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SUMMARY
We manually analyzed residential property rental yields in Mérida, as of 2026, for individual residential property buyers, using the raw Mérida dataset provided as the factual authority.
The research compares current purchase prices, monthly rents, gross rental yields, and estimated net rental yields across the Mérida neighborhoods and residential property formats included in the dataset.
This article is updated regularly, so the numbers should be read as a current May 2026 snapshot of residential property investment returns in Mérida.
The main finding is that Mérida is not only an apartment market. The practical rental market is split between northern apartments, 2-bedroom apartments and townhouses, compact houses, renovated Centro Histórico houses, and large gated-community houses.
The strongest simple net-yield areas are usually Francisco de Montejo, Chuburná de Hidalgo, Las Américas, Centro Histórico, Montebello, Montes de Amé, and García Ginerés. These areas have a better rent-to-price relationship than the most expensive lifestyle zones.
The weakest pure-yield areas are Cabo Norte, Yucatán Country Club, La Ceiba / Club de Golf, Dzityá, and parts of Temozón Norte. These areas can be desirable places to live, but their purchase prices, community costs, maintenance burden, or supply pressure reduce the realistic net yield.
In Mérida, the best beginner format is usually a 2-bedroom apartment or townhouse. It fits couples, small families, professionals, remote workers, and relocating tenants, while avoiding the maintenance burden of a large house.
Centro Histórico can show attractive gross yields, especially for smaller renovated properties, but it is not a passive market. Old-building condition, humidity, roofs, plumbing, parking, renovation quality, and seasonality can quickly reduce the real return.
Luxury houses in Cabo Norte, Yucatán Country Club, and La Ceiba can generate high monthly rents, but they usually need premium tenants and higher operating budgets. For a beginner foreign buyer, that makes them more lifestyle or capital-preservation assets than clean rental-income assets.
The practical takeaway is simple: in Mérida, compare net yield, tenant depth, property condition, operating costs, access, and resale liquidity together. A property with a slightly lower headline yield can be safer than a cheap property with weak demand or expensive maintenance.
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Residential property rental yields in Mérida in 2026
This table compares residential property rental yields in Mérida by neighborhood and bedroom count.
For each area, 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 residential property formats.
The table covers the neighborhoods, areas, and residential property types included in the Mérida dataset. Finally, please note you'll find much more detailed data in our real estate pack about Mérida.
| 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Altabrisa | MXN 2,600,000 | MXN 14,000 | 6.5% | 4.8% | MXN 4,200,000 | MXN 22,000 | 6.3% | 4.7% | MXN 6,000,000 | MXN 32,000 | 6.4% | 4.8% |
| Cabo Norte | MXN 2,900,000 | MXN 18,000 | 7.4% | 5.1% | MXN 6,500,000 | MXN 30,000 | 5.5% | 3.8% | MXN 11,500,000 | MXN 58,000 | 6.1% | 4.2% |
| Centro Histórico | MXN 2,400,000 | MXN 16,000 | 8.0% | 5.4% | MXN 4,200,000 | MXN 25,000 | 7.1% | 4.9% | MXN 6,400,000 | MXN 38,000 | 7.1% | 4.8% |
| Cholul | MXN 1,900,000 | MXN 10,500 | 6.6% | 4.8% | MXN 3,200,000 | MXN 17,000 | 6.4% | 4.6% | MXN 4,700,000 | MXN 25,000 | 6.4% | 4.6% |
