Authored by the expert who managed and guided the team behind the Guatemala Property Pack
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We constantly update this blog post so the rent figures for Guatemala City stay useful for buyers, landlords, and investors.
Guatemala City rents in 2026 vary a lot by zone, building security, parking, furniture, and access to business areas.
This guide focuses only on residential property in Guatemala City, so the numbers are made for normal apartment investors, not hotel or office buyers.
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 Guatemala City.
What are typical rents in Guatemala City as of 2026?
What's the average monthly rent for a studio in Guatemala City as of 2026?
As of 2026, the average monthly rent for a studio in Guatemala City is about Q4,700, which is roughly $615 or €540.
In practice, most studios in Guatemala City rent from about Q3,500 to Q6,500 per month, which is around $460 to $850 or €400 to €740.
This range is wide because a small studio in Zona 1, Zona 4, Zona 6, Zona 11, or Zona 12 is very different from a furnished studio in Zona 10, Zona 14, Zona 15, or Ciudad Cayalá.
What's the average monthly rent for a 1-bedroom in Guatemala City as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Guatemala City is about Q6,600, which is roughly $865 or €755.
A realistic range for most 1-bedroom apartments in Guatemala City is about Q4,000 to Q10,000 per month, or roughly $525 to $1,310 and €455 to €1,140.
The cheapest 1-bedroom rents are usually in Zona 1, Zona 4, Zona 6, Zona 11, and Zona 12, while the highest 1-bedroom rents are usually in Zona 10, Zona 14, Zona 15, Zona 16, and Ciudad Cayalá.
What's the average monthly rent for a 2-bedroom in Guatemala City as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Guatemala City is about Q9,800, which is roughly $1,285 or €1,120.
Most 2-bedroom apartments in Guatemala City rent from about Q6,000 to Q18,000 per month, which is around $785 to $2,360 or €685 to €2,055.
The cheaper 2-bedroom apartments are often in older buildings in Zona 1, Zona 6, Zona 11, and Zona 12, while the most expensive 2-bedroom apartments are usually in Zona 14, Zona 15, Zona 16, and Ciudad Cayalá.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Guatemala City.
What's the average rent per square meter in Guatemala City as of 2026?
As of 2026, the average rent per square meter in Guatemala City is about Q95 per m² per month, which is roughly $12.50 or €10.85 per m².
Across Guatemala City, the realistic rent range is about Q65 to Q170 per m² per month, or about $8.50 to $22 and €7.40 to €19.40 per m².
Compared with smaller Guatemalan cities, Guatemala City rents per m² are higher because the capital concentrates offices, embassies, universities, hospitals, private schools, and secure apartment towers.
Rent per m² rises above average in Guatemala City when the apartment is furnished, has strong security, includes parking, sits in Zona 10, Zona 14, Zona 15, or Cayalá, and is in a modern building with amenities.
How much have rents changed year-over-year in Guatemala City in 2026?
As of 2026, average residential rents in Guatemala City appear to be up about 4% to 7% year over year for good apartments in the main rental zones.
The main reasons are steady household demand, stable economic conditions, and strong tenant preference for secure apartments in Zona 10, Zona 14, Zona 15, Zona 16, and Ciudad Cayalá.
This 2026 rent increase looks slightly stronger than the previous year in the best buildings, but it is still not a runaway market because Guatemala’s inflation outlook remains moderate.
What's the outlook for rent growth in Guatemala City in 2026?
As of 2026, our estimate is that Guatemala City rents could grow another 3% to 6% over the year, with 6% to 9% possible in the strongest buildings.
The main drivers are private consumption, demand from professionals, expats and families, and the limited supply of modern secure apartments in the best zones.
The strongest rent growth in Guatemala City should be in Zona 14, Zona 15, Zona 16, and Ciudad Cayalá, especially for well-managed buildings with parking and security.
The main risks are too much luxury supply, weaker corporate relocation demand, higher vacancy in expensive units, or landlords asking above what local tenants can pay.
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Which neighborhoods rent best in Guatemala City as of 2026?
Which neighborhoods have the highest rents in Guatemala City as of 2026?
