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SUMMARY
We analyzed residential property rental yields in Lima as of May 2026 for residential property buyers, using the raw dataset provided and turning it into a clear buyer-focused yield tracker. The work compares purchase prices, monthly rents, gross rental yields, and estimated net rental yields across the Lima districts covered in the dataset.
This page is updated regularly, so the figures should be read as a current Lima residential property rental yield snapshot rather than a permanent forecast.
The article focuses mainly on privately owned apartments, or departamentos, because that is the most searchable, liquid, and repeatable residential rental investment format in the Lima dataset.
The strongest net-yield districts are Surquillo, Pueblo Libre, Lince, Magdalena, and Jesús María. These areas are not always the most famous Lima addresses, but the rent-to-price relationship is stronger than in several premium districts.
Surquillo is the standout income market. A 1-bedroom apartment is estimated at S/335,000 with S/2,060 monthly rent, giving about 7.4% gross yield and 5.5% net yield.
Lince and Pueblo Libre also look efficient. Their strongest 1-bedroom estimates reach about 5.2% and 5.3% net yield, which is materially higher than Miraflores at about 4.3% and Surco at about 3.7% for comparable 1-bedroom units.
The weakest yield profile is in Surco, especially for larger 3-bedroom apartments. A 3-bedroom in Surco is estimated at S/778,000 with S/3,150 monthly rent, producing only about 4.9% gross yield and 3.3% net yield.
Miraflores, San Isidro, Barranco, San Borja, and selected parts of Magdalena can still make sense for buyers who value tenant stability, liquidity, lifestyle, or resale depth. But the buyer usually pays for that safety through a lower net rental yield.
Across Lima, smaller apartments usually generate the best return on capital. A 1-bedroom often produces the highest yield, while a compact 2-bedroom gives a better balance between tenant depth, resale liquidity, and lower tenant-mismatch risk.
For a beginner foreign buyer, the practical takeaway is simple: do not buy Lima residential property only because the neighborhood is famous. Compare net yield, purchase price, monthly rent, tenant depth, building quality, vacancy risk, maintenance burden, street-level location, and resale liquidity together.
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Residential property rental yields in Lima in 2026
This table compares residential property rental yields in Lima by neighborhood and bedroom count for the districts included in the dataset.
For each neighborhood, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Lima.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Barranco | S/447,000 | S/2,590 | 7.0% | 4.8% | S/621,000 | S/3,380 | 6.5% | 4.5% | S/819,000 | S/4,320 | 6.3% | 4.4% |
| Jesús María | S/394,000 | S/2,100 | 6.4% | 4.7% | S/548,000 | S/2,730 | 6.0% | 4.4% | S/728,000 | S/3,520 | 5.8% | 4.3% |
| La Molina | S/289,000 | S/1,660 | 6.9% | 4.7% | S/414,000 | S/2,230 | 6.5% | 4.4% | S/579,000 | S/3,020 | 6.3% | 4.1% |
| Lince | S/357,000 | S/2,130 | 7.1% | 5.2% | S/497,000 | S/2,770 | 6.7% | 4.9% | S/655,000 | S/3,540 | 6.5% | 4.8% |
| Magdalena | S/355,000 | S/1,950 | 6.6% | 4.8% | S/494,000 | S/2,540 | 6.2% | 4.5% | S/656,000 | S/3,270 | 6.0% | 4.4% |
| Miraflores | S/435,000 | S/2,210 | 6.1% | 4.3% | S/605,000 | S/2,880 | 5.7% | 4.0% | S/798,000 | S/3,680 | 5.5% | 3.9% |
| Pueblo Libre | S/325,000 | S/1,930 | 7.1% | 5.3% | S/451,000 | S/2,520 | 6.7% | 5.0% | S/599,000 | S/3,240 | 6.5% | 4.9% |
| San Borja | S/416,000 | S/2,030 | 5.9% | 4.2% | S/595,000 | S/2,730 | 5.5% | 4.0% | S/831,000 | S/3,690 | 5.3% | 3.7% |
| San Isidro | S/412,000 | S/2,300 | 6.7% | 4.8% | S/573,000 | S/3,000 | 6.3% | 4.5% | S/756,000 | S/3,840 | 6.1% | 4.4% |
| San Miguel | S/321,000 | S/1,680 | 6.3% | 4.6% | S/446,000 | S/2,190 | 5.9% | 4.3% | S/592,000 | S/2,820 | 5.7% | 4.2% |
| Surco | S/389,000 | S/1,730 | 5.3% | 3.7% | S/557,000 | S/2,330 | 5.0% | 3.4% | S/778,000 | S/3,150 | 4.9% | 3.3% |
| Surquillo | S/335,000 | S/2,060 | 7.4% | 5.5% | S/466,000 | S/2,690 | 6.9% | 5.1% | S/615,000 | S/3,430 | 6.7% | 5.0% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Lima?
