Get all the data you need about the real estate market in Santiago
This blog post covers residential rental yields across Santiago's main neighborhoods as of March 2026.
We update this post regularly so the numbers you see here always reflect the latest available market data.
Whether you are comparing neighborhoods for the first time or narrowing down your shortlist, this guide walks you through everything in plain language.
And if you're planning to buy a property in Santiago, you may want to download our real estate pack about Santiago.
A quick summary of the Santiago rental market
| Metric | Value |
|---|---|
| Santiago neighborhood with the best gross rental yield | Macul (one-bedroom apartment, 5.74%) |
| Santiago neighborhoods with the lowest gross rental yields | La Reina, Lo Barnechea, Vitacura (large houses, below 3.7%) |
| Average gross yield across all Santiago submarkets | ~4.6% |
| Average net yield across all Santiago submarkets | ~3.1% |
| Median purchase price in the table | CLP 230,000,000 |
| Average monthly rent across all property types | ~CLP 1,050,000 |
| Average occupancy across all Santiago submarkets | ~92% |
| Fastest leasing market in Santiago | Providencia (~29 days to rent) |
| Slowest leasing market in Santiago | Estación Central two-bedroom (~58 days to rent) |
| Highest occupancy submarket in Santiago | Providencia one-bedroom (97%) |
| Best value high-yield segment in Santiago | One-bedroom apartments in Macul and San Miguel |
| Yield spread from top to bottom in Santiago | 5.74% (Macul, one-bed) to 3.33% (San Miguel, three-bed house) — a gap of ~2.4 percentage points |
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Santiago neighborhoods and property types ranked by rental yield in 2026
This table ranks the main Santiago neighborhoods and property types 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 ownership 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 Santiago.
| # | 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 | Macul | One-bedroom apartment | 5.74% | 4.12% | CLP 92,000,000 | CLP 440,000 | CLP 1,350,000 | 94% | 43 days | Young Metro commuters | New-supply rent competition | Top Pick |
| 2 | Macul | Two-bedroom apartment | 4.92% | 3.49% | CLP 122,000,000 | CLP 500,000 | CLP 1,600,000 | 93% | 45 days | Couples near campus and Metro | Future supply around stations | Strong Potential |
| 3 | Macul | Three-bedroom apartment | 4.78% | 3.33% | CLP 148,000,000 | CLP 590,000 | CLP 1,900,000 | 92% | 47 days | Young families seeking value | Slower exit resale market | Good Potential |
| 4 | San Miguel | One-bedroom apartment | 5.73% | 4.08% | CLP 90,000,000 | CLP 430,000 | CLP 1,300,000 | 94% | 42 days | Young couples near Metro | Rent caps from competition | Top Pick |
| 5 | San Miguel | Two-bedroom apartment | 4.95% | 3.60% | CLP 126,000,000 | CLP 520,000 | CLP 1,650,000 | 93% | 44 days | Small families near Line 2 | Mid-market rent sensitivity | Strong Potential |
| 6 | San Miguel | Three-bedroom apartment | 4.71% | 3.26% | CLP 158,000,000 | CLP 620,000 | CLP 2,100,000 | 91% | 48 days | Families needing extra room | Narrower tenant pool | Good Potential |
| 7 | San Miguel | Three-bedroom house | 3.33% | 2.15% | CLP 310,000,000 | CLP 860,000 | CLP 3,900,000 | 90% | 50 days | Value-seeking families | Older-house maintenance drag | Moderate Appeal |
| 8 | Estación Central | Studio apartment | 5.35% | 3.08% | CLP 65,000,000 | CLP 290,000 | CLP 1,200,000 | 92% | 50 days | Budget solo renters | Tower oversupply pressure | Good Potential |
| 9 | Estación Central | One-bedroom apartment | 4.92% | 2.94% | CLP 78,000,000 | CLP 320,000 | CLP 1,300,000 | 91% | 55 days | Budget workers near Metro | Tenant turnover risk | Moderate Appeal |
| 10 | Estación Central | Two-bedroom apartment | 4.67% | 2.73% | CLP 95,000,000 | CLP 370,000 | CLP 1,500,000 | 90% | 58 days | Price-sensitive small families | Chronic high-rise competition | Moderate Appeal |
