How much are the rents in Toluca right now? (2026)

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THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Toluca. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Toluca as of 2026?

What's the average monthly rent for a studio in Toluca as of 2026?

As of 2026, the average monthly rent for a studio in Toluca is about MXN 6,000, which is roughly USD 325 or EUR 300.

In practice, most studio rents in Toluca in 2026 range from about MXN 3,500 to MXN 11,000 per month, or roughly USD 190 to USD 595 and EUR 175 to EUR 550.

The cheapest studios in Toluca are often in outer areas like San Pablo Autopan, San Cristóbal Huichochitlán, El Seminario and 8 Cedros, while higher studio rents usually appear near La Merced, Alameda, Centro, Vértice and Paseo Colón.

What's the average monthly rent for a 1-bedroom in Toluca as of 2026?

As of 2026, the average monthly rent for a 1-bedroom apartment in Toluca is about MXN 8,500, which is roughly USD 460 or EUR 425.

Most 1-bedroom apartments in Toluca in 2026 rent for about MXN 5,500 to MXN 12,000 per month, or roughly USD 300 to USD 650 and EUR 275 to EUR 600.

Basic 1-bedroom rents are usually easier to find in El Seminario, San Pablo Autopan, San Lorenzo Tepaltitlán and San Mateo Otzacatipan, while the highest 1-bedroom rents are usually near Alameda, Vértice, Universidad, Paseo Colón, Las Torres and Pino Suárez.

What's the average monthly rent for a 2-bedroom in Toluca as of 2026?

As of 2026, the average monthly rent for a 2-bedroom apartment in Toluca is about MXN 11,500, which is roughly USD 620 or EUR 575.

Most 2-bedroom apartments in Toluca in 2026 rent for about MXN 6,000 to MXN 16,000 per month, or roughly USD 325 to USD 865 and EUR 300 to EUR 800.

The cheapest 2-bedroom rents in Toluca are usually in El Seminario, San Pablo Autopan, San Lorenzo Tepaltitlán and San Mateo Otzacatipan, while the most expensive ones are often in Centro, Nueva Santa María de las Rosas, Vértice, Universidad, La Merced and Alameda.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Toluca.

What's the average rent per square meter in Toluca as of 2026?

As of 2026, the average rent per square meter in Toluca is about MXN 145 per m² per month, which is roughly USD 8 or EUR 7 per m².

Across Toluca neighborhoods, a realistic range is about MXN 100 to MXN 250 per m² per month, or roughly USD 5 to USD 14 and EUR 5 to EUR 13 per m².

This makes Toluca cheaper than Mexico City, especially compared with central neighborhoods in CDMX, but more competitive than many smaller Estado de México towns because Toluca has universities, jobs, government offices and better train access.

In Toluca, small furnished apartments, secure parking, modern kitchens, internet, good light and proximity to Centro, Tollocan, universities or El Insurgente usually push rent per square meter above the city average.

How much have rents changed year-over-year in Toluca in 2026?

As of 2026, average residential rents in Toluca are up by about 7% to 9% compared with last year.

The main reasons are stronger demand near El Insurgente, steady university demand, job access around Paseo Tollocan, and landlords trying to keep rent levels ahead of inflation.

This 2026 rent increase in Toluca looks stronger than the previous year in the best-connected areas, but outer neighborhoods are moving more slowly because many local tenants are still price-sensitive.

What's the outlook for rent growth in Toluca in 2026?

As of 2026, we expect Toluca rents to grow by about 5% to 7% over the next 12 months.

The main supports are the Mexico-Toluca train, local employment, university demand, and the fact that many tenants still want cheaper rents than Mexico City can offer.

The strongest rent growth in Toluca should appear near Centro, Las Torres, Pino Suárez, Vértice, La Merced, Alameda, Santa Ana Tlapaltitlán, San Lorenzo Tepaltitlán and Paseo Tollocan.

The main risk is affordability, because rent growth could slow if local wages do not keep up or if too many landlords price small units as if Toluca were already Mexico City.

Which neighborhoods rent best in Toluca as of 2026?

Which neighborhoods have the highest rents in Toluca as of 2026?

As of 2026, the three highest-rent areas in Toluca are La Merced-Alameda, Centro and Vértice, where good apartments often rent around MXN 12,000 to MXN 22,000 per month, or roughly USD 650 to USD 1,190 and EUR 600 to EUR 1,100.

