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SUMMARY
We analyzed apartment rental yields in Puerto Vallarta, as of 2026, for residential apartment buyers using the raw Puerto Vallarta apartment yield dataset provided. The work compares purchase prices, long-term furnished monthly rents, gross rental yields, and net rental yields across the main apartment neighborhoods in the city.
This tracker is updated regularly, so the numbers should be read as a current May 2026 Puerto Vallarta apartment yield snapshot rather than a permanent forecast.
The strongest yield signal in Puerto Vallarta is Versalles. A 1-bedroom apartment in Versalles is estimated at MXN 2,642,480, rents for about MXN 21,000 per month, and produces a 9.5% gross yield and 7.1% net yield.
Las Glorias, La Floresta, Centro, and 5 de Diciembre also stand out for buyers who want income without moving too far into weak or purely local renter locations.
The weakest yield profile is found in Altavista, Conchas Chinas, and expensive Amapas units. These areas can be attractive lifestyle locations, but the purchase price often absorbs too much of the rent.
Puerto Vallarta 1-bedroom apartments usually give the best balance of return and total investment. They are easier to rent than expensive 2-bedroom units and usually more liquid than studios in weaker locations.
For stable rental income rather than maximum yield, Marina Vallarta, Fluvial Vallarta, 5 de Diciembre, Centro, and Zona Hotelera Norte are the safer names in the dataset.
The main risk for a foreign individual buyer is confusing tourist appeal with long-term rental yield. Ocean views, prestige, and lifestyle demand can push purchase prices above what ordinary long-term rent can support.
The practical takeaway is simple: in the Puerto Vallarta apartment market, buy where tenants pay for daily convenience, walkability, security, and access, not only where buyers pay for views.
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Neighborhoods and apartment rental yields in Puerto Vallarta in 2026
This table compares apartment rental yields in Puerto Vallarta 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 Puerto Vallarta.
| 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 5 de Diciembre | MXN 2,848,560 | MXN 16,000 | 6.7% | 4.9% | MXN 3,725,040 | MXN 23,000 | 7.4% | 5.3% | MXN 5,478,000 | MXN 31,000 | 6.8% | 4.9% |
| Altavista | MXN 4,380,480 | MXN 17,000 | 4.7% | 3.3% | MXN 5,728,320 | MXN 25,000 | 5.2% | 3.7% | MXN 8,424,000 | MXN 34,000 | 4.8% | 3.4% |
| Amapas | MXN 4,927,000 | MXN 24,000 | 5.8% | 4.0% | MXN 6,443,000 | MXN 36,000 | 6.7% | 4.6% | MXN 9,475,000 | MXN 50,000 | 6.3% | 4.3% |
| Centro | MXN 2,871,440 | MXN 17,000 | 7.1% | 5.1% | MXN 3,754,960 | MXN 25,000 | 8.0% | 5.8% | MXN 5,522,000 | MXN 34,000 | 7.4% | 5.3% |
| Conchas Chinas | MXN 5,460,000 | MXN 24,000 | 5.3% | 3.6% | MXN 7,140,000 | MXN 36,000 | 6.1% | 4.1% | MXN 10,500,000 | MXN 52,000 | 5.9% | 4.0% |
| Emiliano Zapata / Zona Romántica | MXN 3,903,640 | MXN 22,000 | 6.8% | 4.7% | MXN 5,104,760 | MXN 34,000 | 8.0% | 5.5% | MXN 7,507,000 | MXN 46,000 | 7.4% | 5.1% |
| Fluvial Vallarta | MXN 2,787,720 | MXN 14,000 | 6.0% | 4.5% | MXN 3,645,480 | MXN 21,000 | 6.9% | 5.1% | MXN 5,361,000 | MXN 29,000 | 6.5% | 4.8% |
| La Floresta | MXN 1,690,000 | MXN 10,000 | 7.1% | 5.3% | MXN 2,210,000 | MXN 15,000 | 8.1% | 6.1% | MXN 3,250,000 | MXN 21,000 | 7.8% | 5.8% |
| Las Glorias | MXN 2,496,000 | MXN 15,000 | 7.2% | 5.3% | MXN 3,264,000 | MXN 22,000 | 8.1% | 5.9% | MXN 4,800,000 | MXN 30,000 | 7.5% | 5.5% |
