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
If you're looking to rent or invest in Mexico City, you probably want to know what rents actually look like right now.
This article breaks down current rental prices, neighborhood trends, tenant preferences, and landlord costs in Mexico City as of the first half of 2026.
We update this blog post regularly to keep the numbers fresh and reliable.
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.
Insights
- A typical 2-bedroom apartment in Mexico City rents for around MXN 20,600 per month in 2026, which means renting often costs less than mortgage payments on an equivalent property.
- Mexico City rents grew by roughly 9% year-over-year entering 2026, outpacing the national inflation rate and signaling continued upward pressure on the rental market.
- Polanco Chapultepec and Bosques de Chapultepec remain the priciest colonias in Mexico City, with rents often double the city-wide average.
- Young professionals cluster heavily in Roma Norte, Condesa, and Narvarte because these neighborhoods combine walkability, nightlife, and reasonable Metro access.
- Furnished apartments in Mexico City command a 15% to 25% premium over unfurnished units, especially in expat-heavy areas like Polanco and Roma.
- Properties near UNAM in Copilco and Miguel Angel de Quevedo rent within two to three weeks on average, faster than the city-wide norm of 25 days.
- Mexico City landlords typically pay annual property tax (predial) between MXN 3,000 and MXN 12,000, calculated from the property's cadastral value rather than a flat rate.
- The rental vacancy rate in Mexico City hovers around 5% in 2026, which is tight for a megacity and explains why well-priced units lease quickly.
- Parking adds significant rental value in Mexico City because street parking is scarce and car ownership remains common despite Metro expansion.
- Peak rental demand in Mexico City hits in January, February, and August, driven by job relocations, academic cycles, and fresh-budget hiring seasons.
What are typical rents in Mexico City as of 2026?
What's the average monthly rent for a studio in Mexico City as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Mexico City is around MXN 14,000, which works out to roughly $800 USD or €740 EUR.
Most studios in Mexico City fall within a range of MXN 9,000 to MXN 22,000 per month (about $515 to $1,260 USD or €475 to €1,160 EUR), depending on location and building quality.
The biggest factors that push studio rents up or down in Mexico City are neighborhood (central areas like Roma and Condesa cost more), building amenities like security and parking, and whether the unit comes furnished or not.
What's the average monthly rent for a 1-bedroom in Mexico City as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Mexico City is approximately MXN 17,500, equivalent to around $1,000 USD or €920 EUR.
One-bedroom apartments in Mexico City typically range from MXN 12,000 to MXN 28,000 per month (roughly $685 to $1,600 USD or €630 to €1,475 EUR), with most units falling somewhere in the middle.
For the cheapest 1-bedroom rents in Mexico City, look toward Narvarte, Portales, or parts of Iztacalco, while the highest prices cluster in Polanco, Condesa, and premium pockets of Roma Norte.
What's the average monthly rent for a 2-bedroom in Mexico City as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Mexico City is around MXN 20,600, which translates to approximately $1,175 USD or €1,085 EUR.
Two-bedroom apartments in Mexico City generally range from MXN 14,000 to MXN 35,000 per month (about $800 to $2,000 USD or €740 to €1,840 EUR), covering everything from basic units to nicer buildings with amenities.
The most affordable 2-bedroom rents in Mexico City tend to be in colonias like Agrícola Oriental, Iztapalapa edges, and parts of Azcapotzalco, while premium prices appear in Polanco Chapultepec, Lomas de Chapultepec, and the nicest blocks of Condesa.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Mexico City.
What's the average rent per square meter in Mexico City as of 2026?
As of early 2026, the average rent per square meter in Mexico City is approximately MXN 316 per month, which equals roughly $18 USD or €17 EUR per square meter.
Across different neighborhoods in Mexico City, rent per square meter ranges from about MXN 180 in more affordable colonias to over MXN 500 in premium areas like Polanco and Lomas de Chapultepec (around $10 to $29 USD or €9 to €26 EUR).
