Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Mexico City's property market is included in our pack
Buying an apartment in Mexico City and wondering what rental income you can actually expect?
We break down everything from gross yields by neighborhood to the costs that eat into your profits, so you know exactly what numbers to plan with.
This guide is constantly updated with fresh data to keep you informed on what the Mexico City rental market looks like right now.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Mexico City.
What rental yields can I realistically get from an apartment in Mexico City?
What's the average gross rental yield for apartments in Mexico City as of 2026?
As of early 2026, the average gross rental yield for apartments in Mexico City's most popular neighborhoods sits around 5.5% to 6.5%.
That said, the realistic range stretches from about 5% in premium areas like Polanco to over 8% in emerging neighborhoods like Doctores or Tlatelolco.
The biggest factor that makes yields vary so much in Mexico City is the gap between how fast purchase prices climb in gentrified colonias (like Roma and Condesa) versus how much tenants can actually afford to pay in rent, which creates yield compression in the trendiest spots.
Compared to other major Latin American cities, Mexico City's gross yields are moderate: lower than Bogota or Lima (where 7% to 9% is common) but roughly in line with Sao Paulo and higher than most premium neighborhoods in Buenos Aires.
What's the average net rental yield for apartments in Mexico City as of 2026?
As of early 2026, the average net rental yield for apartments in Mexico City typically lands between 3.5% and 5% in prime central neighborhoods.
Most apartment investors in Mexico City can realistically expect net yields ranging from about 3.5% in expensive areas like Polanco to around 6% or 7% in higher-yield neighborhoods that carry more risk.
The single biggest expense that shrinks your gross yield in Mexico City is the building service charge (called "mantenimiento"), which often runs 8% to 15% of your monthly rent in mid-rise and high-rise buildings with security, elevators, and shared amenities.
By the way, you will find much more detailed data in our property pack covering the real estate market in Mexico City.
What's the typical rent-to-price ratio for apartments in Mexico City in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Mexico City's popular investment zones is around 0.055 to 0.065, which translates to a 5.5% to 6.5% gross yield.
The realistic range covers ratios from about 0.05 (5%) in the priciest colonias like Polanco to 0.08 or higher (8%+) in less established neighborhoods where purchase prices haven't caught up to rents.
Neighborhoods like Doctores, Tlatelolco, and parts of San Rafael tend to have the highest rent-to-price ratios because property prices there remain relatively affordable while rents benefit from spillover demand from nearby trendy areas.
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How much rent can I charge for an apartment in Mexico City?
What's the typical tenant budget range for apartments in Mexico City right now?
The typical monthly tenant budget for renting an apartment in Mexico City ranges from about MXN 12,000 to MXN 55,000 (roughly $680 to $3,100 USD or €640 to €2,950 EUR), depending heavily on location and unit size.
For tenants targeting mid-range apartments in Mexico City, the budget usually falls between MXN 18,000 and MXN 30,000 per month (about $1,030 to $1,700 USD or €970 to €1,620 EUR), which gets you a solid one or two-bedroom in a decent central neighborhood.
High-end or luxury apartment tenants in Mexico City typically budget MXN 35,000 to MXN 55,000 or more per month (around $2,000 to $3,100+ USD or €1,890 to €2,970+ EUR), which covers newer buildings in Polanco, Condesa, or Roma with amenities like parking, security, and modern finishes.
We have a blog article where we update the latest data about rents in Mexico City here.
What's the average monthly rent for a 1-bed apartment in Mexico City as of 2026?
As of early 2026, the average monthly rent for a well-located 1-bed apartment in Mexico City is around MXN 18,000 (approximately $1,030 USD or €970 EUR).
Entry-level 1-bed apartments in Mexico City rent for about MXN 12,000 to MXN 15,000 per month ($685 to $860 USD or €650 to €810 EUR), and these are typically older units in neighborhoods like Narvarte or farther parts of Del Valle, often without parking or a doorman.
Mid-range 1-bed apartments go for MXN 16,000 to MXN 22,000 per month ($915 to $1,260 USD or €865 to €1,190 EUR), which in Mexico City means a modern unit in areas like San Rafael, Santa Maria la Ribera, or the edges of Roma Sur with decent natural light and building security.
High-end 1-bed apartments command MXN 23,000 to MXN 30,000+ per month ($1,315 to $1,715+ USD or €1,240 to €1,620+ EUR), and these are typically in Roma Norte, Condesa, or Polanco with amenities like a gym, rooftop, parking, and contemporary finishes.