The neighborhoods that offer the best net yield among areas people actually want to live in Lima are Surquillo, Lince, Pueblo Libre, Magdalena, and Jesús María.
These districts give stronger net rental yield in Lima because purchase prices remain more moderate while tenant demand is still supported by central access, everyday services, and proximity to better-known districts.
Surquillo is the strongest example. A 1-bedroom apartment is estimated at S/335,000 with S/2,060 monthly rent, giving about 7.4% gross yield and 5.5% net yield.
Lince and Pueblo Libre are also strong. Their best 1-bedroom estimates show about 5.2% and 5.3% net yield, which is a clear premium over Miraflores at about 4.3% and Surco at about 3.7% for 1-bedroom units.
Magdalena and Jesús María sit in the middle of the Lima residential property market. They do not have the same prestige as Miraflores or San Isidro, but they offer useful centrality, more rational purchase prices, and broad local tenant demand.
The practical takeaway is that the best residential property rental yields in Lima are not necessarily in the most famous districts. The stronger yield signal is usually where tenants pay for access and convenience, but buyers do not pay the full prestige premium.
Where can I find residential properties with above-average yields and below-average entry prices in Lima?
The clearest Lima districts with above-average yields and below-average entry prices are Surquillo, Pueblo Libre, Lince, and Magdalena.
These areas work because they are useful rather than trophy locations. Renters value access to jobs, universities, hospitals, shopping, and main avenues, while purchase prices remain below the most expensive coastal or corporate districts.
A 1-bedroom estimate is about S/335,000 in Surquillo, S/325,000 in Pueblo Libre, S/357,000 in Lince, and S/355,000 in Magdalena. Their estimated 1-bedroom net yields range from about 4.8% to 5.5%.
That is materially better than the 1-bedroom estimates for Miraflores and Surco. Miraflores is around S/435,000 with 4.3% net yield, while Surco is around S/389,000 with only 3.7% net yield.
The low-entry-price signal must still be checked carefully. A cheaper Lima apartment can be older, noisier, poorly managed, or harder to resell if the buyer only looks at the district average.
For a beginner foreign buyer, the better rule is to look for a well-managed apartment in a mid-price district rather than the cheapest available unit. The value is in the rent-to-price relationship plus tenant depth, not in a low purchase price alone.
Where does the rent level justify the purchase price most clearly in Lima?
The rent level justifies the purchase price most clearly in Surquillo, Lince, Pueblo Libre, Barranco, and selected parts of San Isidro.
The strongest rent-to-price signal in the table is Surquillo. A 1-bedroom property is estimated at S/335,000 and S/2,060 monthly rent, while a 2-bedroom is estimated at S/466,000 and S/2,690 monthly rent.
Lince is similarly efficient. A 1-bedroom apartment is estimated at S/357,000 with S/2,130 monthly rent, producing about 7.1% gross yield and 5.2% net yield.
Pueblo Libre also looks rational. Its 1-bedroom estimate reaches 7.1% gross yield and 5.3% net yield, and its 2-bedroom estimate remains strong at 6.7% gross yield and 5.0% net yield.
Barranco rents are high, especially for lifestyle-oriented renters, but the buyer must watch purchase-price dispersion carefully. A 1-bedroom estimate shows 7.0% gross yield and 4.8% net yield, while a 3-bedroom falls to 6.3% gross and 4.4% net.