As of 2026, the three highest-rent areas in Guatemala City are Zona 14, Ciudad Cayalá / Zona 16, and Zona 15, where many good apartments rent from about Q12,000 to Q22,000 per month, or roughly $1,570 to $2,880 and €1,370 to €2,510.
These areas command premium rents because tenants pay for security, private parking, newer buildings, quieter streets, family services, shopping, restaurants, and easy access to offices and schools.
The typical tenants in these high-rent Guatemala City neighborhoods are families, diplomats, corporate tenants, executives, expats, and remote workers with higher budgets.
By the way, we’ve written a blog article detailing Sources and methodology: we compared Encuentra24, Living in Guatemala, and MapaInmueble. We gave more weight to repeated premium zones. We also used our own neighborhood ranking work.
Where do young professionals prefer to rent in Guatemala City right now?
The top three Guatemala City neighborhoods for young professionals are Zona 4, Zona 10, and Zona 9, with some spillover into compact apartments in Zona 14.
Young professionals in these Guatemala City areas usually pay about Q4,500 to Q9,000 per month, which is roughly $590 to $1,180 or €515 to €1,030.
Zona 4 attracts young professionals with cafés, coworking, nightlife, and a creative feel, while Zona 10 and Zona 9 attract renters who want offices, restaurants, gyms, Avenida Reforma, and short commutes.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Guatemala City.
Where do families prefer to rent in Guatemala City right now?
The top three Guatemala City neighborhoods for families are Zona 14, Zona 15 / Vista Hermosa, and Zona 16 / Ciudad Cayalá.
Families in these areas usually pay about Q10,000 to Q22,000 per month for 2-bedroom and 3-bedroom apartments, which is roughly $1,310 to $2,880 or €1,140 to €2,510.
These family-friendly Guatemala City neighborhoods work well because families want security, elevators, two parking spaces, larger layouts, quieter buildings, gyms, play areas, and short drives to private schools.
Educational options that support demand near these areas include Colegio Americano de Guatemala, Colegio Interamericano, Colegio Maya, Universidad Francisco Marroquín, and other private schools in the eastern and southern parts of the city.
Which areas near transit or universities rent faster in Guatemala City in 2026?
As of 2026, the three faster-renting areas near transit or universities in Guatemala City are Zona 4 near the Transmetro and Centro Cívico axis, Zona 10 near UFM and offices, and Zona 12 near USAC and Petapa demand.
Well-priced apartments in these high-demand Guatemala City areas often stay listed about 20 to 40 days, while overpriced or poorly located units can take much longer.
The typical premium for walking distance to transit, offices, or universities in Guatemala City is about Q500 to Q1,500 per month, or roughly $65 to $200 and €55 to €170.
Which neighborhoods are most popular with expats in Guatemala City right now?
The three most popular Guatemala City neighborhoods with expats are Zona 10, Zona 14, and Ciudad Cayalá / Zona 16.
Expats in these Guatemala City neighborhoods usually pay about Q7,000 to Q22,000 per month, which is roughly $920 to $2,880 or €800 to €2,510.
These neighborhoods attract expats because they offer security, furnished apartments, restaurants, gyms, international services, easier transport, and a more familiar lifestyle than many lower-cost zones.
The most visible expat communities in these areas include North Americans, Europeans, regional Latin American professionals, NGO workers, diplomatic staff, and remote workers who want a secure base in Guatemala City.
And if you are also an expat, you may want to read our Sources and methodology: we used Living in Guatemala, Encuentra24, and MapaInmueble. We matched expat zones with rent premiums. We also used our own tenant-segment analysis.
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Who rents, and what do tenants want in Guatemala City right now?
What tenant profiles dominate rentals in Guatemala City?
The three main tenant profiles in Guatemala City are local professionals, families, and corporate or expat renters.
Our estimate is that local professionals represent about 35% of formal apartment demand, families about 30%, corporate and expat renters about 20%, and students plus other renters about 15%.
Local professionals usually seek studios and 1-bedroom units, families usually seek 2-bedroom and 3-bedroom apartments, and corporate or expat renters often seek furnished 1-bedroom and 2-bedroom apartments in secure buildings.