What's the average monthly rent for a 2-bed apartment in Mexico City as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Mexico City is around MXN 28,000 (approximately $1,600 USD or €1,510 EUR).
Entry-level 2-bed apartments in Mexico City rent for about MXN 18,000 to MXN 22,000 per month ($1,030 to $1,260 USD or €970 to €1,190 EUR), typically in neighborhoods like Portales, parts of Narvarte, or outer Del Valle, often in older buildings without elevators.
Mid-range 2-bed apartments go for MXN 24,000 to MXN 32,000 per month ($1,370 to $1,830 USD or €1,300 to €1,730 EUR), which gets you a well-maintained unit in Roma Sur, Escandón, or San Miguel Chapultepec with one parking spot and building security.
High-end 2-bed apartments command MXN 35,000 to MXN 50,000+ per month ($2,000 to $2,860+ USD or €1,890 to €2,700+ EUR), found in prime Roma Norte, Condesa, or Polanco buildings with terraces, modern kitchens, and full amenities.
What's the average monthly rent for a 3-bed apartment in Mexico City as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Mexico City is around MXN 42,000 (approximately $2,400 USD or €2,270 EUR).
Entry-level 3-bed apartments in Mexico City rent for about MXN 28,000 to MXN 35,000 per month ($1,600 to $2,000 USD or €1,510 to €1,890 EUR), usually in neighborhoods like Coyoacán, Tlalpan, or outer Benito Juárez, in older buildings that may need some updates.
Mid-range 3-bed apartments go for MXN 38,000 to MXN 50,000 per month ($2,170 to $2,860 USD or €2,050 to €2,700 EUR), which in Mexico City means a spacious family unit in Del Valle Centro, Anzures, or parts of Polanco with secure parking and a functional elevator.
High-end 3-bed apartments command MXN 55,000 to MXN 80,000+ per month ($3,140 to $4,570+ USD or €2,970 to €4,320+ EUR), typically in premium Polanco or Lomas buildings with concierge service, multiple parking spots, and luxury finishes.
How fast do well-priced apartments get rented in Mexico City?
A well-priced apartment in Mexico City's high-demand neighborhoods typically rents within 2 to 6 weeks for long-term leases.
The typical vacancy rate for apartments in central Mexico City neighborhoods like Roma, Condesa, and Juárez hovers around 3% to 6%, which is relatively low given the city's large renter population.
The main factors that make some Mexico City apartments rent faster than others include having at least one parking spot (critical in areas with difficult street parking), being in a building with 24-hour security and a doorman (tenants prioritize this), and having updated plumbing and good water pressure (a notorious weak point in older CDMX buildings).
And if you want to know what should be the right price, check our latest update on how much an apartment should cost in Mexico City.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which apartment type gives the best yield in Mexico City?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Mexico City as of 2026?
As of early 2026, studios and 1-bed apartments in Mexico City typically offer the best rental yields, followed by 2-beds, with 3-beds generally producing the lowest yields.
In terms of typical gross yield ranges in Mexico City, studios and micro-units often achieve 6.5% to 8%, 1-beds land around 5.5% to 7%, 2-beds typically hit 5% to 6%, and 3-beds usually fall between 4.5% to 5.5%.
The main reason smaller units outperform in Mexico City is that the "lifestyle premium" in trendy colonias like Roma and Condesa inflates purchase prices per square meter much faster than rents scale up, so a large apartment costs proportionally more to buy but tenants won't pay proportionally more in rent.
Which features are best if you want a good yield for your apartment in Mexico City?
The features that most positively impact rental yield in Mexico City are having at least one parking space (especially in parking-scarce areas like Roma and Condesa), 24-hour security with a doorman, strong water pressure with modern plumbing, and being furnished or turnkey-ready for expat tenants.
Middle floors (3rd to 6th) tend to rent fastest in Mexico City because they balance natural light and views with earthquake safety concerns, while ground floors are harder to rent due to security perceptions and noise from the street.
Apartments with balconies or small terraces do command premium rents in Mexico City, typically 5% to 10% more, because outdoor space is rare and highly valued in dense central colonias where most units lack private outdoor areas.
Building features like elevators, a concierge, and secure parking generally justify their higher service charges in Mexico City because tenants actively prioritize security and convenience, meaning you can charge higher rents that offset the increased mantenimiento costs.
Don't buy the wrong property, in the wrong area of Mexico City
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Which neighborhoods give the best rental demand for apartments in Mexico City?
