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SUMMARY
We analyzed residential property rental yields in Monterrey, as of 2026, for residential property buyers, using the raw dataset provided and turning it into a practical guide for foreign individual investors.
This article compares estimated purchase prices, monthly rents, gross rental yields, and net rental yields across the Monterrey neighborhoods and bedroom counts covered in the dataset.
The tracker is updated regularly, so the figures should be read as a current May 2026 snapshot of residential property investment returns in Monterrey rather than a permanent forecast.
The strongest modeled net yield in the dataset is Apodaca 2-bedroom property at about 6.1%, supported by a relatively low estimated purchase price of MXN 2,300,000 and monthly rent of MXN 16,300.
Guadalupe, Obispado, Centro, and selected Santa Catarina properties also stand out because their rents still justify their entry prices better than many premium areas.
Obispado is the clearest balanced market. It does not have the cheapest entry price, but its modeled 1-bedroom and 2-bedroom net yields of about 5.4% and 5.2% are supported by central-west access, offices, hospitals, and proximity to San Pedro and Centro.
San Pedro-Valle, Contry, Cumbres, and parts of Tecnológico look weaker for yield-focused investors. These areas can be desirable to live in, but high purchase prices reduce the rental-income case.
Two-bedroom properties offer the best balance for a beginner buyer in Monterrey. They are more flexible than 1-bedroom units and usually more efficient than 3-bedroom properties once maintenance, vacancy, and operating costs are considered.
Three-bedroom properties can produce high absolute rent, especially in premium family areas, but their purchase prices and maintenance burden often rise faster than rent. San Pedro-Valle 3-bedroom property, for example, is modeled at MXN 14,000,000 with MXN 47,000 monthly rent, leaving only about 2.6% net yield.
The practical takeaway is that residential property rental yields in Monterrey are strongest when a buyer combines net yield, tenant depth, access, property condition, operating costs, and resale liquidity. The best spreadsheet yield is not always the safest investment.
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Residential property rental yields in Monterrey in 2026
This table compares residential property rental yields in Monterrey by neighborhood and bedroom count.
For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom residential properties.
The table covers the neighborhoods included in the Monterrey dataset, from higher-yield employment-linked areas such as Apodaca and Guadalupe to premium lifestyle and family areas such as San Pedro-Valle, Del Paseo Residencial, Contry, Cumbres, and San Jerónimo. Finally, please note you'll find much more detailed data in our real estate pack about Monterrey.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Apodaca | MXN 1,800,000 | MXN 12,000 | 8.0% | 5.8% | MXN 2,300,000 | MXN 16,300 | 8.5% | 6.1% | MXN 3,150,000 | MXN 20,500 | 7.8% | 5.3% |
| Centro | MXN 3,300,000 | MXN 19,000 | 6.9% | 5.1% | MXN 4,400,000 | MXN 24,500 | 6.7% | 4.9% | MXN 5,600,000 | MXN 30,000 | 6.4% | 4.5% |
| Contry | MXN 4,300,000 | MXN 17,000 | 4.7% | 3.4% | MXN 6,000,000 | MXN 22,000 | 4.4% | 3.1% | MXN 7,800,000 | MXN 27,500 | 4.2% | 2.8% |
| Cumbres | MXN 3,300,000 | MXN 13,500 | 4.9% | 3.6% | MXN 4,800,000 | MXN 18,500 | 4.6% | 3.3% | MXN 6,800,000 | MXN 24,500 | 4.3% | 2.9% |
| Del Paseo Residencial | MXN 5,000,000 | MXN 26,000 | 6.2% | 4.5% | MXN 6,350,000 | MXN 34,500 | 6.5% | 4.6% | MXN 8,500,000 | MXN 44,000 | 6.2% | 4.0% |
| Guadalupe | MXN 2,100,000 | MXN 13,000 | 7.4% | 5.4% | MXN 3,100,000 | MXN 19,500 | 7.5% | 5.4% | MXN 4,300,000 | MXN 24,000 | 6.7% | 4.5% |
