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SUMMARY
We analyzed residential property rental yields in Mexico City, as of 2026, for residential property buyers, using the raw dataset provided and converting it into a practical yield guide for a foreign individual buyer.
The article is updated regularly, so the figures should be read as a current Mexico City residential property rental yield snapshot for May 2026 rather than a permanent forecast.
The dataset focuses on departamentos, with 1-bedroom, 2-bedroom, and 3-bedroom properties across the Mexico City neighborhoods included in the table.
The strongest income logic appears in Narvarte, Coyoacán, Escandón, Roma Sur, and Cuauhtémoc. These areas combine attractive net yield with real tenant depth and more reasonable entry prices than the most famous lifestyle districts.
Narvarte is the clearest beginner case. A 2-bedroom apartment is modelled at MXN 3.95 million, MXN 28,500 monthly rent, 8.7% gross yield, and 6.4% net yield.
Coyoacán also stands out, especially for larger apartments. Its 3-bedroom property is modelled at MXN 5.95 million, MXN 43,000 monthly rent, 8.7% gross yield, and 6.3% net yield.
Polanco, Condesa, Roma Norte, and parts of Santa Fe are weaker for pure rental income because purchase prices and building costs absorb more of the rent. Polanco has the weakest net-yield logic in the table, even though its absolute rents are the highest.
Two-bedroom apartments are the strongest Mexico City rental product for most beginner investors. They usually offer better tenant depth, better resale liquidity, and a more efficient rent-to-price balance than 1-bedroom or 3-bedroom units.
The biggest practical risk is confusing headline gross yield with real income. Maintenance, predial, vacancy, leasing costs, repairs, and remote property management can reduce the actual return materially, especially in luxury towers or amenity-heavy buildings.
For a foreign buyer, the safest Mexico City residential property strategy is to compare net yield, building condition, maintenance fees, tenant depth, transport access, rental rules, and resale liquidity together before buying.
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Residential property rental yields in Mexico City in 2026
This table compares residential property rental yields in Mexico City by neighborhood and bedroom count.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom properties.
Finally, please note you'll find much more detailed data in our real estate pack about Mexico City.
| 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Centro Histórico | MXN 2,200,000 | MXN 14,500 | 7.9% | 5.6% | MXN 3,150,000 | MXN 21,000 | 8.0% | 5.7% | MXN 4,250,000 | MXN 27,000 | 7.6% | 5.2% |
| Condesa | MXN 4,200,000 | MXN 24,500 | 7.0% | 4.8% | MXN 6,450,000 | MXN 36,000 | 6.7% | 4.5% | MXN 8,950,000 | MXN 49,000 | 6.6% | 4.2% |
| Coyoacán | MXN 2,900,000 | MXN 19,000 | 7.9% | 5.8% | MXN 4,250,000 | MXN 30,000 | 8.5% | 6.2% | MXN 5,950,000 | MXN 43,000 | 8.7% | 6.3% |
| Cuauhtémoc | MXN 3,250,000 | MXN 21,000 | 7.8% | 5.6% | MXN 4,650,000 | MXN 30,500 | 7.9% | 5.6% | MXN 6,400,000 | MXN 41,000 | 7.7% | 5.3% |
| Del Valle | MXN 3,300,000 | MXN 20,500 | 7.5% | 5.3% | MXN 4,900,000 | MXN 31,500 | 7.7% | 5.4% | MXN 6,650,000 | MXN 43,500 | 7.8% | 5.3% |
| Escandón | MXN 2,850,000 | MXN 18,500 | 7.8% | 5.6% | MXN 4,050,000 | MXN 28,000 | 8.3% | 6.0% | MXN 5,550,000 | MXN 38,500 | 8.3% | 5.8% |
| Juárez | MXN 3,600,000 | MXN 22,500 | 7.5% | 5.1% | MXN 5,200,000 | MXN 32,500 | 7.5% | 5.1% | MXN 7,100,000 | MXN 42,500 | 7.2% | 4.7% |
| Nápoles | MXN 3,450,000 | MXN 20,800 | 7.2% | 5.0% | MXN 5,100,000 | MXN 31,000 | 7.3% | 5.0% | MXN 7,050,000 | MXN 43,000 | 7.3% | 4.9% |
| Narvarte | MXN 2,750,000 | MXN 18,200 | 7.9% | 5.8% | MXN 3,950,000 | MXN 28,500 | 8.7% | 6.4% | MXN 5,450,000 | MXN 39,500 | 8.7% | 6.3% |