San Isidro is expensive, but its rent base is credible because of corporate tenants, embassies, offices, and higher-income renters. It is not the highest-yield district, but its 1-bedroom estimate at 6.7% gross and 4.8% net is stronger than many buyers might expect.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Lima?
The best places to buy for stable rental income rather than maximum yield in Lima are Miraflores, San Isidro, Jesús María, San Borja, and selected parts of Magdalena.
These districts do not always produce the highest net rental yield in Lima, but they offer clearer tenant profiles, stronger liquidity, and less beginner confusion than many higher-yield areas.
Miraflores is the classic stability choice. Its 2-bedroom estimate is S/605,000 with S/2,880 monthly rent, producing about 5.7% gross yield and 4.0% net yield.
San Isidro has a similar stability profile, but with stronger corporate and embassy-linked demand. A 2-bedroom estimate is S/573,000 with S/3,000 monthly rent, giving about 6.3% gross yield and 4.5% net yield.
Jesús María and Magdalena are more practical stability markets. They offer central access and broad local demand, with 2-bedroom net yields around 4.4% and 4.5% respectively.
San Borja is weaker for pure yield, but it can suit family tenants who value parks, schools, calmer streets, and a more residential environment. The practical trade-off is accepting lower yield for a steadier renter profile.
What type of residential property should a beginner investor buy to maximize rental profitability in Lima?
A beginner investor in Lima should usually buy a well-located 1-bedroom or compact 2-bedroom apartment to maximize rental profitability.
The dataset shows that 1-bedroom apartments usually produce the highest rental yield because the entry price is lower while rent remains strong enough to support the investment case.
Surquillo is the clearest example. The 1-bedroom estimate gives 5.5% net yield, compared with 5.1% for a 2-bedroom and 5.0% for a 3-bedroom.
Pueblo Libre shows the same pattern. A 1-bedroom apartment is estimated at 5.3% net yield, while a 2-bedroom is 5.0% and a 3-bedroom is 4.9%.
The reason is tenant depth. Lima has many single professionals, couples, students, medical workers, expats, and remote workers who can rent smaller units in central, safe, well-connected areas.
The trade-off is turnover. A 1-bedroom may rent faster and yield better, but a compact 2-bedroom often gives a broader tenant pool because it works for couples, roommates, small families, and remote workers.
We give you more details in the our real estate pack about Lima.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Lima?
The Lima neighborhoods that offer strong rental income with lower vacancy risk are Miraflores, San Isidro, Barranco, Jesús María, and Magdalena.
These districts combine clear renter demand with enough visibility and liquidity to reduce the risk of owning a property that sits empty.
Miraflores has strong tenant depth from expats, professionals, tourists, remote workers, and furnished-rental demand. The 2-bedroom estimate is about S/2,880 per month and the 3-bedroom estimate is about S/3,680 per month.
San Isidro has one of Lima's clearest high-income renter bases. A 2-bedroom apartment is estimated at S/3,000 monthly rent, and a 3-bedroom is estimated at S/3,840.
Barranco has strong lifestyle demand and high rents, with a 2-bedroom estimate of S/3,380 and a 3-bedroom estimate of S/4,320. The risk is that the district is very micro-location sensitive.
Jesús María and Magdalena are less glamorous but often more practical. Their rents are lower than Barranco and San Isidro, but tenant demand is broader and less dependent on foreign lifestyle demand.
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Which areas look overpriced relative to their rental income in Lima?
The areas that look most overpriced relative to rental income in Lima are Surco, San Borja, Miraflores, and parts of San Isidro.
These districts can be excellent places to live, but they are weaker when the main goal is rental income.
Surco is the clearest low-yield case. A 1-bedroom apartment is estimated at 3.7% net yield, a 2-bedroom at 3.4%, and a 3-bedroom at only 3.3%.
San Borja also looks expensive relative to rent. Its 3-bedroom estimate is S/831,000 with S/3,690 monthly rent, producing about 5.3% gross yield and 3.7% net yield.
Miraflores remains attractive for liquidity and tenant demand, but the purchase price premium compresses income returns. A 3-bedroom estimate reaches S/798,000 while the net yield is only about 3.9%.
The honest interpretation is not that these districts are bad. It is that a good residential district is not automatically a good rental-yield investment.
