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SUMMARY
We manually analyzed apartment rental yields in Toluca, as of 2026, for residential apartment buyers, using the raw Toluca dataset provided and converting it into a practical buyer guide.
This tracker is designed for foreign individual buyers who want to understand purchase prices, monthly rents, gross rental yields, and net rental yields before buying an apartment in Toluca.
We update this type of research regularly, so the numbers should be read as a current May 2026 snapshot of the Toluca apartment market rather than a permanent forecast.
The strongest estimated net-yield area in the dataset is Universidad, where studios reach about 5.7% net yield and 1-bedroom apartments still reach about 5.2%.
Prados de Tollocan, Ocho Cedros, Vértice, Santa Ana Tlapaltitlán, and Alameda / La Merced also look useful for rental income because their rents remain strong relative to their purchase prices.
Ciprés is the weakest pure-yield neighborhood in the table, especially for 2-bedroom apartments, where the estimated net yield falls to about 3.8%.
Studios are the most efficient apartment type in Toluca. They need the lowest capital, usually rent quickly, and produce higher yields than 1-bedroom or 2-bedroom apartments in most neighborhoods.
For stable rental income rather than maximum yield, the strongest areas are Alameda / La Merced, Universidad, Vértice, Colón, and Prados de Tollocan because they combine rent depth with clearer tenant demand.
The main risk for a beginner buyer is buying a cheap apartment in a weak micro-location. In Toluca, tenant depth, security, parking, street quality, and access to services can matter more than the headline gross yield.
The practical takeaway is simple: Toluca can offer attractive apartment rental yields, but the safer strategy is to buy a small, well-located apartment near real demand anchors rather than chasing the cheapest unit in the city.
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Neighborhoods and apartment rental yields in the 2026 Toluca apartment market
This table compares apartment rental yields in Toluca by neighborhood and apartment size, using the May 2026 dataset.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
The dataset focuses only on residential apartments. Finally, please note you'll find much more detailed data in our real estate pack about Toluca.
| 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Alameda / La Merced | MXN 1,850,000 | MXN 10,500 | 6.8% | 5.2% | MXN 2,550,000 | MXN 13,800 | 6.5% | 4.9% | MXN 3,350,000 | MXN 17,800 | 6.4% | 4.8% |
| Centro Histórico | MXN 1,350,000 | MXN 7,800 | 6.9% | 5.2% | MXN 1,950,000 | MXN 10,500 | 6.5% | 4.8% | MXN 2,550,000 | MXN 13,500 | 6.4% | 4.8% |
| Ciprés | MXN 2,200,000 | MXN 11,000 | 6.0% | 4.6% | MXN 3,100,000 | MXN 14,500 | 5.6% | 4.3% | MXN 4,800,000 | MXN 19,500 | 4.9% | 3.8% |
| Colón | MXN 1,650,000 | MXN 9,200 | 6.7% | 5.2% | MXN 2,250,000 | MXN 12,000 | 6.4% | 4.9% | MXN 3,000,000 | MXN 15,500 | 6.2% | 4.8% |
| Morelos | MXN 1,200,000 | MXN 7,000 | 7.0% | 5.2% | MXN 1,700,000 | MXN 9,100 | 6.4% | 4.8% | MXN 2,250,000 | MXN 11,800 | 6.3% | 4.7% |
| Ocho Cedros | MXN 1,050,000 | MXN 6,500 | 7.4% | 5.4% | MXN 1,500,000 | MXN 8,300 | 6.6% | 4.8% | MXN 1,950,000 | MXN 10,800 | 6.6% | 4.9% |
| Prados de Tollocan | MXN 1,150,000 | MXN 7,000 | 7.3% | 5.5% | MXN 1,600,000 | MXN 9,000 | 6.8% | 5.1% | MXN 2,100,000 | MXN 11,500 | 6.6% | 4.9% |
| San Bernardino | MXN 950,000 | MXN 5,600 | 7.1% | 5.1% | MXN 1,350,000 | MXN 7,300 | 6.5% | 4.7% | MXN 1,800,000 | MXN 9,600 | 6.4% | 4.6% |
| San Buenaventura | MXN 900,000 | MXN 5,200 | 6.9% | 5.0% | MXN 1,300,000 | MXN 6,800 | 6.3% | 4.5% | MXN 1,700,000 | MXN 8,800 | 6.2% | 4.5% |
| San Mateo Oxtotitlán | MXN 1,050,000 | MXN 6,200 | 7.1% | 5.2% | MXN 1,500,000 | MXN 8,100 | 6.5% | 4.7% | MXN 1,950,000 | MXN 10,500 | 6.5% | 4.7% |
| Santa Ana Tlapaltitlán | MXN 1,200,000 | MXN 7,200 | 7.2% | 5.3% | MXN 1,700,000 | MXN 9,300 | 6.6% | 4.9% | MXN 2,200,000 | MXN 12,000 | 6.5% | 4.8% |
| Universidad | MXN 1,450,000 | MXN 9,000 | 7.4% | 5.7% | MXN 2,050,000 | MXN 11,800 | 6.9% | 5.2% | MXN 2,650,000 | MXN 14,800 | 6.7% | 5.1% |
| Vértice | MXN 1,500,000 | MXN 8,900 | 7.1% | 5.4% | MXN 2,100,000 | MXN 11,600 | 6.6% | 5.0% | MXN 2,750,000 | MXN 15,000 | 6.5% | 5.0% |
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 Toluca?
