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If you're thinking about buying an apartment in Toluca to rent it out, understanding rental yields is probably your most important first step.
We wrote this guide to give you real, current numbers on what you can actually expect to earn from a Toluca apartment in 2026, based on local data and official sources.
We constantly update this blog post to make sure everything stays accurate as the Toluca real estate market evolves.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Toluca.
What rental yields can I realistically get from an apartment in Toluca?
What's the average gross rental yield for apartments in Toluca as of 2026?
As of early 2026, the average gross rental yield for apartments in Toluca sits at around 6.5%, which means for every million pesos you invest, you can expect roughly MXN 65,000 in annual rent before expenses.
That said, most apartment investments in Toluca fall within a realistic range of 5.5% to 7.5% gross yield, depending on what and where you buy.
The main factor that makes yields vary so much in Toluca is the gap between premium central zones like La Merced and more practical residential areas like Vértice, where purchase prices are lower but rents hold steady because tenants prioritize easy access to the Paseo Tollocan corridor and main commuter routes.
Compared to other major cities in Estado de México and the broader Mexico City metropolitan area, Toluca offers slightly higher gross yields because property prices have not climbed as fast as in places like Metepec or CDMX itself, while rents remain competitive thanks to steady local employment.
What's the average net rental yield for apartments in Toluca as of 2026?
As of early 2026, the average net rental yield for apartments in Toluca is approximately 4.8%, which is what you keep after paying for vacancy, maintenance, property tax, insurance, and management.
Most apartment investors in Toluca can realistically expect net yields between 4.0% and 5.6%, with the range depending heavily on how hands-on you are and what building you choose.
The single biggest expense that eats into your gross yield in Toluca is the combination of vacancy and turnover costs, because many tenants here require a fiador (guarantor), which slows the leasing process and can add an extra month of lost rent every year or two when tenants change.
By the way, you will find much more detailed data in our property pack covering the real estate market in Toluca.
What's the typical rent-to-price ratio for apartments in Toluca in 2026?
As of early 2026, the typical monthly rent-to-price ratio for apartments in Toluca is around 0.55% to 0.58%, which translates to roughly 6.5% to 7.0% on an annual basis.
Most apartment transactions in Toluca fall within a rent-to-price range of 0.50% to 0.65% per month, with variation depending on the neighborhood and apartment size.
Smaller apartments in practical residential zones like Vértice and Santa Ana Tlapaltitlán tend to have the highest rent-to-price ratios in Toluca, because their lower purchase prices attract yield-focused buyers while rents stay firm thanks to strong demand from young professionals and small families who commute to nearby employment centers.
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How much rent can I charge for an apartment in Toluca?
What's the typical tenant budget range for apartments in Toluca right now?
In early 2026, most tenants searching for apartments in Toluca have a monthly budget between MXN 7,000 and MXN 15,000, which works out to roughly $400 to $860 USD or €380 to €810 EUR.
Tenants targeting mid-range apartments in Toluca typically budget between MXN 9,000 and MXN 12,000 per month, approximately $515 to $685 USD or €485 to €650 EUR, which gets them a decent two-bedroom unit in a secure building with parking.
For high-end or luxury apartments in Toluca, tenants usually budget MXN 15,000 to MXN 25,000 per month, around $860 to $1,430 USD or €810 to €1,350 EUR, and at this level they expect newer construction, premium finishes, and buildings with full amenities like gyms and concierge services.
We have a blog article where we update the latest data about rents in Toluca here.
What's the average monthly rent for a 1-bed apartment in Toluca as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Toluca is approximately MXN 7,500, which equals around $430 USD or €405 EUR.
Entry-level 1-bed apartments in Toluca rent for MXN 6,000 to MXN 7,000 per month, about $345 to $400 USD or €325 to €380 EUR, and at this price point you typically get an older building in a practical neighborhood like San Antonio Buenavista with basic finishes but functional spaces.
Mid-range 1-bed apartments in Toluca command MXN 7,500 to MXN 8,500 monthly, roughly $430 to $485 USD or €405 to €460 EUR, and these units usually offer a modern kitchen, one parking space, and controlled access in a building along or near the Paseo Tollocan corridor.
High-end 1-bed apartments in Toluca rent for MXN 9,000 to MXN 11,000 per month, approximately $515 to $630 USD or €485 to €595 EUR, and at this level you expect newer construction in sought-after areas like La Merced with amenities such as a gym, rooftop terrace, or concierge.
What's the average monthly rent for a 2-bed apartment in Toluca as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Toluca is approximately MXN 10,500, which equals around $600 USD or €570 EUR.
Entry-level 2-bed apartments in Toluca rent for MXN 8,500 to MXN 9,500 per month, about $485 to $545 USD or €460 to €515 EUR, and these are typically older units in practical residential zones with basic common areas but enough space for a small family or roommates.