If you want to optimize your cashflow, you can read our Sources and methodology: we used Encuentra24, MapaInmueble, and UFM. We inferred profiles from zones, sizes, and furniture. We then compared this with our own tenant analysis.
Do tenants prefer furnished or unfurnished in Guatemala City?
In Guatemala City, our estimate is that about 35% to 45% of formal apartment tenants prefer furnished rentals, while about 55% to 65% prefer unfurnished or semi-furnished rentals.
A furnished apartment in Guatemala City often rents for about Q700 to Q1,800 more per month than a similar unfurnished apartment, which is roughly $90 to $235 or €80 to €205.
Furnished rentals are most popular with expats, corporate tenants, remote workers, students, and short-stay professionals, while local families often prefer to bring their own furniture.
Which amenities increase rent the most in Guatemala City?
The five amenities that increase rent the most in Guatemala City are 24/7 security, parking, furniture, gym or pool access, and backup water or power.
Each strong amenity can add about Q300 to Q1,500 per month to rent in Guatemala City, or roughly $40 to $200 and €35 to €170, depending on the zone and building quality.
In our property pack covering the real estate market in Guatemala City, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Guatemala City?
The best ROI renovations for Guatemala City rentals are modern kitchens, clean bathrooms, fresh paint, better lighting, built-in closets, and practical laundry space.
A simple upgrade package can cost about Q8,000 to Q60,000, or roughly $1,050 to $7,860 and €915 to €6,855, and can raise rent by about Q500 to Q2,000 per month when the location is strong.
Poor-ROI renovations in Guatemala City include luxury finishes in mid-market zones, oversized designer furniture, fragile imported materials, and expensive upgrades that do not improve security, parking, comfort, or photos.
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How strong is rental demand in Guatemala City as of 2026?
What's the vacancy rate for rentals in Guatemala City as of 2026?
As of 2026, the estimated vacancy rate for good formal apartments in Guatemala City is about 4% to 6%.
The realistic vacancy range is about 3% to 5% for well-priced units in Zona 4, Zona 10, and Zona 14, and about 7% to 10% for overpriced luxury units in Zona 14, Zona 16, and Cayalá.
Current vacancy in Guatemala City looks close to or slightly below the historical normal for good apartments, but overpriced luxury apartments still face a smaller tenant pool.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Guatemala City.
How many days do rentals stay listed in Guatemala City as of 2026?
As of 2026, a well-priced rental apartment in Guatemala City usually stays listed for about 25 to 45 days.
The range is about 20 to 35 days for furnished 1-bedroom apartments in Zona 4 or Zona 10, 30 to 60 days for normal 2-bedroom apartments, and 60 to 90 days or more for overpriced luxury units.
Compared with one year ago, good Guatemala City apartments appear to rent a little faster in the best zones, while expensive large units still need realistic pricing to move.
Which months have peak tenant demand in Guatemala City?
The peak tenant-demand months in Guatemala City are usually January to March and July to August.
Demand rises in those months because of work moves, school planning, corporate relocation, university schedules, and families trying to settle before the next part of the year.
The lowest-demand months in Guatemala City are often late November, December, and parts of April or May, when holidays and family routines slow moving decisions.
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What will my monthly costs be in Guatemala City as of 2026?
What property taxes should landlords expect in Guatemala City as of 2026?
As of 2026, a normal Guatemala City apartment landlord might expect annual IUSI property tax of about Q3,000 to Q8,000, or roughly $390 to $1,050 and €345 to €915.
The realistic annual property-tax range in Guatemala City can run from under Q1,000 to more than Q12,000, or about $130 to $1,570 and €115 to €1,370, depending on the registered fiscal value.
Property tax in Guatemala City is based on the registered value of the property, and the IUSI rate usually rises with value, with many investment apartments falling into the higher band.
Please note that, in our property pack covering the real estate market in Guatemala City, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Guatemala City right now?
In Guatemala City, landlords most often pay or include building maintenance, sometimes internet, and sometimes water, especially when a listing says the rent includes mantenimiento.