The best net-yield neighborhoods among areas people actually want to live in Toluca are Universidad, Prados de Tollocan, Vértice, Ocho Cedros, and Alameda / La Merced.
Universidad is the strongest balanced answer in the dataset. Studios are estimated at 5.7% net yield, while 1-bedroom and 2-bedroom apartments still reach about 5.2% and 5.1%.
Prados de Tollocan is also attractive because it keeps entry prices lower than the central prestige areas. A studio is estimated at MXN 1,150,000 and produces about 5.5% net yield.
Vértice and Alameda / La Merced are useful because they combine centrality, services, and stronger renter visibility. Their studio net yields are estimated at 5.4% and 5.2%.
Ocho Cedros gives buyers a lower entry ticket, with studios at about MXN 1,050,000 and 5.4% net yield. The practical takeaway is that Toluca buyers should compare tenant depth and access, not just the top yield number.
Where can I find apartments with above-average yields and below-average entry prices in Toluca?
The clearest Toluca areas with above-average yields and below-average entry prices are Prados de Tollocan, Ocho Cedros, Santa Ana Tlapaltitlán, Morelos, and San Mateo Oxtotitlán.
The useful signal is the combination of price and rent. Prados de Tollocan studios are estimated at MXN 1,150,000 with 5.5% net yield, while Ocho Cedros studios are estimated at MXN 1,050,000 with 5.4% net yield.
Santa Ana Tlapaltitlán also looks rational. A studio costs about MXN 1,200,000 and rents for about MXN 7,200 per month, producing 7.2% gross yield and 5.3% net yield.
Morelos and San Mateo Oxtotitlán are affordable mid-market options, but they need careful street-level checking. Their studio net yields are around 5.2%, yet resale liquidity can vary more than in central Toluca.
For a beginner buyer, the safest version of this strategy is not simply buying the cheapest unit. It is buying a compact apartment with security, parking if possible, clean maintenance, and practical access to work, study, and services.
Where does the rent level justify the purchase price most clearly in Toluca?
The rent level most clearly justifies the purchase price in Universidad, Prados de Tollocan, Vértice, Ocho Cedros, and Santa Ana Tlapaltitlán.
Universidad is the clearest example. A studio is estimated at MXN 1,450,000 and rents for about MXN 9,000 per month, which produces 7.4% gross yield and 5.7% net yield.
Prados de Tollocan also has a clean rent-to-price relationship. A 1-bedroom apartment is estimated at MXN 1,600,000 with MXN 9,000 monthly rent, giving 6.8% gross yield and 5.1% net yield.
Alameda / La Merced has high rents, but prices absorb part of the advantage. A 2-bedroom apartment is estimated at MXN 3,350,000 and rents for MXN 17,800 per month, giving about 4.8% net yield.
Ciprés is the opposite case. A 2-bedroom apartment is estimated at MXN 4,800,000 and rents for MXN 19,500 per month, which gives only 3.8% net yield. The rent is high, but the purchase price is much higher.
We have actually built the our real estate pack about Toluca 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 Toluca?
The best places to buy for stable rental income rather than maximum yield in Toluca are Alameda / La Merced, Universidad, Vértice, Colón, and Prados de Tollocan.
These neighborhoods are not always the cheapest, but they have clearer rental demand. That matters because a slightly lower yield can be worth it if the apartment rents faster and attracts better tenants.
Alameda / La Merced has the highest central rent levels in the table, with studios around MXN 10,500 per month and 2-bedroom apartments around MXN 17,800 per month.
Universidad is stable for a different reason. Student, staff, and young professional demand makes studios and 1-bedroom apartments easier to understand for a small landlord.