Mid-range 2-bed apartments in Toluca command MXN 10,000 to MXN 12,000 monthly, roughly $570 to $685 USD or €540 to €650 EUR, and these units usually include one or two parking spaces, a balcony, and location in a building with security and an elevator in neighborhoods like Vértice or Santa Ana Tlapaltitlán.
High-end 2-bed apartments in Toluca rent for MXN 13,000 to MXN 16,000 per month, approximately $745 to $915 USD or €700 to €865 EUR, and at this price you get premium finishes, modern open-plan layouts, and buildings in central areas like La Merced with full amenities and close proximity to restaurants and services.
What's the average monthly rent for a 3-bed apartment in Toluca as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Toluca is approximately MXN 14,500, which equals around $830 USD or €785 EUR.
Entry-level 3-bed apartments in Toluca rent for MXN 11,500 to MXN 13,000 per month, about $660 to $745 USD or €620 to €700 EUR, and these are usually found in older buildings or peripheral neighborhoods with basic finishes but enough bedrooms for families with children.
Mid-range 3-bed apartments in Toluca command MXN 14,000 to MXN 16,500 monthly, roughly $800 to $945 USD or €755 to €890 EUR, and these units typically feature two parking spaces, a service area, and location in family-friendly neighborhoods with good access to schools and the main road corridors.
High-end 3-bed apartments in Toluca rent for MXN 17,000 to MXN 22,000 per month, approximately $970 to $1,260 USD or €920 to €1,190 EUR, and at this level you expect newer construction with premium kitchens, multiple bathrooms, and buildings that offer security, green areas, and recreational facilities.
How fast do well-priced apartments get rented in Toluca?
A well-priced, clean apartment in Toluca typically rents within 3 to 6 weeks, with units priced at market and fully documented (photos, clear condo rules, paperwork ready) leaning toward the faster end of that range.
The typical vacancy rate for apartments in Toluca hovers around 5% to 8% annually, which means most landlords should budget for roughly one month of lost rent per year when planning their cash flow.
What makes some Toluca apartments rent faster than others is primarily the presence of parking and easy access to the Paseo Tollocan corridor, because many tenants in this city commute daily and will pay a small premium or move quickly for units that save them commute time and offer secure vehicle storage.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost in Toluca.
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 apartment type gives the best yield in Toluca?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Toluca as of 2026?
As of early 2026, studios and 1-bed apartments typically offer the best rental yield in Toluca, because their lower purchase prices combined with solid rental demand from young professionals and singles push rent-to-price ratios higher than larger units.
In Toluca, studios and 1-beds generally yield around 7% to 8% gross, 2-beds yield around 6% to 7% gross, and 3-beds yield around 5% to 6% gross, with the smaller units consistently outperforming on a percentage basis.
The main reason smaller apartments outperform in Toluca is that the city's tenant pool is heavily weighted toward individual workers and young couples who commute to industrial parks, government offices, and nearby Mexico City, and these renters need affordable, practical housing rather than large family units, so demand for compact apartments keeps rents firm while entry prices stay accessible.
Which features are best if you want a good yield for your apartment in Toluca?
In Toluca specifically, the features that most positively impact rental yield are parking (ideally at least one dedicated space), good access to the Paseo Tollocan corridor or main roads, controlled-access security, and a practical layout without wasted square meters, because tenants here prioritize commute convenience and safety over luxury amenities.
Middle floors tend to rent easiest in Toluca apartment buildings, as ground floors raise security concerns while top floors in buildings without elevators deter older tenants and families with small children, so aim for floors 2 through 5 for the best combination of desirability and broad tenant appeal.
Balconies and outdoor space do help apartments rent faster in Toluca, but they rarely justify a significant rent premium on their own, so treat them as a tie-breaker rather than a must-have feature when comparing investment options.
Building features like elevators, concierge, and covered parking can raise rents in Toluca, but you need to watch the service charges carefully because high-amenity buildings with pools or gyms often carry monthly fees that eat into your net yield without proportionally increasing what tenants will pay.
Don't buy the wrong property, in the wrong area of Toluca
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Which neighborhoods give the best rental demand for apartments in Toluca?
Which neighborhoods have the highest rental demand for apartments in Toluca as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Toluca include Vértice, La Merced (Alameda), San Antonio Buenavista, and Santa Ana Tlapaltitlán, all of which show strong listing activity and consistent tenant interest on major property portals.
The main demand driver in these Toluca neighborhoods is proximity to major employment corridors, since tenants working in the industrial zones, state government offices, or commuting to Mexico City via the Toluca-Mexico highway want short commute times and easy access to Paseo Tollocan, the city's main arterial road.
