Get all the data you need about the real estate market in Toluca
This blog post focuses on residential rental properties only, so you will not find commercial or short-term vacation data here.
We constantly update this post so the numbers always reflect the current market, not data from a year ago.
Whether you are a first-time buyer or just starting to think about real estate investment in Toluca, this guide is written to be as clear and direct as possible.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Toluca.
A quick summary table
| Metric | Value |
|---|---|
| Toluca neighborhood with best rental yield | San Mateo Oxtotitlan (2-bed apartment, 8.1% gross) |
| Toluca neighborhood with worst rental yield | Cipres (3-bed house, 4.3% gross) |
| Average gross yield across Toluca | 6.5% |
| Average net yield across Toluca | 4.9% |
| Median purchase price in Toluca | MXN 2,400,000 |
| Average monthly rent in Toluca | MXN 14,000 |
| Average occupancy rate in Toluca | 91% |
| Fastest leasing market in Toluca | San Mateo Oxtotitlan and Colonia Universidad (12 days) |
| Slowest leasing market in Toluca | Cipres 3-bed house (32 days) |
| Highest occupancy neighborhood in Toluca | San Mateo Oxtotitlan and Colonia Universidad (95%) |
| Best value high-yield segment in Toluca | 2-bedroom apartments in mid-market neighborhoods |
| Toluca yield gap (gross vs net) | 1.5 to 2.0 percentage points on average |
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2026 Toluca rental market neighborhoods ranked by yield
This table ranks the top neighborhoods and property types in Toluca by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Toluca.
| # | 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 | San Mateo Oxtotitlan | 2-bedroom apartment | 8.1% | 6.7% | MXN 1,450,000 | MXN 9,800 | MXN 15,000 | 95% | 12 days | Young couples near city core | Older stock upkeep costs | Top Pick |
| 2 | Ocho Cedros | 2-bedroom apartment | 8.0% | 6.5% | MXN 1,750,000 | MXN 11,600 | MXN 18,000 | 94% | 14 days | Young families and couples | Parking scarcity | Top Pick |
| 3 | Santa Ana Tlapaltitlan | 2-bedroom apartment | 7.9% | 6.4% | MXN 1,950,000 | MXN 12,900 | MXN 21,000 | 94% | 14 days | Commuters to Mexico City | New supply competition | Top Pick |
| 4 | San Buenaventura | 2-bedroom apartment | 7.7% | 6.1% | MXN 2,050,000 | MXN 13,200 | MXN 22,000 | 93% | 15 days | Professionals near local services | HOA fee pressure | Strong Potential |
| 5 | El Seminario | Studio suite | 7.5% | 5.5% | MXN 830,000 | MXN 5,200 | MXN 12,000 | 92% | 16 days | Students and single workers | Tenant turnover | Strong Potential |
| 6 | San Mateo Oxtotitlan | 2-bedroom house | 7.4% | 5.8% | MXN 1,680,000 | MXN 10,300 | MXN 17,000 | 93% | 16 days | Budget-conscious local families | Repair surprises | Strong Potential |
| 7 | Ocho Cedros | 2-bedroom townhouse | 7.3% | 5.7% | MXN 1,880,000 | MXN 11,400 | MXN 19,000 | 92% | 17 days | Young families needing parking | Moderate resale liquidity | Strong Potential |
| 8 | Santa Ana Tlapaltitlan | 3-bedroom townhouse | 7.3% | 5.7% | MXN 2,350,000 | MXN 14,200 | MXN 24,000 | 92% | 17 days | Airport and corridor professionals | Competing gated projects | Strong Potential |
| 9 | San Buenaventura | 3-bedroom townhouse | 7.2% | 5.6% | MXN 2,480,000 | MXN 14,900 | MXN 26,000 | 92% | 18 days | Families seeking gated living | Higher maintenance burden | Strong Potential |
| 10 | El Seminario | 2-bedroom apartment | 7.1% | 5.3% | MXN 1,180,000 | MXN 7,000 | MXN 14,000 | 91% | 18 days | Students and starter households | Rent capped by local incomes | Good Potential |
| 11 | La Merced (Alameda) | 1-bedroom apartment | 7.0% | 5.5% | MXN 2,400,000 | MXN 14,000 | MXN 26,000 | 94% | 14 days | Downtown professionals and couples | Price premium compression | Strong Potential |
| 12 | Centro | Studio loft | 6.9% | 5.2% | MXN 1,750,000 | MXN 10,000 | MXN 20,000 | 93% | 15 days | Single professionals downtown | Older building services | Strong Potential |
| 13 | Cipres | 1-bedroom apartment | 6.8% | 5.3% | MXN 2,800,000 | MXN 15,800 | MXN 30,000 | 94% | 14 days | Executives and medical staff | Premium pricing risk | Good Potential |
| 14 | Colonia Universidad | Studio loft | 6.8% | 5.3% | MXN 1,350,000 | MXN 7,600 | MXN 15,000 | 95% | 12 days | Students and visiting academics | School-calendar vacancy | Strong Potential |