Which neighborhoods have the highest rental demand for apartments in Mexico City as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Mexico City are Roma Norte, Roma Sur, Condesa, Hipódromo, Juárez, Polanco, Del Valle, Narvarte, and the Granada/Nuevo Polanco area.
The main demand driver that makes these Mexico City neighborhoods so attractive to tenants is walkability to cafes, restaurants, coworking spaces, and metro stations, combined with a strong perception of safety, which is especially important for the young professionals and expats who dominate the rental market in these areas.
In these high-demand Mexico City neighborhoods, vacancy rates typically stay below 5% and well-priced units rent within 2 to 4 weeks, compared to 6 to 10 weeks in less central areas.
One emerging neighborhood gaining rental demand momentum in Mexico City is Santa María la Ribera, where tenants priced out of Roma and Condesa are now looking, attracted by lower rents, improving restaurants and cafes, and good metro access.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Mexico City.
Which neighborhoods have the highest yields for apartments in Mexico City as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Mexico City include Doctores, Tlatelolco, San Rafael, Santa María la Ribera, and parts of Guerrero.
In these top-yielding Mexico City neighborhoods, gross rental yields typically range from 7% to 10% or even higher, compared to the 5.5% to 6.5% you would get in premium areas like Roma or Condesa.
The main reason these Mexico City neighborhoods offer higher yields is that property prices remain significantly lower than in the trendy colonias while rents benefit from spillover demand from nearby expensive areas, meaning you collect similar or only slightly lower rents on a much smaller purchase price.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Should I do long-term rental or short-term rental in Mexico City?
Is short-term rental legal for apartments in Mexico City as of 2026?
As of early 2026, short-term rentals are legal in Mexico City but regulated under a framework that limits how many nights per year you can rent out your apartment.
The main legal restriction for operating a short-term rental apartment in Mexico City is a cap of 50% of nights per year (about 180 nights), which directly limits your revenue potential even if tourism demand is strong.
For Airbnb-style rentals in Mexico City, you need to register with the city, report your activity, and comply with the platform-hospitality regulations that took effect in 2024, with potential penalties for non-compliance.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Mexico City.
What's the gross yield difference short-term vs long-term in Mexico City in 2026?
As of early 2026, short-term rentals in Mexico City can produce gross yields about 1 to 3 percentage points higher than long-term rentals, but the gap is smaller than most people expect because of the 180-night cap.
For apartments in Mexico City, long-term rentals typically generate 5.5% to 6.5% gross yields while short-term rentals (accounting for the cap) produce around 6.5% to 9% gross yields in high-demand tourist areas.
The main additional costs that reduce the net yield advantage of short-term rentals in Mexico City include cleaning fees between guests, higher utility bills, platform commissions (typically 3% to 15%), furnishing and restocking costs, and property management fees that run 15% to 25% of revenue instead of 8% to 12% for long-term.
To actually outperform a long-term rental in Mexico City, a short-term rental needs to maintain at least 55% to 60% occupancy at competitive nightly rates, which is challenging when you're legally capped at renting only half the year.
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What costs will eat into my net yield for an apartment in Mexico City?
What are building service charges as a % of rent in Mexico City as of 2026?
As of early 2026, typical building service charges (called "mantenimiento") for apartments in Mexico City run about 8% to 15% of monthly rent, or roughly MXN 1,500 to MXN 4,500 per month ($85 to $260 USD or €80 to €245 EUR) for most investor-relevant units.
The realistic range of building service charges in Mexico City stretches from about 5% of rent in basic older buildings to over 20% in luxury high-rises with extensive amenities, gyms, rooftop areas, and multiple staff members.
Services that justify higher-than-average mantenimiento fees in Mexico City include 24-hour security with multiple guards, elevator maintenance (critical in a seismic zone), rooftop amenities, swimming pools, and buildings with backup water tanks and pumping systems (essential given CDMX's unreliable water supply).
What annual maintenance budget should I assume for an apartment in Mexico City right now?
A sensible annual maintenance budget for an apartment in Mexico City is about 0.5% to 1% of the property value, which translates to roughly MXN 25,000 to MXN 75,000 per year ($1,430 to $4,290 USD or €1,350 to €4,050 EUR) for a typical investor apartment.
The realistic range of annual maintenance costs in Mexico City spans from about 0.5% for newer buildings in good condition to 1.5% or more for older properties with aging plumbing, electrical systems, or waterproofing issues.