In these high-demand Toluca neighborhoods, well-priced apartments typically rent within 3 to 4 weeks, and vacancy rates stay low because the steady flow of workers relocating for jobs creates reliable turnover without extended gaps between tenants.
One emerging neighborhood gaining rental demand momentum in Toluca is the area around Nueva Oxtotitlán, where newer apartment developments are attracting young professionals priced out of more central zones but still wanting security and modern construction.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Toluca.
Which neighborhoods have the highest yields for apartments in Toluca as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Toluca include Vértice, San Antonio Buenavista, and parts of Santa Ana Tlapaltitlán, where purchase prices remain moderate while rents stay competitive thanks to solid working-class and middle-class tenant demand.
In these top-yielding Toluca neighborhoods, gross rental yields typically range from 7% to 8%, compared to 5% to 6% in more premium central areas like La Merced or Toluca de Lerdo Centro where property prices have climbed faster than rents.
The main reason these neighborhoods offer higher yields is that they sit in the sweet spot between affordability and accessibility, meaning purchase prices have not been bid up by speculative buyers or lifestyle demand, yet rents hold firm because practical tenants who prioritize value over prestige still need housing near their jobs.
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.
Should I do long-term rental or short-term rental in Toluca?
Is short-term rental legal for apartments in Toluca as of 2026?
As of early 2026, short-term rental is not banned in Toluca, but it is best understood as allowed-with-conditions rather than completely unrestricted, meaning you can operate an Airbnb-style rental if you follow the rules.
The main legal considerations for operating a short-term rental apartment in Toluca are compliance with the State of Mexico's lodging tax (impuesto sobre hospedaje), registration with Mexico's federal tax authority (SAT) under the digital platforms income regime, and ensuring your condo or building rules do not prohibit short stays.
If you use platforms like Airbnb or Booking.com in Toluca, those platforms are required to withhold taxes on your behalf and report your income to the SAT, so you need to register under the "Régimen de Plataformas Tecnológicas" to stay compliant and avoid future tax problems.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Toluca.
What's the gross yield difference short-term vs long-term in Toluca in 2026?
As of early 2026, short-term rentals in Toluca can generate around 10% to 30% more gross income than long-term rentals, but this advantage shrinks significantly or disappears entirely once you account for higher operating costs and variable occupancy.
Long-term rentals in Toluca typically yield around 6.5% to 7% gross, while short-term rentals can show gross revenue yields of 8% to 10% on paper, though actual results depend heavily on your specific location and how well you manage the property.
The main additional costs that reduce the net yield advantage of short-term rentals in Toluca include cleaning between guests, higher utility bills (you pay them, not tenants), platform fees (typically 3% to 15%), furnishing and restocking consumables, more frequent wear-and-tear repairs, and the time or money spent on guest communication and turnover management.
To actually outperform a long-term rental in Toluca, a short-term rental needs to maintain at least 55% to 60% occupancy consistently throughout the year, which is challenging because Toluca's short-term rental market is driven more by business travel than tourism, making demand uneven and sensitive to economic cycles.
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What costs will eat into my net yield for an apartment in Toluca?
What are building service charges as a % of rent in Toluca as of 2026?
As of early 2026, typical building service charges (called cuotas de mantenimiento) for apartments in Toluca run around 8% to 12% of monthly rent, which for a mid-range apartment renting at MXN 10,500 means roughly MXN 850 to MXN 1,250 per month, about $49 to $72 USD or €46 to €68 EUR.
The realistic range of building service charges in Toluca spans from 6% of rent in basic older buildings to 15% or more in newer developments with extensive amenities, translating to anywhere from MXN 600 to MXN 1,800 monthly, approximately $34 to $103 USD or €32 to €97 EUR.
In Toluca, the services that typically justify higher-than-average charges are 24-hour security with guards (not just cameras), elevator maintenance, covered parking structures, and green areas or pools that require dedicated staff, though you should verify what the fees actually cover because some buildings charge high fees for minimal services.
What annual maintenance budget should I assume for an apartment in Toluca right now?
A reasonable annual maintenance budget for an apartment in Toluca is around 0.5% to 1% of the property value, which for a typical MXN 1,800,000 apartment means setting aside MXN 9,000 to MXN 18,000 per year, approximately $515 to $1,030 USD or €485 to €970 EUR.
The realistic range of annual maintenance costs in Toluca varies from MXN 6,000 for newer apartments with minimal issues, about $345 USD or €325 EUR, up to MXN 25,000 or more, roughly $1,430 USD or €1,350 EUR, for older buildings requiring more frequent repairs to plumbing, electrical, or structural elements.