| Chuburná de Hidalgo | MXN 1,550,000 | MXN 9,500 | 7.4% | 5.5% | MXN 2,600,000 | MXN 15,000 | 6.9% | 5.2% | MXN 3,700,000 | MXN 21,000 | 6.8% | 5.1% |
| Conkal | MXN 1,650,000 | MXN 8,500 | 6.2% | 4.4% | MXN 2,800,000 | MXN 14,500 | 6.2% | 4.4% | MXN 4,100,000 | MXN 22,000 | 6.4% | 4.6% |
| Dzityá | MXN 1,900,000 | MXN 9,000 | 5.7% | 4.0% | MXN 3,400,000 | MXN 15,000 | 5.3% | 3.7% | MXN 5,000,000 | MXN 23,000 | 5.5% | 3.9% |
| Francisco de Montejo | MXN 1,550,000 | MXN 9,500 | 7.4% | 5.6% | MXN 2,400,000 | MXN 14,500 | 7.3% | 5.5% | MXN 3,400,000 | MXN 19,000 | 6.7% | 5.1% |
| García Ginerés | MXN 2,200,000 | MXN 12,500 | 6.8% | 5.0% | MXN 3,800,000 | MXN 21,000 | 6.6% | 4.8% | MXN 5,600,000 | MXN 32,000 | 6.9% | 5.0% |
| Itzimná | MXN 2,100,000 | MXN 12,000 | 6.9% | 5.0% | MXN 3,600,000 | MXN 20,000 | 6.7% | 4.9% | MXN 5,500,000 | MXN 30,000 | 6.5% | 4.8% |
| La Ceiba / Club de Golf | MXN 2,800,000 | MXN 16,000 | 6.9% | 4.6% | MXN 5,200,000 | MXN 28,000 | 6.5% | 4.3% | MXN 8,500,000 | MXN 45,000 | 6.4% | 4.3% |
| Las Américas | MXN 1,200,000 | MXN 7,500 | 7.5% | 5.7% | MXN 2,000,000 | MXN 12,000 | 7.2% | 5.5% | MXN 2,900,000 | MXN 16,500 | 6.8% | 5.2% |
| Montebello | MXN 2,250,000 | MXN 13,000 | 6.9% | 5.2% | MXN 3,500,000 | MXN 19,000 | 6.5% | 4.9% | MXN 5,200,000 | MXN 28,000 | 6.5% | 4.8% |
| Montes de Amé | MXN 2,350,000 | MXN 13,500 | 6.9% | 5.2% | MXN 3,700,000 | MXN 20,000 | 6.5% | 4.9% | MXN 5,400,000 | MXN 28,500 | 6.3% | 4.8% |
| Santa Gertrudis Copó | MXN 2,400,000 | MXN 14,000 | 7.0% | 5.1% | MXN 3,900,000 | MXN 21,000 | 6.5% | 4.7% | MXN 5,800,000 | MXN 30,000 | 6.2% | 4.5% |
| Temozón Norte | MXN 2,250,000 | MXN 13,000 | 6.9% | 5.1% | MXN 3,600,000 | MXN 19,500 | 6.5% | 4.7% | MXN 5,400,000 | MXN 29,500 | 6.6% | 4.8% |
| Yucatán Country Club | MXN 4,200,000 | MXN 22,000 | 6.3% | 4.0% | MXN 8,000,000 | MXN 45,000 | 6.8% | 4.3% | MXN 14,500,000 | MXN 85,000 | 7.0% | 4.5% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Mérida?
The best net-yield neighborhoods among areas people actually want to live in Mérida are Francisco de Montejo, Chuburná de Hidalgo, Montebello, Montes de Amé, Centro Histórico, and García Ginerés.
These areas combine roughly 4.8% to 5.6% net operating yields with enough tenant demand, daily services, and resale liquidity to make the yield credible for a foreign individual buyer.
Francisco de Montejo is the strongest simple-yield case in the dataset. A 2-bedroom property is modeled at MXN 2.4 million with MXN 14,500 monthly rent, producing about 7.3% gross yield and 5.5% net yield.
Chuburná de Hidalgo is also strong. A 2-bedroom property around MXN 2.6 million renting for MXN 15,000 gives about 6.9% gross yield and 5.2% net yield.
Montebello and Montes de Amé are better for buyers who want tenant depth. Their 1-bedroom properties are both modeled at about 5.2% net yield, supported by access to hospitals, City Center, restaurants, offices, schools, and Periférico.
Centro Histórico can outperform on rent intensity, especially for smaller renovated houses, but it is less passive. The model shows 5.4% net yield for 1-bedroom Centro properties, but old-building condition, humidity, roofs, plumbing, parking, and renovation quality matter more than in a modern apartment building.
Where can I find residential properties with above-average yields and below-average entry prices in Mérida?
The clearest above-average-yield and below-average-entry neighborhoods in Mérida are Las Américas, Francisco de Montejo, Chuburná de Hidalgo, Cholul, and Conkal.
The best beginner choices are usually Francisco de Montejo and Chuburná de Hidalgo because their higher yields come with stronger tenant depth than the cheapest outer areas.