Vértice and Colón sit in the middle of the risk spectrum. They offer central access and livability without the weakest yield profile of Ciprés, which makes them more practical for cautious buyers.
Which apartment type gives the best return for the lowest total investment in Toluca?
The apartment type that gives the best return for the lowest total investment in Toluca is usually the studio apartment.
Studios have the lowest entry price and the strongest estimated yield in most neighborhoods. In Universidad, Ocho Cedros, Prados de Tollocan, Santa Ana Tlapaltitlán, and Vértice, studio gross yields range from 7.1% to 7.4%.
The capital difference is large. In Prados de Tollocan, a studio is estimated at MXN 1,150,000, while a 2-bedroom apartment is estimated at MXN 2,100,000.
One-bedroom apartments are the safer middle product. They rent to singles and couples, and they can be easier to resell than very small studios, but they usually yield less.
Two-bedroom apartments can work for family or sharer demand, but the yield is often weaker. In Ciprés, the 2-bedroom net yield is only 3.8%, even though the rent is the highest in the table.
We give you more details in the our real estate pack about Toluca.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Toluca?
The Toluca neighborhoods that offer strong rental income with lower vacancy risk are Universidad, Alameda / La Merced, Vértice, Colón, and Prados de Tollocan.
Universidad has a strong rent profile for small units. Studios rent for about MXN 9,000 per month, while 1-bedroom apartments rent for about MXN 11,800 per month.
Alameda / La Merced has higher absolute rents, with studios at about MXN 10,500 and 2-bedroom apartments at about MXN 17,800 per month. That helps owners target renters who value central services and walkability.
Vértice and Colón offer a more established residential feel while still staying close to central Toluca demand. Their studio net yields are 5.4% and 5.2%.
Prados de Tollocan is less prestigious, but it is practical. Lower prices, road access, and middle-income renter demand make the rental case more resilient than the neighborhood label might suggest.
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 Toluca?
The areas that look most overpriced relative to rental income in Toluca are Ciprés, premium Alameda / La Merced buildings, and expensive parts of Colón.
Ciprés is the clearest example in the table. A 2-bedroom apartment is estimated at MXN 4,800,000 and rents for MXN 19,500 per month, producing only 4.9% gross yield and 3.8% net yield.
Alameda / La Merced is not weak overall, but buyers must avoid paying too much for central prestige. A 2-bedroom apartment there reaches only about 4.8% net yield.
Colón remains investable at the right price, but larger units are less compelling. Its 2-bedroom apartments are estimated at 4.8% net yield, below the studio result of 5.2%.
The honest interpretation is that these are not bad places to live. They are weaker for buyers whose main goal is rental income rather than lifestyle, centrality, or capital preservation.
Which neighborhoods should I avoid even if the rental yield looks attractive in Toluca?
Beginner buyers should be careful with San Buenaventura, San Bernardino, and weaker micro-locations in San Mateo Oxtotitlán even if the rental yield looks attractive.
San Buenaventura is the cheapest area in the table, with studios at about MXN 900,000. But estimated monthly studio rent is only MXN 5,200, which means the tenant pool is thinner.
San Bernardino looks better on paper, with studios at 5.1% net yield. The risk is that low rents make repairs, vacancy, and tenant turnover more painful for a small landlord.
San Mateo Oxtotitlán can work selectively, but the result depends heavily on the exact street, access, security, and building condition. A good unit and a weak unit in the same area can behave very differently.
The practical recommendation is to avoid apartments where the yield depends only on a low purchase price. In Toluca, a cheap apartment without tenant depth can become expensive to own.
Which neighborhoods look risky even though the rental yield is high in Toluca?
The Toluca neighborhoods that look risky even though the rental yield is high are San Bernardino, San Buenaventura, San Mateo Oxtotitlán, and parts of Ocho Cedros.
The headline yield can be high because prices are low, not because renter demand is exceptionally deep. That distinction matters for foreign buyers who may not know the micro-locations well.
Ocho Cedros looks attractive, with a studio net yield of 5.4% and 1-bedroom and 2-bedroom net yields near 4.8% to 4.9%. But buyers still need to separate stronger streets from weaker ones.
San Bernardino and San Buenaventura require stricter price discipline. Their lower rents mean a one-month vacancy or an unexpected repair can reduce the real annual return quickly.
For a beginner buyer, Universidad, Vértice, and Prados de Tollocan are cleaner alternatives. The yield is still strong, but the tenant story is easier to understand.
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What neighborhoods should I avoid when buying a rental apartment in Toluca?
