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SUMMARY
We analyzed apartment rental yields in Mexico City, as of 2026, for residential apartment buyers, using the raw Mexico City dataset provided. The work compares estimated purchase prices, monthly rents, gross rental yields, and net rental yields across the main apartment neighborhoods covered in the tracker.
This page is updated regularly, so the numbers should be read as a current Mexico City apartment yield snapshot for May 2026, not as a permanent forecast.
The strongest income signal in the dataset is San Rafael. Its estimated net yields reach 7.2% for studios, 7.3% for 1-bedroom apartments, and 6.7% for 2-bedroom apartments, which is unusually high for a central Mexico City rental market.
Tabacalera, Narvarte, Escandón, Juárez, and Cuauhtémoc also look strong for buyers who want rental income without paying the full Roma, Condesa, or Polanco premium.
Polanco has the weakest pure yield profile in the table. Its rents are high, including an estimated MX$65,000 per month for 2-bedroom apartments, but the estimated purchase price of MX$13,125,000 compresses net yield to about 4.3%.
Studios usually give the best return for the lowest total investment in Mexico City. The pattern is clearest in San Rafael, Tabacalera, Narvarte, and Juárez, where small apartments turn central location into high rent per peso invested.
For more stable rental income, Narvarte, Del Valle, Nápoles, Coyoacán, and selected Condesa apartments look safer than the highest-yield central transition areas. Their yields are lower than San Rafael, but the tenant base is often broader and easier to understand.
The key risk for a foreign individual buyer is buying the neighborhood headline instead of the exact apartment. In San Rafael, Tabacalera, Juárez, and Cuauhtémoc, the street, building condition, noise, elevator, light, security, and tenant profile matter as much as the neighborhood name.
The practical takeaway is simple: Mexico City offers attractive apartment rental yields, but the best opportunities are usually in central value neighborhoods where prices have not fully caught up with rents.
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Neighborhoods and apartment rental yields in Mexico City in 2026
This table compares apartment rental yields in Mexico City by neighborhood and apartment size, using the May 2026 residential apartment dataset.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Mexico City.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Condesa | MX$3,864,000 | MX$23,000 | 7.1% | 5.3% | MX$5,704,000 | MX$33,000 | 6.9% | 5.1% | MX$8,280,000 | MX$47,000 | 6.8% | 5.0% |
| Coyoacán | MX$2,280,000 | MX$14,500 | 7.6% | 5.7% | MX$3,420,000 | MX$22,000 | 7.7% | 5.8% | MX$5,130,000 | MX$30,000 | 7.0% | 5.3% |
| Cuauhtémoc | MX$3,120,000 | MX$21,000 | 8.1% | 6.0% | MX$4,680,000 | MX$31,000 | 7.9% | 5.9% | MX$6,630,000 | MX$42,000 | 7.6% | 5.6% |
| Del Valle | MX$2,840,000 | MX$18,000 | 7.6% | 5.8% | MX$4,402,000 | MX$26,500 | 7.2% | 5.5% | MX$6,745,000 | MX$37,000 | 6.6% | 5.0% |
| Escandón | MX$2,470,000 | MX$17,000 | 8.3% | 6.2% | MX$3,770,000 | MX$25,000 | 8.0% | 6.0% | MX$5,330,000 | MX$33,000 | 7.4% | 5.6% |
| Juárez | MX$3,116,000 | MX$22,000 | 8.5% | 6.2% | MX$4,756,000 | MX$32,000 | 8.1% | 5.9% | MX$6,724,000 | MX$43,000 | 7.7% | 5.6% |
| Nápoles | MX$2,800,000 | MX$17,500 | 7.5% | 5.7% | MX$4,200,000 | MX$26,000 | 7.4% | 5.6% | MX$6,160,000 | MX$36,000 | 7.0% | 5.3% |
| Narvarte | MX$2,318,000 | MX$16,000 | 8.3% | 6.3% | MX$3,538,000 | MX$23,500 | 8.0% | 6.1% | MX$5,185,000 | MX$32,000 | 7.4% | 5.6% |
| Polanco | MX$5,625,000 | MX$28,000 | 6.0% | 4.3% | MX$8,750,000 | MX$42,000 | 5.8% | 4.1% | MX$13,125,000 | MX$65,000 | 5.9% | 4.3% |
| Roma Norte | MX$3,800,000 | MX$24,000 | 7.6% | 5.5% | MX$5,700,000 | MX$35,000 | 7.4% | 5.4% | MX$8,360,000 | MX$50,000 | 7.2% | 5.2% |
| San Rafael | MX$2,128,000 | MX$17,500 | 9.9% | 7.2% | MX$3,136,000 | MX$26,000 | 9.9% | 7.3% | MX$4,480,000 | MX$34,000 | 9.1% | 6.7% |
| Santa Fe | MX$3,060,000 | MX$18,000 | 7.1% | 5.2% | MX$4,420,000 | MX$28,000 | 7.6% | 5.6% | MX$6,800,000 | MX$42,000 | 7.4% | 5.5% |
| Tabacalera | MX$2,736,000 | MX$20,000 | 8.8% | 6.4% | MX$4,032,000 | MX$29,000 | 8.6% | 6.3% | MX$5,760,000 | MX$39,000 | 8.1% | 5.9% |
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods offer the best net yield among areas people actually want to live in Mexico City?
