Get all the data you need about the real estate market in Mexico
This article covers residential rental yields in Mexico as of March 2026, and we update it regularly so the data you see always reflects current market conditions.
We looked at ten neighborhoods across six major Mexican cities: Mexico City (CDMX), Guadalajara, Monterrey, Querétaro, Mérida, and Cancún.
For each neighborhood, we tracked average purchase prices, average monthly rents, and the costs that matter most to a landlord in Mexico, so you can compare neighborhoods fairly.
And if you're planning to buy a property in Mexico, you may want to download our real estate pack about Mexico.
A quick summary table
| Metric | Value |
|---|---|
| Mexico neighborhood with the best rental yield | Polanco (1-bedroom apartment) at 15.4% gross |
| Mexico neighborhood with the weakest rental yield | San Jerónimo (3-bedroom house) at 3.0% gross |
| Average gross yield across Mexico neighborhoods | 6.7% |
| Average net yield across Mexico neighborhoods | 4.5% |
| Median purchase price in Mexico (MXN) | MXN 4,371,081 |
| Average monthly rent in Mexico (MXN) | MXN 23,450 |
| Average occupancy across Mexico markets | 91% |
| Fastest leasing market in Mexico | Centro de Monterrey (1-bedroom) at 12 days |
| Slowest leasing market in Mexico | San Jerónimo (3-bedroom house) at 31 days |
| Highest occupancy market in Mexico | Centro de Monterrey (1-bedroom) at 95% |
| Best value high-yield segment in Mexico | Small apartments in Centro de Monterrey and Americana |
| Yield spread across Mexico neighborhoods | 3.0% to 15.4% gross (12.4 percentage points) |
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Neighborhoods and property types in the 2026 Mexico residential market ranked by rental yield
This table ranks the top neighborhoods and property types in Mexico by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Mexico.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Polanco | 1-bedroom apartment | 15.4% | 11.5% | MXN 1,919,900 | MXN 24,714 | MXN 55,000 | 93% | 14 days | Young executives and expats | Luxury condo fee drag | Strong Potential |
| 2 | Zona Hotelera Cancún | 3-bedroom house | 10.0% | 5.2% | MXN 3,725,700 | MXN 31,092 | MXN 120,000 | 84% | 24 days | Affluent local families | Storm and insurance costs | Strong Potential |
| 3 | Polanco | 3-bedroom apartment | 8.4% | 5.3% | MXN 5,467,023 | MXN 38,175 | MXN 120,000 | 89% | 23 days | Wealthy corporate families | High-ticket vacancy risk | Strong Potential |
| 4 | Centro de Monterrey | 1-bedroom apartment | 8.4% | 6.9% | MXN 2,192,700 | MXN 15,265 | MXN 22,000 | 95% | 12 days | Downtown workers and students | Building management variability | Top Pick |
| 5 | Americana | 2-bedroom apartment | 8.4% | 6.7% | MXN 2,894,400 | MXN 20,150 | MXN 32,000 | 94% | 13 days | Roommates and young couples | Older stock maintenance | Top Pick |
| 6 | Polanco | 2-bedroom apartment | 8.0% | 5.8% | MXN 5,891,500 | MXN 39,371 | MXN 90,000 | 91% | 19 days | Expat couples and executives | Slower luxury absorption | Strong Potential |
| 7 | Temozón Norte | 3-bedroom house | 8.0% | 6.0% | MXN 4,371,081 | MXN 29,125 | MXN 45,000 | 88% | 18 days | Families seeking gated communities | Suburban vacancy swings | Top Pick |
| 8 | Zona Hotelera Cancún | 2-bedroom apartment | 7.8% | 4.6% | MXN 4,434,200 | MXN 28,923 | MXN 100,000 | 87% | 20 days | Remote workers and resort staff | Seasonal demand volatility | Strong Potential |
| 9 | Temozón Norte | 2-bedroom apartment | 7.8% | 5.8% | MXN 1,853,500 | MXN 12,036 | MXN 22,000 | 90% | 16 days | Young couples and professionals | Oversupply of new condos | Strong Potential |
| 10 | Americana | 5-bedroom house | 7.3% | 5.3% | MXN 5,800,000 | MXN 35,300 | MXN 65,000 | 88% | 21 days | Shared houses and large families | Limited resale buyer pool | Strong Potential |
| 11 | Centro de Monterrey | 2-bedroom apartment | 7.2% | 5.9% | MXN 3,155,800 | MXN 18,867 | MXN 28,000 | 94% | 15 days | Young couples and roommates | Supply surge downtown | Strong Potential |
| 12 | Americana | 1-bedroom apartment | 7.1% | 5.7% | MXN 3,219,400 | MXN 18,933 | MXN 28,000 | 93% | 12 days | Students and young creatives | Tenant turnover risk | Strong Potential |