Compared to other major Mexican cities, Mexico City's rent per square meter runs significantly higher than Guadalajara or Monterrey, reflecting the capital's concentration of jobs, services, and international demand.
In Mexico City, the factors that push rent per square meter above average include newer construction, high-rise buildings with security and amenities, proximity to Metro stations, and locations in walkable, restaurant-dense neighborhoods.
How much have rents changed year-over-year in Mexico City in 2026?
As of early 2026, rents in Mexico City have increased by approximately 9% compared to one year ago, based on the latest verified data from late 2025.
The main factors driving rent increases in Mexico City include strong demand from local professionals and expats, limited new housing supply in popular central neighborhoods, and general inflation pushing up costs across the economy.
This year's rent growth in Mexico City is similar to the previous year's pace, suggesting the market has settled into a pattern of sustained, high-single-digit annual increases rather than accelerating further.
What's the outlook for rent growth in Mexico City in 2026?
As of early 2026, we expect rents in Mexico City to grow by roughly 6% to 10% over the course of the year, with mid-to-high single digits being the most likely scenario.
The key factors influencing Mexico City rent growth in 2026 include continued job migration to the capital, limited housing construction in high-demand colonias, and inflation that keeps pushing up baseline costs for landlords and tenants alike.
Neighborhoods expected to see the strongest rent growth in Mexico City include emerging areas adjacent to established hotspots, such as Escandón, San Miguel Chapultepec, and parts of Narvarte, where demand is spilling over from pricier neighbors.
Risks that could cause Mexico City rent growth to differ from projections include an economic slowdown reducing tenant purchasing power, a spike in new apartment construction, or policy changes affecting foreign renters and investors.
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 rent best in Mexico City as of 2026?
Which neighborhoods have the highest rents in Mexico City as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Mexico City are Polanco Chapultepec, Lomas de Chapultepec, and Bosques de Chapultepec, where 2-bedroom apartments often exceed MXN 40,000 per month (around $2,285 USD or €2,100 EUR).
These Mexico City neighborhoods command premium rents because they offer large apartments, excellent security, proximity to top restaurants and international schools, and a prestige factor that appeals to high-income tenants.
The typical tenant renting in these high-rent Mexico City neighborhoods is either a senior executive, a corporate expat on a relocation package, or a wealthy local family seeking space and safety.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Mexico City.
Where do young professionals prefer to rent in Mexico City right now?
The top three neighborhoods where young professionals prefer to rent in Mexico City are Roma Norte, Condesa, and Narvarte, all of which combine walkability, social life, and decent commute options.
Young professionals in these Mexico City neighborhoods typically pay between MXN 15,000 and MXN 25,000 per month (roughly $855 to $1,430 USD or €790 to €1,315 EUR) for a 1-bedroom or small 2-bedroom apartment.
What attracts young professionals to Roma, Condesa, and Narvarte in Mexico City is the concentration of cafes, coworking spaces, gyms, nightlife, and the ability to walk or bike to most daily needs without relying on a car.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Mexico City.
Where do families prefer to rent in Mexico City right now?
The top three neighborhoods where families prefer to rent in Mexico City are Del Valle, Coyoacán (especially Santa Catarina and Del Carmen), and San Ángel, all of which offer larger apartments and a calmer residential atmosphere.
Families renting 2 to 3 bedroom apartments in these Mexico City neighborhoods typically pay between MXN 22,000 and MXN 40,000 per month (around $1,255 to $2,285 USD or €1,160 to €2,100 EUR), depending on size and amenities.
What makes Del Valle, Coyoacán, and San Ángel attractive to families in Mexico City is the combination of tree-lined streets, parks, lower traffic noise, and proximity to good schools without sacrificing access to shops and restaurants.
Top-rated schools near these family-friendly Mexico City neighborhoods include various private bilingual institutions in Coyoacán and San Ángel, plus public options like well-regarded SEP schools in Del Valle, and international schools accessible from these areas.
Which areas near transit or universities rent faster in Mexico City in 2026?