| Marina Vallarta | MXN 3,632,200 | MXN 18,000 | 5.9% | 4.2% | MXN 4,749,800 | MXN 28,000 | 7.1% | 5.0% | MXN 6,985,000 | MXN 39,000 | 6.7% | 4.7% |
| Pitillal Centro | MXN 1,716,000 | MXN 9,000 | 6.3% | 4.7% | MXN 2,244,000 | MXN 14,000 | 7.5% | 5.6% | MXN 3,300,000 | MXN 20,000 | 7.3% | 5.5% |
| Vallarta 750 | MXN 2,236,000 | MXN 12,000 | 6.4% | 4.8% | MXN 2,924,000 | MXN 18,000 | 7.4% | 5.5% | MXN 4,300,000 | MXN 25,000 | 7.0% | 5.2% |
| Versalles | MXN 2,020,720 | MXN 14,000 | 8.3% | 6.2% | MXN 2,642,480 | MXN 21,000 | 9.5% | 7.1% | MXN 3,886,000 | MXN 28,000 | 8.6% | 6.4% |
| Zona Hotelera Norte | MXN 3,583,320 | MXN 19,000 | 6.4% | 4.5% | MXN 4,685,880 | MXN 29,000 | 7.4% | 5.2% | MXN 6,891,000 | MXN 40,000 | 7.0% | 4.9% |
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods offer the best net yield among areas people actually want to live in Puerto Vallarta?
The best net-yield neighborhoods among areas people actually want to live in Puerto Vallarta are Versalles, Las Glorias, Centro, La Floresta, and 5 de Diciembre.
Versalles is the clearest yield leader in the Puerto Vallarta apartment market. A 1-bedroom apartment is estimated at MXN 2,642,480 and rents for about MXN 21,000 per month, producing a 7.1% net yield.
Las Glorias is slightly less fashionable, but it is very practical. A 1-bedroom apartment is estimated at MXN 3,264,000, rents for MXN 22,000 per month, and produces a 5.9% net yield.
Centro and 5 de Diciembre are stronger lifestyle locations. Centro gives a 5.8% net yield for 1-bedroom apartments, while 5 de Diciembre gives 5.3%, helped by walkability and daily convenience.
La Floresta is the low-entry-price case. A 1-bedroom apartment costs about MXN 2,210,000 and rents for about MXN 15,000, giving a 6.1% net yield, although resale liquidity is weaker than in the more central coastal neighborhoods.
The beginner-friendly conclusion is simple. Versalles is the strongest yield and livability compromise, Las Glorias is the practical value option, and Centro or 5 de Diciembre are better if future resale liquidity matters more.
Where can I find apartments with above-average yields and below-average entry prices in Puerto Vallarta?
The best above-average-yield and below-average-price apartment areas in Puerto Vallarta are Versalles, La Floresta, Las Glorias, Pitillal Centro, and Vallarta 750.
These areas sit well below the citywide apartment median price of about MXN 5,166,590 used as the purchase-price anchor in the dataset. That matters because a lower entry price gives the rent more room to support the yield.
Versalles is the cleanest value case. A 1-bedroom apartment costs about MXN 2,642,480, while the estimated net yield is 7.1%, the strongest 1-bedroom result in the tracker.
La Floresta is cheaper still. A 1-bedroom apartment costs about MXN 2,210,000 and produces an estimated 6.1% net yield, but the buyer must accept lower prestige and weaker resale liquidity.
Las Glorias is more expensive than La Floresta but more central. A 1-bedroom apartment costs about MXN 3,264,000, rents for MXN 22,000, and produces a 5.9% net yield.
Pitillal Centro and Vallarta 750 are more price-sensitive plays. Their yields look attractive, but the tenant pool is more local and less foreign-driven, which means the headline return needs better unit selection.
Where does the rent level justify the purchase price most clearly in Puerto Vallarta?
Rent most clearly justifies purchase price in Versalles, Las Glorias, Centro, and Emiliano Zapata / Zona Romántica.