| Polanco | MXN 5,600,000 | MXN 31,000 | 6.6% | 4.2% | MXN 8,900,000 | MXN 47,000 | 6.3% | 3.9% | MXN 13,500,000 | MXN 72,000 | 6.4% | 3.7% |
| Roma Norte | MXN 4,100,000 | MXN 25,500 | 7.5% | 5.1% | MXN 6,300,000 | MXN 38,000 | 7.2% | 4.8% | MXN 8,700,000 | MXN 50,000 | 6.9% | 4.4% |
| Roma Sur | MXN 3,250,000 | MXN 21,000 | 7.8% | 5.5% | MXN 4,850,000 | MXN 32,000 | 7.9% | 5.6% | MXN 6,600,000 | MXN 43,000 | 7.8% | 5.3% |
| San Miguel Chapultepec | MXN 3,350,000 | MXN 21,000 | 7.5% | 5.2% | MXN 4,950,000 | MXN 31,500 | 7.6% | 5.3% | MXN 6,900,000 | MXN 43,500 | 7.6% | 5.1% |
| Santa Fe | MXN 4,100,000 | MXN 24,000 | 7.0% | 4.5% | MXN 6,400,000 | MXN 38,000 | 7.1% | 4.6% | MXN 9,400,000 | MXN 57,000 | 7.3% | 4.6% |
| Xoco | MXN 3,150,000 | MXN 19,500 | 7.4% | 5.0% | MXN 4,650,000 | MXN 30,500 | 7.9% | 5.5% | MXN 6,800,000 | MXN 43,000 | 7.6% | 5.0% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Mexico City?
The neighborhoods that offer the best net yield among areas people actually want to live in Mexico City are Narvarte, Coyoacán, Escandón, Roma Sur, and Cuauhtémoc.
These neighborhoods combine above-average rental returns with real tenant depth, useful transport access, and enough resale liquidity to make the yield more credible for a beginner buyer.
Narvarte is the strongest example. A 2-bedroom property is modelled at MXN 3.95 million and MXN 28,500 monthly rent, giving 8.7% gross yield and 6.4% net yield.
Coyoacán is also strong, especially for larger apartments. Its 2-bedroom and 3-bedroom properties are modelled at about 6.2% and 6.3% net yield, supported by family demand and a more settled residential renter base.
Escandón is attractive because it sits near Condesa and Roma without fully matching their purchase-price premium. A 2-bedroom Escandón apartment is modelled at MXN 4.05 million and MXN 28,000 monthly rent, producing about 6.0% net yield.
The practical takeaway is that the best Mexico City residential property rental yields are not in the most famous prestige districts. They are in neighborhoods where tenants still pay strong rents, but buyers are not paying a full lifestyle premium.
Where can I find residential properties with above-average yields and below-average entry prices in Mexico City?
You can find residential properties with above-average yields and below-average entry prices in Mexico City most clearly in Narvarte, Escandón, Roma Sur, Cuauhtémoc, and selected parts of Coyoacán.
These areas offer better yield than luxury zones while keeping purchase prices below Polanco, Condesa, and Roma Norte.
A 2-bedroom property in Narvarte is modelled at about MXN 3.95 million, compared with MXN 6.3 million in Roma Norte and MXN 8.9 million in Polanco. Yet Narvarte’s 2-bedroom net yield is about 6.4%, above Roma Norte’s 4.8% and Polanco’s 3.9%.
Escandón is another useful value signal. Its modelled 2-bedroom purchase price is about MXN 4.05 million, with rent near MXN 28,000, giving 8.3% gross yield and 6.0% net yield.
These areas are cheaper mostly because they are less internationally branded than Roma, Condesa, and Polanco. That discount can be useful when the underlying rental demand remains strong.
The real risk is property selection. In Narvarte and Escandón, an older building with poor maintenance can turn a good yield into a repair-heavy investment, so the building matters as much as the neighborhood name.
Where does the rent level justify the purchase price most clearly in Mexico City?
The rent level most clearly justifies the purchase price in Mexico City in Narvarte, Coyoacán, Escandón, and Roma Sur.
These neighborhoods show the most rational rent-to-price relationship in the table, especially when net yield is given more weight than gross yield.
Narvarte is the cleanest case. A 2-bedroom property is modelled at MXN 3.95 million, MXN 28,500 monthly rent, 8.7% gross yield, and 6.4% net yield.