As of early 2026, the three areas near transit hubs or universities that rent fastest in Mexico City are Copilco and Miguel Ángel de Quevedo (near UNAM), Narvarte (near Metro and Metrobús lines), and Tacubaya (a major transfer hub).
In these high-demand Mexico City areas, properties typically stay listed for only 15 to 20 days on average, compared to the citywide average of around 25 days for a correctly priced unit.
The rent premium for properties within walking distance of Metro stations or UNAM in Mexico City is typically 10% to 20% above similar units farther from transit, adding roughly MXN 1,500 to MXN 3,500 per month ($85 to $200 USD or €80 to €185 EUR).
Which neighborhoods are most popular with expats in Mexico City right now?
The top three neighborhoods most popular with expats in Mexico City are Polanco, Roma Norte, and Condesa, all of which offer walkability, English-friendly services, and a cosmopolitan atmosphere.
Expats renting in these Mexico City neighborhoods typically pay between MXN 18,000 and MXN 45,000 per month (roughly $1,030 to $2,570 USD or €950 to €2,370 EUR), depending on apartment size and whether it comes furnished.
What attracts expats to Polanco, Roma, and Condesa in Mexico City is the concentration of international restaurants, reliable infrastructure, perceived safety, and the presence of other foreigners creating a sense of community.
The nationalities most represented in these expat-heavy Mexico City neighborhoods include Americans, Canadians, Europeans (especially Spanish and French), and South Americans (particularly Argentines and Colombians), many of whom work remotely or for multinational companies.
And if you are also an expat, you may want to read our exhaustive guide for expats in Mexico City.
Get fresh and reliable information about the market in Mexico City
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Who rents, and what do tenants want in Mexico City right now?
What tenant profiles dominate rentals in Mexico City?
The top three tenant profiles that dominate the rental market in Mexico City are local professionals (singles and couples working in the city), students and early-career renters near universities or first jobs, and expats or relocation tenants in central premium zones.
In terms of market share in Mexico City, local professionals represent roughly 50% to 55% of rental demand, students and young workers account for about 25% to 30%, and expats or corporate relocations make up around 15% to 20%.
Local professionals in Mexico City typically seek 1 to 2 bedroom apartments near job corridors, students look for studios or shared housing near universities, and expats prefer furnished 1 to 2 bedroom units in walkable, safe neighborhoods.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Mexico City.
Do tenants prefer furnished or unfurnished in Mexico City?
In Mexico City, roughly 35% to 40% of tenants prefer furnished rentals while 60% to 65% opt for unfurnished, though this split varies significantly by neighborhood and tenant type.
Furnished apartments in Mexico City typically command a rent premium of 15% to 25% over unfurnished equivalents, which translates to roughly MXN 2,500 to MXN 5,000 extra per month ($145 to $285 USD or €130 to €265 EUR) for a typical unit.
In Mexico City, the tenants who most prefer furnished rentals are expats, short-to-medium-term renters, and professionals relocating for work who want to move in immediately without buying furniture.
Which amenities increase rent the most in Mexico City?
The top five amenities that increase rent the most in Mexico City are dedicated parking (one or two spots), 24/7 security or controlled building access, in-unit washer or laundry hookups, a private balcony or terrace, and an elevator with doorman service in mid-rise buildings.
In Mexico City, parking typically adds MXN 1,500 to MXN 3,000 per month ($85 to $170 USD), security adds MXN 1,000 to MXN 2,000 ($55 to $115 USD), in-unit laundry adds MXN 800 to MXN 1,500 ($45 to $85 USD), a balcony adds MXN 1,000 to MXN 2,500 ($55 to $145 USD), and elevator plus doorman adds MXN 1,000 to MXN 2,000 ($55 to $115 USD).
In our property pack covering the real estate market in Mexico City, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Mexico City?
The top five renovations that get the best ROI for rental properties in Mexico City are a kitchen refresh (new countertops, sink, and storage), a bathroom update (modern fixtures and good water pressure), window sealing and soundproofing, fresh paint throughout, and durable, easy-clean flooring.