Versalles has the best rent-to-price relationship in the dataset. A 1-bedroom apartment is estimated at MXN 2,642,480 and rents for MXN 21,000 per month, giving a 9.5% gross yield and 7.1% net yield.
Las Glorias also looks rational. A 2-bedroom apartment costs about MXN 4,800,000 and rents for MXN 30,000 per month, producing a 7.5% gross yield and 5.5% net yield.
Centro and Zona Romántica are more expensive, but tenants pay for walkability. Centro 1-bedroom apartments show an 8.0% gross yield, and Zona Romántica 1-bedroom apartments also show an 8.0% gross yield.
Amapas and Conchas Chinas are different. Tenants pay high rents there, but buyers pay even higher prices for views, exclusivity, and lifestyle, so long-term rental yield is weaker.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Puerto Vallarta?
For stable rental income in Puerto Vallarta, the best areas are Marina Vallarta, Fluvial Vallarta, 5 de Diciembre, Centro, and Zona Hotelera Norte.
These are not always the highest-yielding areas, but they have deeper tenant demand and better everyday appeal than purely cheap inland markets.
Marina Vallarta is the stability choice. A 1-bedroom apartment gives an estimated 5.0% net yield, below Versalles, but the area appeals to retirees, professionals, long-stay visitors, and tenants who want security, parking, restaurants, and marina access.
Fluvial Vallarta is also stable. A 2-bedroom apartment produces about 4.8% net yield, supported by families, local professionals, schools, hospitals, shopping, and easier daily driving than in the old-town streets.
5 de Diciembre and Centro are stable because they are walkable. Their 1-bedroom net yields are about 5.3% and 5.8%, respectively, which is attractive for renters who want central access without needing a car.
Zona Hotelera Norte offers high rent levels, with a 2-bedroom apartment estimated at MXN 40,000 per month. The trade-off is more competition from newer buildings and higher operating costs, which bring the net yield down to about 4.9%.
Which apartment type gives the best return for the lowest total investment in Puerto Vallarta?
The 1-bedroom apartment is usually the best return-for-investment product in Puerto Vallarta.
It gives the best balance of purchase price, rent, tenant depth, and resale liquidity for foreign buyers looking at Puerto Vallarta apartments.
Versalles shows the point clearly. A 1-bedroom apartment costs about MXN 2,642,480 and produces about 7.1% net yield, while requiring much less capital than most 2-bedroom apartments in the coastal neighborhoods.
Studios can work, especially in Centro, Versalles, and La Floresta. But studios depend more on single renters, remote workers, seasonal renters, and short-stay behavior, so the exact location matters more.
Two-bedroom apartments earn higher absolute rent. For example, a Zona Romántica 2-bedroom apartment rents for about MXN 46,000 per month, but the purchase price is about MXN 7,507,000, which pulls the net yield down to 5.1%.
We give you more details in the our real estate pack about Puerto Vallarta.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Puerto Vallarta?
The strongest income-with-low-vacancy neighborhoods in Puerto Vallarta are Zona Romántica, Centro, Marina Vallarta, Zona Hotelera Norte, and Fluvial Vallarta.
These areas have broad tenant pools, not just high advertised rents. That is the key difference between a stable rental location and a location that only looks good in a spreadsheet.
Zona Romántica has the strongest lifestyle demand. A 1-bedroom apartment rents for about MXN 34,000 per month and produces an estimated 5.5% net yield, supported by walkability, restaurants, nightlife, beach access, and foreign-renter demand.
Centro is slightly cheaper and still very rentable. A 1-bedroom apartment rents for about MXN 25,000 and gives about 5.8% net yield, helped by old-town access and a mixed tenant base.
Marina Vallarta is not the highest-yield market, but it is stable. A 2-bedroom apartment rents for about MXN 39,000, supported by marina lifestyle, security, parking, restaurants, and access to the airport and Hotel Zone.
Fluvial Vallarta has family and professional demand. Its rents are lower, but vacancy risk is helped by schools, hospitals, supermarkets, and daily-life infrastructure.
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 Puerto Vallarta?
Altavista, Conchas Chinas, and Amapas look most expensive relative to long-term rental income in Puerto Vallarta.
These are not bad neighborhoods. The honest interpretation is that they are weaker rental-yield neighborhoods because buyers pay for views, prestige, privacy, and lifestyle appeal.