Las Américas has the lowest entry price in the table. A 1-bedroom property is modeled at MXN 1.2 million with MXN 7,500 monthly rent, while a 2-bedroom property is modeled at MXN 2.0 million with MXN 12,000 monthly rent.
Those figures produce about 5.7% net yield for 1-bedroom properties and 5.5% net yield for 2-bedroom properties. The warning is that the yield is partly created by low purchase prices, and resale liquidity can be weaker than in north-central Mérida.
Francisco de Montejo is the cleaner value case. A 3-bedroom property at MXN 3.4 million with MXN 19,000 monthly rent gives about 5.1% net yield, which is attractive for a more established residential zone.
Cholul and Conkal offer lower entry prices for family houses, especially compared with Santa Gertrudis Copó or Temozón Norte. But for buying a rental property in Mérida, the investor must accept longer commutes, more similar new-house competition, and more dependence on family tenants.
Where does the rent level justify the purchase price most clearly in Mérida?
The rent level most clearly justifies the purchase price in Francisco de Montejo, Chuburná de Hidalgo, Centro Histórico, Montebello, and Montes de Amé.
These neighborhoods show a reasonable rent-to-price relationship without relying only on luxury tenants or prestige pricing.
Centro Histórico has the strongest rent-to-price ratio on paper. A 1-bedroom renovated Centro property is modeled at MXN 2.4 million with MXN 16,000 monthly rent, giving 8.0% gross yield and 5.4% net yield.
Francisco de Montejo is more rational for long-term rentals. The 1-bedroom and 2-bedroom modeled yields are 7.4% and 7.3% gross, with net yields of 5.6% and 5.5%.
Montebello and Montes de Amé look rational because rents are supported by services. A 2-bedroom Montebello apartment at MXN 3.5 million and MXN 19,000 monthly rent gives 6.5% gross yield and 4.9% net yield.
Cabo Norte and Yucatán Country Club have high rents, but the rent-to-price ratio is weaker for pure yield. Cabo Norte 2-bedroom properties show only about 3.8% net yield in the model, while Yucatán Country Club's 3-bedroom rent of MXN 85,000 still produces only about 4.5% net yield after higher ownership costs.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Mérida?
The best places for stable rental income in Mérida are Montebello, Montes de Amé, Altabrisa, García Ginerés, Itzimná, and Francisco de Montejo.
These areas may not always produce the highest headline residential property rental yields in Mérida, but they have deeper long-term tenant demand.
Montebello is one of the best stability choices. Its modeled 2-bedroom net yield is 4.9%, with monthly rent around MXN 19,000, supported by hospitals, City Center, restaurants, offices, schools, and Periférico access.
Altabrisa is similar. Its 2-bedroom net yield is about 4.7%, with rent around MXN 22,000, and the area benefits from hospital and mall demand.
García Ginerés and Itzimná offer a different kind of stability. They are older, central, established areas where 3-bedroom properties show around 5.0% and 4.8% net yield, appealing to families and tenants who want central access without living in the tourist-heavy Centro core.
Francisco de Montejo offers the best combination of stability and yield. Its 2-bedroom net yield is around 5.5%, and demand is supported by local families, workers, schools, transport links, and everyday retail.
What type of residential property should a beginner investor buy to maximize rental profitability in Mérida?
A beginner investor in Mérida should usually buy a 2-bedroom apartment or townhouse in a liquid north-central or established residential neighborhood.
The best fit is a 2-bedroom in Montebello, Montes de Amé, Chuburná, Francisco de Montejo, Santa Gertrudis Copó, or Temozón Norte, depending on budget.
The 2-bedroom format gives the best balance. It is affordable enough to keep the entry price below large-house levels, but broad enough to attract couples, small families, roommates, remote workers, and relocating professionals.
In the model, 2-bedroom net yields are 5.5% in Francisco de Montejo, 5.2% in Chuburná, 4.9% in Montebello, 4.9% in Montes de Amé, and 4.7% in Temozón Norte.
A 1-bedroom apartment can produce attractive yields, especially in Centro, Cabo Norte, Montebello, and Montes de Amé. But tenant turnover can be higher because the renter base is more mobile.
A 3-bedroom house can generate higher absolute rent, but it is not always more profitable. In Dzityá, a 3-bedroom property rents for about MXN 23,000 but costs around MXN 5.0 million, giving only 3.9% net yield.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Mérida?