These Toluca neighborhoods command premium rents because they offer walkability, services, hospitals, universities, offices, restaurants, better transport access and shorter commutes.

The typical tenant in these high-rent Toluca areas is a young professional, doctor, government worker, university-linked tenant, executive or small family that wants convenience more than extra space.

By the way, we’ve written a blog article detailing Sources and methodology: we compared premium listings on Vivanuncios, Trovit and Mercado Libre Inmuebles. We separated apartment-heavy areas from house-heavy areas. We then checked the area logic against transport, hospitals, universities and services.

Where do young professionals prefer to rent in Toluca right now?

The top three Toluca areas for young professionals are Centro, Vértice and La Merced-Alameda, with Universidad, Nueva Santa María de las Rosas and Santa Ana Tlapaltitlán also very relevant.

Young professionals in these Toluca neighborhoods usually pay about MXN 8,000 to MXN 16,000 per month, or roughly USD 430 to USD 865 and EUR 400 to EUR 800.

These areas attract young professionals because they offer shorter commutes to Centro, Paseo Tollocan, hospitals, offices, restaurants, El Insurgente and daily services.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Toluca.

Where do families prefer to rent in Toluca right now?

The top three Toluca areas for families are San Buenaventura, Cacalomacán and San Mateo Otzacatipan, with Capultitlán, Santa Ana Tlapaltitlán, San Lorenzo Tepaltitlán and parts of El Seminario also popular.

Families in these Toluca neighborhoods usually pay about MXN 9,000 to MXN 18,000 per month for 2-3 bedroom apartments or houses, or roughly USD 485 to USD 970 and EUR 450 to EUR 900.

These neighborhoods work well for families because they offer more space, parking, quieter streets, schools, local shops and easier daily routines than the most central parts of Toluca.

Useful education options near these family-friendly Toluca areas include UAEMéx-linked services, Tec de Monterrey Campus Toluca, local private schools, and neighborhood schools around San Buenaventura, Capultitlán and Cacalomacán.

Which areas near transit or universities rent faster in Toluca in 2026?

As of 2026, the fastest-renting Toluca areas near transit or universities are Centro-Las Torres-Pino Suárez, Universidad-8 Cedros and San Antonio Buenavista.

In these high-demand Toluca areas, well-priced apartments often stay listed for only about 10 to 25 days, while average units elsewhere usually take longer.

A unit within easy walking distance of El Insurgente, UAEMéx areas or Tec de Monterrey can often command a premium of about MXN 1,000 to MXN 3,000 per month, or roughly USD 55 to USD 160 and EUR 50 to EUR 150.

Which neighborhoods are most popular with expats in Toluca right now?

The top three Toluca areas for expats are Centro, La Merced-Alameda and Vértice, with Cacalomacán and Metepec-adjacent zones also useful for larger homes.

Expats in these Toluca neighborhoods usually pay about MXN 10,000 to MXN 22,000 per month, or roughly USD 540 to USD 1,190 and EUR 500 to EUR 1,100.

These areas attract expats because they are easier to understand, easier to move around from, and more likely to offer furnished units, parking, internet, invoices and access to Tollocan or the train.

The most visible foreign tenants in Toluca are usually corporate, academic, automotive or logistics-related residents rather than a large lifestyle expat community.

And if you are also an expat, you may want to read our Sources and methodology: we used listing signals from Vivanuncios, employment context from Data México and transport context from El Insurgente. We looked for furnished, executive and company-friendly rentals. We did not treat expats as the main Toluca rental market.

Who rents, and what do tenants want in Toluca right now?

What tenant profiles dominate rentals in Toluca?

The top three tenant profiles in Toluca are local workers and young professionals, students, and families looking for practical homes close to work, school or transport.

As a market estimate, local workers and young professionals represent about 40% of Toluca rental demand, students about 25%, and families about 25%, with corporate and expat tenants making up a smaller remaining share.

Young professionals usually want studios or 1-bedroom apartments, students want furnished small units or shared-friendly apartments, and families want 2-3 bedroom apartments or houses with parking.

If you want to optimize your cashflow, you can read our Sources and methodology: we combined demographic context from Data México, education signals from UAEMéx MIEG and rental listings from Trovit. We matched tenant types with unit sizes and listing descriptions. We also used our own demand segmentation for Toluca.