Altavista is the clearest yield warning. A 1-bedroom apartment costs about MXN 5,728,320 but rents for about MXN 25,000, producing only 3.7% net yield.
Conchas Chinas is beautiful and prestigious, but it is expensive. A 2-bedroom apartment costs about MXN 10,500,000 and rents for about MXN 52,000, producing only 4.0% net yield.
Amapas has strong rents but still looks pricey. A 2-bedroom apartment rents for about MXN 50,000, yet the purchase price is about MXN 9,475,000, leaving an estimated 4.3% net yield.
The practical takeaway is that these areas can be excellent lifestyle or capital-preservation purchases, but they are not the best Puerto Vallarta rental-income buys.
Which neighborhoods should I avoid even if the rental yield looks attractive in Puerto Vallarta?
Beginners should be careful with Pitillal Centro, La Floresta, Vallarta 750, and some inland fringe apartment stock, even when yields look attractive.
The issue is not the yield calculation alone. The real issue is tenant depth, resale liquidity, building management, and whether future buyers will want the same location.
Pitillal Centro has an estimated 1-bedroom net yield of 5.6%, which looks good. But the rent level is only about MXN 14,000 per month, and the foreign-renter pool is thinner than in Centro, Versalles, or the Hotel Zone.
La Floresta looks strong on paper. A 1-bedroom apartment produces about 6.1% net yield, but the lower entry price also reflects lower prestige, less beach access, and weaker resale liquidity.
Vallarta 750 is a middle-income apartment market. A 2-bedroom apartment gives about 5.2% net yield, but the area needs careful unit selection because renters are more price-sensitive.
These neighborhoods should not be rejected completely. They should be approached with stricter rules: buy only at a clear discount, check building management, avoid poor layouts, and prioritize parking, security, and maintenance.
Which neighborhoods look risky even though the rental yield is high in Puerto Vallarta?
The high-yield neighborhoods that look riskier in Puerto Vallarta are La Floresta, Pitillal Centro, Vallarta 750, and parts of Las Glorias.
The risk-adjusted return depends heavily on the exact building, not only the neighborhood name. That matters because cheap purchase prices can make yields look better than the tenant market really is.
La Floresta has attractive numbers, with 6.1% net yield for 1-bedroom apartments and 5.8% for 2-bedroom apartments. But buyers must ask whether the rent is repeatable across market cycles or only achievable in newer, well-amenitized buildings.
Pitillal Centro also looks high-yield. A 2-bedroom apartment gives about 5.5% net yield, but rents are lower and the tenant base is more local, which can mean more price sensitivity.
Vallarta 750 is safer than Pitillal in some buildings but still less liquid than coastal or lifestyle areas. The estimated 5.5% net yield for 1-bedroom apartments is attractive, but liquidity is not equal to Versalles or Centro.
Las Glorias is the better risk-adjusted version of this group. It has a 5.9% net yield for 1-bedroom apartments and stronger central access, but older buildings or weak HOA management can reduce the actual return.
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What neighborhoods should I avoid when buying a rental apartment in Puerto Vallarta?
A beginner rental-apartment investor in Puerto Vallarta should avoid Altavista, Conchas Chinas, and weak inland fringe locations unless buying for lifestyle or at a clear discount.
Altavista should be avoided by yield-focused beginners. Its estimated 1-bedroom net yield is only 3.7%, and the purchase price is high relative to ordinary long-term rent.
Conchas Chinas should be avoided if the goal is cash yield. A 2-bedroom apartment gives about 4.0% net yield, even with high rent, because the purchase price premium is heavy.
Weak inland fringe apartments should be avoided unless the price is very low. These locations can show appealing yields because purchase prices are low, but tenant depth, walkability, transport, and resale demand may be weaker.
Pitillal Centro is not a full avoid. It is better described as beginner-caution because the yield is acceptable, but the investor needs local management, realistic rent expectations, and a clear resale discount.
The avoid rule is simple. Do not buy a Puerto Vallarta apartment just because the spreadsheet yield is high. Buy where tenants and future buyers both have a reason to choose the area.
Which neighborhoods are seeing rental demand weaken, and why, in Puerto Vallarta?
