Authored by the expert who managed and guided the team behind the Peru Property Pack
Yes, the analysis of Lima's property market is included in our pack
Lima's Airbnb market offers solid opportunities for investors, with net yields ranging from 2.5% to 6% depending on location and management style.
We constantly update this blog post with fresh data on Lima short-term rental prices, occupancy rates, and profitability metrics.
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 Lima.
Insights
- Around 44% of Lima Airbnb listings require a 30-night minimum stay, which is unusually high for a major city and signals strong demand from remote workers and medium-term renters.
- Miraflores alone hosts over 4,300 active Airbnb listings and achieves 65% occupancy, making it Lima's most competitive yet highest-performing district for short-term rentals.
- Top 10% of Lima Airbnb hosts earn over $1,600 per month, while the median host earns around $550, showing a significant performance gap based on listing quality and pricing strategy.
- Nearly 90% of Miraflores Airbnb guests are international visitors, with Americans representing the largest group, so English-language listings perform significantly better there.
- Lima's peak Airbnb revenue months are January and February during summer, while August typically sees the lowest earnings due to winter and reduced tourism activity.
- Professional property managers in Lima can reduce your net profit to $75 to $300 per month, compared to $200 to $500 when you self-manage, so the decision significantly impacts returns.
- WiFi appears in 96% of Lima Airbnb listings, making reliable high-speed internet essentially mandatory to compete in this market.
- One-bedroom apartments represent 52% of Lima's Airbnb supply, reflecting where demand actually exists, while studios and larger units capture smaller segments.
- Jorge Chavez International Airport handles over 66% of Peru's international arrivals, funneling most tourists directly into Lima before they travel elsewhere.
Can I legally run an Airbnb in Lima in 2026?
Is short-term renting allowed in Lima in 2026?
As of the first half of 2026, short-term renting through platforms like Airbnb is generally allowed in Lima, though the legal framework is layered rather than governed by a single comprehensive law.
Lima does not have a specific "Airbnb law," but the national Licencia de Funcionamiento framework can apply when hosting becomes frequent enough to be treated as an economic activity by municipal authorities.
The single most important condition hosts must comply with in Lima is checking their building's internal rules, because many condominiums (Juntas de Propietarios) in popular districts like Miraflores and Barranco have restrictions or outright bans on short-term rentals.
Tax compliance is mandatory regardless of how often you host, and SUNAT (Peru's tax authority) requires rental income to be declared under "Renta de Primera Categoria" rules.
Operating without proper tax declarations or ignoring building rules can lead to fines, legal disputes with neighbors, or being reported to municipal authorities, though enforcement varies significantly by district.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Peru.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Peru.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Lima as of 2026?
As of the first half of 2026, Lima does not impose a citywide minimum-stay requirement or maximum nights-per-year cap on Airbnb rentals like some European cities do.
These rules do not differ by property type or host residency status because such caps simply do not exist in Lima's current regulatory framework for any property category or any district.
Instead, minimum stay lengths in Lima are driven by host strategy and building policies, with AirDNA data showing about 44% of listings require 30-night minimums while 31% allow 2-night stays.
Do I have to live there, or can I Airbnb a secondary home in Lima right now?
Lima does not require you to live in a property to rent it on Airbnb, which means both primary residences and secondary homes can be used for short-term rentals.
Owners of secondary homes and investment properties can legally operate Airbnbs in Lima, with no "principal residence only" restriction like you would find in cities such as London or San Francisco.
There are no special permits specifically for non-primary residence short-term rentals in Lima, though frequent commercial-style hosting may trigger municipal licensing requirements depending on the district.
The main practical difference between renting a primary versus secondary home is compliance posture: occasional hosting looks like simple rental income, while year-round commercial operation of an investment property may be treated as an ongoing economic activity requiring a Licencia de Funcionamiento.
Don't buy the wrong property, in the wrong area of Lima
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Lima right now?
Running multiple Airbnb listings under one name or entity is allowed in Lima, and this practice is common, with AirDNA data revealing many property managers operate dozens or even hundreds of listings across the city.
There is no official limit on how many properties one person or company can list for short-term rental in Lima, making it one of the more flexible major markets for scaling an STR portfolio.