| 13 | Providencia | 1-bedroom apartment | 6.9% | 5.5% | MXN 3,498,200 | MXN 20,000 | MXN 30,000 | 92% | 16 days | Young professionals and students | Premium pricing for small units | Strong Potential |
| 14 | Juriquilla | 2-bedroom apartment | 6.7% | 5.2% | MXN 3,446,100 | MXN 19,163 | MXN 32,000 | 92% | 18 days | Young couples and academics | Peripheral commute sensitivity | Strong Potential |
| 15 | San Jerónimo | 2-bedroom apartment | 6.6% | 5.2% | MXN 3,938,900 | MXN 21,804 | MXN 36,000 | 92% | 18 days | Professional couples and small families | New tower competition | Strong Potential |
| 16 | Providencia | 4-bedroom house | 6.6% | 5.1% | MXN 6,900,000 | MXN 38,000 | MXN 60,000 | 90% | 24 days | Upper-middle-income families | House maintenance costs | Strong Potential |
| 17 | Roma Norte | 3-bedroom apartment | 6.4% | 5.0% | MXN 5,532,341 | MXN 29,596 | MXN 52,000 | 93% | 17 days | Affluent sharers and couples | Older building upkeep | Strong Potential |
| 18 | Roma Norte | 2-bedroom apartment | 6.3% | 5.1% | MXN 4,606,100 | MXN 24,119 | MXN 42,000 | 95% | 13 days | Professional couples and roommates | New supply competition | Strong Potential |
| 19 | Zona Hotelera Cancún | 3-bedroom apartment | 6.3% | 3.0% | MXN 5,964,200 | MXN 31,092 | MXN 140,000 | 85% | 26 days | Expat families and managers | High condo fees | Good Potential |
| 20 | Temozón Norte | 1-bedroom apartment | 6.0% | 4.2% | MXN 1,629,100 | MXN 8,125 | MXN 18,000 | 89% | 22 days | Students and first-job renters | Thin formal rental stock | Good Potential |
| 21 | San Jerónimo | 1-bedroom apartment | 5.9% | 4.5% | MXN 3,400,000 | MXN 16,750 | MXN 30,000 | 91% | 20 days | Young executives and doctors | Mid-market demand softening | Good Potential |
| 22 | Del Valle Centro | 1-bedroom apartment | 5.4% | 4.1% | MXN 2,907,200 | MXN 13,000 | MXN 26,000 | 94% | 19 days | Young professionals and couples | Yield compression from pricing | Good Potential |
| 23 | Juriquilla | 2-bedroom house | 5.3% | 3.8% | MXN 4,340,000 | MXN 19,163 | MXN 45,000 | 91% | 24 days | Small families and relocators | Higher vacancy outside prime clusters | Good Potential |
| 24 | Roma Norte | 1-bedroom apartment | 5.0% | 3.8% | MXN 3,577,300 | MXN 14,809 | MXN 32,000 | 94% | 18 days | Young professionals and creatives | Regulatory pressure on rentals | Good Potential |
| 25 | Del Valle Centro | 2-bedroom apartment | 4.8% | 3.9% | MXN 4,966,500 | MXN 20,047 | MXN 36,000 | 95% | 17 days | Families and established couples | Buyer demand lifts entry price | Good Potential |
| 26 | Providencia | 2-bedroom apartment | 4.6% | 3.4% | MXN 5,551,100 | MXN 21,313 | MXN 42,000 | 91% | 21 days | Professional couples and small families | Soft rent-to-price ratio | Moderate Appeal |
| 27 | Centro de Monterrey | 3-bedroom apartment | 4.6% | 3.4% | MXN 6,204,870 | MXN 23,630 | MXN 42,000 | 90% | 26 days | Families near jobs | Weaker rent uplift on size | Moderate Appeal |
| 28 | Juriquilla | 3-bedroom house | 4.4% | 3.0% | MXN 6,079,200 | MXN 22,370 | MXN 58,000 | 90% | 27 days | Families and nearshoring managers | Family-house lease-up time | Moderate Appeal |
| 29 | Del Valle Centro | 3-bedroom apartment | 4.4% | 3.4% | MXN 6,779,471 | MXN 24,931 | MXN 48,000 | 93% | 22 days | Families wanting centrality | Larger-ticket slower leasing | Moderate Appeal |
| 30 | San Jerónimo | 3-bedroom house | 3.0% | 1.7% | MXN 8,583,300 | MXN 21,333 | MXN 70,000 | 86% | 31 days | Established families | Low yield on family houses | Limited Appeal |
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Key insights about rental yields in Mexico
Insights
- In Mexico, small apartments almost always win on yield. The Polanco 1-bedroom clocks in at 15.4% gross, more than five times the 3.0% you get on a San Jerónimo 3-bedroom house, even though they sit in the same country and similar price brackets.
- Centro de Monterrey's 1-bedroom apartment is the clearest beginner rental play in Mexico right now: 8.4% gross, 6.9% net, 95% occupancy, and an average of just 12 days to find a tenant. That combination is hard to beat.
- The Polanco 1-bedroom number looks extraordinary, but it reflects a specific small-unit niche on a portal average. It is a signal worth noting, not a number to assume for every Polanco property.