Rental demand looks most vulnerable in Altavista, high-priced Amapas units, Conchas Chinas, and parts of Zona Hotelera Norte with expensive new supply.
This does not mean renters have disappeared. It means price expectations have become harder to justify when purchase prices, operating costs, and vacancy risk are considered together.
Altavista is vulnerable because rents do not fully support prices. Its estimated 2-bedroom net yield is only 3.4%, the weakest 2-bedroom result in the table.
Amapas and Conchas Chinas face affordability pressure. They can rent well to higher-income tenants, but the tenant pool is narrower, and high-end units can take longer to lease if pricing is too ambitious.
Zona Hotelera Norte has strong rent levels, with 2-bedroom apartments around MXN 40,000 per month. But new and amenity-heavy buildings can create competition, while operating costs reduce the net yield to about 4.9%.
The recommendation is to monitor high-end and high-supply areas carefully, and only buy if the rent assumption is conservative.
Which neighborhoods are seeing new developments that could create stronger rental demand in Puerto Vallarta?
Fluvial Vallarta, Versalles, Zona Hotelera Norte, Marina Vallarta, and the airport-adjacent northern corridor should benefit most from demand-creating development.
The important point is to separate demand creation from apartment oversupply. New restaurants, hospitals, schools, transport improvements, and employment nodes can deepen demand, while too much new apartment stock can also increase competition.
Fluvial Vallarta benefits from daily-life infrastructure. Hospitals, shopping, schools, and newer residential stock support professionals and families, which helps explain why a 1-bedroom apartment can produce about 5.1% net yield without beach prestige.
Versalles benefits from lifestyle development. Restaurants, cafés, new apartments, and central location have made it a stronger renter neighborhood, and the 7.1% net yield for 1-bedroom apartments shows that rents still support prices.
Zona Hotelera Norte and Marina Vallarta benefit from tourism infrastructure, airport access, and hospitality employment. Those demand drivers can support long-stay renters, seasonal residents, and workers linked to the visitor economy.
The northern corridor near Las Juntas and Ixtapa may improve with road infrastructure, but that is more speculative for apartment investors. Better roads help renters, but they do not make every inland apartment liquid.
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 Puerto Vallarta?
High-price view areas and heavy-supply apartment zones have become less attractive for pure rental-income investors in Puerto Vallarta.
That mainly means Altavista, Conchas Chinas, Amapas, and selected Zona Hotelera Norte buildings. These areas remain investable, but not at lifestyle-buyer prices.
The reason is yield compression. In Altavista, a 1-bedroom apartment produces only about 3.7% net yield. In Conchas Chinas, a 2-bedroom apartment produces about 4.0% net yield.
Amapas remains desirable, but the yield case is weaker when purchase prices stay high. A 2-bedroom apartment rents for about MXN 50,000 per month, but the purchase price is about MXN 9,475,000, leaving a net yield near 4.3%.
Zona Hotelera Norte is more mixed. It has strong rent levels, but newer supply and higher building costs can reduce the owner’s actual income, with a 1-bedroom net yield estimated at 5.2%.
The practical conclusion is not to avoid these neighborhoods blindly. The buyer should avoid overpaying for ordinary long-term rental income in places where the price is driven by lifestyle, views, or new-building prestige.
Which apartment types are becoming harder to rent in Puerto Vallarta, and in which neighborhoods?
The apartments becoming harder to rent in Puerto Vallarta are expensive 2-bedroom apartments in high-price areas and weakly located studios outside lifestyle or employment nodes.
The problem is not the apartment type alone. It is the apartment type in the wrong neighborhood, at the wrong price, with the wrong tenant pool.
Expensive 2-bedroom apartments are most sensitive in Amapas, Conchas Chinas, Altavista, and some Zona Hotelera Norte buildings. A Conchas Chinas 2-bedroom apartment can rent for MXN 52,000, but the tenant pool is narrow.
Studios work best in Centro, Versalles, Zona Romántica, and 5 de Diciembre. These neighborhoods have single professionals, remote workers, seasonal residents, and renters who value walkability.
Studios are weaker in more local or car-dependent areas unless priced very well. In Pitillal Centro, a studio rents for about MXN 9,000, and the tenant profile is more price-sensitive.