Do tenants prefer furnished or unfurnished in Toluca?

In Toluca, about 35% of tenants prefer furnished rentals and about 65% prefer unfurnished rentals, but furnished demand is much stronger for studios and 1-bedroom apartments.

A furnished apartment in Toluca can usually charge a premium of about MXN 1,000 to MXN 2,500 per month, or roughly USD 55 to USD 135 and EUR 50 to EUR 125.

Furnished rentals in Toluca are most popular with students, young professionals, doctors, consultants, corporate assignees and tenants who do not want to buy furniture for a short stay.

Which amenities increase rent the most in Toluca?

The top five amenities that increase rent in Toluca are secure parking, 24/7 security or controlled access, fast internet, equipped kitchen, and proximity to El Insurgente, Tollocan or universities.

In Toluca, secure parking can add about MXN 800 to MXN 1,500 per month, security about MXN 700 to MXN 1,500, internet about MXN 300 to MXN 700, an equipped kitchen about MXN 700 to MXN 1,500, and prime access about MXN 1,000 to MXN 3,000, or roughly USD 15 to USD 160 and EUR 15 to EUR 150 depending on the amenity.

In our property pack covering the real estate market in Toluca, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Toluca?

The top five rental renovations in Toluca are a cleaner kitchen, a refreshed bathroom, fresh paint, better lighting, and improved security or locks.

In Toluca, these upgrades can cost about MXN 5,000 to MXN 80,000, or roughly USD 270 to USD 4,300 and EUR 250 to EUR 4,000, and the expected rent increase is often about MXN 500 to MXN 2,500 per month when the unit is in a good area.

Landlords in Toluca should be careful with luxury finishes, oversized furniture, expensive decorative work and major remodels in low-rent neighborhoods, because tenants there usually pay more for safety, parking, waterproofing and practicality.

How strong is rental demand in Toluca as of 2026?

What's the vacancy rate for rentals in Toluca as of 2026?

As of 2026, the estimated rental vacancy rate in Toluca is about 5% to 7% citywide.

Prime, well-priced units near Centro, La Merced-Alameda, Universidad, Vértice and the train corridor are closer to 3% to 5% vacancy, while overpriced or peripheral units can be closer to 8% to 10%.

Compared with the recent historical average, the current Toluca vacancy level looks slightly tighter in the best-connected areas, mainly because tenants value shorter commutes more than before.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Toluca.

How many days do rentals stay listed in Toluca as of 2026?

As of 2026, a normal rental apartment in Toluca usually stays listed for about 25 to 45 days.

Small furnished units near Universidad, Centro, Vértice or train access can move in about 10 to 25 days, while large, expensive or poorly located units can take about 60 to 90 days.

Compared with one year ago, good Toluca rentals near transit and universities appear to move faster, while overpriced properties still need time or a rent cut.

Which months have peak tenant demand in Toluca?

The peak rental demand months in Toluca are January, February, June, July, August, October and November.

January and February are helped by job changes, June to August by school cycles and relocations, and October to November by companies and families planning before year-end.

The slowest months in Toluca are usually late December, early January holidays, and some parts of April or May when fewer tenants want to move immediately.

What will my monthly costs be in Toluca as of 2026?

What property taxes should landlords expect in Toluca as of 2026?

As of 2026, a typical landlord in Toluca should expect annual property tax, or predial, of about MXN 2,000 to MXN 8,000 for a normal residential apartment or modest house, which is roughly USD 110 to USD 430 and EUR 100 to EUR 400.

The realistic property-tax range in Toluca can be lower for small older units and above MXN 10,000 to MXN 20,000 per year for better-located or larger houses, or roughly USD 540 to USD 1,080 and EUR 500 to EUR 1,000.

Property tax in Toluca is based mainly on cadastral value, which means location, land value, construction size and municipal valuation can matter more than the rent a landlord charges.

Please note that, in our property pack covering the real estate market in Toluca, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What utilities do landlords often pay in Toluca right now?

In Toluca, landlords most often pay building maintenance, sometimes water, and sometimes internet when the unit is a furnished studio or small professional rental.

Typical landlord-paid costs are about MXN 500 to MXN 1,500 per month for building maintenance, MXN 150 to MXN 500 for water, and MXN 400 to MXN 700 for internet, or roughly USD 8 to USD 80 and EUR 8 to EUR 75 depending on the item.