The neighborhoods that best combine strong rental income with lower vacancy risk in Mérida are Montebello, Montes de Amé, Altabrisa, Santa Gertrudis Copó, Temozón Norte, and Francisco de Montejo.
These areas have enough long-term tenants to support rents without relying only on tourists or premium furnished demand.
Montebello and Montes de Amé are the safest apartment choices in the dataset. A 2-bedroom property rents around MXN 19,000 to MXN 20,000 and produces around 4.9% net yield.
Altabrisa offers higher rent, around MXN 22,000 for a 2-bedroom and MXN 32,000 for a 3-bedroom, with net yields around 4.7% to 4.8%.
Santa Gertrudis Copó and Temozón Norte are strong but more supply-sensitive. Santa Gertrudis Copó 2-bedroom properties show around 4.7% net yield, while Temozón Norte 2-bedroom properties also show around 4.7% net yield.
Francisco de Montejo has the best low-vacancy value profile. It has lower rents than Altabrisa, but the local tenant base is broader and less dependent on premium expat or furnished demand.
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Which areas look overpriced relative to their rental income in Mérida?
The areas that look most overpriced relative to rental income in Mérida are Cabo Norte, Yucatán Country Club, La Ceiba / Club de Golf, Dzityá, and parts of Temozón Norte.
These are not bad places to live, but the rental-yield case is weaker because the buyer is often paying for lifestyle, land, newness, privacy, or prestige.
Cabo Norte is the clearest example. A 2-bedroom property may rent for around MXN 30,000, but with a purchase price around MXN 6.5 million, the modeled net yield is only 3.8%.
Yucatán Country Club has very high rents, but also very high capital values and maintenance costs. A 3-bedroom house at MXN 14.5 million renting for MXN 85,000 gives about 7.0% gross yield but only 4.5% net yield.
La Ceiba / Club de Golf also carries a lifestyle premium. The modeled 3-bedroom net yield is about 4.3%, because buyers are paying for privacy, greenery, scarcity, and club-style living, not only rental income.
Dzityá is different. It is not necessarily overpriced because of prestige, but it is weaker because some homes are large relative to the tenant budget, with a 3-bedroom net yield of only 3.9%.
Which neighborhoods should I avoid even if the rental yield looks attractive in Mérida?
A beginner should be cautious with Las Américas, outer Conkal, far Dzityá, and lower-quality Centro Histórico properties, even when the headline yield looks attractive.
The issue is not always rent. The real issue is vacancy, resale liquidity, maintenance, tenant quality, or the risk that the property is harder to manage from abroad.
Las Américas shows one of the highest modeled net yields, with 5.7% for 1-bedroom properties and 5.5% for 2-bedroom properties. But the local tenant base is more price-sensitive, and resale demand from foreign buyers is thinner than in north-central Mérida.
Outer Conkal can also look attractive. A 3-bedroom property at MXN 4.1 million renting for MXN 22,000 gives 4.6% net yield, but distance from services and competition from similar houses can raise vacancy risk.
Far Dzityá is risky because some homes are large and expensive while rents do not scale enough. The modeled 2-bedroom net yield is 3.7%, and the 3-bedroom net yield is 3.9%.
Centro Histórico requires property selection discipline. A renovated Centro 1-bedroom can produce 5.4% net yield, but an older house with humidity, roof, plumbing, electrical, or façade problems can lose that advantage quickly.
Which neighborhoods look risky even though the rental yield is high in Mérida?
The high-yield but riskier Mérida neighborhoods are Las Américas, parts of Centro Histórico, outer Conkal, and some lower-priced Chuburná or Francisco de Montejo stock.
The headline yield can be attractive, but the risk-adjusted return depends heavily on the exact property, its condition, and its renter pool.
Las Américas has the highest modeled average net yield in the table, around 5.5% across the three bedroom counts. The risk is that lower prices reflect weaker prestige, greater distance from premium job and lifestyle zones, and a more price-sensitive tenant pool.
Centro Histórico can show 7.1% to 8.0% gross yields, especially for smaller renovated properties, but the risk is operational. Maintenance, humidity, roof condition, old plumbing, parking, noise, and seasonality matter more than in a newer apartment building.
Outer Conkal has family-house demand, but tenant depth is thinner than in Altabrisa, Montebello, or Francisco de Montejo. A house may rent well near services and roads, while a similar house farther out may sit longer.