Hosts with multiple listings should ensure each individual unit complies with its building's internal rules and that their overall activity is properly reflected in their tax filings, but there is no special multi-listing license required.
Do I need a short-term rental license or a business registration to host in Lima as of 2026?
As of the first half of 2026, Lima does not have a single citywide "Airbnb license," but hosts who operate frequently and commercially may need a Licencia de Funcionamiento from their local municipal district.
The process and timeline vary by district, with Miraflores having a formal licensing information page and published ordinances, while other districts may be less formalized; obtaining a license typically involves submitting documentation and may require a safety inspection (ITSE).
Required documents generally include proof of property ownership or authorization to use the space, identity documents, and potentially a fire safety certificate depending on the district and how your activity is classified.
Costs vary by district, but municipal licensing fees in Lima are generally modest compared to the revenue potential, typically ranging from a few hundred to a few thousand soles depending on the scope of the license.
Are there neighborhood bans or restricted zones for Airbnb in Lima as of 2026?
As of the first half of 2026, there are no widely publicized citywide neighborhood bans or official restricted zones for Airbnb in Lima, but restrictions often appear at the building level rather than the district level.
In high-tourism districts like Miraflores and Barranco, many individual condominium buildings have enacted internal rules restricting or prohibiting short-term rentals, which can catch new investors off guard when they purchase an apartment.
The main reason for these building-level restrictions is neighbor complaints about noise, security concerns with rotating guests, and the desire to maintain a residential atmosphere in premium coastal properties.
We made this infographic to show you how property prices in Peru 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.
How much can an Airbnb earn in Lima in 2026?
What's the average and median nightly price on Airbnb in Lima in 2026?
As of the first half of 2026, the average nightly price (ADR) for an entire-home Airbnb listing in Lima is around $59 USD (approximately S/198 or €54), while the median nightly price is closer to $52 USD (approximately S/175 or €48).
The typical nightly price range covering roughly 80% of Lima Airbnb listings falls between $35 and $110 USD (S/118 to S/370, or €32 to €101), with significant variation based on neighborhood and property quality.
The single biggest factor affecting nightly pricing in Lima is location, specifically proximity to the Miraflores and Barranco coastal districts, where guests pay premium rates for ocean views, walkability, and perceived safety.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Lima.
How much do nightly prices vary by neighborhood in Lima in 2026?
As of the first half of 2026, nightly prices in Lima vary dramatically between neighborhoods, ranging from around $35 USD (S/118, €32) in Centro Historico to $120 USD (S/403, €110) in premium San Isidro locations, representing more than a threefold difference.
The three neighborhoods with the highest average nightly prices in Lima are San Isidro at $65 to $120 USD (S/218 to S/403, €60 to €110), Miraflores at $60 to $110 USD (S/202 to S/370, €55 to €101), and Barranco at $60 to $105 USD (S/202 to S/353, €55 to €96).
The three neighborhoods with the lowest average nightly prices are Centro Historico at $35 to $65 USD (S/118 to S/218, €32 to €60), Jesus Maria at $35 to $75 USD (S/118 to S/252, €32 to €69), and Magdalena at similar ranges, though guests still choose these areas for heritage tourism, budget stays, or proximity to specific attractions.
What's the typical occupancy rate in Lima in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Lima averages around 51%, which translates to approximately 15 to 16 booked nights per month for a listing that is available most of the month.
The realistic occupancy range covering most Lima listings falls between 35% for weaker properties and 65% for well-optimized listings in prime locations like Miraflores, where some data sources show the district average reaching 65%.
Lima's occupancy rates are competitive within Latin America, though they remain below top-performing global STR markets, partly because Lima has a large segment of listings optimized for 30-night-plus medium stays rather than high-turnover short stays.
The single biggest factor for achieving above-average occupancy in Lima is listing quality combined with professional photos and strong reviews, as guests rely heavily on social proof when booking in an unfamiliar market.
Don't sign a document you don't understand in Lima
Buying a property over there? We have reviewed all the documents you need to know. Stay out of trouble - grab our comprehensive guide.
What's the average monthly revenue per listing in Lima in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Lima is approximately $650 to $900 USD (S/2,180 to S/3,020, or €600 to €830), though this varies significantly based on location and listing quality.