The common Toluca practice is that tenants pay electricity, gas and personal internet, while landlords only include utilities when it helps a furnished unit rent faster.

How is rental income taxed in Toluca as of 2026?

As of 2026, rental income in Toluca is taxed under Mexico’s federal arrendamiento rules, with ISR applying to rental income and residential rent generally exempt from IVA when the property is used only as a home.

Landlords may usually deduct eligible expenses or use the blind deduction when applicable, but the best choice depends on the owner’s income, invoices, lease structure and whether the tenant is an individual or company.

Common Toluca landlord mistakes include not issuing CFDI invoices when needed, mixing residential and commercial use, ignoring local predial bills, and pricing corporate rentals without checking tax obligations.

We cover these mistakes, among others, in our Sources and methodology: we used SAT arrendamiento guidance, local fiscal context from IHAEM and municipal context from Ayuntamiento de Toluca. We kept the explanation practical for individual landlords. This is article guidance, not personal tax advice.

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.

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 we trust it	How we used it
INEGI Censo de Población y Vivienda 2020	INEGI is Mexico’s official statistics agency, and the census is the strongest base for population and housing structure.	We used it to understand Toluca’s housing base and household structure. We treated it as background data, not as a live rent source.
Data México Toluca	Data México is an official government platform from Mexico’s Secretaría de Economía.	We used it to cross-check Toluca’s demographics, income context and employment structure. We used this to keep rent estimates realistic for local tenants.
INEGI ENIGH 2024	ENIGH is Mexico’s official household income and spending survey.	We used it to compare rents with household income in Estado de México. We used this to avoid assuming every tenant can pay Mexico City-style rents.
INEGI INPC	INPC is Mexico’s official consumer inflation index.	We used it as the inflation benchmark for rent-growth context. We compared rent increases with general price pressure.
Banco de México statistics	Banco de México is Mexico’s central bank and a key source for macroeconomic context.	We used it to frame the 2026 inflation and interest-rate environment. We used this to explain why landlords may still push rents when ownership affordability is tight.
Sociedad Hipotecaria Federal indicators	SHF is a federal housing-finance institution with official housing-price indicators.	We used it to cross-check housing-price pressure in Mexico and Estado de México. We did not use it as a bedroom-level rent source.
El Insurgente official site	It is the official site for the Mexico-Toluca interurban train.	We used it to identify rent-relevant stations and transport value. We used this to explain why Centro, Las Torres and Pino Suárez matter for rentals.
Proyectos México Tren México-Toluca	It is an official federal infrastructure project page.	We used it to verify the train project context and opening outlook. We used this to support the rent-growth view near train-accessible areas.
SAT Régimen de Arrendamiento	SAT is Mexico’s federal tax authority.	We used it to explain how rental income is taxed for individual landlords. We kept the tax section practical and avoided personal tax conclusions.
IHAEM Código Financiero y Ley de Ingresos	IHAEM is the official State of Mexico public-finance institute.	We used it to understand the property-tax framework. We combined it with Toluca municipal sources because predial is local.
Ayuntamiento de Toluca Gaceta Municipal	It is Toluca’s official municipal publication channel.	We used it to verify local rules and municipal fiscal context. We used it as the local anchor for predial and municipal charges.
Vivanuncios Toluca rentals	Vivanuncios is a large Mexican listing marketplace with visible current asking rents.	We used it to sample current rents by unit type and neighborhood. We cross-checked it because listings can include duplicates or aspirational prices.
Trovit Toluca apartments for rent	Trovit aggregates live Toluca apartment listings from many agencies and portals.	We used it to estimate bedroom-level rent ranges and listing freshness. We treated the data as asking-rent evidence, not signed leases.
Mitula Toluca apartments for rent	Mitula aggregates many current rental listings and often shows price, bedrooms and surface area.	We used it to cross-check rent per square meter and furnished premiums. We removed obvious outliers and non-residential listings.
Mercado Libre Inmuebles Toluca rentals	Mercado Libre is one of Mexico’s largest consumer marketplaces, with active property listings.	We used it to verify current asking rents for small apartments and central units. We compared it with Trovit, Mitula and Vivanuncios before estimating final ranges.
UAEMéx MIEG matrícula	It is an official UAEMéx indicator platform.	We used it to identify student rental demand around CU, Centro and 8 Cedros. We used this to explain why smaller furnished units rent well near campuses.