Chuburná and Francisco de Montejo are generally good value, but older or poorly maintained stock can be risky. A cheap house with deferred repairs can turn a 5.2% to 5.6% net yield into a much lower real return.
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What neighborhoods should I avoid when buying a rental property in Mérida?
A beginner rental investor in Mérida should avoid far outer Conkal, far Dzityá, weak-access Las Américas stock, over-renovation projects in Centro Histórico, and luxury houses in Yucatán Country Club if rental yield is the main goal.
This is not a full-neighborhood ban. It is a warning to avoid property versions where the yield depends on weak assumptions.
Far outer Conkal should be avoided when the property is too dependent on a single family tenant and has many similar houses nearby. The risk is vacancy and resale liquidity, not that Conkal is a bad residential area.
Far Dzityá should be avoided when the house is large, expensive, and not close to strong rental demand. The dataset shows Dzityá net yields of only 3.7% to 4.0%, among the weakest in the table.
Las Américas should be avoided by investors who need easy resale or premium tenant depth. It can work for affordability-based long-term rentals, but it is less suitable for a foreign buyer who wants a simple, liquid asset.
Centro Histórico should be avoided for unrenovated or poorly documented properties. The location can be excellent, but renovation risk, old-building maintenance, parking, and legal due diligence can overwhelm a beginner.
Yucatán Country Club should be avoided if the goal is maximum rental yield. Even with MXN 85,000 monthly rent on a 3-bedroom house, the modeled net yield is around 4.5%, and ownership costs are high.
Which neighborhoods are seeing rental demand weaken, and why, in Mérida?
Rental demand appears most vulnerable in over-supplied Temozón Norte apartments, far Dzityá houses, outer Conkal houses, and premium Cabo Norte units.
This is not a collapse. It is a shift toward more selective tenant demand, where average properties need sharper pricing or better presentation.
Temozón Norte has strong long-term appeal, but supply is a concern. The dataset notes large apartment sale inventory, which is good for buyer choice but can increase rental competition.
Dzityá demand is weaker where purchase prices have run ahead of rents. A 2-bedroom property at MXN 3.4 million and MXN 15,000 monthly rent gives only 3.7% net yield, which suggests buyers pay more for space and newness than renters do.
Outer Conkal is vulnerable when many similar gated houses compete for the same family tenants. The rent may be acceptable, but time-to-rent can increase if the property is far from schools, hospitals, and major services.
Cabo Norte demand is not weak in an absolute sense, but it is narrower. A 2-bedroom rent of MXN 30,000 requires a premium tenant, so vacancy risk rises faster if the renter pool becomes more price-sensitive.
Which neighborhoods are seeing new developments that could create stronger rental demand in Mérida?
The neighborhoods most likely to benefit from new development are Centro / La Plancha, Montebello, Altabrisa, Santa Gertrudis Copó, Temozón Norte, Cabo Norte, and parts of the IE-TRAM and Va y Ven corridors.
These areas benefit when infrastructure improves access to jobs, hospitals, retail, tourism, and services.
La Plancha is important for Centro. Better public space and transport focus around the Centro corridor increase the appeal of nearby renovated rentals, especially for tenants who want walkability and access to the historic core.
Altabrisa, Montebello, and Santa Gertrudis Copó benefit from private medical, retail, and lifestyle development. These are not only speculative demand drivers because renters already pay for access to hospitals, malls, restaurants, and Periférico.
Temozón Norte and Cabo Norte benefit from continued north-side development, but the effect is mixed. New amenities improve demand, while new apartment supply increases competition.
The strongest demand-positive pattern is new infrastructure plus limited rental supply. The riskier pattern is new infrastructure plus too many similar apartments for rent.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Mérida?
The neighborhoods becoming more attractive because of infrastructure and transport changes are Centro / La Plancha, Itzimná, García Ginerés, Montebello, Altabrisa, and areas connected to IE-TRAM or Va y Ven routes.
These areas benefit because transport and public-space improvements make daily life easier for renters, not only because they make the neighborhood more visible to buyers.
Centro / La Plancha is the clearest change story. Better public space and transport connectivity make nearby housing more useful for renters who want walkability, culture, restaurants, and access to the historic core.