The realistic monthly revenue range covering roughly 80% of Lima listings spans from around $250 USD (S/840, €230) for entry-level properties to $1,000 USD (S/3,360, €920) for well-optimized listings in prime areas.
Top-performing Airbnb listings in Lima, particularly those in the top 10% in Miraflores and Barranco, can achieve $1,200 to $1,600 or more per month (S/4,030 to S/5,375, €1,100 to €1,475). With an ADR of $70 and 70% occupancy, a top listing would earn roughly $1,470 per month before expenses.
Finally, note that we give here all the information you need to buy and rent out a property in Lima.
What's the typical low-season vs high-season monthly revenue in Lima in 2026?
As of the first half of 2026, a typical Lima Airbnb listing earns approximately $500 to $750 USD (S/1,680 to S/2,520, €460 to €690) during low season and $850 to $1,250 USD (S/2,860 to S/4,200, €780 to €1,150) during high season.
High season in Lima runs from December through March (summer months plus holidays), while low season typically spans May through August when the city experiences cooler, cloudier weather and reduced tourist activity.
What's a realistic Airbnb monthly expense range in Lima in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Lima range from $250 to $550 USD (S/840 to S/1,850, €230 to €505) when self-managed, or $450 to $900 USD (S/1,510 to S/3,020, €415 to €830) when using a professional property manager.
The single largest expense category for most Lima Airbnb hosts is cleaning and turnover costs, which can represent 15% to 25% of gross revenue depending on how frequently the unit turns over.
Hosts in Lima should expect to spend approximately 35% to 50% of gross revenue on total operating expenses, including utilities, internet, cleaning, building fees, platform fees, consumables, and taxes.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Lima.
What's realistic monthly net profit and profit per available night for Airbnb in Lima in 2026?
As of the first half of 2026, a typical Lima Airbnb generates approximately $200 to $500 USD (S/670 to S/1,680, €185 to €460) in monthly net profit when self-managed, with profit per available night ranging from $7 to $16 USD (S/24 to S/54, €6 to €15).
The realistic monthly net profit range for most Lima Airbnb listings spans from near break-even for poorly performing properties to around $600 USD (S/2,015, €550) for optimized listings in prime locations.
Net profit margins in Lima typically range from 25% to 45% of gross revenue for owner-managed properties, with professionally managed units often seeing margins compressed to 15% to 25% after management fees.
The break-even occupancy rate for a typical Lima Airbnb is approximately 30% to 40%, meaning hosts need to book roughly 9 to 12 nights per month just to cover their operating expenses before generating any profit.
In our property pack covering the real estate market in Lima, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Peru 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 competitive is Airbnb in Lima as of 2026?
How many active Airbnb listings are in Lima as of 2026?
As of the first half of 2026, there are approximately 27,000 active short-term rental listings in the broader Lima market, with Airbnb being the dominant platform and Miraflores alone hosting over 4,300 listings.
Lima's Airbnb supply has grown steadily over the past several years, though the pace has moderated as the market matures; the long-term trend shows consistent growth driven by both individual hosts and professional property managers entering the market.
Which neighborhoods are most saturated in Lima as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Lima are Miraflores, Barranco, San Isidro, and Centro Historico, which collectively capture the vast majority of tourist-oriented short-term rental demand.
These districts have become saturated because they combine walkability, coastal access, restaurant and nightlife scenes, and strong safety perception, which creates a concentration effect where most visitors want to stay and most hosts want to invest.
Relatively undersaturated neighborhoods that may offer better opportunities for new hosts include Santiago de Surco, La Molina, Jesus Maria, and Magdalena, where competition is lower but demand still exists from families, business travelers, and budget-conscious visitors.
What local events spike demand in Lima in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Lima include Fiestas Patrias (July 28 to 29), major football finals at Estadio Nacional, Festival de Cine de Lima (typically August), and Feria Internacional del Libro de Lima (late July to August).
During these peak events, Lima Airbnb hosts typically see booking increases of 30% to 60% above normal levels, with nightly rates often rising 20% to 40% depending on the event's scale and how close the listing is to event venues.
