in Valparaiso are February through April, when university students flood into the city at the start of the academic year and young professionals begin new jobs.
The specific factors driving this seasonal pattern in Valparaiso include the academic calendar of PUCV, UV, and UTFSM, which all start classes in March, combined with the broader Chilean job market cycle that sees many hires finalized in early autumn.
The months with the lowest tenant demand in Valparaiso are May through August, when the academic year is well underway, winter weather makes moving less appealing, and fewer tenants are actively searching.
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What will my monthly costs be in Valparaiso as of 2026?
What property taxes should landlords expect in Valparaiso as of 2026?
As of January 2026, landlords in Valparaiso should expect to pay between CLP 144,000 and 360,000 per year in property taxes (known as contribuciones), which works out to roughly CLP 12,000 to 30,000 per month or $160 to $400 USD (€150 to €380 EUR) annually.
Depending on property value and location in Valparaiso, annual property taxes can range from under CLP 100,000 for modest apartments in working-class cerros to over CLP 500,000 for premium units in Cerro Alegre or newer condos in Curauma.
Property taxes in Valparaiso are calculated based on the fiscal assessed value set by the SII (Chile's tax authority), which was updated in the 2025 reassessment and can cause bills to shift even if your rent has not changed.
Please note that, in our property pack covering the real estate market in Valparaiso, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Valparaiso right now?
In Valparaiso, landlords most commonly pay property insurance, contribuciones (property taxes), and major repairs, while tenants typically cover electricity, water and sewer, gas, and internet.
When landlords do cover utilities in Valparaiso, such as during vacancy or in all-inclusive furnished rentals, water and sewer typically costs CLP 15,000 to 30,000 per month (roughly $17 to $33 USD or €16 to €32 EUR), electricity runs CLP 20,000 to 50,000 depending on heating use, and gastos comunes (building fees) average CLP 30,000 to 60,000.
The common practice in Valparaiso is for tenants to pay all variable utilities directly, with landlords responsible for fixed ownership costs and sometimes covering gastos comunes during vacant periods or bundling them into furnished rental rates.
How is rental income taxed in Valparaiso as of 2026?
As of January 2026, rental income in Valparaiso (and all of Chile) must be declared in your annual tax filing, with the tax rate depending on your total income bracket and taxpayer profile under Chile's progressive income tax system.
The main deductions landlords in Valparaiso can claim against rental income include property depreciation, repairs and maintenance costs, property taxes paid, insurance premiums, and in some cases a percentage deduction for expenses without requiring individual receipts.
A common tax mistake landlords in Valparaiso should avoid is failing to use the SII's official "Asistente Arriendo" tool when declaring rental income, which can lead to errors or missed deductions specific to Chile's reporting requirements.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Valparaiso.
We made this infographic to show you how property prices in Chile compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Valparaiso, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Banco Central de Chile (IPoM December 2025) | It's Chile's central bank, and this is its official macro forecast document. | We used it to anchor our 2026 inflation and growth assumptions, which drive rent growth expectations. We also used it to explain why rent growth in UF terms can differ from rent growth in peso terms. |
| Banco Central de Chile (Daily Indicators) | It's the central bank's official daily series for UF and other key indicators. | We used it to cross-check the UF level around January 2026. We then converted UF-denominated rent benchmarks into CLP amounts for our estimates. |
| SII (Chile Tax Authority) UF 2026 | It's the official Chilean tax authority, and UF tables here are used in real contracts and taxes. | We used it as the contract-reality check for UF values in January 2026. We then turned rent levels quoted in UF into pesos using a January 2026 UF of approximately CLP 39,700. |
| INE (Consumer Price Index) | INE is Chile's official statistics office and the IPC is the official inflation measure. | We used it to explain rent indexation norms, since many leases adjust by IPC. We also used it to interpret nominal rent changes versus real (inflation-adjusted) changes. |
| INE (Censo 2024 Tenure Data) | It's an official census release describing how Chileans live, including the share who rent. | We used it to ground our tenant profile analysis with official, recent tenure statistics. We then localized the tenant story to Valparaiso's student, port, and service economy. |
| Ministerio de Desarrollo Social (CASEN 2022) | CASEN is Chile's flagship household survey used for housing and social policy. | We used it to triangulate tenant profiles and household constraints related to income and tenure. We used it as background context so the article doesn't rely only on listing portals. |
| TOCTOC InfoRenta | TOCTOC is a large Chilean real estate data platform and InfoRenta is their standardized rent-market product. | We used it as our primary private-sector market tape for rents, stock, and vacancy-style indicators. We then cross-checked rent levels against live listing portals in Valparaiso to avoid single-source bias. |
| El Diario Inmobiliario (TOCTOC Study) | It's a media write-up that explicitly attributes numbers to TOCTOC's report, so we can verify the underlying source. | We used it for a concrete year-over-year rent change datapoint in UF for the metro area. We then adjusted to Valparaiso city proper using live listing levels, which are typically cheaper than Vina or Concon. |
| Portal Inmobiliario (Valparaiso Rentals) | It's one of Chile's biggest housing marketplaces, useful for real-time price anchoring. | We used it to sanity-check what people are actually asking in Valparaiso right now. We then translated that into typical rent bands by unit type (studio, 1-bedroom, 2-bedroom). |
| Emol Propiedades (Valparaiso Rentals) | It's a major Chilean media group's property marketplace with lots of broker inventory. | We used it as a second live listing cross-check with a different seller mix than Portal Inmobiliario. We used observed 1-bedroom examples to anchor realistic median-range pesos for central Valparaiso. |
| SII (2025 Property Tax Reassessment) | It's the official tax authority page explaining the assessed-value update that feeds contribuciones. | We used it to explain why property tax bills can shift even if your rent doesn't change. We used it to frame a practical property-tax budget range for landlords in 2026. |
| SII (Asistente Arriendo) | It's the official workflow the tax authority provides for declaring rental income. | We used it to describe how rental income is treated at filing time and what landlords must report. We then paired it with a Big Four style explainer to keep it readable. |
| EY Chile (Rental Income Tax Guide) | EY is a major global advisory firm, and this is a structured tax explainer for Chile. | We used it to translate SII's official stance into plain-English rules and common cases. We used it to highlight practical deduction and credit considerations without giving personal tax advice. |
| ESVAL (Water Tariffs) | ESVAL is the regional water utility, and this is its official tariff reference point. | We used it to ground what water and sewer can cost in the Valparaiso region. We then turned that into a realistic monthly utilities range for a typical rental unit. |
| SISS (ESVAL Tariff Document) | SISS is the regulator, and tariff sheets are the legal backbone behind what utilities charge. | We used it to cross-check that ESVAL pricing is regulator-backed, not just a news headline. We then kept the article simple by summarizing what this means for a landlord's bill. |
| CNE (Electricity Tariff Documents) | CNE is the official energy commission that publishes the technical tariff-setting outputs. | We used it to justify why electricity bills in Chile can jump in steps when regulated components update. We then reflected that uncertainty in a conservative utilities budget for 2026. |
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