Get all the data you need about the real estate market in Puebla
SUMMARY
We analyzed apartment rental yields in Puebla, as of 2026, for residential apartment buyers, using the raw dataset provided and turning it into a practical investment guide for foreign individual buyers.
The work is based on current Puebla sale and rental evidence, neighborhood-by-neighborhood comparisons, and apartment-type estimates for studios, 1-bedroom apartments, and 2-bedroom apartments.
This page is updated regularly, so the numbers should be read as a current Puebla apartment rental yield snapshot for May 2026 rather than a permanent price index.
The main finding is clear: Puebla apartment rental yields are generally attractive by long-term rental standards, with most estimated gross yields between 6.5% and 8.2% and most net yields between 4.8% and 5.9%.
San Manuel has the strongest headline yield in the dataset. A studio apartment is estimated at MXN 1,100,000, rents for about MXN 7,500 per month, and produces 8.2% gross yield and 5.9% net yield.
La Paz, Huexotitla, Cholula, El Carmen, and San Manuel offer the best mix of yield and real tenant demand. They are not all the same risk level, but they show the clearest rent-to-price logic.
Angelópolis and Lomas de Angelópolis have high rents and strong liquidity, but purchase prices absorb part of the income advantage. These areas are better for tenant quality, resale logic, and perceived safety than for maximum yield.
The weakest yield profile appears in parts of Estrella del Sur, San Pedro Cholula, Las Ánimas, and larger premium apartments where the purchase price rises faster than rent.
For a beginner foreign buyer, the safest Puebla apartment format is usually a well-located 1-bedroom apartment. Studios can produce higher yield, but 1-bedroom apartments usually offer broader tenant demand and better resale flexibility.
The practical takeaway is that Puebla rewards careful unit selection. The best investment is rarely the cheapest apartment. It is the apartment with a clear renter reason, manageable operating risk, and a net yield that still makes sense after vacancy, maintenance, and leasing friction.
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Neighborhoods and apartment rental yields in Puebla in 2026
This table compares apartment rental yields in Puebla by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studio apartments, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Puebla, including the extra operating context that matters when comparing fees, vacancy, time to rent, main demand, main risk, and investment profile.
| 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Angelópolis | MXN 2,300,000 | MXN 13,500 | 7.0% | 5.4% | MXN 2,900,000 | MXN 16,500 | 6.8% | 5.2% | MXN 3,900,000 | MXN 22,000 | 6.8% | 5.1% |
| Centro Histórico | MXN 1,250,000 | MXN 8,000 | 7.7% | 5.5% | MXN 1,700,000 | MXN 10,500 | 7.4% | 5.3% | MXN 2,300,000 | MXN 13,500 | 7.0% | 5.1% |
| Cholula | MXN 1,450,000 | MXN 9,000 | 7.4% | 5.5% | MXN 1,950,000 | MXN 12,000 | 7.4% | 5.5% | MXN 2,700,000 | MXN 16,000 | 7.1% | 5.3% |
| El Carmen | MXN 1,150,000 | MXN 7,600 | 7.9% | 5.7% | MXN 1,550,000 | MXN 9,800 | 7.6% | 5.5% | MXN 2,050,000 | MXN 12,500 | 7.3% | 5.3% |
| Estrella del Sur | MXN 1,650,000 | MXN 9,200 | 6.7% | 5.0% | MXN 2,150,000 | MXN 12,000 | 6.7% | 5.0% | MXN 2,850,000 | MXN 15,500 | 6.5% | 4.8% |
| Huexotitla | MXN 1,500,000 | MXN 9,000 | 7.2% | 5.4% | MXN 2,000,000 | MXN 12,000 | 7.2% | 5.4% | MXN 2,600,000 | MXN 15,500 | 7.2% | 5.4% |
| La Noria | MXN 1,800,000 | MXN 10,500 | 7.0% | 5.3% | MXN 2,350,000 | MXN 13,500 | 6.9% | 5.2% | MXN 3,150,000 | MXN 18,000 | 6.9% | 5.1% |
| La Paz | MXN 1,750,000 | MXN 11,000 | 7.5% | 5.7% | MXN 2,300,000 | MXN 14,000 | 7.3% | 5.5% | MXN 3,100,000 | MXN 18,500 | 7.2% | 5.4% |