That rent-to-price relationship is stronger than in Condesa, where a 2-bedroom property is modelled at MXN 6.45 million and MXN 36,000 monthly rent, producing only 4.5% net yield.
Coyoacán also looks rational because family-sized rents remain strong relative to purchase prices. A 3-bedroom Coyoacán property is modelled at MXN 5.95 million and MXN 43,000 monthly rent, giving 8.7% gross yield and 6.3% net yield.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Mexico City?
The best places to buy for stable rental income rather than maximum yield in Mexico City are Del Valle, Narvarte, Coyoacán, Nápoles, and San Miguel Chapultepec.
These areas may not always show the highest headline yield, but they have deeper long-term tenant demand and more predictable rental liquidity.
Del Valle is a good example. Its 2-bedroom net yield is modelled at 5.4%, below Narvarte’s 6.4%, but the renter pool is broader and more stable.
Nápoles has a similar income-stability profile. A 2-bedroom Nápoles apartment is modelled at MXN 5.1 million and MXN 31,000 monthly rent, producing around 5.0% net yield.
Coyoacán works best for larger apartments because family renters care about neighborhood character, schools, services, and a calmer residential environment. That can reduce turnover compared with short-term expat-heavy micro-markets.
For a beginner buyer, the practical trade-off is simple. A stable Del Valle or Nápoles apartment may produce less than the highest-yield unit in Narvarte, but lower vacancy and better tenant quality can make the real income more predictable.
What type of residential property should a beginner investor buy to maximize rental profitability in Mexico City?
A beginner investor who wants to maximize rental profitability in Mexico City should usually buy a well-located 2-bedroom departamento.
The 2-bedroom format gives the best balance between entry price, monthly rent, tenant depth, maintenance burden, and resale liquidity.
The table shows why. Across many practical neighborhoods, 2-bedroom units produce the strongest or near-strongest net yields: 6.4% in Narvarte, 6.2% in Coyoacán, 6.0% in Escandón, 5.6% in Cuauhtémoc, and 5.6% in Roma Sur.
One-bedroom units are easier to buy and can rent well to singles, couples, young professionals, and expats. But they can also have more turnover, especially in Roma Norte, Juárez, Condesa, and Polanco.
Three-bedroom units work best where family demand is real, such as Coyoacán, Del Valle, Narvarte, and parts of Nápoles. In Polanco, Santa Fe, and Condesa, higher purchase prices and service charges reduce the net result.
We give you more details in the our real estate pack about Mexico City.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Mexico City?
The neighborhoods that offer strong rental income with the lowest vacancy risk in Mexico City are Del Valle, Narvarte, Coyoacán, Nápoles, and Roma Sur.
These areas combine solid rents with durable local tenant pools, which matters more than rent level alone.
Narvarte is the strongest yield-and-depth case. A 2-bedroom unit is modelled at MXN 28,500 monthly rent and 6.4% net yield, supported by central location, transport access, and broad middle-income renter demand.
Del Valle has slightly lower yield but stronger stability. Its 2-bedroom rent is modelled around MXN 31,500, with a 5.4% net yield, and the area benefits from schools, offices, hospitals, parks, retail, and good road access.
Coyoacán offers strong rents for larger apartments. Its 3-bedroom rent is modelled at MXN 43,000, with 6.3% net yield, and demand includes families and long-term local renters, not only tourists or expats.
The honest interpretation is that high-rent areas are not automatically low-vacancy areas. Polanco and Santa Fe have high monthly rents, but a vacant luxury apartment can erase several months of yield quickly.
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Which areas look overpriced relative to their rental income in Mexico City?
The areas that look most overpriced relative to their rental income in Mexico City are Polanco, Condesa, Roma Norte, and parts of Santa Fe.
These are desirable places to live, but they are weaker for rental-income math because purchase prices are high relative to realistic rent.
Polanco is the clearest example. A 2-bedroom property is modelled at MXN 8.9 million and MXN 47,000 monthly rent, producing 6.3% gross yield and only 3.9% net yield.
For 3-bedroom Polanco apartments, the modelled net yield falls to about 3.7%. That is the weakest net-yield logic in the table, despite Polanco having the highest absolute rents.
Condesa is also expensive relative to rental income. A 2-bedroom Condesa property is modelled at MXN 6.45 million and MXN 36,000 monthly rent, producing about 4.5% net yield.
The trade-off is not good neighborhood versus bad neighborhood. These areas may work for lifestyle, capital preservation, and resale liquidity, but they are less convincing for a buyer focused on rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Mexico City?