| Obispado | MXN 3,600,000 | MXN 22,000 | 7.3% | 5.4% | MXN 5,000,000 | MXN 30,500 | 7.3% | 5.2% | MXN 6,800,000 | MXN 38,000 | 6.7% | 4.5% |
| San Jerónimo | MXN 3,700,000 | MXN 18,000 | 5.8% | 4.3% | MXN 5,000,000 | MXN 25,000 | 6.0% | 4.3% | MXN 6,900,000 | MXN 33,000 | 5.7% | 3.8% |
| San Nicolás | MXN 2,300,000 | MXN 12,000 | 6.3% | 4.6% | MXN 3,400,000 | MXN 14,200 | 5.0% | 3.6% | MXN 4,300,000 | MXN 18,500 | 5.2% | 3.5% |
| San Pedro-Valle | MXN 6,500,000 | MXN 26,000 | 4.8% | 3.5% | MXN 9,700,000 | MXN 33,500 | 4.1% | 2.9% | MXN 14,000,000 | MXN 47,000 | 4.0% | 2.6% |
| Santa Catarina | MXN 2,800,000 | MXN 16,000 | 6.9% | 5.0% | MXN 4,500,000 | MXN 22,200 | 5.9% | 4.2% | MXN 6,200,000 | MXN 29,000 | 5.6% | 3.8% |
| Tecnológico | MXN 3,800,000 | MXN 14,800 | 4.7% | 3.5% | MXN 5,700,000 | MXN 21,000 | 4.4% | 3.2% | MXN 7,200,000 | MXN 28,500 | 4.8% | 3.2% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Monterrey?
The best net-yield neighborhoods among areas people actually want to live in Monterrey are Obispado, Guadalupe, Centro, Apodaca, and Santa Catarina.
These areas combine modeled net yields of roughly 4.9% to 6.1% with real tenant demand, not just cheap purchase prices.
Obispado is the strongest balanced answer. Its modeled 1-bedroom and 2-bedroom net yields are about 5.4% and 5.2%, supported by central access, hospitals, offices, and good connectivity to San Pedro, Centro, and the west side.
Apodaca has the highest modeled yield in the table, especially 6.1% net for 2-bedroom properties. The practical warning is that Apodaca is more of an employment-corridor market, so the exact micro-location matters.
Guadalupe is attractive because it gives lower entry prices than San Pedro, Contry, or Del Paseo while still reaching about 5.4% net yield for 1-bedroom and 2-bedroom properties.
The key trade-off is simple: Apodaca and Guadalupe give stronger yield, Obispado and Centro give better liquidity and renter depth, and Santa Catarina gives west-side growth exposure.
Where can I find residential properties with above-average yields and below-average entry prices in Monterrey?
The clearest Monterrey neighborhoods with above-average yields and below-average entry prices are Apodaca, Guadalupe, San Nicolás, and parts of Santa Catarina.
Among them, Apodaca and Guadalupe look strongest because their rents still support the price. Cheap entry price alone is not enough if rent is weak or the property is hard to lease.
Apodaca’s modeled 2-bedroom property costs about MXN 2.3 million and rents for about MXN 16,300 per month, producing an estimated 8.5% gross yield and 6.1% net yield.
Guadalupe also looks compelling. A modeled 2-bedroom property at MXN 3.1 million and MXN 19,500 monthly rent produces about 5.4% net yield.
San Nicolás is cheaper but less convincing. Its modeled 2-bedroom rent is only MXN 14,200 per month, so its net yield is around 3.6% despite the lower price.
Santa Catarina is the more strategic value case. Its 1-bedroom modeled yield is about 5.0% net, and demand may improve where properties are close to west-side employment, main roads, and future transport links.
Where does the rent level justify the purchase price most clearly in Monterrey?
The rent level most clearly justifies the purchase price in Obispado, Apodaca, Guadalupe, Centro, and Del Paseo Residencial.
These areas show the best relationship between realistic rent and purchase price in the modeled Monterrey residential property dataset.
Obispado is the cleanest central example. A modeled 2-bedroom property costs about MXN 5.0 million and rents for MXN 30,500 per month, giving about 7.3% gross yield and 5.2% net yield.
Apodaca’s rent-to-price ratio is even stronger. A modeled 2-bedroom rent of MXN 16,300 per month on a MXN 2.3 million property produces the highest modeled gross yield in the table at 8.5%.