The most common maintenance expenses apartment owners face annually in Mexico City are waterproofing and humidity repairs (critical due to the rainy season and flat roofs), plumbing fixes and water heater replacements (older buildings often have galvanized pipes that corrode), and repainting between tenants plus occasional appliance replacements if you rent furnished.
What property taxes should I expect for an apartment in Mexico City as of 2026?
As of early 2026, the typical annual property tax (called "predial") for an apartment in Mexico City is relatively modest, usually around 0.05% to 0.20% of market value, or roughly MXN 2,500 to MXN 15,000 per year ($145 to $860 USD or €135 to €810 EUR) for most investor apartments.
The realistic range of predial in Mexico City stretches from under MXN 2,000 per year for smaller units with low cadastral values to MXN 25,000 or more for large luxury apartments in expensive colonias.
Property taxes in Mexico City are calculated based on "valor catastral" (cadastral value), which is typically much lower than market value because it follows city assessment rules rather than actual transaction prices, making predial one of the smaller expense items for landlords.
There are early-payment discounts for predial in Mexico City, typically around 5% to 8% if you pay in January or February, which the city actively promotes each year.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Mexico City.
How much does landlord insurance cost for an apartment in Mexico City in 2026?
As of early 2026, typical annual landlord insurance for an apartment in Mexico City costs between MXN 3,000 and MXN 12,000 per year ($170 to $685 USD or €160 to €650 EUR) for basic coverage.
The realistic range of annual landlord insurance costs in Mexico City spans from about MXN 2,500 for minimal structural coverage to MXN 20,000 or more if you add comprehensive earthquake protection, contents coverage for furnished units, and higher liability limits.
What's the typical property management fee for apartments in Mexico City as of 2026?
As of early 2026, the typical property management fee for long-term rental apartments in Mexico City is about 8% to 12% of collected rent, which works out to roughly MXN 1,500 to MXN 3,500 per month ($85 to $200 USD or €80 to €190 EUR) on an average apartment.
The realistic range of property management fees in Mexico City spans from about 8% for basic tenant-finding and rent collection to 15% or more for full-service management, and short-term rental management typically runs 15% to 25% of revenue due to the extra coordination involved.
Standard property management fees in Mexico City usually include tenant sourcing and screening, lease preparation, rent collection, coordinating routine repairs, and being the first point of contact for tenant issues, though some managers charge extra for move-in/move-out inspections or major repair coordination.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Mexico City, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Propiedades.com Market Reports | One of Mexico's largest property portals with transparent methodology. | We used their median rent and sale prices per square meter by neighborhood to calculate gross yields. We treated their colonia-level data as the most actionable pricing reality for buyers. |
| Bank of Mexico (Banxico) SIE Database | Mexico's central bank and official source for interest rate data. | We used it to anchor the peso interest rate environment in early 2026. We compared apartment yields against this benchmark to assess attractiveness. |
| INEGI Inflation Bulletin | Mexico's national statistics agency and official inflation source. | We used it to frame realistic rent increase expectations and cost inflation. We also calculated real yields (yield minus inflation) using this data. |
| CDMX Open Data Portal | Official Mexico City government data citing INEGI sources. | We used it to confirm rental demand is structurally meaningful in CDMX. We used the renter share data as a macro check on market liquidity. |
| SAT (Mexican Tax Authority) | Official tax authority for landlord obligations. | We used it to outline the tax reality for rental income. We then modeled net yield using realistic tax and deductible assumptions. |
| CDMX Finance Transparency (Predial Documentation) | Official city documentation on property tax calculation. | We used it to confirm predial is based on cadastral value, not market value. We converted that into a conservative percentage range for investors. |
| AirDNA Mexico City Data | Widely used STR analytics provider with consistent methodology. | We used it to establish baseline occupancy and ADR for short-term rentals. We then adjusted revenue projections for the CDMX 180-night cap. |
| El Economista | Major national business newspaper with clear regulatory coverage. | We used it to understand what legal STR means in CDMX. We adjusted STR yield expectations to reflect the night cap in our revenue math. |
| Hogan Lovells Legal Note | Top international law firm with authoritative legal interpretation. | We used it to triangulate STR regulations from a legal angle. We turned their analysis into compliance checklist items for investors. |
| INEGI ENIGH Household Survey | Mexico's flagship household income and expenditure survey. | We used it to ground what tenants can plausibly afford to spend on rent. We translated that into practical tenant budget bands for different segments. |
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