The best net-yield neighborhoods among areas people actually want to live in Mexico City are San Rafael, Tabacalera, Narvarte, Escandón, Juárez, and Cuauhtémoc.
These areas combine central access, real tenant demand, and purchase prices that still leave room for income. The strongest signal is not just high rent, but high rent relative to the amount of capital needed to buy the apartment.
San Rafael is the yield leader in the dataset. Estimated net yields are 7.2% for studios, 7.3% for 1-bedroom apartments, and 6.7% for 2-bedroom apartments.
Tabacalera is also strong. A 1-bedroom apartment is estimated at MX$4,032,000 with MX$29,000 monthly rent, giving 8.6% gross yield and 6.3% net yield.
Narvarte and Escandón are more residential, but still attractive. Narvarte 1-bedroom apartments show 6.1% net yield, while Escandón 1-bedroom apartments show 6.0% net yield.
For a foreign individual buyer, the practical takeaway is that the best Mexico City apartment rental yields are not in the most famous areas. They are in central value neighborhoods where rents are already strong but prices remain below Roma Norte, Condesa, and Polanco.
Where can I find apartments with above-average yields and below-average entry prices in Mexico City?
The clearest neighborhoods with above-average yields and below-average entry prices in Mexico City are San Rafael, Narvarte, Escandón, and parts of Coyoacán.
These areas give a buyer a lower purchase ticket than Polanco, Roma Norte, Condesa, and Juárez, while still supporting enough rent to produce attractive net rental yield.
San Rafael is the strongest example. A 1-bedroom apartment is estimated at MX$3,136,000 and MX$26,000 monthly rent, which produces 9.9% gross yield and 7.3% net yield.
Narvarte is the safer value case. A 1-bedroom apartment is estimated at MX$3,538,000 and MX$23,500 monthly rent, producing 8.0% gross yield and 6.1% net yield.
Escandón works because it sits near higher-rent lifestyle areas without Condesa pricing. A studio is estimated at MX$2,470,000 and MX$17,000 monthly rent, producing 8.3% gross yield and 6.2% net yield.
Coyoacán is more selective, but still useful. Its 1-bedroom estimate of MX$3,420,000 and MX$22,000 monthly rent gives 7.7% gross yield and 5.8% net yield, which is strong for a livable, established neighborhood.
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 San Rafael, Tabacalera, Narvarte, Escandón, and Juárez.
These neighborhoods show the strongest rent-to-price relationship without depending only on very cheap property. The income case is supported by central access, renter depth, and the fact that prices are still lower than the most prestigious neighborhoods.
San Rafael has the clearest math. A 2-bedroom apartment is estimated at MX$4,480,000 and MX$34,000 monthly rent, producing 9.1% gross yield and 6.7% net yield.
Tabacalera is also rational for income buyers. A studio at MX$2,736,000 and MX$20,000 monthly rent produces 8.8% gross yield and 6.4% net yield.