| 15 | San Mateo Oxtotitlan | 3-bedroom house | 6.7% | 5.1% | MXN 1,820,000 | MXN 10,200 | MXN 18,000 | 91% | 19 days | Local families upgrading space | Slower premium absorption | Good Potential |
| 16 | San Bernardino | 2-bedroom apartment | 6.7% | 5.1% | MXN 2,650,000 | MXN 14,800 | MXN 30,000 | 93% | 16 days | Professionals near central offices | Mixed-use spillover | Good Potential |
| 17 | Ocho Cedros | 3-bedroom house | 6.6% | 4.9% | MXN 2,150,000 | MXN 11,800 | MXN 22,000 | 90% | 20 days | Established local families | Older house maintenance | Good Potential |
| 18 | Centro | 1-bedroom apartment | 6.5% | 5.0% | MXN 2,350,000 | MXN 12,800 | MXN 25,000 | 92% | 17 days | Government staff and couples | Street noise complaints | Good Potential |
| 19 | Santa Ana Tlapaltitlan | 3-bedroom house | 6.5% | 4.8% | MXN 2,550,000 | MXN 13,800 | MXN 26,000 | 90% | 19 days | Families near main arterials | Traffic and noise exposure | Good Potential |
| 20 | San Buenaventura | 3-bedroom house | 6.4% | 4.8% | MXN 2,780,000 | MXN 14,900 | MXN 29,000 | 90% | 20 days | Mid-income family tenants | Renovation catch-up costs | Good Potential |
| 21 | La Merced (Alameda) | 2-bedroom apartment | 6.4% | 4.9% | MXN 3,300,000 | MXN 17,600 | MXN 34,000 | 92% | 17 days | Dual-income downtown households | Competition from newer units | Good Potential |
| 22 | El Seminario | 3-bedroom house | 6.3% | 4.6% | MXN 2,400,000 | MXN 12,700 | MXN 25,000 | 89% | 22 days | Families near schools | Longer re-letting periods | Good Potential |
| 23 | Colonia Universidad | 2-bedroom apartment | 6.3% | 4.7% | MXN 2,650,000 | MXN 13,900 | MXN 28,000 | 92% | 16 days | Professors and young couples | Thin buyer pool | Good Potential |
| 24 | San Bernardino | 3-bedroom house | 6.0% | 4.4% | MXN 3,950,000 | MXN 19,800 | MXN 42,000 | 90% | 20 days | Professionals wanting central houses | Office conversion pressure nearby | Moderate Appeal |
| 25 | Cipres | 2-bedroom apartment | 5.9% | 4.3% | MXN 3,650,000 | MXN 17,800 | MXN 38,000 | 91% | 19 days | Upper-middle-income couples | Premium resale sensitivity | Moderate Appeal |
| 26 | Centro | 2-bedroom apartment | 5.7% | 4.0% | MXN 3,350,000 | MXN 15,900 | MXN 36,000 | 90% | 21 days | Small families in city core | Parking constraints | Moderate Appeal |
| 27 | Colonia Universidad | 4-bed shared house | 5.5% | 3.8% | MXN 4,200,000 | MXN 19,300 | MXN 43,000 | 88% | 24 days | Student sharers and lecturers | Management-intensive leasing | Moderate Appeal |
| 28 | La Merced (Alameda) | 3-bedroom apartment | 5.5% | 3.9% | MXN 4,200,000 | MXN 19,200 | MXN 42,000 | 89% | 22 days | Executives wanting central living | Narrow tenant pool | Moderate Appeal |
| 29 | San Bernardino | 4-bedroom house | 5.2% | 3.5% | MXN 5,200,000 | MXN 22,500 | MXN 55,000 | 87% | 26 days | Senior professionals with families | High ticket slows leasing | Limited Appeal |
| 30 | Cipres | 3-bedroom house | 4.3% | 2.8% | MXN 9,800,000 | MXN 35,500 | MXN 85,000 | 85% | 32 days | Wealthy corporate families | Very narrow demand base | Limited Appeal |
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Key insights about rental yields in Toluca
Insights
- The gap between the best and worst gross yield in Toluca is nearly 4 percentage points (8.1% vs 4.3%), which is wide for a single city. This means where you buy matters far more than how you negotiate the price.
- San Mateo Oxtotitlan delivers the highest gross yield in Toluca (8.1%) for a 2-bedroom apartment, yet its average purchase price is MXN 1,450,000, which is among the most affordable entry points in the entire dataset.
- Colonia Universidad and San Mateo Oxtotitlan both show 95% occupancy and a 12-day average time to rent, making them the two most liquid rental markets in Toluca in 2026.
- Net yield in Toluca typically falls 1.5 to 2.0 percentage points below gross yield. This means a property showing 7% gross often delivers around 5% to 5.5% net after real operating costs.
- The 2-bedroom apartment is the most repeatable format across Toluca. It appears in 6 different neighborhoods in this dataset and consistently produces the best yield within each area.
- Cipres has strong rents (MXN 35,500 per month for a 3-bedroom house) but such a high purchase price (MXN 9,800,000) that the gross yield drops to 4.3%, the lowest in the entire Toluca ranking.