- Cancún's Zona Hotelera shows how a high gross yield can become a low net yield very quickly. The 3-bedroom apartment goes from 6.3% gross to just 3.0% net, a drop of more than three percentage points, mainly driven by high condo fees, insurance, and seasonal vacancies.
- In Mexico, predial (property tax) is generally modest and rarely the main drag on returns. What actually eats into your net yield is the combination of condo fees, maintenance, insurance, and vacancy time. Coastal properties like those in Cancún feel this the most.
- Americana in Guadalajara offers a strong mix of affordable entry prices and solid renter demand. Its 2-bedroom apartment yields 8.4% gross and 6.7% net, and it rents in 13 days on average, which is faster than most other markets in this list.
- Roma Norte works better for 2-bedroom units than 1-bedroom units. The 2-bedroom reaches 6.3% gross with 95% occupancy and rents in 13 days, while the 1-bedroom only hits 5.0% gross. The price per unit rises less than the rent does when you go up one bedroom in this neighborhood.
- Temozón Norte in Mérida shows that new-build suburban markets can still deliver meaningful yields. The 3-bedroom house reaches 8.0% gross and 6.0% net, which competes with central urban neighborhoods that have far more established renter bases.
- Del Valle Centro in CDMX offers the most stable occupancy rates in this list (94 to 95%), but its yields are among the lowest in CDMX. It is a market that rewards capital preservation more than income return.
- San Jerónimo in Monterrey loses its investment appeal significantly once you move from a 2-bedroom apartment (6.6% gross) to a 3-bedroom house (3.0% gross). That is the largest yield drop between two property types within the same neighborhood in this entire dataset.
- Juriquilla in Querétaro is a clear case where apartments beat houses. The 2-bedroom apartment yields 6.7% gross, but the 3-bedroom house only yields 4.4%, despite being a completely different product type that costs roughly 76% more to buy.
- The gap between the best and worst net yield in Mexico is 9.8 percentage points (11.5% vs 1.7%). That is an unusually wide spread for a single country, which tells you how much neighborhood and property type selection matters here.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Mexico.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each neighborhood and property type, we then aggregated the freshest purchase price and monthly rent data available from major Mexican property portals and official housing sources. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses vary noticeably across Mexico. That is why two neighborhoods with similar rents can still produce different net returns depending on where you buy.
In Mexico, predial (property tax) is generally quite low compared to many other countries. The bigger drivers of the gap between gross and net yield are usually condo fees, maintenance, insurance, and vacancy time. Coastal areas like Cancún feel this more sharply than inland urban markets.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset. This includes predial, condo fees where relevant, insurance, and a maintenance allowance. These were adjusted by neighborhood and property type to reflect how costs actually differ across Mexico's main cities.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. 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.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Mexico, we rely on verifiable sources and a transparent methodology.
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 matters | How we used it |
|---|---|---|
| INEGI ENIGH 2024 | Mexico's national statistics office, so it gives the cleanest official picture of household income and housing spending. | We used it to anchor the article in real Mexican household conditions. We also used it as a guardrail to check that our neighborhood rent assumptions stayed realistic against official national housing cost patterns. |
| SHF Statistics Hub | SHF is Mexico's main public housing finance institution and a standard reference for housing market data. | We used it to frame the broader Mexican housing market and valuation context. We also used it to sanity-check whether neighborhood sale prices looked too aggressive or too low versus wider housing trends. |
| Banco de México quarterly reports | Banxico is Mexico's central bank and the best source for inflation and financing context. | We used it to place March 2026 rents and investor returns in the right inflation and cost-of-capital context. We also used it to explain why net yields matter more than headline gross yields in a market where financing costs are meaningful. |
| Mercado Libre Real Estate Report | Mercado Libre has very large search traffic in Mexico, so its data reflects where real demand is concentrated. | We used it to help select neighborhoods that are actually searched and transacted in practice. We also used it to confirm that certain CDMX areas continue to dominate digital residential search activity. |
| Lamudi Market Reports | Lamudi is a major property platform in Mexico and publishes regular broad market reports. | We used it to cross-check which cities remain central to residential demand and investment discussion across Mexico. We also used it to avoid building the neighborhood list from a single portal alone. |
| Vivanuncios National Price Guide | Vivanuncios is a large national classifieds and property platform with neighborhood-level pricing pages across many Mexican cities. | We used it as the main consistent source for sale prices and rents because it publishes comparable zone pages across CDMX, Guadalajara, Monterrey, Querétaro, Mérida, and Cancún. We also used it to keep our method consistent from neighborhood to neighborhood throughout the table. |
| BBVA Predial Guide | BBVA is one of Mexico's largest banks and publishes practical housing finance explainers grounded in the local market. | We used it to confirm that predial is usually a relatively small recurring ownership cost in Mexico. We then treated condo fees, maintenance, insurance, and vacancy as the bigger net-yield drivers in our estimates. |
| Propiedades.com Market Trends | Propiedades.com is a well-established Mexican portal with a large listings base and recurring market analysis. | We used it to cross-check structural trends such as vertical housing demand and shifting tenant preferences. We also used it to pressure-test our final investment takeaways. |
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