| Las Ánimas | MXN 1,900,000 | MXN 11,000 | 6.9% | 5.2% | MXN 2,500,000 | MXN 14,500 | 7.0% | 5.2% | MXN 3,400,000 | MXN 19,000 | 6.7% | 5.0% |
| Lomas de Angelópolis | MXN 2,100,000 | MXN 12,500 | 7.1% | 5.3% | MXN 2,700,000 | MXN 15,500 | 6.9% | 5.1% | MXN 3,600,000 | MXN 21,000 | 7.0% | 5.2% |
| Momoxpan | MXN 1,550,000 | MXN 9,000 | 7.0% | 5.2% | MXN 2,050,000 | MXN 12,000 | 7.0% | 5.2% | MXN 2,750,000 | MXN 16,000 | 7.0% | 5.2% |
| San Andrés Cholula | MXN 1,650,000 | MXN 9,800 | 7.1% | 5.3% | MXN 2,200,000 | MXN 13,000 | 7.1% | 5.2% | MXN 3,000,000 | MXN 17,500 | 7.0% | 5.2% |
| San Manuel | MXN 1,100,000 | MXN 7,500 | 8.2% | 5.9% | MXN 1,450,000 | MXN 9,200 | 7.6% | 5.5% | MXN 1,950,000 | MXN 12,000 | 7.4% | 5.3% |
| San Pedro Cholula | MXN 1,350,000 | MXN 8,000 | 7.1% | 5.2% | MXN 1,850,000 | MXN 10,500 | 6.8% | 5.0% | MXN 2,500,000 | MXN 14,000 | 6.7% | 4.9% |
| Santiago | MXN 1,200,000 | MXN 7,800 | 7.8% | 5.6% | MXN 1,600,000 | MXN 10,000 | 7.5% | 5.4% | MXN 2,200,000 | MXN 13,000 | 7.1% | 5.1% |
| Zavaleta | MXN 1,700,000 | MXN 10,000 | 7.1% | 5.3% | MXN 2,250,000 | MXN 13,000 | 6.9% | 5.2% | MXN 3,000,000 | MXN 17,000 | 6.8% | 5.1% |
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 Puebla?
The neighborhoods that offer the best net yield among areas people actually want to live in Puebla are La Paz, Huexotitla, Cholula, San Manuel, and El Carmen.
These areas combine estimated net yields around 5.4% to 5.9% with real tenant demand, which matters more than a high headline number alone.
San Manuel has the highest estimated studio net yield in the dataset at 5.9%. The entry price is low at about MXN 1,100,000, and the estimated rent is MXN 7,500 per month, which gives strong income efficiency for a compact apartment.
La Paz is the cleaner beginner choice because it combines strong yield with better livability and tenant depth. Studios show 5.7% net yield, 1-bedroom apartments show 5.5%, and 2-bedroom apartments still hold at 5.4%.
Huexotitla is also unusually balanced. All three apartment sizes show 5.4% estimated net yield, which suggests the neighborhood is not dependent on only one unit type.
The practical takeaway is simple. San Manuel and El Carmen can produce higher income, but La Paz, Huexotitla, and Cholula are usually easier for a foreign individual buyer to understand, rent, and resell.
Where can I find apartments with above-average yields and below-average entry prices in Puebla?
The clearest Puebla neighborhoods with above-average yields and below-average entry prices are San Manuel, El Carmen, Santiago, Centro Histórico, and parts of Cholula.
These areas generally offer studio or 1-bedroom entry prices below MXN 1.7 million while still producing estimated gross yields above 7.4%.
San Manuel is the strongest low-entry option. A studio apartment is estimated at MXN 1,100,000, rents for MXN 7,500 per month, and produces 8.2% gross yield and 5.9% net yield.
El Carmen is also compelling on price. A studio is estimated at MXN 1,150,000 and MXN 7,600 monthly rent, while a 1-bedroom apartment is estimated at MXN 1,550,000 and MXN 9,800 monthly rent.
Santiago and Centro Histórico work because they are central enough to attract renters but cheaper than La Paz, Angelópolis, and Las Ánimas. Their studio net yields are estimated at 5.6% and 5.5% respectively.
The beginner rule is to buy cheap in Puebla only when the renter reason is obvious. Cheap without access to universities, hospitals, employment corridors, services, or walkable demand is not real value.
Where does the rent level justify the purchase price most clearly in Puebla?
The rent level most clearly justifies the purchase price in Puebla in Huexotitla, La Paz, Cholula, and San Manuel.