| 11 | Providencia | One-bedroom apartment | 5.32% | 4.17% | CLP 176,000,000 | CLP 780,000 | CLP 1,850,000 | 97% | 29 days | Professionals near offices and Metro | High entry price | Top Pick |
| 12 | Providencia | Two-bedroom apartment | 4.36% | 3.23% | CLP 300,000,000 | CLP 1,090,000 | CLP 2,800,000 | 96% | 31 days | Established couples near Metro | Expensive purchase ticket | Strong Potential |
| 13 | Providencia | Three-bedroom apartment | 4.21% | 3.00% | CLP 485,000,000 | CLP 1,700,000 | CLP 4,250,000 | 95% | 33 days | Families wanting central prestige | High capital tied up | Good Potential |
| 14 | Santiago Centro | Studio apartment | 5.00% | 3.09% | CLP 72,000,000 | CLP 300,000 | CLP 1,250,000 | 90% | 52 days | Students and first-job renters | Weaker tenant screening | Good Potential |
| 15 | Santiago Centro | One-bedroom apartment | 4.77% | 2.92% | CLP 88,000,000 | CLP 350,000 | CLP 1,450,000 | 89% | 55 days | Students near downtown campuses | Vacancy during price wars | Moderate Appeal |
| 16 | Santiago Centro | Two-bedroom apartment | 4.61% | 2.77% | CLP 112,000,000 | CLP 430,000 | CLP 1,700,000 | 88% | 57 days | Student sharers and couples | Above-average vacancy risk | Moderate Appeal |
| 17 | Las Condes | One-bedroom apartment | 4.95% | 3.84% | CLP 206,000,000 | CLP 850,000 | CLP 2,100,000 | 96% | 34 days | Executives and dual-income couples | High owner carrying costs | Strong Potential |
| 18 | Las Condes | Two-bedroom apartment | 4.46% | 3.27% | CLP 390,000,000 | CLP 1,450,000 | CLP 3,450,000 | 95% | 36 days | Affluent couples and expats | Premium rents soften first | Good Potential |
| 19 | Las Condes | Three-bedroom apartment | 4.08% | 2.83% | CLP 500,000,000 | CLP 1,700,000 | CLP 4,800,000 | 94% | 37 days | Executive families near offices | Premium segment price cuts | Moderate Appeal |
| 20 | Ñuñoa | One-bedroom apartment | 4.71% | 3.53% | CLP 140,000,000 | CLP 550,000 | CLP 1,700,000 | 95% | 40 days | Young professionals near Metro | Pipeline supply around stations | Strong Potential |
| 21 | Ñuñoa | Two-bedroom apartment | 4.56% | 3.39% | CLP 200,000,000 | CLP 760,000 | CLP 2,300,000 | 94% | 40 days | Couples upgrading from one-beds | Rent growth cooling | Strong Potential |
| 22 | La Reina | Two-bedroom apartment | 4.28% | 3.07% | CLP 230,000,000 | CLP 820,000 | CLP 2,250,000 | 93% | 44 days | Families wanting quieter streets | Thinner rental market depth | Good Potential |
| 23 | La Reina | Three-bedroom house | 3.84% | 2.48% | CLP 610,000,000 | CLP 1,950,000 | CLP 6,200,000 | 91% | 49 days | Families seeking school catchments | Repair-heavy detached stock | Moderate Appeal |
| 24 | La Reina | Four-bedroom house | 3.42% | 2.03% | CLP 790,000,000 | CLP 2,250,000 | CLP 8,900,000 | 89% | 54 days | Families wanting gardens | Larger capex surprises | Limited Appeal |
| 25 | Vitacura | Two-bedroom apartment | 4.43% | 3.13% | CLP 420,000,000 | CLP 1,550,000 | CLP 4,000,000 | 94% | 41 days | Affluent professionals and downsizers | High service-charge burden | Good Potential |
| 26 | Vitacura | Three-bedroom apartment | 4.24% | 2.79% | CLP 580,000,000 | CLP 2,050,000 | CLP 5,300,000 | 93% | 45 days | Executive families near schools | Long reletting periods | Moderate Appeal |
| 27 | Vitacura | Four-bedroom house | 3.63% | 2.08% | CLP 1,040,000,000 | CLP 3,150,000 | CLP 11,500,000 | 88% | 56 days | Senior executives with children | Very narrow tenant pool | Limited Appeal |
| 28 | Lo Barnechea | Two-bedroom apartment | 4.26% | 3.01% | CLP 380,000,000 | CLP 1,350,000 | CLP 3,450,000 | 93% | 42 days | Affluent couples and relocators | Smaller renter pool | Good Potential |
| 29 | Lo Barnechea | Three-bedroom apartment | 4.27% | 2.90% | CLP 520,000,000 | CLP 1,850,000 | CLP 4,700,000 | 92% | 45 days | Upper-income families near schools | Luxury-demand volatility | Moderate Appeal |