When buying a rental apartment in Toluca, a beginner should generally avoid San Buenaventura, weak parts of San Bernardino, and poorly connected parts of San Mateo Oxtotitlán unless the purchase price is clearly discounted.
This is not a full ban on those neighborhoods. It is a warning that the rental case is more sensitive to micro-location, building quality, and tenant depth.
San Buenaventura has the lowest estimated rents in the table. A 1-bedroom apartment rents for about MXN 6,800 per month, and a 2-bedroom apartment rents for about MXN 8,800 per month.
San Bernardino can work when the exact apartment is well located and secure. But a 2-bedroom net yield of 4.6% is below many better-connected alternatives.
San Mateo Oxtotitlán should be approached selectively. The area can be affordable, but resale liquidity and tenant demand can vary sharply from one street to another.
The simple beginner rule is this: avoid apartments where the only attractive feature is the low purchase price. Rental income in Toluca depends on daily practicality as much as on yield math.
Which neighborhoods are seeing rental demand weaken, and why, in Toluca?
The Toluca neighborhoods where rental demand looks more vulnerable are San Buenaventura, weaker parts of San Bernardino, and some older apartment stock in Centro Histórico.
San Buenaventura has the lowest monthly rents in the dataset, with studios around MXN 5,200 and 1-bedroom apartments around MXN 6,800. That suggests limited budget depth among renters.
San Bernardino has acceptable yields, but older or poorly located units can lose tenants to better-connected options in Ocho Cedros, Prados de Tollocan, or Santa Ana Tlapaltitlán.
Centro Histórico is different. Demand is not weak overall, but older buildings without parking, security, or clean maintenance may underperform newer central apartments.
The practical takeaway is to treat weakening demand as selective, not citywide. In Toluca, the wrong building can be weak even inside a usable neighborhood.
Which neighborhoods are seeing new developments that could create stronger rental demand in Toluca?
The Toluca neighborhoods most likely to benefit from demand-creating development are Alameda / La Merced, Centro Histórico, Vértice, Prados de Tollocan, Santa Ana Tlapaltitlán, and Universidad.
The main 2026 demand story is connectivity between Toluca and Mexico City. Central and station-accessible areas should benefit more than peripheral apartment markets.
Alameda / La Merced and Centro Histórico already have services, walkability, and mixed-use activity. Transport improvements can deepen an existing rental base rather than create demand from zero.
Prados de Tollocan and Santa Ana Tlapaltitlán are practical access plays. They are not prestige neighborhoods, but their lower prices and road connections can support rental demand.
Universidad remains attractive because institutional demand is durable. Students, staff, and young professionals create a clearer renter base for studios and 1-bedroom apartments.
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 are becoming more attractive to renters because of recent infrastructure or transport changes in Toluca?
The Toluca neighborhoods becoming more attractive because of transport changes are Alameda / La Merced, Centro Histórico, Vértice, Universidad, and Prados de Tollocan.
The strongest effect is likely in central and better-connected areas. Renters who split time between Toluca and Mexico City usually value shorter travel time and easier access more than a slightly larger apartment.
Alameda / La Merced and Centro Histórico are the easiest areas for renters to understand because they combine central services, transport logic, and recognizable locations.
Vértice and Universidad benefit from being central enough while still offering a more residential feel. Their studio net yields of 5.4% and 5.7% show that the rent-price relationship remains attractive.
Prados de Tollocan may be the better value angle. It is cheaper than the central prestige areas, but still benefits from practical access and middle-income renter demand.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Toluca?
The Toluca neighborhoods that have become less attractive for yield-focused apartment investors are Ciprés, premium Alameda / La Merced buildings, and expensive Colón units.
These places remain desirable, but the purchase price can be hard to justify with rent alone. That is especially true for larger apartments.
Ciprés is the clearest example. Its 2-bedroom apartments are estimated at MXN 4,800,000, with MXN 19,500 monthly rent and only 3.8% net yield.
Premium Alameda / La Merced buildings can still rent well, but the buyer is paying for central convenience and liquidity. If the acquisition price is too high, the income return becomes ordinary.
Colón is still investable at a fair price. The warning is about paying a premium for larger apartments, where the yield falls below the studio result.
Which apartment types are becoming harder to rent in Toluca, and in which neighborhoods?
The apartment type becoming harder to rent in Toluca is the expensive 2-bedroom apartment, especially in Ciprés, premium Alameda / La Merced, and higher-priced Colón buildings.
The problem is not that 2-bedroom apartments cannot rent. The problem is that the purchase price often rises faster than the rent, which compresses the net yield.