These neighborhoods show the most rational rent-to-price relationship across the table, not just one isolated high-yield result.
Huexotitla is the cleanest example. Studios, 1-bedroom apartments, and 2-bedroom apartments all show 7.2% gross yield and 5.4% net yield, which is a rare level of consistency across apartment sizes.
La Paz also looks rational. A 1-bedroom apartment is estimated at MXN 2,300,000 and MXN 14,000 monthly rent, giving 7.3% gross yield and 5.5% net yield.
Cholula works because rental demand is supported by lifestyle, universities, nightlife, restaurants, and access to both Puebla and the Cholula side of the metro area. The 1-bedroom apartment estimate is MXN 1,950,000 with MXN 12,000 monthly rent, giving 7.4% gross yield.
San Manuel is the highest-yield answer, but it is also more operationally sensitive. The yield works best when the unit has clear student or young professional demand, decent maintenance, and practical access.
We have actually built the our real estate pack about Puebla 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 Puebla?
The best places to buy for stable rental income in Puebla are La Paz, Angelópolis, Zavaleta, Huexotitla, and Las Ánimas.
These neighborhoods do not always produce the highest net rental yield in Puebla, but they have broader tenant demand, stronger lifestyle logic, and better resale appeal.
La Paz is the best all-round answer. It offers estimated net yields of 5.4% to 5.7%, with a 1-bedroom apartment estimated at MXN 2,300,000 and MXN 14,000 monthly rent.
Angelópolis is also stable because renters understand the location. A 2-bedroom apartment is estimated at MXN 3,900,000 and MXN 22,000 monthly rent, which gives high absolute income even if the net yield is 5.1% rather than market-leading.
Zavaleta and Las Ánimas reduce vacancy risk because tenant demand is broad. These areas can serve professionals, couples, small families, and renters who want west-side access without paying the full Angelópolis premium.
The honest interpretation is that stability in Puebla often means accepting 5.0% to 5.4% net yield instead of chasing 5.8% or 5.9% in older or more building-specific areas.
Which apartment type gives the best return for the lowest total investment in Puebla?
The apartment type that gives the best return for the lowest total investment in Puebla is usually a studio apartment, but the safer beginner format is often a compact 1-bedroom apartment.
Studios often show the highest percentage yield because the purchase price is low while rent remains efficient.
San Manuel is the clearest example. A studio is estimated at MXN 1,100,000 and MXN 7,500 monthly rent, producing 8.2% gross yield and 5.9% net yield.
El Carmen, Santiago, Centro Histórico, and La Paz also show strong studio results, with estimated studio net yields of 5.7%, 5.6%, 5.5%, and 5.7% respectively.
The 1-bedroom apartment is usually better risk-adjusted. In La Paz, Huexotitla, Cholula, and San Manuel, estimated 1-bedroom net yields sit around 5.4% to 5.5%, which is close to the best studios but with a broader renter pool.
Two-bedroom apartments are better for stability than pure percentage return. They can work in Angelópolis, La Paz, Huexotitla, Las Ánimas, and Lomas de Angelópolis, but they require more capital and usually give less income efficiency.
We give you more details in the our real estate pack about Puebla.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Puebla?
The Puebla neighborhoods that offer strong rental income with the lowest vacancy risk are La Paz, Angelópolis, Zavaleta, Las Ánimas, and Huexotitla.
These areas have high enough rents to produce meaningful income, but their main advantage is demand depth rather than just yield.
Angelópolis has the highest absolute rent levels in the table. A 1-bedroom apartment is estimated at MXN 16,500 per month, and a 2-bedroom apartment is estimated at MXN 22,000 per month.
La Paz is slightly less expensive but often more efficient. A 2-bedroom apartment is estimated at MXN 3,100,000 and MXN 18,500 monthly rent, which still gives 5.4% net yield.
Zavaleta and Las Ánimas are useful for investors who want tenant depth without relying on one narrow renter group. Both areas sit in practical west-side corridors with access to services, schools, restaurants, and employment areas.
The important warning is that high rent alone is not enough. Lomas de Angelópolis can rent well, but vacancy risk rises if the apartment is overpriced, too large, too far from daily services, or competing with many similar new units.
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 Puebla?
The areas that look most expensive relative to their rental income in Puebla are Angelópolis, Lomas de Angelópolis, Las Ánimas, and parts of Estrella del Sur.
These are not bad neighborhoods. They are simply less powerful for a buyer focused only on rental income.