Typical landlord-paid costs are about Q500 to Q1,800 per month for building maintenance, Q250 to Q500 for internet, and Q100 to Q300 for water, or about $110 to $340 and €95 to €295 in total.
The common practice in Guatemala City is that tenants pay electricity, gas, cable, and personal internet unless the lease clearly says otherwise, so every landlord should write these items into the contract.
How is rental income taxed in Guatemala City as of 2026?
As of 2026, rental income in Guatemala City is taxable, and landlords should plan for ISR and VAT compliance unless a qualified Guatemalan accountant confirms a different treatment.
Main deductions may include allowed expenses, building maintenance, repairs, administration, property-related costs, and other items depending on the tax regime chosen by the landlord.
Common Guatemala City mistakes include forgetting VAT treatment, mixing maintenance fees with rent without clear invoices, underestimating IUSI, and using informal leases for furnished apartments in premium zones.
We cover these mistakes, among others, in our Sources and methodology: we used SAT tax laws, SAT portal, and Muniguate Catastro. We treated this as general tax information, not personal advice. We also checked the impact in our own landlord cash-flow model.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Guatemala 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 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 Guatemala City, 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 we used | Why this source is reliable | How we used this source |
|---|---|---|
| INE Guatemala, Índice de Precios al Consumidor | INE is Guatemala’s official statistics agency, so it is the best source for official inflation context. | We used it to understand housing-cost inflation in Guatemala. We did not treat it as a direct rent index for Guatemala City apartments. |
| IMF Guatemala country page | The IMF publishes country-level macroeconomic forecasts and official Article IV material. | We used it to frame Guatemala’s 2026 growth and inflation outlook. We then compared that background with live rental listings. |
| IMF 2026 Article IV mission statement | This is a current IMF assessment published in June 2026. | We used it to understand demand support from economic stability and private consumption. We did not use it for neighborhood-level rent estimates. |
| World Bank Guatemala overview | The World Bank is a major official source for economic and development data. | We used it as a second macroeconomic check. We used it mainly to test whether Guatemala City rental demand looked consistent with wider conditions. |
| SAT Guatemala tax laws and regulations | SAT is Guatemala’s official tax authority. | We used it for ISR and VAT references that may affect rental income. We kept the tax section general because individual tax treatment can vary. |
| Municipalidad de Guatemala, Catastro e IUSI | This is the city authority linked to cadastre and IUSI administration in Guatemala City. | We used it to explain how property tax is handled locally. We estimated normal IUSI amounts instead of guessing a specific apartment’s bill. |
| Municipalidad de Guatemala IUSI consultation | This is Guatemala City’s own IUSI consultation portal. | We used it to confirm that IUSI is a municipal payment item. We did not use it to infer a property’s exact tax bill without the property record. |
| Encuentra24 Guatemala City apartment rentals | Encuentra24 is one of the most visible rental-listing platforms for Guatemala City. | We used it to observe asking rents by zone, size, bedroom count, and currency. We adjusted down when listings looked premium, stale, or unusually expensive. |
| Encuentra24 Zona 10 rentals | This source gives zone-specific rental evidence for one of Guatemala City’s most important rental areas. | We used it to benchmark furnished 1-bedroom and 2-bedroom apartments in Zona 10. We compared Zona 10 with broader Guatemala City listings. |
| MapaInmueble apartment rentals | MapaInmueble is a local property portal with rental inventory for Guatemala. | We used it as a second private-listing check. We used it especially to confirm supply concentration in high-value areas. |
| Living in Guatemala neighborhood guide | This source gives neighborhood-level rent ranges and explains Guatemala City zones in plain terms. | We used it as a private-sector neighborhood cross-check. We did not treat it as official data. |
| Universidad Francisco Marroquín campus page | UFM’s own website is the direct source for its campus location. | We used it to identify student and young-professional demand near Zona 10. We cross-checked this with listing density around nearby zones. |
| Municipalidad de Guatemala Transmetro | This is the municipal source for Transmetro public-transport information. | We used it to identify rental appeal near central transit corridors. We balanced transit access with security and car access, which matter a lot in Guatemala City. |
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