Juárez is more expensive, but small apartments still work. A studio is estimated at MX$3,116,000 and MX$22,000 monthly rent, producing 8.5% gross yield and 6.2% net yield.
Polanco shows the opposite pattern. A 1-bedroom apartment is estimated at MX$8,750,000 and MX$42,000 monthly rent, but the net yield is only 4.1%, so the high rent does not fully justify the purchase price for an income-focused buyer.
We have actually built the our real estate pack about Mexico City to make sure you won’t buy in the wrong area. Check it out.
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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 Narvarte, Del Valle, Nápoles, Coyoacán, and selected Condesa apartments.
These neighborhoods may not always produce the highest headline yield, but they have deeper long-term tenant demand and more predictable residential logic.
Narvarte is the most practical stability pick. It shows 6.3% net yield for studios, 6.1% for 1-bedroom apartments, and 5.6% for 2-bedroom apartments, while keeping entry prices below many prime neighborhoods.
Del Valle and Nápoles are more conservative. Del Valle 1-bedroom apartments show 5.5% net yield, while Nápoles 1-bedroom apartments show 5.6% net yield.
Coyoacán adds a different kind of stability because demand is less dependent on expats or nightlife. A 1-bedroom apartment is estimated at MX$3,420,000 and MX$22,000 monthly rent, giving 5.8% net yield.
Condesa is stable but expensive. Its estimated net yields sit around 5.0% to 5.3%, which is not exceptional, but tenant demand is deep because renters pay for parks, restaurants, walkability, and lifestyle.
Which apartment type gives the best return for the lowest total investment in Mexico City?
The apartment type that gives the best return for the lowest total investment in Mexico City is usually the studio apartment, while 1-bedroom apartments offer the better beginner balance.
Studios often produce the highest rent per peso invested because single renters pay a location premium for compact units. This is especially true in central areas with office, nightlife, lifestyle, and short-commute demand.
In the dataset, San Rafael studios show 7.2% net yield, Tabacalera studios show 6.4%, Narvarte studios show 6.3%, and Juárez studios show 6.2%.
The total investment is also lower. In San Rafael, a studio is estimated at MX$2,128,000, compared with MX$3,136,000 for a 1-bedroom apartment and MX$4,480,000 for a 2-bedroom apartment.
However, 1-bedroom apartments are often easier for a beginner because the tenant pool is wider. Singles, couples, remote workers, local professionals, and foreign renters can all fit the format.
Two-bedroom apartments are better when the local tenant base includes families, sharers, or corporate tenants. That is why 2-bedroom apartments are more logical in Del Valle, Coyoacán, Santa Fe, and parts of Polanco than in small-unit nightlife markets.
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 Mexico City neighborhoods that offer strong rental income with lower vacancy risk are Narvarte, Del Valle, Nápoles, Condesa, and selected Roma Norte apartments.
These areas combine good rents with broad tenant pools. That matters because vacancy risk is lower when demand does not depend on one narrow group of renters.
Narvarte stands out because it serves professionals, families, hospital workers, students, and renters priced out of Roma, Condesa, or Del Valle. A 1-bedroom apartment is estimated at MX$23,500 per month and 6.1% net yield.
Del Valle and Nápoles are lower-drama rental markets. Del Valle 2-bedroom apartments are estimated at MX$37,000 per month, while Nápoles 2-bedroom apartments are estimated at MX$36,000 per month.
Condesa and Roma Norte have very deep demand, but their purchase prices reduce the yield. Condesa 2-bedroom apartments show 5.0% net yield, while Roma Norte 2-bedroom apartments show 5.2% net yield.
Santa Fe has high rents, especially for 2-bedroom apartments at MX$42,000 per month, but vacancy can be more cyclical because demand depends more on corporate tenants, offices, schools, and car-based commuting.
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 areas look overpriced relative to their rental income in Mexico City?
The areas that look most overpriced relative to rental income in Mexico City are Polanco, Condesa, and parts of Roma Norte.
These are excellent neighborhoods, but the purchase prices already capture much of their prestige, lifestyle value, and resale appeal. That compresses the rental-income case.