Angelópolis has strong rents, but purchase prices are also high. A 2-bedroom apartment is estimated at MXN 3,900,000 and MXN 22,000 monthly rent, which gives 6.8% gross yield and 5.1% net yield.
Lomas de Angelópolis has a similar issue. A 2-bedroom apartment is estimated at MXN 3,600,000 and MXN 21,000 monthly rent, producing 5.2% net yield, which is solid but not clearly better than cheaper Puebla neighborhoods.
Estrella del Sur is weaker in this dataset. Its 2-bedroom apartment estimate is MXN 2,850,000 with MXN 15,500 monthly rent, producing 6.5% gross yield and 4.8% net yield.
The trade-off is important. A lower rental yield in Angelópolis or Lomas de Angelópolis may still be acceptable if the buyer values security, amenities, liquidity, and a stronger resale story.
Which neighborhoods should I avoid even if the rental yield looks attractive in Puebla?
Beginner investors should be careful with Centro Histórico, San Manuel, Santiago, and El Carmen even when the rental yield looks attractive.
These areas can work, but they punish weak unit selection more than La Paz, Huexotitla, Zavaleta, or Angelópolis.
Centro Histórico shows strong estimated yields, with studio net yield at 5.5% and 1-bedroom net yield at 5.3%. The risk is that old buildings, parking constraints, renovation needs, noise, or weaker block quality can quickly reduce the real result.
San Manuel has the best headline studio yield in Puebla at 5.9% net. But that number only makes sense if the apartment is close to real student or young professional demand and does not come with hidden maintenance or security problems.
Santiago and El Carmen are central and can rent well, but they are very building-specific. A renovated and secure apartment can perform, while a dark, tired, or poorly managed unit may need a discount and longer marketing time.
The avoid rule is not to reject these neighborhoods completely. The rule is to avoid cheap Puebla apartments where the yield comes from a low price rather than a strong renter reason.
Which neighborhoods look risky even though the rental yield is high in Puebla?
The Puebla neighborhoods that look risky even though the rental yield is high are San Manuel, Centro Histórico, Santiago, and El Carmen.
The risk is that the yield may be high because the purchase price is low, not because tenant demand is unusually deep.
San Manuel is the strongest example. A studio produces 8.2% gross yield and 5.9% net yield, but the tenant base is price-sensitive and will not forgive poor building maintenance, weak security, or a bad micro-location.
Centro Histórico can attract students, local professionals, short-stay renters, and culture-oriented tenants. But older buildings, parking limitations, and uneven nighttime perception can make one apartment much harder to rent than another nearby apartment.
Santiago benefits from UPAEP-side demand and central access, yet quality varies. A weak building may need more repairs, more vacancy allowance, or lower rent than the neighborhood average suggests.
A safer alternative is to accept slightly lower yield in La Paz, Huexotitla, or Zavaleta. These areas are easier for a beginner buyer because the tenant base is broader and the resale logic is clearer.
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What neighborhoods should I avoid when buying a rental apartment in Puebla?
For beginner rental investors in Puebla, the neighborhoods to avoid or handle carefully are Centro Histórico, Santiago, San Manuel, El Carmen, and outer parts of Momoxpan.
These are not automatic no-go areas. They are places where local judgment and building selection matter more.
Centro Histórico should be avoided by beginners unless the building is renovated, secure, legally clean, and easy to access. Its studio estimate of 7.7% gross yield and 5.5% net yield looks good, but building risk is higher.
San Manuel should be avoided for older, poorly maintained 2-bedroom apartments. Studios and 1-bedroom apartments near real student demand are more convincing than large tired units with weak parking or maintenance.
Santiago should be avoided if the unit depends only on a low purchase price. The apartment still needs strong access to UPAEP, hospitals, services, or central employment to justify the investment.
Outer Momoxpan should be avoided when car dependence is high and the building has no strong amenities. The area can offer value, but not every sub-location has enough tenant depth.
The simple beginner rule is this: in Puebla, avoid apartments where the only attractive number is the purchase price.
Which neighborhoods are seeing rental demand weaken, and why, in Puebla?
The Puebla neighborhoods where rental demand looks most fragile are older Centro Histórico stock, weaker San Manuel buildings, and less-connected outer Momoxpan or peripheral Cholula pockets.
This looks more like a quality filter than a structural collapse. Renters are becoming more selective about condition, access, safety, internet quality, parking, and convenience.