Del Paseo Residencial is expensive, but the rent premium is real. The modeled table gives MXN 34,500 per month for a 2-bedroom property against MXN 6.35 million, producing 4.6% net yield.
San Pedro-Valle is the opposite case. Rents are high, but prices are even higher, so a modeled 2-bedroom at MXN 9.7 million and MXN 33,500 per month gives only 2.9% net yield.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Monterrey?
The best Monterrey neighborhoods for stable rental income are Obispado, San Jerónimo, Del Paseo Residencial, Centro, and selected parts of Cumbres.
These neighborhoods are not always the highest-yielding areas, but the tenant base is deeper and more predictable than in purely yield-led locations.
Obispado gives the best balance. Its modeled 2-bedroom net yield is 5.2%, and the area benefits from hospitals, offices, central access, and short commutes to San Pedro and Centro.
San Jerónimo has lower modeled net yields, around 4.3% for 1-bedroom and 2-bedroom properties, but its renter profile is more stable. It is a mature west-side residential area with family and professional demand.
Del Paseo Residencial is a premium stability play. Its modeled 2-bedroom rent is MXN 34,500 per month, and net yield is about 4.6%.
Cumbres is not a top-yield area, but it can work for family rentals. The modeled 3-bedroom net yield is only 2.9%, yet family demand can be steadier if the property is close to schools, services, and main roads.
What type of residential property should a beginner investor buy to maximize rental profitability in Monterrey?
A beginner investor in Monterrey should usually buy a well-located 2-bedroom apartment or compact 2-bedroom house, not a luxury 3-bedroom house.
The 2-bedroom format gives the best balance between entry price, rent, tenant depth, and resale liquidity in the Monterrey residential property market.
The modeled table shows why. The strongest 2-bedroom net yields are Apodaca at 6.1%, Guadalupe at 5.4%, Obispado at 5.2%, Centro at 4.9%, and Del Paseo Residencial at 4.6%.
One-bedroom apartments can also work, especially in Obispado, Centro, Santa Catarina, and Del Paseo. But in Monterrey, the 1-bedroom renter pool is narrower than in denser markets where compact urban living dominates.
Three-bedroom properties often give higher absolute rent but weaker yield. San Pedro-Valle’s modeled 3-bedroom property rents for MXN 47,000 per month, but the MXN 14 million purchase price leaves only 2.6% net yield.
The local logic is that Monterrey has strong professional, industrial, family, and student demand, but many renters still want practical space and parking. That makes 2-bedroom units more liquid than 1-bedroom units and less maintenance-heavy than larger houses.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Monterrey?
The best Monterrey neighborhoods for strong rent with lower vacancy risk are Obispado, Del Paseo Residencial, Centro, San Jerónimo, and selected Cumbres locations.
These areas combine meaningful rents with durable renter pools, which is more useful for a beginner than chasing the highest headline yield.
Obispado is the most attractive risk-adjusted case. A modeled 2-bedroom rent of MXN 30,500 per month and net yield of 5.2% are supported by central location and access to medical, office, and west-side employment nodes.
Del Paseo Residencial has the highest modeled 2-bedroom rent in the table at MXN 34,500 per month. The tenant base is more premium, so vacancy risk depends on pricing discipline, building quality, and amenities.
Centro has broader tenant depth. A modeled 1-bedroom rent of MXN 19,000 per month gives about 5.1% net yield, helped by urban access and a larger renter pool.
San Jerónimo and Cumbres are better for stable family demand than maximum yield. Their net yields are lower, but tenants may stay longer if schools, road access, and daily services fit the household.
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Which areas look overpriced relative to their rental income in Monterrey?
The areas that look most overpriced relative to rental income are San Pedro-Valle, Contry, Cumbres, and parts of Tecnológico.
These neighborhoods can be desirable places to live, but their rental-income case is weaker because prices are high relative to achievable rent.
San Pedro-Valle is the clearest example. The modeled 2-bedroom property costs about MXN 9.7 million and rents for MXN 33,500 per month, giving only 4.1% gross yield and 2.9% net yield.
Contry also looks weak for income investors. A modeled 2-bedroom property at MXN 6.0 million and MXN 22,000 monthly rent produces only 3.1% net yield.