| 30 | Lo Barnechea | Four-bedroom house | 3.55% | 2.02% | CLP 980,000,000 | CLP 2,900,000 | CLP 10,900,000 | 87% | 58 days | Large families near private schools | Expensive vacancy months | Limited Appeal |
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Key insights about rental yields in Santiago
Insights
- In Santiago, one-bedroom apartments in Macul and San Miguel both beat 5.7% gross yield, yet their purchase prices sit below CLP 95 million, making them the most accessible entry points in the table by a wide margin.
- Providencia combines the highest occupancy rate in the table (97% for one-beds) with the fastest average time to rent in Santiago at around 29 days, meaning the landlord carries almost no idle-asset risk once a tenant leaves.
- The gap between gross and net yield in Estación Central is larger than in most other Santiago comunas: net yield on one-beds drops to about 2.94%, nearly two full percentage points below the gross figure, mainly because of high tenant turnover and vacancy friction.
- Large houses in Vitacura, Lo Barnechea, and La Reina all produce net yields below 2.1%, which means they return less per peso invested than a standard savings product in many years, while also locking up between CLP 790 million and CLP 1,040 million in capital.
- Ñuñoa stands out as one of the most balanced submarkets in Santiago: both one-bed and two-bed apartments stay above 4.5% gross yield, maintain 94-95% occupancy, and rent in around 40 days, without requiring a premium purchase price.
- Santiago Centro shows some of the weakest net yields in the small-unit segment despite having low asking prices. The problem is not the rent; it is the combination of 88-90% occupancy and higher vacancy and competition costs that drag net returns down to around 2.8-3.1%.
- Las Condes is competitive only in smaller formats. The one-bedroom apartment at 4.95% gross yield and 96% occupancy is solid. But the three-bedroom apartment sits below 4.1% gross and only 2.83% net, because purchase prices rise faster than achievable rents as unit size increases.
- Across the entire Santiago table, property type matters at least as much as neighborhood. Every neighborhood where three-bedroom or four-bedroom houses appear produces a yield below 4%, while every entry with a studio or one-bedroom apartment sits at 4.7% or above.
- The spread from the highest-yielding asset (Macul one-bed at 5.74%) to the lowest (San Miguel house at 3.33%) is about 2.4 percentage points. Over a CLP 300 million investment, that gap equals roughly CLP 7 million per year in net income difference.
- Providencia and Las Condes both rent faster than Ñuñoa on average, but cost between 25% and 50% more to acquire. For an investor focused purely on yield rather than prestige or resale liquidity, Ñuñoa often delivers a better return per peso spent.
- Time to rent in Santiago varies sharply by location, from 29 days in Providencia to 58 days in Estación Central two-beds and Lo Barnechea four-bed houses. That difference alone, applied to a monthly rent of CLP 370,000 to CLP 2,900,000, can represent weeks of lost income per vacancy cycle.
- The best beginner combination in the Santiago market as of March 2026 is likely a one-bedroom apartment in Macul or San Miguel: low entry price, above 5.7% gross yield, 94% occupancy, around 42-43 days to rent, and a tenant base of young Metro commuters with relatively stable demand.
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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 Santiago.
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 Santiago neighborhood and property type, we aggregated the freshest purchase price and monthly rent data available from Chilean property portals, official databases, and institutional market reports. When possible, we cross-checked multiple sources to confirm the same price 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 by Santiago neighborhood and property type. That is why two areas with similar rents can still produce different net returns.