Polanco is the clearest example. A 1-bedroom apartment is estimated at MX$8,750,000 and MX$42,000 monthly rent, but the net yield is only 4.1%.
Polanco 2-bedroom apartments also show the issue. The estimated rent is high at MX$65,000 per month, but the estimated purchase price is MX$13,125,000, leaving only 4.3% net yield.
Condesa is less extreme but still expensive for income buyers. A 2-bedroom apartment is estimated at MX$8,280,000 and MX$47,000 monthly rent, producing 5.0% net yield.
Roma Norte sits in the middle. Its rents are strong, including MX$35,000 per month for 1-bedroom apartments, but its estimated 5.4% net yield is below several less famous central neighborhoods.
Which neighborhoods should I avoid even if the rental yield looks attractive in Mexico City?
A beginner should be careful with San Rafael, Tabacalera, and some Cuauhtémoc or Juárez micro-locations even when the rental yield looks attractive.
The reason is simple: the neighborhood yield can be good while the individual apartment risk is high. Older buildings, noise, weak common areas, limited parking, or poor light can turn a strong headline number into a difficult rental.
San Rafael shows the strongest numbers in the table, including 7.3% net yield for 1-bedroom apartments. But this yield premium partly reflects a neighborhood in transition, with uneven building stock and street-by-street variation.
Tabacalera has excellent Reforma access and strong rent-to-price math. A studio shows 6.4% net yield, but the buyer still needs to check building age, security, elevator condition, and whether the rent is realistic for long-term tenants.
Juárez has excellent demand, but the wrong street can mean noise, nightlife turnover, and tenant churn. A studio near Reforma may rent quickly, while a dark apartment in a noisy building may not.
The rule for Mexico City is not to avoid high-yield neighborhoods. The rule is to avoid buying yield before checking the street, building, floor, light, security, maintenance, and tenant profile.
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 San Rafael, Tabacalera, and some parts of Juárez and Cuauhtémoc.
The risk is not that demand is absent. The risk is that demand is more uneven, and the exact apartment matters more than the average neighborhood number.
San Rafael reaches 7.3% net yield for 1-bedroom apartments, the highest figure in the dataset. That is attractive, but it also signals that rents have moved faster than the neighborhood’s overall buyer perception and building quality.
Tabacalera reaches 6.3% net yield for 1-bedroom apartments. The area benefits from Reforma, offices, hotels, culture, and central access, but rental demand can be more sensitive to furnished-rental cycles and street perception.
Juárez and Cuauhtémoc also show strong yields, with studio net yields of 6.2% and 6.0%. The trade-off is that central small apartments can be turnover-heavy if the unit depends on furnished demand or a narrow renter segment.
A safer alternative is Narvarte. Its yield is slightly lower than San Rafael’s, but the residential logic is easier for a first-time landlord because tenant depth is broader and the area is less dependent on transition upside.
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What neighborhoods should I avoid when buying a rental apartment in Mexico City?
When buying a rental apartment in Mexico City, a beginner should avoid weak micro-locations inside San Rafael, Tabacalera, Juárez, Cuauhtémoc, and oversupplied Santa Fe buildings.
This is not a full-neighborhood ban. It is a warning that the exact building and tenant profile can matter more than the neighborhood label.
Avoid San Rafael apartments when the building has poor maintenance, weak security, no elevator for upper floors, bad natural light, or unattractive common areas. The yield can be strong, but the resale and tenant-quality risk can also be real.
Avoid Tabacalera if the apartment is priced like Roma or Condesa but rents like an older Centro-fringe building. The area only works as an investment when the purchase price still reflects a discount.
Avoid family-sized apartments in noisy Juárez pockets. The area works better for studios and 1-bedroom apartments because its tenant base is more tied to Reforma, nightlife, offices, restaurants, embassies, and short commutes.
Avoid Santa Fe buildings with many similar rental units and high monthly maintenance. Santa Fe 2-bedroom apartments can rent for MX$42,000 per month, but vacancy risk rises when several towers compete for the same corporate tenants.
Which neighborhoods are seeing rental demand weaken, and why, in Mexico City?
The neighborhoods where rental demand looks more exposed in Mexico City are overpriced lifestyle areas and oversupplied corporate-tower areas, especially parts of Roma Norte, Condesa, Polanco, and Santa Fe.