Itzimná and García Ginerés benefit indirectly because they sit between Centro and the north. Their modeled net yields are around 4.8% to 5.0%, and they offer larger, established housing stock without being as operationally intense as deep Centro.
Montebello and Altabrisa benefit from road access and service concentration rather than one single project. Their rents are supported by the fact that tenants can live near hospitals, retail, schools, and major roads.
The trade-off is pricing. In the best-connected areas, purchase prices often rise before rents fully catch up, so investors should not pay a development-story premium unless the current rent already supports the price.
Which neighborhoods have become less attractive for property investors over the last 12 months in Mérida?
Over the last 12 months, the investment case has weakened most in Cabo Norte, Yucatán Country Club, Dzityá, and parts of Temozón Norte.
These areas remain desirable, but yield-focused investors face tighter numbers because prices, costs, supply, or tenant selectivity have become less forgiving.
Cabo Norte has become more difficult for rental-income buyers because prices and amenity expectations are high. The model shows only 3.8% net yield for 2-bedroom properties.
Yucatán Country Club has a similar problem. Rents can be very high, but so are entry prices and costs. A 3-bedroom property modeled at MXN 14.5 million and MXN 85,000 monthly rent gives 4.5% net yield.
Dzityá has weakened because the rent-to-price relationship is poor. The average modeled net yield is only about 3.8%, the lowest in the table.
Temozón Norte remains liquid, but supply pressure matters. A 2-bedroom net yield of 4.7% is acceptable, but not exceptional if the unit is one of many similar apartments.
The key distinction is that these neighborhoods are not necessarily worse places to live. They are simply less attractive for yield-focused rental investors after price growth, supply growth, and higher recurring costs.
Which property types are becoming harder to rent in Mérida, and in which neighborhoods?
The property types becoming harder to rent in Mérida are ordinary 2-bedroom apartments in supply-heavy Temozón Norte, large houses in Dzityá and outer Conkal, and high-priced luxury houses in Yucatán Country Club or Cabo Norte.
These property types can still rent, but they need sharper pricing, better furnishing, stronger access, or a more specific tenant profile.
Temozón Norte 2-bedroom apartments are not bad assets, but competition is high. If many similar units target the same young-professional, expat, or remote-worker renter, landlords may need better furnishing, sharper pricing, or longer vacancy assumptions.
Large Dzityá houses are harder because renter budgets do not rise as fast as purchase prices. The model shows 3.7% net yield for 2-bedroom properties and 3.9% net yield for 3-bedroom properties.
Outer Conkal houses can also be harder if they are not close to schools, retail, or strong road access. Family renters compare many similar gated houses, so weak location or poor finishes quickly reduce demand.
Luxury houses in Yucatán Country Club and Cabo Norte need a narrow tenant pool: executives, wealthy families, or premium expats. They can rent well, but vacancy risk is more painful because monthly carrying costs are high.
The safer property type remains the well-located 2-bedroom apartment or townhouse. It has the broadest tenant pool and the easiest resale story in the Mérida residential property market.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Mérida?
The best bedroom count for a beginner investor in Mérida is the 2-bedroom property.
It offers the best balance between entry price, rental yield, and tenant demand across the city because it can serve more renter types than a 1-bedroom while avoiding the cost burden of a large 3-bedroom house.
A 1-bedroom property can produce strong yields. In Centro Histórico, the model shows 8.0% gross yield and 5.4% net yield. In Cabo Norte, it shows 7.4% gross yield and 5.1% net yield.
The issue is that 1-bedroom tenants are often more mobile. Resale liquidity also depends heavily on building quality, location, and whether the property works for both local and foreign renters.
A 3-bedroom property gives higher absolute rent but often weaker efficiency. In Yucatán Country Club, rent can reach MXN 85,000, but the purchase price is around MXN 14.5 million and the net yield is about 4.5%.
The 2-bedroom format performs consistently. It gives about 5.5% net yield in Francisco de Montejo, 5.2% in Chuburná, 4.9% in Montebello, 4.9% in Montes de Amé, 4.8% in García Ginerés, and 4.7% in Altabrisa, Santa Gertrudis Copó, and Temozón Norte.
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INSIGHTS
These insights are drawn from the Mérida 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 Mérida.