Cumbres has a similar issue in family-sized stock. The modeled 3-bedroom property costs MXN 6.8 million and rents for MXN 24,500 per month, producing only 2.9% net yield.
Tecnológico has tenant demand, especially around students and young professionals, but prices reduce yield. The modeled 2-bedroom net yield is only 3.2%.
Which neighborhoods should I avoid even if the rental yield looks attractive in Monterrey?
A beginner should be cautious with Apodaca, Guadalupe, outer Santa Catarina, and lower-liquidity parts of San Nicolás even when the rental yield looks attractive.
The risk is not always rent level. The risk is tenant depth, resale liquidity, access, and property quality.
Apodaca has the strongest modeled yield, but it is more dependent on industrial employment, road access, and specific micro-locations. A weakly located house far from employment corridors may sit vacant despite a good spreadsheet yield.
Guadalupe’s modeled 2-bedroom net yield is 5.4%, but the investor must avoid older stock with deferred maintenance. Roof, plumbing, security, appliance, and repair costs can quickly eat the yield advantage.
Outer Santa Catarina has growth potential, but it can be uneven. Areas closer to employment, transport improvements, and main roads are different from isolated pockets.
San Nicolás has affordable entry prices, but the modeled 2-bedroom net yield is only 3.6%. That is not enough compensation if the property also has older building systems, weaker amenities, or slow resale.
Which neighborhoods look risky even though the rental yield is high in Monterrey?
The high-yield Monterrey neighborhoods with the most risk are Apodaca, Guadalupe, and selected parts of Santa Catarina.
Their yields can be attractive, but the risk-adjusted return depends heavily on exact location and property condition.
Apodaca’s modeled 2-bedroom yield is about 6.1% net, the highest in the table. The risk is that tenant demand is employment-led and can be very local, especially around airport, logistics, manufacturing, and industrial corridors.
Guadalupe also looks strong at about 5.4% net for 2-bedroom properties. The risk is older stock, uneven streets, lower foreign-buyer visibility, and weaker resale depth than San Pedro, Obispado, or Del Paseo.
Santa Catarina has a modeled 1-bedroom net yield of 5.0%, but the west-side market is changing. Properties near new transport and employment nodes may improve, while isolated properties may not.
A safer alternative is Obispado. Its modeled yield is slightly lower than Apodaca’s but still strong at 5.2% net for 2-bedroom properties, with better centrality and resale logic.
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What neighborhoods should I avoid when buying a rental property in Monterrey?
A beginner rental investor should avoid overpriced San Pedro-Valle units, low-liquidity San Nicolás stock, weak-access outer Apodaca, and poorly maintained older Guadalupe houses unless the price is clearly discounted.
These are not automatic neighborhood bans. They are warnings about the types of properties where rental income in Monterrey can disappoint.
San Pedro-Valle should be avoided for income-first investing, not because it is a bad area. Its modeled 2-bedroom net yield is only 2.9%, which is too low for a beginner focused on rental income.
San Nicolás should be avoided when the property is older, poorly located, or lacking parking. Its modeled 2-bedroom rent of MXN 14,200 per month does not leave much margin for repairs and vacancy.
Outer Apodaca should be avoided if the property is far from employment corridors. The headline 2-bedroom net yield of 6.1% only works when there is real tenant depth nearby.
Older Guadalupe houses should be avoided when maintenance is uncertain. The modeled yield is good, but roof, plumbing, security, and appliance costs can reduce net income quickly.
The simple rule is to avoid weak micro-locations even inside decent Monterrey municipalities. Neighborhood name alone is not enough.
Which neighborhoods are seeing rental demand weaken, and why, in Monterrey?
Rental demand looks most vulnerable in overpriced premium areas and older low-liquidity stock, especially parts of San Pedro-Valle, Contry, Cumbres, San Nicolás, and poorly located older Guadalupe.
This is not because Monterrey lacks demand. The weakness is about affordability, rent-to-price mismatch, property condition, and the depth of the tenant pool at each price point.
In San Pedro-Valle, rents are high but prices are much higher, leaving modeled net yields near 2.6% to 3.5% across 1-bedroom, 2-bedroom, and 3-bedroom properties.