A beginner should be cautious with Centro Histórico, some outer borough markets, and low-price pockets where old buildings create maintenance risk, even if the rental yield looks attractive.
The issue is not only rent. The real issue is vacancy, building quality, management effort, street-level livability, security perception, and resale liquidity.
Centro Histórico is the best example inside the table. A 2-bedroom unit shows about 8.0% gross yield and 5.7% net yield, which looks attractive on paper.
But Centro Histórico has more variation in building condition, tenant profile, noise, street quality, and administration risk. A beginner may underestimate repairs, vacancy, or resale friction.
Outside the core table, very cheap areas can show high yields simply because purchase prices are low. If low price comes from weak access, weaker safety perception, older stock, or limited renter demand, the headline yield is less useful.
The practical rule is to avoid buying a yield number. Buy a sound apartment in a building and street that long-term tenants genuinely want.
Which neighborhoods look risky even though the rental yield is high in Mexico City?
The neighborhoods that look risky even though the rental yield is high in Mexico City are Centro Histórico, some parts of Coyoacán outside the strongest residential pockets, and lower-priced peripheral submarkets not shown in the core table.
The risk is usually not the rent level itself. It is building quality, vacancy, tenant depth, and resale liquidity.
Centro Histórico shows about 5.6% to 5.7% net yield for 1-bedroom and 2-bedroom properties. That is competitive, but older building stock makes property selection unusually important.
Coyoacán shows very strong modelled yields, especially for 2-bedroom and 3-bedroom properties. The risk is that Coyoacán covers very different micro-markets, and a well-located apartment near services is not the same as a less connected property.
High-yield peripheral areas can also look attractive on spreadsheets, but they often lack the foreign-buyer resale depth found in Benito Juárez, Cuauhtémoc, Miguel Hidalgo, and central Coyoacán.
The safer alternative is to buy in Narvarte, Del Valle, Escandón, or Roma Sur, where tenant depth and resale liquidity are usually stronger.
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What neighborhoods should I avoid when buying a rental property in Mexico City?
When buying a rental property in Mexico City, a beginner should avoid weakly connected peripheral areas, poorly maintained Centro Histórico buildings, over-priced Polanco units bought only for yield, and amenity-heavy Santa Fe units with high maintenance fees.
This is not a full-neighborhood ban. It is a warning that the weakest properties in these areas can turn a reasonable-looking yield into a difficult remote management problem.
Centro Histórico should not be avoided completely, but beginners should avoid older buildings with unclear maintenance history, weak administration, or poor street-level livability.
Polanco should be avoided by yield-focused buyers, not by lifestyle buyers. A 3-bedroom Polanco property in the table produces about 3.7% net yield, the weakest figure in the model.
Santa Fe should be approached carefully. A 3-bedroom Santa Fe unit can rent for around MXN 57,000, but the modelled net yield is only 4.6% because purchase prices and building costs are high.
The rule is simple. Avoid properties where the purchase price assumes prestige, while the rent behaves like a normal apartment.
Which neighborhoods are seeing rental demand weaken, and why, in Mexico City?
The neighborhoods where rental demand looks more vulnerable in Mexico City are overpriced short-term-rental-heavy areas, high-service luxury stock, and older central buildings, especially in parts of Roma Norte, Condesa, Polanco, Santa Fe, and Centro Histórico.
This does not mean these areas are collapsing. It means the rental case is becoming more selective and less forgiving.
Roma Norte and Condesa still have deep demand, but short-term rental assumptions are less bankable after Mexico City’s tourist-stay regulation limited registered tourist-stay units on digital platforms to a maximum 50% annual occupancy coefficient.
Polanco demand is narrow rather than weak. High-income tenants, corporate renters, and expatriates can pay high rents, but they are selective and can leave an overpriced unit vacant.
Santa Fe faces a different issue. It has corporate tenants and large apartments, but the tenant pool is more car-dependent and income-sensitive, while building costs can be high.
The practical recommendation is to negotiate harder in these areas and avoid assuming that any apartment in a fashionable district will rent quickly.
Which neighborhoods are seeing new developments that could create stronger rental demand in Mexico City?
The neighborhoods seeing new developments or infrastructure that could create stronger rental demand in Mexico City are Santa Fe, Observatorio-adjacent areas, San Miguel Chapultepec, Xoco, Coyoacán, and parts of the western corridor.
The key point is that demand-creating development is not the same as new residential supply. Infrastructure and mixed-use projects can deepen tenant demand, while too much new apartment supply can create competition.