In Centro Histórico, demand can still be strong for renovated apartments, but older apartments without parking or upgrades face more resistance. The yield estimate can look attractive, yet the operational risk sits inside the building rather than the neighborhood label.
In San Manuel, renter demand is still present, especially for student and young professional budgets. But tenants are price-sensitive, so an old or poorly furnished unit may need a rent discount to compete.
In peripheral Cholula and Momoxpan, the issue is distance and car dependence. Puebla renters may like the lifestyle story, but commute time, parking, and access to daily services still matter.
The practical recommendation is to avoid weak buildings rather than entire neighborhoods. A good small unit in the right micro-location can outperform a larger apartment with a stronger neighborhood name but weaker day-to-day usability.
Which neighborhoods are seeing new developments that could create stronger rental demand in Puebla?
The neighborhoods where new development could create stronger rental demand in Puebla are Angelópolis, Lomas de Angelópolis, San Andrés Cholula, Cholula, and areas linked to the RUTA Line 4 corridor.
The important distinction is that demand-creating development is not the same as apartment supply. Offices, universities, hospitals, retail, and usable transport can deepen the renter pool, while too many similar new apartments can increase competition.
Angelópolis is the clearest demand corridor because it combines modern apartments, offices, hospitals, malls, and private university demand. That supports professional renters and helps explain why 1-bedroom rents are estimated at MXN 16,500 per month.
Lomas de Angelópolis and San Andrés Cholula benefit from ongoing residential and commercial expansion. The caution is that buyers often pay a premium for security, newer stock, and amenities, so yield is good rather than exceptional.
Cholula is attractive because lifestyle demand is real. In the dataset, a 1-bedroom apartment is estimated at MXN 1,950,000 and MXN 12,000 monthly rent, giving 7.4% gross yield and 5.5% net yield.
The best opportunity is not simply to buy near new buildings. It is to buy where employment, education, transport, and daily services deepen rental demand faster than new supply adds competition.
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 Puebla?
The Puebla neighborhoods that have become less attractive for rental-income investors are Angelópolis, Lomas de Angelópolis, Estrella del Sur, and some high-priced Las Ánimas stock.
The problem is not that these are weak places to live. The issue is that purchase prices have moved faster than rent in several premium segments, which compresses yield.
Angelópolis remains desirable, but the estimated net yield range of 5.1% to 5.4% is not clearly superior to La Paz or Huexotitla. That makes it less attractive for a pure income buyer, even if it remains useful for liquidity and tenant quality.
Lomas de Angelópolis has the same trade-off. Buyers often pay for security, amenities, family appeal, and newer residential environments, but those features do not always produce proportionally higher rent.
Estrella del Sur looks weaker in this dataset because estimated net yields sit around 4.8% to 5.0%. It can still work at a discounted purchase price, but it is not the first-choice income neighborhood.
High-priced Las Ánimas stock also needs caution. The area is stable, but a 2-bedroom apartment at MXN 3,400,000 and MXN 19,000 monthly rent produces 5.0% net yield, which leaves less room for mistakes.
The practical conclusion is to avoid paying a prestige premium unless the apartment has a clear renter profile, strong building quality, and a realistic rent that still supports the price.
Which apartment types are becoming harder to rent in Puebla, and in which neighborhoods?
The apartment types becoming harder to rent in Puebla are large or poorly located 2-bedroom apartments in premium areas, older 2-bedroom apartments in student-heavy districts, and studios without strong transport or university access.
The problem is not the apartment type alone. The real issue is apartment type plus location, price, building quality, and renter profile.
In Angelópolis and Lomas de Angelópolis, 2-bedroom apartments can rent well, but they must justify high monthly rents with amenities, parking, security, and building quality. Angelópolis 2-bedroom rent is estimated at MXN 22,000 per month, while Lomas de Angelópolis is estimated at MXN 21,000.
In San Manuel, Santiago, and El Carmen, older 2-bedroom apartments can be harder than studios or 1-bedroom apartments. Student and young professional demand often prefers smaller, cheaper, practical units.
In Cholula and San Andrés Cholula, studios and 1-bedroom apartments remain liquid when they are close to nightlife, universities, restaurants, and daily services. Peripheral units without walkability or parking can struggle.
For a beginner investor in Puebla, the safest format is a well-located 1-bedroom apartment in La Paz, Huexotitla, Cholula, Zavaleta, or Angelópolis. It offers enough yield, broad demand, and better resale logic than an oversized or poorly located 2-bedroom apartment.