Contry and Cumbres face a different issue. Family-sized homes can be expensive to maintain, while renters may resist the total monthly cost if they can find newer or better-located alternatives.
San Nicolás and older Guadalupe stock can weaken when buildings are dated, parking is poor, or access is inconvenient. The rent may look affordable, but tenant quality and resale liquidity can be weaker.
This is mostly a selection risk, not a structural collapse. Investors should monitor overpriced or older stock, but well-located properties can still rent.
Which neighborhoods are seeing new developments that could create stronger rental demand in Monterrey?
The neighborhoods most likely to benefit from new development and infrastructure are Santa Catarina, Centro, Apodaca, Mederos and south Monterrey, and selected west-side corridors near San Pedro and Obispado.
The largest structural change is transport. Nuevo León’s Lines 4, 5, and 6 Metro project is planned as a 41 km expansion connecting central Monterrey toward Santa Catarina, Mederos, and Apodaca.
Santa Catarina benefits because better west-side connectivity can widen the tenant pool. A modeled 1-bedroom property already shows about 5.0% net yield, so infrastructure upside matters.
Apodaca benefits from the Line 6, airport, and industrial logic. Rental demand is already employment-driven, and improved public transport could make compact rental housing more attractive.
Centro can benefit from transit and urban renewal, but new supply can also compete with older units. Investors need to buy buildings with good security, parking, and management.
The trade-off is that new transport can lift demand, but new residential supply can also pressure rents if too many similar units arrive.
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Which neighborhoods have become less attractive for property investors over the last 12 months in Monterrey?
The neighborhoods that have become less attractive for yield-focused investors are San Pedro-Valle, Contry, Cumbres, and parts of Tecnológico.
The issue is yield compression. Prices are high while rents have not risen enough to protect net rental yield in Monterrey.
San Pedro-Valle remains desirable, but its modeled 2-bedroom net yield is only 2.9%. That is difficult for a rental-income buyer unless the buyer also expects capital appreciation.
Contry and Cumbres are also weaker for yield because family-sized properties have higher maintenance costs and lower rent-to-price ratios.
Tecnológico remains tenant-rich, but if buyers overpay for student or young-professional demand, the modeled net yield can fall near 3.2% for 2-bedroom properties.
The practical takeaway is that these areas may still be good lifestyle or resale markets, but they are less attractive for residential rental-income investors in Monterrey.
Which property types are becoming harder to rent in Monterrey, and in which neighborhoods?
The property types becoming harder to rent in Monterrey are large expensive 3-bedroom houses, overpriced premium apartments, and older low-amenity units.
The issue is not size alone. The issue is the mismatch between total monthly cost and tenant depth.
Large 3-bedroom properties are hardest in San Pedro-Valle, Contry, and Cumbres when asking rents are high. In San Pedro-Valle, a modeled 3-bedroom property rents for MXN 47,000 per month, but the investor’s net yield is only 2.6% because the purchase price is so high.
Older houses can be harder in Guadalupe, San Nicolás, and parts of Apodaca if they lack parking, security, or modern layouts. Even good headline yields can disappear after repairs.
Overpriced premium apartments are risky in San Pedro-Valle and parts of Del Paseo if the rent is above the tenant pool’s real budget. Premium tenants are pickier about amenities, views, security, noise, and building management.
The still-durable property type is the practical 2-bedroom apartment or compact house. It fits young professionals, couples, small families, and corporate renters better than 1-bedroom units or oversized houses.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Monterrey?
The best bedroom count for a beginner investor in Monterrey is the 2-bedroom property.
It offers the best balance between entry price, yield, tenant depth, and resale liquidity in the Monterrey residential property market.
The modeled table shows that 2-bedroom properties produce the strongest or near-strongest net yields in several key areas: Apodaca at 6.1%, Guadalupe at 5.4%, Obispado at 5.2%, Centro at 4.9%, and Del Paseo at 4.6%.
One-bedroom properties are useful in central or professional areas such as Obispado, Centro, Del Paseo, Santa Catarina, and Apodaca. But the renter pool can be narrower, and tenant turnover can be higher.
Three-bedroom properties work best for stable family rentals, not maximum profitability. They produce higher monthly rent, but the purchase price, maintenance burden, and vacancy risk usually rise faster than rent.