The Tren Interurbano México-Toluca, known as El Insurgente, is the biggest western-corridor transport change. It improves the logic of Santa Fe, Observatorio, San Miguel Chapultepec, and nearby western areas.
Santa Fe benefits because better transport can reduce its historic isolation as a car-dependent office district. But the area still has high maintenance costs and a narrower tenant base than central practical neighborhoods.
Xoco benefits from mixed-use development around the Mítikah corridor. That can increase renter demand from people who want retail, hospitals, offices, and vertical living nearby.
The practical takeaway is to buy the demand improvement, not just the newest tower. A well-priced apartment near better access can be stronger than a high-service building with luxury-level maintenance fees.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Mexico City?
The neighborhoods becoming more attractive to renters because of recent infrastructure or transport changes in Mexico City are Santa Fe, San Miguel Chapultepec, Observatorio-adjacent areas, Xoco, and eastern Line 12 corridor areas.
For investors in the core residential rental market, Santa Fe and San Miguel Chapultepec matter most because the western corridor is gaining better access.
The Tren Interurbano improves the connection between Toluca, Santa Fe, Vasco de Quiroga, and Observatorio. This can increase the potential renter pool for people who work in the western office market.
Cablebús Line 3 also improves the broader attractiveness of the western corridor by connecting Chapultepec with Vasco de Quiroga and Santa Fe.
The full reopening of Metro Line 12 matters for eastern and southern access, with the restored 20-station line benefiting large daily commuter flows.
The trade-off is timing. Some transport premium may already be priced into purchase values, so investors should focus on whether rents are actually rising enough to justify the higher price.
Which neighborhoods have become less attractive for property investors over the last 12 months in Mexico City?
The neighborhoods that have become less attractive for yield-focused property investors over the last 12 months in Mexico City are Polanco, Condesa, Roma Norte, and parts of Santa Fe.
These neighborhoods remain desirable places to live, but the rental-income math is less forgiving because purchase prices and operating costs absorb more rent.
Polanco’s modelled 2-bedroom net yield is only 3.9%, while Condesa’s 2-bedroom net yield is about 4.5%. Those figures sit well below the better mid-market opportunities in Narvarte, Coyoacán, Escandón, and Roma Sur.
Roma Norte has strong rent levels, but prices have absorbed much of the demand story. A 2-bedroom Roma Norte apartment is modelled at MXN 6.3 million and MXN 38,000 monthly rent, giving about 4.8% net yield.
Santa Fe has high rent levels, but building costs, high-service fees, and a narrower tenant pool compress the real result.
The practical conclusion is not to avoid these neighborhoods blindly. They are weaker for income investors, not necessarily weak for lifestyle buyers or long-term capital preservation.
Which property types are becoming harder to rent in Mexico City, and in which neighborhoods?
The property types becoming harder to rent in Mexico City are expensive 3-bedroom luxury apartments, high-maintenance new-build units, and short-term-rental-oriented small apartments in regulated areas.
Large luxury apartments are most risky in Polanco, Santa Fe, and Condesa because the renter pool is narrower, even when the absolute rent looks high.
In the table, a 3-bedroom Polanco apartment rents for about MXN 72,000 per month, but the net yield is only 3.7% because the purchase price and recurring costs are so high.
High-maintenance new-build units are risky in Santa Fe, Xoco, and some premium towers in Roma or Condesa. Amenities can help rentability, but they also raise monthly costs and reduce net yield.
Short-term-rental-oriented small apartments are riskier in Roma Norte, Condesa, Juárez, Centro Histórico, and Polanco because tourist-stay regulation limits annual occupancy and increases compliance risk.
The practical rule is to make sure the apartment also works as a long-term rental. A unit that only makes sense under aggressive Airbnb-style assumptions is too fragile for most beginner buyers.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Mexico City?
The bedroom count that offers the best balance between entry price, rental yield, and tenant demand in Mexico City is the 2-bedroom property.
It is usually the most balanced format because it can serve couples, professionals, small families, shared tenants, and long-term renters while keeping the purchase price below larger family units.
The table shows that 2-bedroom properties deliver strong net yields in the most practical neighborhoods: 6.4% in Narvarte, 6.2% in Coyoacán, 6.0% in Escandón, 5.6% in Cuauhtémoc, and 5.6% in Roma Sur.
One-bedroom properties have lower entry prices and can rent well to singles, couples, expats, and young professionals. But they can have higher turnover, especially in central lifestyle districts.