This does not mean demand is collapsing. It means rent growth has to work harder because purchase prices are already high or because competing supply gives tenants more options.
Polanco is the clearest yield-compression example. A 1-bedroom apartment rents for about MX$42,000 per month, but the purchase price of MX$8,750,000 leaves only 4.1% net yield.
Condesa and Roma Norte still have strong tenant demand, but the income math is less generous than in Narvarte, Escandón, Tabacalera, or San Rafael. Condesa 1-bedroom apartments show 5.1% net yield, while Roma Norte 1-bedroom apartments show 5.4%.
Santa Fe has a different risk. Rents can be high, especially for 2-bedroom apartments at MX$42,000 per month, but demand depends more on corporate leasing, schools, offices, parking, and car-based convenience.
The practical recommendation is to be stricter on price in these areas. A buyer should not assume that famous-neighborhood demand automatically protects the yield.
Which neighborhoods are seeing new developments that could create stronger rental demand in Mexico City?
The neighborhoods where development and regeneration could support stronger rental demand in Mexico City are Tabacalera, San Rafael, Santa Fe, Nápoles, and parts of Cuauhtémoc and Juárez.
The key is whether development creates tenants, not only more apartments. Offices, transport corridors, hotels, universities, hospitals, cultural activity, and public-realm improvements can deepen demand, while too many similar apartments can create competition.
Tabacalera benefits from its Reforma-adjacent location, hotels, offices, Monumento a la Revolución, and central walkability. Its 1-bedroom apartments show 8.6% gross yield and 6.3% net yield.
San Rafael benefits from spillover from Roma, Juárez, Santa María la Ribera, and Reforma. Its studio estimate of MX$2,128,000 and MX$17,500 monthly rent produces the strongest gross studio yield in the dataset at 9.9%.
Santa Fe has the clearest institutional demand story because of offices, universities, hospitals, malls, and international schools. The risk is supply, because many similar high-rise apartments can compete at the same time.
Nápoles is less flashy, but it benefits from WTC, Insurgentes, Metrobús access, offices, and a more residential feel. Its 1-bedroom apartments show a stable 5.6% net yield.
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.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Mexico City?
The neighborhoods that have become less attractive for pure rental-income investors in Mexico City are Polanco, Condesa, and parts of Roma Norte.
The issue is not weak demand. The issue is that high purchase prices leave less room for rental yield improvement.
Polanco is the clearest case. Its estimated net yields sit around 4.1% to 4.3%, which is the lowest range in the dataset despite high monthly rents.
Condesa still has deep rental demand, but the numbers are not exceptional for yield buyers. Studios show 5.3% net yield, 1-bedroom apartments show 5.1%, and 2-bedroom apartments show 5.0%.
Roma Norte also remains desirable, but investor competition and international visibility mean fewer bargains. A 1-bedroom apartment is estimated at MX$5,700,000 and MX$35,000 monthly rent, producing 5.4% net yield.
The practical conclusion is that these neighborhoods are still investable at the right price. They are simply less attractive for buyers whose main goal is maximum rental income rather than liquidity, lifestyle, or capital preservation.
Which apartment types are becoming harder to rent in Mexico City, and in which neighborhoods?
The apartment types becoming harder to rent in Mexico City are expensive 2-bedroom apartments in lifestyle areas, generic high-rise units in Santa Fe, and poorly located studios in older central buildings.
Expensive 2-bedroom apartments can work, but they need a narrower tenant base. The tenant usually has to be a family, a corporate renter, a high-income couple, or a renter who values space and address together.
In Roma Norte and Condesa, 2-bedroom apartments are expensive to buy and expensive to rent. Roma Norte 2-bedroom apartments are estimated at MX$8,360,000 and MX$50,000 monthly rent, while Condesa 2-bedroom apartments are estimated at MX$8,280,000 and MX$47,000 monthly rent.
In Santa Fe, 1-bedroom and 2-bedroom apartments can face competition from similar towers. A good building with amenities, parking, and corporate access can rent well, but a generic unit with high maintenance and many substitutes may sit longer.