In Monterrey, 2-bedroom demand is supported by couples, small families, professionals, relocated workers, and renters who want space plus parking. That makes the format more flexible than a 1-bedroom property and less costly than a 3-bedroom property.
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INSIGHTS
These insights are drawn from the Monterrey residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
- Apodaca 2-bedroom properties show Monterrey’s strongest modeled net yield at about 6.1%. That yield is attractive, but it only makes sense when the property is close to real employment demand, road access, airport access, or industrial corridors.
- Obispado is the strongest balanced yield market in the dataset. It does not have Apodaca’s top yield, but a modeled 5.2% net yield for 2-bedroom property is easier to support with central access and tenant depth.
- Guadalupe offers a strong entry-price advantage. A modeled 2-bedroom property at MXN 3.1 million and MXN 19,500 monthly rent creates about 5.4% net yield, but property condition matters more than the area average.
- Centro is a practical beginner compromise. A 2-bedroom property is modeled around MXN 4.4 million with MXN 24,500 monthly rent, giving about 4.9% net yield and a broader urban renter pool.
- San Pedro-Valle is attractive for lifestyle, prestige, and capital preservation, but weak for yield. The modeled 2-bedroom net yield of 2.9% is too low for most income-first buyers.
- Del Paseo Residencial shows that premium areas can still work when rents are genuinely high. Its 2-bedroom rent of MXN 34,500 per month helps offset the higher purchase price better than in San Pedro-Valle.
- Contry looks expensive relative to rental income. A modeled 2-bedroom net yield of 3.1% means the investor is paying more for residential appeal than for rental efficiency.
- Cumbres is safer for family demand than for maximum yield. It can produce steadier tenants, but the modeled 3-bedroom net yield of 2.9% shows how family-sized stock can become inefficient.
- Santa Catarina is a growth-plus-yield case. Its 1-bedroom modeled net yield of about 5.0% is useful, especially where access to employment and transport is strong.
- San Nicolás is affordable, but cheap entry price is not enough. Its modeled 2-bedroom net yield of 3.6% is weaker than Apodaca and Guadalupe, so building quality and location need extra scrutiny.
- Tecnológico has real tenant demand, but prices reduce the return. A modeled 2-bedroom net yield of 3.2% means buyers should avoid overpaying for student or young-professional demand.
- Three-bedroom properties usually lose yield because Monterrey maintenance costs rise faster than rent. They can still work for family stability, but they are rarely the best beginner income format.
- Apartment-heavy areas usually keep net yields cleaner than house-heavy areas. Building fees matter, but exterior maintenance, repairs, security, and larger replacement costs can hurt houses more.
- The best Monterrey residential property rental yield strategy is not to chase the cheapest property. A buyer should compare net yield, access, tenant depth, parking, security, condition, maintenance risk, and resale liquidity together.
- Two-bedroom properties are the most useful beginner format in Monterrey. They fit couples, small families, professionals, relocated workers, and renters who want space without the cost burden of a large house.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Monterrey neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected comparable sale listings from recognized Mexico property platforms such as Inmuebles24, Vivanuncios, and Propiedades.com. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, bedroom count, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a local-currency basis, and on a price-per-square-meter basis where possible. We used the median price as the main reference where possible, or the average only when the sample was clean.
We then built the rental side of the dataset manually. For the same neighborhood and property 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 property type to estimate gross rental yield. The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all Monterrey property segments. The deduction was adjusted by neighborhood and property type, reflecting differences in HOA or building fees, vacancy risk, maintenance needs, management costs, agent fees, tax friction, repairs, utilities, exterior upkeep, security costs, and other operating costs when relevant.
For residential property markets, we also paid attention to property-level factors when available. These include building or house condition, age, access, parking, layout, privacy, maintenance burden, tenant depth, neighborhood liquidity, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Fewer than 20 comparable listings means directional only, unless we widened the comparable area.
Public listing portals help us cross-check market context, but they do not override the yield figures shown in the tracker. The tracker is based on our own manual listing review, comparable selection, cleaning, normalization, yield calculation, cost adjustment, and regular updates.
These estimates are structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are central to our work, and they are also what you will find in our real estate pack about Monterrey.