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INSIGHTS
These insights are drawn from the Puebla 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 Puebla.
- Puebla studios usually beat 2-bedroom apartments on percentage yield. This is especially clear in San Manuel, El Carmen, Santiago, and Centro Histórico, where low entry prices allow small apartments to monetize rent more efficiently.
- The safest beginner apartment in Puebla is usually not the cheapest studio. A well-located 1-bedroom apartment often gives nearly the same net yield with a wider tenant pool and easier resale logic.
- San Manuel has the highest headline yield, but it is not the lowest-risk area. The 5.9% studio net yield is attractive only when the building is secure, practical, and close to real tenant demand.
- La Paz is the strongest all-round Puebla rental market in the dataset. It combines 5.4% to 5.7% estimated net yields with livability, access, and tenant depth.
- Huexotitla is one of the cleanest rent-to-price stories in Puebla. Its estimated 5.4% net yield across all three apartment sizes suggests balanced demand rather than a one-format anomaly.
- Cholula performs well because the renter reason is not only price. Universities, nightlife, restaurants, walkability, and lifestyle demand help support both rent and occupancy.
- Angelópolis has high rents but not the highest yield. Buyers pay for liquidity, modern buildings, amenities, hospitals, offices, and tenant quality, which compresses the pure income return.
- Lomas de Angelópolis is useful for stability and lifestyle, but it should not be treated as a maximum-yield play. The premium for security and amenities does not always translate into a higher net yield.
- Centro Histórico can look strong on paper, but the apartment-level risk is higher. Renovation, parking, security, building legality, and block quality matter more there than the neighborhood average.
- El Carmen and Santiago are better than many beginners assume, but only for careful buyers. A renovated, well-located, secure unit can work, while a weak building can turn the same yield estimate into a poor investment.
- Zavaleta is useful for investors who want tenant depth without paying full Angelópolis prices. It is not the highest-yield area, but it can be easier to rent and understand.
- Las Ánimas is stable but not spectacular for income. It can suit buyers who want a practical west-side tenant base, but the 2-bedroom net yield of 5.0% leaves less margin for overpaying.
- Estrella del Sur has the weakest yield profile in the dataset. The 2-bedroom estimate of 4.8% net yield means the rent does not fully reward the purchase price compared with stronger Puebla areas.
- San Pedro Cholula is attractive lifestyle-wise, but yields weaken as apartment size increases. The 2-bedroom net yield is estimated at 4.9%, below the stronger Puebla income areas.
- Momoxpan can offer value, but car dependence can limit tenant depth. A good price is not enough if the renter still needs inconvenient commutes and weak daily access.
- The most important Puebla risk is not the neighborhood name. It is whether the specific apartment has a clear renter base, sensible maintenance costs, strong access, and a realistic price.
- Gross yield is only the first filter. Net yield matters more because vacancy, repairs, leasing friction, management, and building costs can turn a good-looking gross number into a weaker real return.
- The best Puebla investment strategy is to buy tenant depth, not just yield. La Paz, Huexotitla, Cholula, Zavaleta, and Angelópolis each offer a different balance of yield, stability, lifestyle, and resale value.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Puebla neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type. We did not reuse a third-party yield dataset.
For each area, we researched current residential sale listings and rental listings across major real estate platforms relevant to Puebla, including Inmuebles24, Lamudi, and Propiedades.com.
First, we collected sale listings for each Puebla neighborhood and apartment type. We then cleaned the sample and kept only reasonably comparable properties based on location, apartment type, size, condition, and listing quality.
Duplicate listings, luxury outliers, distressed assets, serviced-style offers, unrealistic asking prices, incomplete listings, and clearly non-comparable properties were removed because they would distort the estimate.
Sale prices were normalized where possible using comparable apartment evidence. We used the median price as the main reference when the sample was deep enough, and used the average only when the sample was clean and not distorted by outliers.
We 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 then matched by neighborhood and apartment type to estimate gross rental yield. The formula is simple: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we did not apply one flat discount to every apartment. The deduction was adjusted by neighborhood and property type because different apartments have different cost structures.
The net yield adjustment reflects the costs and risks that matter for each segment, such as vacancy, maintenance, management costs, letting costs, repairs, HOA leakage, tax friction, service charges, building costs, utilities, and other operating costs when relevant.
Each estimate is 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 means usable but less robust, and fewer than 20 means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as 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 Puebla.
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