Hosts should adjust their pricing and minimum-stay requirements at least 4 to 6 weeks before major events, as early bookers often lock in lower rates while last-minute travelers pay premium prices closer to the event dates.
What occupancy differences exist between top and average hosts in Lima in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Lima's prime districts achieve occupancy rates of 60% to 70%, significantly outperforming the market average.
By comparison, the average Lima Airbnb host sees approximately 51% occupancy, while weaker listings with poor photos, limited amenities, or suboptimal locations often struggle at 35% to 45% occupancy.
New hosts in Lima typically need 6 to 12 months to reach top-performer occupancy levels, as building reviews, optimizing pricing, and refining listing descriptions takes time; hosts who invest in professional photography and quick response times tend to accelerate this timeline.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Lima.
Which price points are most crowded, and where's the "white space" for new hosts in Lima right now?
The nightly price range with the highest concentration of Lima Airbnb listings is $35 to $70 USD (S/118 to S/235, €32 to €64), which represents the "value apartment" segment where competition is most intense.
The most crowded price point is the $70 to $110 USD (S/235 to S/370, €64 to €101) range in Miraflores and Barranco, where "nice modern coastal apartment" listings compete fiercely; white space opportunities exist above $120 USD (S/403, €110) for unique properties and below $50 USD (S/168, €46) for genuinely work-ready medium-stay apartments outside premium districts.
To successfully compete in underserved price segments, new hosts should focus on properties that solve specific Lima pain points: true 4-plus guest comfort without a party vibe, business-ready 30-night-plus setups with ergonomic workspaces, or houses in Surco and La Molina with secure parking and family-friendly outdoor space.
Get fresh and reliable information about the market in Lima
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What property works best for Airbnb demand in Lima right now?
What bedroom count gets the most bookings in Lima as of 2026?
As of the first half of 2026, one-bedroom and two-bedroom apartments get the most bookings in Lima's Airbnb market, with these configurations representing the clear demand sweet spot for short-term rentals.
The estimated booking rate breakdown by bedroom count in Lima shows one-bedroom units at approximately 52% of total supply, two-bedroom units at 26%, three-bedroom units at 15%, and studios plus larger properties making up the remainder.
One and two-bedroom apartments perform best in Lima because they match the typical traveler profile: couples, solo business travelers, and small groups seeking walkable locations in Miraflores or Barranco without needing the space or expense of a larger property.
What property type performs best in Lima in 2026?
As of the first half of 2026, apartments and condos (locally called "departamentos") are the best-performing property type for Airbnb in Lima, consistently achieving higher occupancy and more predictable revenue than houses or other formats.
Occupancy rates across property types show apartments in prime coastal districts averaging 55% to 65%, while houses in residential areas like Surco and La Molina typically see 40% to 50% occupancy but can command higher nightly rates when they offer parking, outdoor space, and family-friendly amenities.
Apartments outperform in Lima because they are concentrated where tourists want to stay (Miraflores, Barranco, San Isidro), benefit from building security, and match how Lima is physically built as a dense, vertical city in its premium districts.
What location traits boost bookings in Lima right now?
As of the first half of 2026, the location traits that most boost Airbnb bookings in Lima are walkable access to the Malecon (coastal promenade), strong perceived safety, and proximity to restaurants and cafes in Miraflores and Barranco.
Guests in Lima pay a premium for ocean views and sunset walk access even though Lima's beaches are not really swimming beaches, because the coastal lifestyle experience is central to what tourists seek in this city.
Properties that are close to nightlife zones but insulated from noise through double-glazed windows or interior-facing bedrooms outperform those directly on busy streets, and Lima-specific climate features like dehumidifiers, quality bedding, and reliable hot water matter more than you might expect given the city's cool, humid winters.