In Mexico City, a kitchen refresh costs roughly MXN 25,000 to MXN 60,000 ($1,430 to $3,430 USD) and can increase rent by MXN 1,000 to MXN 2,500 monthly, a bathroom update costs MXN 15,000 to MXN 40,000 ($855 to $2,285 USD) for MXN 800 to MXN 1,500 more rent, window work costs MXN 10,000 to MXN 25,000 ($570 to $1,430 USD) for MXN 500 to MXN 1,000 more rent, paint costs MXN 8,000 to MXN 20,000 ($455 to $1,145 USD) for MXN 500 to MXN 1,000 more rent, and flooring costs MXN 20,000 to MXN 50,000 ($1,145 to $2,860 USD) for MXN 800 to MXN 1,500 more rent.
Renovations that tend to have poor ROI for landlords in Mexico City include overly luxurious finishes that exceed neighborhood standards, swimming pools in buildings that already have amenities, and highly personalized design choices that may not appeal to the next tenant.
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.
How strong is rental demand in Mexico City as of 2026?
What's the vacancy rate for rentals in Mexico City as of 2026?
As of early 2026, the rental vacancy rate in Mexico City is estimated at around 5%, which is considered tight for a megacity and indicates strong tenant demand.
Across different Mexico City neighborhoods, vacancy rates range from as low as 2% to 3% in high-demand areas like Roma and Condesa, up to 8% to 10% in less central or less desirable colonias.
The current vacancy rate in Mexico City is below the historical average of 6% to 7%, reflecting sustained population inflows and limited new rental housing construction in popular areas.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Mexico City.
How many days do rentals stay listed in Mexico City as of 2026?
As of early 2026, the average rental property in Mexico City stays listed for approximately 25 days before being rented, assuming it is correctly priced for the market.
Across Mexico City, days on market range from as few as 10 to 15 days for well-priced units in Roma, Condesa, or near UNAM, to 45 days or more for overpriced listings or properties in less popular colonias.
Compared to one year ago, days on market in Mexico City have remained roughly stable, suggesting that demand continues to absorb supply at a consistent pace without significant loosening or tightening.
Which months have peak tenant demand in Mexico City?
The peak months for tenant demand in Mexico City are January, February, and August, when job relocations, new hiring cycles, and academic calendars drive a surge in people looking for apartments.
The main factors driving seasonal rental demand in Mexico City include companies starting new hires at the beginning of the year, universities beginning semesters in August and January, and the general pattern of people making fresh starts after holidays.
The lowest tenant demand months in Mexico City are typically November and December, when most people avoid moving during the holiday season and landlords often see slower inquiries.
Buying real estate in Mexico City can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Mexico City as of 2026?
What property taxes should landlords expect in Mexico City as of 2026?
As of early 2026, landlords in Mexico City should expect to pay annual property tax (called predial) of roughly MXN 3,000 to MXN 12,000 for a typical apartment, which works out to about $170 to $685 USD or €160 to €630 EUR per year.
Depending on property value and location in Mexico City, annual predial can range from under MXN 2,000 for modest units to over MXN 20,000 ($1,145 USD or €1,055 EUR) for high-value properties in premium colonias.
Property taxes in Mexico City are calculated based on the property's cadastral value (not market value) using a tariff structure set by the city's fiscal code, so there is no single flat rate that applies to everyone.
Please note that, in our property pack covering the real estate market in Mexico City, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Mexico City right now?
In Mexico City, the utilities landlords most commonly pay on behalf of tenants are HOA or building maintenance fees, and occasionally water bills in older buildings with shared meters.
When landlords cover these costs in Mexico City, monthly expenses typically run MXN 1,500 to MXN 4,000 for HOA ($85 to $230 USD or €80 to €210 EUR), MXN 150 to MXN 500 for water ($8 to $30 USD or €8 to €25 EUR), while electricity (MXN 600 to MXN 1,500 or $35 to $85 USD) and gas (MXN 300 to MXN 800 or $17 to $45 USD) are almost always tenant-paid.