For example, central comunas like Santiago Centro and Estación Central carry higher vacancy and tenant-turnover costs, while upscale areas like Vitacura and Lo Barnechea face larger maintenance and service-charge burdens on detached houses. Newer high-rise buildings in some comunas also carry higher building fees that reduce net income.
We also estimated annual ownership fees by combining the main recurring costs linked to each asset in the Santiago market. This includes items such as a maintenance reserve, minor repairs, vacancy friction costs, insurance, and owner-side building or holding costs. These are not a substitute for a tax or legal quote tailored to your situation.
These estimates were not applied as one flat number across Santiago. They were adjusted by neighborhood and property type to better reflect local ownership conditions in each submarket.
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 Santiago.
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 Santiago, 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's reliable | How we used it |
|---|---|---|
| Banco Central de Chile – Housing Price Index | Chile's central bank uses actual housing transaction records, not listing estimates, to track price movements. | We used it as the official macro anchor for Santiago housing prices. We cross-checked neighborhood sale price estimates against this index to avoid overstating values based on listing data alone. |
| INE.Stat – Instituto Nacional de Estadísticas | It is Chile's national statistics platform and the main public repository for official household and economic data. | We used it for the broader statistical backdrop on households, inflation, and market context. We used it to keep the article grounded in official Chilean figures rather than private portal data alone. |
| Servicio de Impuestos Internos – UF 2026 | The SII is Chile's official tax authority and publishes the daily UF values used across the entire real estate market. | We used it to convert UF-denominated asking prices and rents into Chilean pesos for March 2026. We applied a March 2026 UF level of around CLP 39,800 to standardize all figures in the table. |
| TOCTOC – InfoRenta | TOCTOC is one of Chile's largest property data platforms, with dedicated rental analytics broken down by zone, comuna, and neighborhood. | We used it as one of the main rental market inputs for rents, vacancy rates, and expected returns across Santiago. We used it to avoid building the yield table from isolated listings only. |
| TOCTOC Blog – Rental Speed by Comuna 2026 | It publishes explicit 2026 comuna-level time-to-rent benchmarks drawn directly from TOCTOC's transaction data. | We used it to calibrate occupancy and average days to rent for each Santiago submarket. We used the published figures for Providencia, Las Condes, Ñuñoa, and Santiago Centro as anchor points for the full table. |
| TOCTOC – Informe de Mercado de Arriendo RM 2024 | It is TOCTOC's own comprehensive rental market study for the Santiago metropolitan region, with an explicit data base. | We used it for region-wide occupancy levels, average days on market, and overall rental market tightness across Santiago. We used those figures as the starting benchmark before adjusting by neighborhood and property type. |
| CBRE Chile / ACAFI – Reporte Inmobiliario 2025-2026 | CBRE is one of the world's largest real estate advisory firms, and this joint report with ACAFI is institutional-grade market research. | We used it to sense-check Santiago rental market resilience, multifamily supply conditions, and the financing and permitting backdrop. We used it as an institutional cross-check against portal-based pricing signals. |
| Portalinmobiliario – Quarterly RM Housing Report | Portalinmobiliario is one of Chile's largest residential property portals and publishes recurring quarterly market tracking for the Santiago metropolitan region. | We used it to cross-check sale price direction and identify which Santiago comunas were under more pricing pressure. We used it to avoid overstating values in central submarkets where prices had softened. |
| Tinsa Chile – Eastern RM Market Report Q1 2025 | Tinsa is a recognized real estate valuation and advisory firm with deep coverage of the Chilean market across multiple years. | We used it to confirm which eastern Santiago submarkets still had strong sales activity. We used it particularly for Ñuñoa, Las Condes, Macul, and La Reina selection and pricing positioning. |
| Portalinmobiliario – Live Listing Pages | It is one of the deepest live listing databases in Chile's residential market, with commune- and typology-filtered search across the entire Santiago metropolitan area. | We used many commune- and typology-filtered sale and rental pages from this portal as the live March 2026 data layer. We used those pages to estimate average purchase prices and monthly rents for each property type in each neighborhood. |
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