- Mérida’s best net yields cluster in older middle-class and established residential zones, not in the most expensive lifestyle communities. Francisco de Montejo, Chuburná de Hidalgo, and Las Américas show the strongest rent-to-price efficiency.
- Francisco de Montejo is the cleanest yield case because the entry price is low enough and the tenant base is broad enough. A 2-bedroom property at 5.5% net yield is more convincing than a higher-rent luxury asset with a narrower tenant pool.
- Chuburná de Hidalgo is Mérida’s quiet value case. It offers modest prices, useful rents, and lower ownership complexity than luxury communities or old Centro properties.
- Las Américas has attractive headline yields, but the investor must price in weaker resale liquidity. The yield is real in the dataset, but it is not as low-risk as a similar net yield in a more central or established area.
- Centro Histórico has strong gross yields because small renovated properties can command location premiums. The real return depends on building condition, humidity, roof quality, plumbing, electrical systems, parking, and management discipline.
- Montebello and Montes de Amé are stability neighborhoods. Their yields are not always the highest, but hospitals, City Center, restaurants, schools, offices, and road access support year-round tenant demand.
- Altabrisa works because medical and retail demand make the renter base practical. A 2-bedroom at MXN 22,000 monthly rent and 4.7% net yield is a stability play more than a maximum-yield play.
- Temozón Norte is liquid, but supply can limit rent growth. The area is popular with buyers and renters, but ordinary 2-bedroom apartments need good pricing because renters have many similar options.
- Cabo Norte works better for lifestyle resale than pure rental yield. The 2-bedroom segment produces only 3.8% net yield, which is weak relative to the capital required.
- Yucatán Country Club has very high rents, but high rents do not automatically mean high returns. A 3-bedroom house can rent for MXN 85,000 per month and still produce only about 4.5% net yield.
- La Ceiba / Club de Golf is a lifestyle and scarcity market. Buyers pay for privacy, greenery, and club-style living, while the rental yield is only moderate after costs.
- Dzityá underperforms because rent does not scale with purchase price. Larger homes can look impressive, but a 3-bedroom net yield of 3.9% is weak compensation for larger-house maintenance.
- Cholul and Conkal suit family-house demand, but commuting and similar gated supply reduce tenant depth. These areas can work when the property is well located near services and roads.
- The 2-bedroom property is the safest beginner format in Mérida. It has a broader renter pool than a 1-bedroom and a lighter operating-cost profile than a large 3-bedroom house.
- Gross yield is useful, but net yield is the number that matters most. In Mérida, vacancy, maintenance, HOA fees, gardens, pools, repairs, management, and tax friction can turn a good-looking headline yield into an average investment.
- Foreign buyers should avoid properties where the only attractive feature is a low purchase price. The stronger signal is a combination of net yield, tenant depth, access, property condition, manageable costs, and resale liquidity.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Mérida neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset.
For each neighborhood and property type, we manually researched current residential sale and rental listings across major Mexico property platforms such as Inmuebles24, Lamudi, and Vivanuncios. We then organized the data by neighborhood, bedroom count, and residential property format.
For each neighborhood and property type covered in the tracker, we collected comparable sale listings and comparable rental listings ourselves. We then cleaned, filtered, normalized, and interpreted the data before calculating rental yield estimates.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, non-residential assets, and clearly non-comparable properties were removed before calculating the estimates.
For sale prices, we kept only reasonably comparable properties based on location, property type, size, condition, and listing quality. We used the median price as the main reference where possible, or the average only when the sample was clean enough.
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 property type to estimate gross rental yield. The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net rental yield, we adjusted the gross yield for costs and risks that matter for each property type and neighborhood. These include vacancy risk, maintenance, management costs, agent fees, insurance, repairs, HOA or condo fees, utilities, service charges, garden or pool costs, tax friction, and other operating costs when relevant.
We did not apply one flat deduction to every property. A small central apartment, a townhouse, a renovated Centro house, a large gated-community house, and a premium lifestyle property do not have the same operating cost profile.
For residential property markets, listed purchase prices and asking rents are not enough by themselves. We also pay attention to property condition, age, access, layout, privacy, maintenance burden, rental rules, tenant depth, time-to-rent risk, and resale liquidity when those inputs are available in the raw data.
Each estimate is assigned a confidence level based on the quality and size of the comparable listing sample. 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
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 central to our work, and they are also what you will find in our real estate pack about Mérida.