In Ciprés, a 2-bedroom apartment rents for about MXN 19,500 per month, the highest monthly rent in the table. But the purchase price is about MXN 4,800,000, so the net yield falls to 3.8%.
In Alameda / La Merced, 2-bedroom apartments are easier to rent if they are modern, secure, and central, but the estimated net yield is still only 4.8%.
Studios and 1-bedroom apartments remain more liquid in Universidad, Vértice, Prados de Tollocan, and Ocho Cedros. For a beginner in Toluca, buying smaller and better located is usually safer than buying larger and expensive.
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INSIGHTS
These insights are drawn from the Toluca 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 Toluca.
- Studios are the most efficient apartment format in Toluca. They usually need less capital, rent to a broader small-unit tenant base, and produce stronger yields than larger units.
- Universidad is the best balanced yield area in the dataset. Its studio net yield of 5.7% is strong, but the more important point is that 1-bedroom and 2-bedroom apartments also stay above 5% net yield.
- Prados de Tollocan is one of the most useful entry-price plays. It does not have the prestige of Alameda, but the combination of MXN 1,150,000 studio pricing and 5.5% net yield is hard to ignore.
- Ocho Cedros shows that cheaper Toluca areas can still produce credible rent. The investor risk is not the yield number, but whether the exact street and building can attract tenants consistently.
- Vértice is a balanced central option. It does not lead every category, but it offers a practical mix of rent level, centrality, and liquidity.
- Alameda / La Merced is a stability play more than a maximum-yield play. High rents are useful, but higher purchase prices reduce the income advantage.
- Ciprés is the weakest pure-yield market in the dataset. It may be attractive to live in, but a 3.8% net yield for 2-bedroom apartments is not compelling for income-focused buyers.
- San Buenaventura is cheap, but the rent base is thin. A low purchase price does not automatically make a good rental investment if the tenant pool is narrow.
- San Bernardino and San Mateo Oxtotitlán require micro-location discipline. The area average is less important than security, access, parking, maintenance, and the exact renter base.
- Two-bedroom apartments need sharper pricing in Toluca. They earn higher monthly rent, but the extra rent often does not fully compensate for the higher purchase price.
- The best Toluca rental investments are not always in the highest-rent neighborhoods. The strongest opportunities often sit where rent is solid and purchase prices are still controlled.
- Transport improvements support central demand, but they do not lift every neighborhood equally. Station access, commuting routes, and everyday services still decide the real rental benefit.
- For foreign buyers, Toluca is a micro-location market. A good building in a practical area can outperform a weak building in a better-known neighborhood.
- Net yield matters more than gross yield. Vacancy, repairs, admin, building costs, and tenant turnover can erase the apparent advantage of a high gross number.
- The safest beginner strategy is to buy tenant depth. That means compact apartments in neighborhoods where renters already have clear reasons to live, study, work, or commute.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Toluca neighborhoods, we built the dataset manually from the ground up. We did not reuse a third-party yield table.
For each neighborhood and apartment type, we manually reviewed current residential sale and rental listings across major real estate platforms relevant to Toluca, including Inmuebles24, Lamudi, Propiedades.com, and Vivanuncios.
First, we collected sale listings for each area and apartment type covered in the tracker. We then removed duplicates, excluded non-comparable properties, filtered out unrealistic asking prices, and cleaned out luxury outliers, distressed assets, serviced-style offers, incomplete listings, and other properties that could distort the estimate.
For the sale side, we kept only reasonably comparable apartment listings based on location, apartment type, size, condition, and listing quality. We used the median purchase price as the main reference where possible, or the average only when the sample was clean enough.
We then built the rental side of the dataset separately. For the same neighborhood and apartment type, we manually collected 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 researched separately, then matched by neighborhood and apartment type to estimate gross rental yield. The formula is simple: gross rental yield equals annual rent divided by estimated purchase price.
Net rental yield was then estimated by adjusting for costs and risks that matter in each Toluca segment. These include vacancy risk, maintenance, building fees where relevant, management costs, agent fees, tax friction, repairs, utilities, service charges, and other operating costs.
We do not apply one flat deduction to every property. A small central apartment, a larger 2-bedroom apartment, and a cheaper apartment in a less liquid area do not have the same operating cost profile, so the net-yield adjustment must reflect neighborhood and property-type risk.
Each estimate is also assigned an internal confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings is higher confidence, 20 to 30 comparable listings is usable but less robust, and fewer than 20 comparable listings is 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 Toluca.
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