- Studio lofts in Centro and Colonia Universidad both offer gross yields above 6.8% while keeping purchase prices under MXN 1,800,000, which makes them accessible entry points for a first investment in Toluca.
- Larger properties (3 and 4 bedrooms) consistently underperform in Toluca. In every neighborhood, the bigger the property, the lower the yield, because purchase prices rise faster than rents as unit size increases.
- Santa Ana Tlapaltitlan is the only Toluca neighborhood where both a 2-bedroom apartment and a 3-bedroom townhouse appear in the Top Pick or Strong Potential range, giving investors two workable formats in one area.
- El Seminario offers cheap entry (MXN 830,000 for a studio) and a 7.5% gross yield, but tenant turnover is the main risk. This means lower costs upfront but potentially higher management effort over time.
- La Merced (Alameda) rents in 14 days on average and holds 94% occupancy, yet its yields are capped at 7.0% or below because central purchase prices have risen faster than rents in recent years.
- San Bernardino shows a clear pattern: moderate-ticket apartments (MXN 2,650,000) still work at 6.7% gross, but larger family houses (MXN 5,200,000) fall to 5.2% gross with slower leasing and lower occupancy.
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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 Toluca.
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 Toluca neighborhood and property type, we aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses vary by neighborhood in Toluca. That is why two areas with similar rents can still produce different net returns.
For example, central Toluca condos in areas like La Merced or Cipres carry higher maintenance and HOA-style costs, while older houses in San Mateo Oxtotitlan or El Seminario may need more repair allowance. In high-turnover areas near UAEM, vacancy and tenant-related costs can also be higher.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset. This includes items such as property taxes, condo fees where relevant, insurance, and a maintenance allowance.
These estimates were not applied as one flat number across Toluca. They were adjusted by neighborhood and property type to better reflect local ownership conditions.
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 Toluca.
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 Toluca, 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 |
|---|---|---|
| INEGI Censo de Poblacion y Vivienda 2020 | INEGI is Mexico's official national statistics agency, so its census data is the most reliable housing baseline available. | We used it to anchor Toluca's housing stock and population context. We used it to avoid relying only on listing portals when estimating neighborhood demand. |
| INEGI Viviendas OLAP | This structured INEGI database breaks down dwelling indicators at a granular level, which is unusual to find in an official source. | We used it to understand the residential stock behind rental demand in each area. We used it to ground our estimates in official housing data rather than just active listings. |
| SHF Housing Price Index, Q4 2025 | SHF is Mexico's federal housing finance institution and is the standard official reference for residential price trends across Mexican metros. | We used it to benchmark Toluca metro home price growth (4.6% in 2025) and project it into March 2026. We used it to check whether portal asking prices were directionally consistent with the official trend. |
| Propiedades.com (Toluca) | Propiedades.com is one of Mexico's largest and most established residential portals, with structured market stats pages by city and colonia. | We used it to identify the neighborhoods with the largest residential offer in Toluca and to benchmark asking prices by area. We used it to select the most relevant colonias for real investor searches. |
| Vivanuncios (Toluca) | Vivanuncios is a major national marketplace that publishes structured area price guides, making cross-neighborhood comparisons straightforward. | We used it to compare average sale prices and rents across Toluca neighborhoods. We used it as the main cross-neighborhood consistency check for yield ranking. |
| Inmuebles24 (Toluca citywide) | Inmuebles24 is one of Mexico's largest real estate portals with deep active inventory, making it useful for live market validation. | We used it to validate supply depth and live asking levels across Toluca. We used it to sanity-check whether our neighborhood estimates fit the current active market. |
| Inmuebles24 (La Merced Alameda) | This is a live neighborhood inventory page from a major portal, which makes it useful for tracking real-time local stock and product mix. | We used it to confirm that La Merced is apartment-led and centrally priced in practice. We used it to shape local property-type selection and rent assumptions for that area. |
| Inmuebles24 (Colonia Universidad rentals) | This live page shows current rental inventory near UAEM, giving direct visibility into the student and academic rental market. | We used it to verify the student and academic rental profile in Colonia Universidad. We used it to support smaller-unit assumptions and short-let patterns near the university campus. |
| Inmuebles24 (San Buenaventura houses) | This neighborhood-specific page from a top portal provides live sale inventory, which helps verify whether family houses actually dominate supply there. | We used it to confirm that family houses are the main product format in San Buenaventura. We used it to benchmark realistic house price levels and maintenance patterns for that neighborhood. |
| Inmuebles24 (Santa Ana Tlapaltitlan houses) | This current neighborhood inventory source from a major portal reflects the actual mix of townhouses and family homes available in the area today. | We used it to confirm strong townhouse and family-house supply in Santa Ana Tlapaltitlan. We used it to calibrate prices against corridor access and newer gated stock in that zone. |
| Inmuebles24 (San Mateo Oxtotitlan houses) | This live neighborhood page gives direct access to entry-level family housing inventory in one of Toluca's highest-yielding zones. | We used it to benchmark lower-entry family housing prices in San Mateo Oxtotitlan. We used it to test whether its rent-to-price ratio supports higher yields than central premium zones. |
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