Studios are profitable in San Rafael, Tabacalera, Juárez, Roma Norte, and Cuauhtémoc when they are safe, bright, and well located. But cheap studios in weak buildings can suffer from turnover, maintenance issues, and lower tenant quality.
For a beginner buyer, the safest Mexico City product is usually a well-located 1-bedroom apartment in Narvarte, Escandón, Tabacalera, San Rafael, Juárez, or Cuauhtémoc. It gives strong rent-to-price math without depending too heavily on one narrow tenant type.
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INSIGHTS
These insights are drawn from the Mexico City apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Mexico City.
- San Rafael apartments show the strongest yield in Mexico City, but the buyer must not treat the whole neighborhood as equally safe. The high yield is real in the dataset, but the building, street, light, security, and maintenance culture decide whether the rent is actually achievable.
- Narvarte is one of the best beginner markets because the numbers are strong without depending on a trend story. A 1-bedroom apartment shows 6.1% net yield, while the tenant base is broad and residential.
- Polanco is a liquidity and prestige market, not a high-yield market. The rent is high, but the purchase price is so high that the net yield falls to about 4.1% to 4.3%.
- Roma Norte and Condesa are still strong rental areas, but their popularity has already been priced in. They can be good places to own, but they are weaker for buyers who want the highest apartment rental yields in Mexico City.
- Tabacalera looks efficient because Reforma demand supports rents before purchase prices fully match Roma or Condesa. This makes the area interesting for income buyers who can tolerate more micro-location risk.
- Escandón offers Condesa-adjacent demand without Condesa-level entry prices. That is why its estimated studio net yield reaches 6.2%, compared with 5.3% for Condesa studios.
- Studios usually monetize location more efficiently than larger apartments. In central renter markets, one person may pay a high monthly rent for access, even if the apartment is small.
- 1-bedroom apartments are often the best beginner compromise. They usually yield slightly less than studios, but they appeal to singles, couples, remote workers, local professionals, and foreign tenants.
- Two-bedroom apartments work best where the tenant base includes families, sharers, or corporate renters. That makes them more logical in Del Valle, Coyoacán, Santa Fe, and parts of Polanco than in pure nightlife or small-unit markets.
- Santa Fe rents are high, but the demand story is more cyclical. Investors should check competing tower supply, building fees, parking, amenities, and corporate tenant depth before relying on the rent number.
- Cuauhtémoc and Juárez are strong for small apartments because renters pay for centrality. The risk is higher turnover if the unit depends too much on furnished demand, nightlife proximity, or short-commute tenants.
- Coyoacán gives a more local, residential type of yield. It is not always the most aggressive income play, but its 1-bedroom net yield of 5.8% is attractive for a livable established area.
- Del Valle and Nápoles are stability markets. They are useful when the buyer wants steady tenant depth, good services, and lower drama rather than the highest possible yield.
- Gross yield is not enough in Mexico City. Net yield matters because vacancy, repairs, building fees, insurance, letting costs, tax friction, and maintenance can change the real investor outcome.
- The biggest mistake is buying prestige before checking rent-to-price math. A famous neighborhood can be an excellent place to live and still be a weak income investment.
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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 the tracker manually from the ground up by neighborhood and apartment type. For each area, we looked separately at studios, 1-bedroom apartments, and 2-bedroom apartments, using comparable residential apartment samples.
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, Propiedades.com, Vivanuncios, and Lamudi.
For each neighborhood and apartment type, we first collected comparable sale listings. We then removed duplicates, non-comparable properties, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and other properties that could distort the estimate.
Sale prices were normalized where possible by location, apartment type, size, condition, and listing quality. We used the median price as the main reference when the sample was reliable, and the average only when the sample was clean enough to avoid being distorted by outliers.
We then built the rental side of the dataset separately. For the same neighborhood and apartment type, we collected comparable 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 apartment type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net rental yield, we did not apply one flat discount to every property. The deduction was adjusted by neighborhood and apartment type because different residential apartments have different cost structures, vacancy risk, service charges, maintenance needs, management costs, agent fees, tax friction, insurance, repairs, utilities, and building-level costs.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 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 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 Mexico City.
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