Which neighborhoods should I avoid even if the rental yield looks attractive in Lima?
Beginner buyers should be careful with La Molina, Barranco, and some parts of Lince even if the rental yield looks attractive in Lima.
The issue is that attractive district-level yields can hide property-specific risks such as narrow tenant demand, high maintenance burden, noisy streets, older buildings, or weak resale liquidity.
La Molina can show good rent-to-price numbers, especially in smaller units. But the investable stock can shift toward larger family units and lower-density formats, which can mean higher maintenance and slower reletting.
Barranco has strong rents, but purchase prices vary sharply by micro-location and building quality. A well-bought Barranco apartment can work, while an overpaid lifestyle listing can lose much of its yield advantage.
Lince can be excellent, with a 1-bedroom estimate at 5.2% net yield and a 2-bedroom estimate at 4.9%. But the district is street-sensitive, and the better parts near San Isidro edges are not the same as weaker, noisier, or older blocks.
For a foreign individual buyer, the rule is simple: treat high yield as a starting point, not a conclusion. The property still needs access, building quality, tenant depth, and clean resale logic.
Which neighborhoods look risky even though the rental yield is high in Lima?
The neighborhoods that can look risky even though the rental yield is high in Lima are La Molina for larger units, Barranco at inflated prices, and lower-quality stock in Lince or Surquillo.
Surquillo has the strongest estimated net yields in the table, but not every Surquillo location is equally liquid. A property close to Miraflores or San Isidro demand is different from a cheaper property with weaker access or poor surroundings.
La Molina's apparent yield can be risky because tenant depth is narrower in larger family formats. A 3-bedroom estimate shows 4.1% net yield after heavier cost drag, even though the gross yield is 6.3%.
Barranco can be risky when the purchase price already assumes perfect lifestyle demand. The district's 1-bedroom yield is strong, but price dispersion means overpaying can quickly destroy the rental case.
Lince is high-yield but highly selective. The difference between a central, well-managed building and an older building on a noisy street can matter more than the district average.
A safer alternative for beginners is often a compact 2-bedroom in Jesús María, Magdalena, or Pueblo Libre. The yield may be slightly lower than the best headline number, but the tenant base is easier to understand.
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What neighborhoods should I avoid when buying a rental property in Lima?
When buying a rental property in Lima, beginners should avoid Surco for yield-first purchases, weak micro-locations in La Molina, overpriced Barranco listings, and poorly managed old buildings in Lince or Surquillo.
This is not a full-neighborhood ban. It is a warning against buying the weak version of each area.
Surco should not be avoided as a place to live, but it is weak for yield-first investors. Its 3-bedroom net yield is only about 3.3%, the lowest estimate in the table.
La Molina should be avoided when the property behaves more like a family home than a liquid apartment. Larger units can have higher maintenance, narrower demand, and slower reletting.
Barranco should be avoided when the price already includes too much lifestyle premium. The rent can be strong, but overpaying at purchase removes the income advantage.
Lince and Surquillo should be avoided when the building quality, access, street environment, or management is weak. These districts can produce strong yields, but beginners must not buy them only because the table average looks attractive.
Which neighborhoods are seeing rental demand weaken, and why, in Lima?
The Lima neighborhoods where rental demand looks more fragile for investors are large-unit Surco, larger La Molina properties, and expensive Miraflores units where rents do not keep pace with prices.
This is more about yield compression than a collapse in tenant demand. A district can still be popular with renters while becoming less attractive for rental-income investors.
Surco shows the clearest weakness in the table. The 1-bedroom estimate is 3.7% net yield, the 2-bedroom estimate is 3.4%, and the 3-bedroom estimate is 3.3%.
La Molina has stronger headline yields than Surco, but larger homes and family-oriented stock can carry heavier maintenance and slower reletting risk. That makes the gross yield less useful by itself.
Miraflores remains a strong rental district, but purchase prices are high. A 3-bedroom estimate of S/798,000 and S/3,680 monthly rent produces only about 3.9% net yield.
The practical interpretation is that foreign buyers should separate rental demand from investment return. High renter interest does not always mean a strong net rental yield in Lima.
Which neighborhoods are seeing new developments that could create stronger rental demand in Lima?