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 Lima, 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 |
|---|---|---|
| AirDNA | AirDNA is one of the world's leading short-term rental analytics providers, used by investors and researchers globally for STR market data. | We used it to estimate listings, occupancy, ADR, seasonality, minimum-stay patterns, and amenity penetration for Lima. We also relied on their bedroom mix data to align recommendations with actual market supply. |
| Airbnb Lima | As the primary marketplace being analyzed, Airbnb's own platform shows what guests actually see when browsing Lima listings. | We used it to validate neighborhood demand signals and cross-check district positioning. We also used it for qualitative assessment of listing quality and pricing. |
| Airbnb Help Center | This is Airbnb's official guidance hub for how hosts should approach local short-term rental regulations. | We used it to frame the compliance approach around local laws, building rules, and taxes. We structured "what you must verify before hosting" based on their guidance framework. |
| BCRP Housing Indicators | Peru's central bank is a top-tier official source with transparent statistical publications on apartment prices and rents. | We used it to ground property pricing context and understand Lima's apartment-heavy market structure. We contextualized Airbnb returns against traditional rental yields. |
| BCRP Exchange Rates | This is Peru's official time series hub for exchange rates, used by banks, analysts, and government. | We used it to convert USD-denominated Airbnb metrics into soles and establish a defensible January 2026 exchange rate assumption of approximately S/3.36 per USD. |
| SUNAT Rental Income Rules | SUNAT is Peru's tax authority, making this the primary source for how rental income is treated for tax purposes. | We used it to explain how residential rental income is categorized and what counts as taxable rent. We built tax line items into monthly expense estimates based on their guidance. |
| SUNAT Renting FAQ | This is SUNAT's plain-language guidance designed for individuals rather than accountants, making it accessible for non-professional hosts. | We used it to document practical compliance steps and form usage. We also referenced their timing notes on when rental income becomes taxable. |
| Ley 28976 (Licensing Framework) | This is official legal text on gob.pe describing the national framework municipalities follow for business licensing. | We used it to explain when hosting activity is treated as an "economic activity" that can trigger municipal licensing requirements. |
| ITSE Safety Regulations | This is the official regulation for building safety inspections tied to licensed commercial activities in Peru. | We used it to explain the safety compliance layer behind municipal licensing. We warned owners that safety requirements can apply when operating commercially. |
| Miraflores Municipality | This is an official district-municipality service page showing local licensing procedures for Lima's most Airbnb-heavy district. | We used it as a concrete example of what "local compliance" looks like in Lima. We showed that districts can have their own process details even under a national framework. |
| El Peruano (Miraflores Ordinance) | El Peruano is Peru's official gazette and the canonical place for published ordinances and regulations. | We used it to show that Miraflores has formal, published local rules around business licensing. We demonstrated neighborhood-level compliance differences across Lima districts. |
| MINCETUR Tourism Observatory | MINCETUR is Peru's official tourism authority and publishes structured indicators on visitor flows and tourism trends. | We used it to anchor demand drivers and seasonality context in official reporting. We avoided anecdote-based conclusions about tourism years. |
| MINCETUR Tourism Compendium | This is an official MINCETUR publication series that consolidates tourism statistics for Peru. | We used it to triangulate inbound and outbound tourism data and macro demand context relevant to Lima stays. |
| Airbtics Lima | Airbtics is a respected STR analytics platform that tracks historical performance data for vacation rentals worldwide. | We used their Lima and Miraflores data to validate occupancy rates and revenue figures. We cross-checked their 54-65% occupancy estimates against AirDNA. |
| AirROI Lima Metropolitan | AirROI provides detailed STR market analysis with performance tier breakdowns useful for benchmarking. | We used their data on top 10% and median earners to establish realistic revenue expectations. We validated the performance gap between professional and casual hosts. |
| El Comercio | El Comercio is one of Peru's most reputable newspapers and publishes official holiday calendars and event coverage. | We used it to identify key demand-driving holidays and events in Lima. We confirmed Fiestas Patrias and other major dates that spike Airbnb bookings. |
| Festival de Cine de Lima | This is the official website for Lima's major film festival, providing authoritative event dates and scope information. | We used it to confirm the festival as a recurring demand driver for Lima Airbnbs during August. |
| RoadGenius Peru Tourism | RoadGenius aggregates tourism statistics from official sources into accessible formats for researchers. | We used their Peru visitor arrival data to contextualize Lima's tourism recovery and demand fundamentals. |
| TheLatinvestor Lima Airbnb | TheLatinvestor specializes in Latin American real estate analysis with specific focus on Peru markets. | We cross-referenced their yield estimates of 2.5% to 6% against our calculations. We validated regulatory environment observations. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Peru. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Related blog posts