The common practice in Mexico City is for tenants to pay electricity, gas, and internet directly, while landlords handle predial and often include HOA fees in the rent, with water arrangements varying by building setup.
How is rental income taxed in Mexico City as of 2026?
As of early 2026, rental income in Mexico City is taxed under Mexico's federal income tax (ISR) system, with individual landlords filing under the "Régimen de Arrendamiento" (rental regime) and paying progressive rates that can reach up to 35% on higher incomes.
The main deductions landlords can claim against rental income in Mexico City include the popular optional deduction of 35% of gross rent (which simplifies record-keeping), plus property tax (predial), and in some cases actual documented expenses if they choose itemized deductions instead.
A common tax mistake specific to Mexico City landlords is failing to register properly with SAT, missing quarterly provisional payment deadlines, or incorrectly mixing the 35% optional deduction with itemized expenses, which is not allowed.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Mexico City.
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 |
|---|---|---|
| INEGI Census 2020 CDMX | INEGI is Mexico's official statistics agency, and this is a primary government dataset for housing. | We used it to understand the baseline housing stock and vacancy context in Mexico City. We kept it separate from active rental vacancy, which is a different metric. |
| INEGI INPC Bulletin | This is Mexico's official inflation release, used across government and finance. | We used it as the inflation benchmark when discussing whether Mexico City rent growth is "real" or nominal. We also reference INPC as the standard for inflation-indexed rent adjustments. |
| Inmuebles24 CDMX Renta | It's a large, established property portal that publishes a transparent, recurring index from its listings. | We used it to cross-check headline rent levels and annual changes for Mexico City. We treat it as an asking-rent index, which reflects what new tenants actually see. |
| Inmuebles24 INDEX CDMX Report | It's the underlying report behind their index, with methodology notes and actual figures. | We used it for the most concrete benchmarks like 2-bedroom rent, rent per square meter, and colonia rankings. We also pulled neighborhood examples from their data. |
| El Economista | It's a major national newspaper that attributes its numbers to Mercado Libre Inmuebles data. | We used it as an independent cross-check on overall average rent for 2025. We don't treat it as primary data but as a triangulation point. |
| SAT Arrendamiento | SAT is Mexico's federal tax authority, so it's the canonical reference for rental-income taxation basics. | We used it to define the correct tax regime for individual landlords in Mexico City. We use it as the starting point before explaining deductions and filing. |
| SAT Benefits Page | This is SAT guidance in plain language, aimed at real taxpayers. | We used it for practical rules like when provisional payments can be quarterly instead of monthly. We translate it into actionable steps for landlords. |
| gob.mx Rental Income PDF | It's a federal government publication that clearly lays out the common deduction option. | We used it to support the 35% optional deduction explanation. We keep the numbers user-friendly and high level. |
| CDMX Fiscal Code | It's the official legislative text governing local taxes like predial in Mexico City. | We used it to explain that predial is calculated from cadastral value using a tariff structure. We avoid pretending there's one flat rate for everyone. |
| CDMX Finanzas | It's the city's official finance authority for local taxes and payments. | We used it as the official front door for predial and water payment guidance. We reference it when explaining where landlords go to check and pay bills. |
| OVICA Portal | It's the official Mexico City platform used to consult and pay predial online. | We used it to support the practical how-to-pay workflow for property tax. We keep the article actionable, not just theoretical. |
| CFE Domestic Tariffs | CFE is the national electricity utility and publishes the official tariff scheme. | We used it to explain how electricity costs work under regulated domestic tariffs. We then provide realistic monthly budgeting ranges for typical rentals. |
| CDMX Water Tariffs | It points directly to official published water-tariff information and its update cycle. | We used it as a verifiable pointer that water tariffs are published officially. We then translate that into a practical monthly budget range. |
| CRE LP Gas Prices | It's the official government page for regulated maximum LP gas prices by region. | We used it to support that LP gas prices are published and change over time. We then give a practical monthly budget range for a typical apartment. |
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