The most common maintenance expenses apartment owners face annually in Toluca are water heater (boiler) repairs or replacement, paint touch-ups between tenants, minor plumbing fixes related to the city's hard water causing buildup in pipes and fixtures, and appliance servicing, especially for stoves and refrigerators that landlords typically provide furnished.
What property taxes should I expect for an apartment in Toluca as of 2026?
As of early 2026, the typical annual property tax (predial) for an apartment in Toluca ranges from MXN 2,500 to MXN 7,000, approximately $145 to $400 USD or €135 to €380 EUR, with most standard apartments falling toward the lower end of that range.
The realistic range of property taxes in Toluca varies from around MXN 2,000 for smaller or older apartments, about $115 USD or €108 EUR, up to MXN 10,000 or more, roughly $570 USD or €540 EUR, for larger units in premium zones with higher assessed values.
Property taxes in Toluca are calculated based on the catastral (assessed) value of your apartment as determined by the municipality, which is typically lower than market value, and then applying the tax rate set in the annual Ley de Ingresos for Estado de México municipalities.
Yes, there are property tax discounts available in Toluca for 2026, as the local government is actively promoting early payment with significant discounts (descuentos) for those who pay their predial in the first months of the year, so paying promptly can reduce your effective tax bill.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Toluca.
How much does landlord insurance cost for an apartment in Toluca in 2026?
As of early 2026, typical annual landlord insurance for an apartment in Toluca costs between MXN 3,000 and MXN 8,000, approximately $170 to $460 USD or €160 to €430 EUR, for a standard policy covering fire, earthquake, and basic liability.
The realistic range of annual landlord insurance costs in Toluca spans from around MXN 2,500 for basic coverage on a smaller unit, about $145 USD or €135 EUR, up to MXN 12,000 or more, roughly $685 USD or €650 EUR, for comprehensive policies on higher-value apartments that include contents coverage, loss of rent protection, and extended liability.
What's the typical property management fee for apartments in Toluca as of 2026?
As of early 2026, the typical property management fee for apartments in Toluca is around 8% to 10% of monthly rent collected, which for a MXN 10,500 apartment means roughly MXN 850 to MXN 1,050 per month, approximately $49 to $60 USD or €46 to €57 EUR, plus VAT in most cases.
The realistic range of property management fees in Toluca runs from 7% for basic tenant-placement-only services up to 12% or more for full-service management of short-term rentals, translating to MXN 735 to MXN 1,260 monthly, about $42 to $72 USD or €40 to €68 EUR, on a typical apartment.
Standard property management fees in Toluca typically include tenant finding and screening, lease preparation, rent collection, coordinating routine maintenance, and handling tenant communications, though you should confirm in writing what is covered because some managers charge extra for move-in inspections or emergency call-outs.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Toluca, we always rely on the strongest methodology we can and we don't throw out numbers at random.
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 authoritative | How we used it |
|---|---|---|
| Vivanuncios | Major property marketplace with transparent listing-based data. | We used it to calculate citywide average rents and sale prices for apartments in Toluca. We derived our core gross yield estimates from their published averages. |
| Propiedades.com | Large national portal with explicit stats from advertised properties. | We used it to get median prices and rent by neighborhood (colonia) in Toluca. We built our neighborhood-level yield comparisons using their data. |
| Ayuntamiento de Toluca | Official municipal government communication for Toluca. | We used it to confirm property tax (predial) timing and discounts for 2026. We grounded our "as of January 2026" tax context with this source. |
| SHF Housing Price Index | Mexico's federal housing finance institution and standard reference. | We used it to verify that listing-based prices align with official housing price trends. We treated it as the backbone for our early-2026 price assumptions. |
| AirDNA | Widely-used short-term rental analytics provider with documented methodology. | We used it for Toluca STR occupancy, daily rates, and revenue data. We quantified the short-term vs long-term yield gap using their figures. |
| SAT Plataformas Tecnológicas | Mexico's federal tax authority (highest-tier official source). | We used it to explain tax handling for platform-based rental income. We grounded the STR compliance narrative with official SAT guidance. |
| Gaceta del Gobierno Edomex | Official gazette publication (primary legal source for State of Mexico). | We used it to support that lodging tax applies to short-term rentals in Estado de México. We showed that STRs are not tax-free even if allowed. |
| CONDUSEF | Financial consumer protection authority (public regulator). | We used it to confirm that home and landlord insurance products are standardized and comparable. We justified our insurance cost ranges as benchmarkable. |
| INEGI Tourism Indicators | Mexico's national statistics institute (top-tier official data). | We used it as macro context for tourism activity trends affecting STR demand. We triangulated STR data so it wasn't based only on private sources. |
| Código Financiero del Edomex | Official codified framework for state and municipal taxes. | We used it to frame what predial is and how it's governed at the state level. We avoided blog-level generalizations about property tax mechanics. |
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