The Lima neighborhoods where new developments and transport improvements could create stronger rental demand include Santa Anita, Ate, San Luis, La Victoria, Cercado, Breña, and areas connected to the Lima Metro Line 2 corridor.
These districts are not all included in the main yield table, but they matter because Lima's rental market is commute-sensitive.
The Line 2 route connects areas such as Santa Anita, Ate, San Luis, El Agustino, La Victoria, Cercado de Lima, Breña, Carmen de la Legua, Bellavista, and Callao. The rental demand mechanism is shorter east-west travel time.
For the districts in the table, the indirect beneficiaries are likely to be Lince, Jesús María, Pueblo Libre, and San Miguel. These areas already have central access, and better mobility can make them more useful to renters.
The key risk is supply. New infrastructure can raise demand, but new apartment supply can also create competition if many similar units come to market at the same time.
The safer approach is to buy near real daily demand, not only near a future transport story. Stations, supermarkets, jobs, safe walking routes, and useful streets matter more than a line on a map.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Lima?
The neighborhoods becoming more attractive to renters because of transport changes in Lima are mainly Santa Anita, Ate, San Luis, La Victoria, Cercado, Breña, and areas connected to the Line 2 route.
For the BCRP-style table districts, the most relevant indirect beneficiaries are Lince, Jesús María, Pueblo Libre, and San Miguel because central connectivity matters strongly for renters.
The practical reason is commute time. When a district becomes easier to reach from jobs, universities, hospitals, or central services, the renter pool can widen.
This does not mean every apartment near a transport corridor is a good investment. A weak building, unsafe walking route, poor layout, or inflated asking price can still make the rental case weak.
Transport matters most when it connects to daily life. A compact apartment near a station, supermarket, jobs, and safe pedestrian access is much more investable than a cheaper unit that is only theoretically near future infrastructure.
For a beginner buyer, the best use of the transport story is to support a property that already works on yield, tenant demand, and building quality.
Which neighborhoods have become less attractive for property investors over the last 12 months in Lima?
The neighborhoods that have become less attractive for yield-focused property investors in Lima are Surco, San Borja, Miraflores, and some premium San Isidro stock.
These districts remain desirable places to live, but purchase prices look high relative to rent when the buyer focuses on income return.
Surco is the clearest example because every bedroom count in the table is weak for net yield. The 1-bedroom estimate is 3.7%, the 2-bedroom estimate is 3.4%, and the 3-bedroom estimate is 3.3%.
San Borja also looks less attractive for pure yield. A 3-bedroom apartment is estimated at S/831,000 and S/3,690 monthly rent, which translates into only 3.7% net yield.
Miraflores and San Isidro are more nuanced. They may still be better for capital preservation, tenant quality, and resale, but the yield-focused buyer must accept lower income efficiency in many segments.
The practical conclusion is that investors should not confuse liquidity with yield. A property can be easy to understand and easy to resell while still producing a modest net rental return.
Which property types are becoming harder to rent in Lima, and in which neighborhoods?
The property type becoming harder to rent profitably in Lima is the large 3-bedroom or family-sized apartment in higher-cost districts such as Surco, San Borja, La Molina, and parts of Miraflores.
These properties can still rent, but the capital required is much higher and the tenant pool is narrower. The owner is often waiting for a family, a corporate tenant, or a higher-income renter who wants space and location together.
The table shows the issue clearly. A 3-bedroom in Surco is estimated at S/778,000 and S/3,150 monthly rent, giving about 3.3% net yield.
San Borja has a similar problem. A 3-bedroom estimate of S/831,000 and S/3,690 monthly rent gives about 3.7% net yield.
By contrast, smaller units are more efficient when the location is right. A 1-bedroom in Surquillo reaches about 5.5% net yield, while Pueblo Libre reaches about 5.3% and Lince about 5.2%.
The practical rule is to buy tenant depth, not just more bedrooms. In Lima, large units need a very clear discount, excellent building quality, or a strong family tenant base to compete with smaller apartments on rental return.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Lima?
The bedroom count that offers the best balance between entry price, rental yield, and tenant demand in Lima is the compact 2-bedroom apartment.