One-bedroom apartments remain the most liquid product. They are affordable enough for many renters and still large enough for couples, retirees, expats, and remote workers.
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INSIGHTS
These insights are drawn from the Puerto Vallarta 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 Puerto Vallarta.
- Versalles has the strongest Puerto Vallarta yield profile across all three apartment sizes. The 1-bedroom apartment result is especially strong, with a 9.5% gross yield and 7.1% net yield.
- One-bedroom apartments are usually the most efficient Puerto Vallarta rental product. They balance rent, purchase price, tenant depth, and resale better than most studios or 2-bedroom apartments.
- La Floresta and Pitillal Centro show that low entry prices can create attractive yields. The buyer still needs to test resale liquidity, tenant quality, parking, security, and building management before trusting the numbers.
- Las Glorias looks like one of the most balanced value areas. It is central enough to attract renters, but it does not carry the full price premium of the beach or prestige zones.
- Centro works best for 1-bedroom apartments because walkability lifts rent more than price. A 1-bedroom apartment there is estimated at 5.8% net yield.
- Zona Romántica still rents well, but buyer competition keeps yields below Versalles. It is a strong rental-demand area, but not always the best income-per-peso market.
- Marina Vallarta is a stability market, not a maximum-yield market. Buyers pay for security, amenities, marina access, parking, and lifestyle, so net yield is lower but tenant demand is smoother.
- Fluvial Vallarta is useful for buyers who want practical long-term tenants. It is less touristy, but hospitals, schools, shops, and daily convenience support stable demand.
- Amapas rents are high, but purchase prices absorb much of the advantage. The area can work for lifestyle and capital preservation, but it is not the clearest pure rental-income play.
- Conchas Chinas is a lifestyle purchase first. A 2-bedroom apartment can rent for MXN 52,000 per month, but the estimated net yield is only 4.0% because the purchase price is so high.
- Altavista has weak yield because view-driven prices are high compared with ordinary long-term rents. This is a good example of a place where buyer appeal and renter willingness to pay are not the same thing.
- Zona Hotelera Norte gives strong rent levels, but building costs and vacancy risk reduce net yield. Buyers should be careful with amenity-heavy new buildings where monthly costs are high.
- 5 de Diciembre is a useful middle option. It is central, rentable, cheaper than Zona Romántica, and still close enough to the lifestyle core to attract a broad tenant base.
- Puerto Vallarta beginners should avoid paying ocean-view prices for ordinary long-term rental income. A view can help resale and lifestyle value, but it does not automatically create a high net yield.
- The strongest apartment rental yield strategy in Puerto Vallarta is to buy daily convenience. Tenants pay reliably for walkability, parking, security, restaurants, shopping, and shorter commutes.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Puerto Vallarta 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 reviewed current residential apartment sale listings across major real estate platforms relevant to Puerto Vallarta, including Propiedades.com, Inmuebles24, and Lamudi. For each neighborhood and property type, we collected comparable sale listings ourselves before cleaning and interpreting the sample.
We removed duplicates, incomplete listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, and properties that were not comparable residential apartments. We then kept only reasonably comparable units based on location, apartment type, size, condition, and listing quality.
Sale prices were normalized where possible, with the median price used as the main reference. We used the average only when the sample was clean enough, and we interpreted asking prices carefully because listed prices are not always final transaction prices.
We built the rental side of the dataset separately. For the same neighborhood and apartment type, we manually reviewed long-term furnished rental listings, removed outliers and non-comparable offers, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and apartment type. Gross rental yield was calculated as annual rent divided by estimated purchase price.
Net rental yield was estimated by adjusting for the costs and risks that matter for each Puerto Vallarta apartment segment. These include vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, utilities, service charges, building costs, and other operating costs when relevant.
We did not apply one flat deduction to every property. The deduction changes by neighborhood and apartment type because a small central apartment, a high-amenity coastal apartment, and a less liquid inland apartment do not have the same cost profile.
Each estimate is assigned a confidence level based on the quality and size of the comparable listing sample. Around 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area 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 at the core of our work, and they are also what you will find in our real estate pack about Puerto Vallarta.