Three-bedroom properties can be excellent where families actually rent, especially in Coyoacán, Del Valle, Narvarte, and some Nápoles pockets. But in Polanco, Santa Fe, and Condesa, the higher purchase price and narrower tenant pool reduce the net result.
For most foreign beginners, the practical answer is a 2-bedroom departamento in Narvarte, Escandón, Roma Sur, Del Valle, or Coyoacán.
INSIGHTS
These insights are drawn from the Mexico City 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 Mexico City.
- Narvarte 2-bedroom properties show the strongest beginner balance in the dataset. The 6.4% net yield is attractive because it is supported by moderate purchase price, practical location, and deep tenant demand.
- Coyoacán 3-bedroom apartments outperform many luxury areas because family rents remain strong versus purchase prices. This makes Coyoacán more useful for income than its calmer residential image might suggest.
- Polanco has Mexico City’s weakest net-yield logic despite having the highest absolute rents. The issue is not rent level, but the purchase price and recurring cost burden behind that rent.
- Escandón offers Condesa-adjacent rental logic without Condesa-level acquisition prices. That gap is important because a buyer can access central tenant demand without paying the full lifestyle premium.
- Roma Norte rents are high, but acquisition prices reduce net yield versus Roma Sur. For rental income, the slightly less famous side of the Roma market can be more efficient.
- Centro Histórico looks high-yield, but building quality and vacancy risk matter more than the headline number. Older stock, street variation, and administration quality can decide whether the investment works.
- Santa Fe has high rent levels, but maintenance fees and a narrower tenant pool compress net returns. A high monthly rent is less useful when service charges and vacancy risk are also high.
- Del Valle is not the highest-yield area, but it offers unusually stable Mexico City tenant demand. For cautious buyers, that stability can matter more than chasing the top yield in the table.
- Two-bedroom apartments are the strongest Mexico City rental product for most beginner investors. They offer a better balance of purchase price, tenant depth, and resale liquidity than most 1-bedroom or 3-bedroom options.
- Three-bedroom units work best where family demand is real. Coyoacán, Narvarte, Del Valle, and some Nápoles pockets are more convincing than luxury areas where the tenant pool is narrower.
- One-bedroom units in Roma Norte and Juárez depend more on expats, professionals, and turnover-heavy renters. That can work, but the buyer should underwrite vacancy and leasing effort carefully.
- Xoco benefits from mixed-use development, but high-service buildings can reduce net yield. The area is strongest when access and demand improve without luxury maintenance fees overwhelming income.
- Condesa is excellent for lifestyle, but not always excellent for rental-income math. The area’s desirability is real, but much of that value is already priced into acquisition cost.
- Cuauhtémoc gives stronger rent-to-price logic than nearby Roma Norte in many mid-market buildings. That makes it useful for buyers who want central exposure without paying the full Roma premium.
- Mexico City net yield falls sharply when maintenance exceeds MXN 3,000 to MXN 4,000 per month. This is why a high gross yield can become a mediocre landlord return after building fees, vacancy, repairs, and management.
- Short-term rental upside is less bankable after Mexico City’s 50% annual tourist-stay occupancy cap. A beginner buyer should make sure the apartment still works as a long-term rental.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Mexico City neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset.
We manually researched current residential sale and rental listings across major Mexico property platforms such as Inmuebles24, Lamudi, and Propiedades.com, then organized the data by neighborhood and property type.
For each neighborhood and property type covered in the tracker, we collected comparable sale listings and comparable rental listings ourselves, 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, 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.
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.
Gross rental yield was calculated as annual rent divided by estimated purchase price. Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate the gross rental yield.
To estimate net yield, we did not apply one flat discount across all Mexico City properties. The deduction was adjusted by neighborhood and property type because a simple older apartment, a high-service new tower, a Polanco luxury building, and an amenity-heavy Santa Fe unit do not have the same cost structure.
The net-yield adjustment considers the costs and risks that matter for residential property in Mexico City, including mantenimiento, predial, vacancy risk, repairs, insurance, leasing costs, property management, service charges, building costs, and other operating costs when relevant.
For residential property markets, listed purchase prices and asking rents are not enough by themselves. We also pay attention to property type, operating costs, maintenance burden, occupancy assumptions, rental model, access, property condition, tenant depth, and resale liquidity when those inputs are available.
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, and fewer than 20 comparable listings means directional only unless the comparable area was widened.
These estimates are updated regularly and should be read as structured market estimates, not 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 Mexico City.