The 1-bedroom often wins on pure yield, but the 2-bedroom gives a wider renter base and usually better resale flexibility.
The dataset shows the yield trade-off. In Surquillo, a 1-bedroom is estimated at 5.5% net yield, while a 2-bedroom is still strong at 5.1% net yield.
Pueblo Libre shows the same balance. A 1-bedroom estimate reaches 5.3% net yield, while a 2-bedroom remains at 5.0%.
A compact 2-bedroom works for couples, roommates, small families, remote workers, and sometimes furnished medium-term tenants. That tenant flexibility can matter more than squeezing out the final fraction of yield.
For a beginner foreign buyer, the best Lima residential property strategy is often a well-located 2-bedroom in a liquid mid-price district. It may not be the highest-yielding format, but it is usually easier to rent, understand, and resell.
INSIGHTS
These insights are drawn from the Lima residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Lima.
- Surquillo is the strongest balanced income district in the Lima dataset. Its 1-bedroom estimate reaches 5.5% net yield, and its 2-bedroom estimate still reaches 5.1%.
- Pueblo Libre looks more investable than many foreign buyers may expect. It has lower entry prices than Miraflores, but its 1-bedroom and 2-bedroom net yields are about 5.3% and 5.0%.
- Lince is a central efficiency play. The district can produce strong yields because rents are supported by centrality while purchase prices stay below San Isidro or Miraflores levels.
- Miraflores is safer for liquidity than for yield. It attracts tenants easily, but the purchase price premium reduces the net rental return.
- San Isidro is not a maximum-yield market, but its tenant base is unusually credible. Corporate, embassy, office, and higher-income renters support the rent level.
- Barranco offers strong rent, but the buyer must control the entry price. The district can work very well, but price dispersion makes micro-location and building selection critical.
- Surco is the weakest yield-first market in the table. Its 3-bedroom estimate is only 3.3% net yield, which makes it hard to justify for pure rental income.
- San Borja is better for stable family tenants than for income maximization. The district can be livable and resilient, but larger apartments do not convert rent into yield efficiently.
- La Molina can mislead income buyers. The smaller-unit numbers look attractive, but larger family formats can carry higher maintenance, narrower demand, and slower reletting risk.
- Magdalena and Jesús María are useful beginner districts. They are central enough to have tenant depth, but not so expensive that the yield is completely compressed.
- San Miguel can work for budget buyers, but the rent base is more local and the absolute rents are lower. That makes property quality and access especially important.
- Across Lima, 1-bedroom apartments usually produce the best yield. The reason is simple: the purchase price stays relatively low while rent remains strong enough for singles, couples, students, professionals, and expats.
- A compact 2-bedroom apartment is often the better beginner format. It gives up a little yield versus a 1-bedroom, but it widens the tenant pool and usually improves resale flexibility.
- Large 3-bedroom apartments need a stronger justification. Higher monthly rent does not automatically compensate for the larger purchase price, higher maintenance burden, and narrower tenant pool.
- Net yield matters more than gross yield in Lima. Vacancy, repairs, building costs, taxes, management friction, and slower reletting can reduce the income that the owner actually keeps.
- The most important Lima investment risk is not the district name alone. Street quality, building management, noise, access, maintenance condition, and tenant depth can change the real return dramatically.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Lima neighborhoods, we built this tracker ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and bedroom count.
For each neighborhood and property type, we collected comparable sale listings from recognized Peru property platforms such as Urbania, Adondevivir, and Properati. We used the apartment categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a local-currency basis, and on a price-per-square-meter basis where possible. We used the median price as the main reference where the sample was broad enough, or the average only when the sample was clean and tightly comparable.
We then built the rental side of the dataset separately. For the same neighborhood and property type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and bedroom count to estimate gross rental yield.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying one flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in fees, vacancy risk, maintenance needs, management costs, agent fees, tax friction, repairs, utilities, service charges, building costs, and other property-level operating costs.
In other words, a small central apartment, a larger family apartment, and a more expensive premium-district unit were not treated as if they had the same operating cost profile.
For the Lima residential property market, we also paid attention to property-level factors when available. These include building condition, age, access, layout, maintenance burden, rental restrictions, tenant depth, time to rent, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Lima.
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