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Wondering how much rent costs in Toluca right now, and where it's heading in 2026?
This guide breaks down current rental prices by apartment size, the neighborhoods where landlords earn the most, and what tenants in Toluca actually want.
We keep this article updated regularly so you always have the freshest numbers available.
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.
Insights
- The new Mexico-Toluca interurban train "El Insurgente" is pushing rents near station areas like Toluca Centro and Metepec up faster than the citywide average in early 2026.
- Toluca studio rents in 2026 average around MXN 5,500 per month, which is roughly 40% cheaper than similar units in Mexico City's central neighborhoods.
- Secure parking and 24/7 security are the two amenities that boost Toluca rental values the most, often adding 10% to 15% to monthly rent.
- Vacancy rates in Toluca sit between 4% and 7% in 2026, with prime areas like Alameda and Vértice seeing even tighter conditions below 4%.
- Furnished apartments in Toluca command an 8% to 15% rent premium, but demand for them is growing mainly in central and transit-adjacent neighborhoods.
- Peak rental demand in Toluca hits in January through February and again in July through September, driven by job starts and university cycles.
- Year-over-year rents in Toluca are climbing between 5% and 8% as of the first half of 2026, outpacing the national inflation rate of around 3.5%.
- Ciprés remains Toluca's priciest neighborhood for house rentals, with family homes often exceeding MXN 15,000 per month in 2026.
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 early 2026, a typical studio apartment in Toluca rents for around MXN 5,500 per month, which works out to roughly $325 USD or €300 EUR.
The realistic range for most Toluca studios runs from MXN 4,800 on the low end to MXN 6,200 on the high end, or about $280 to $365 USD (€260 to €335 EUR), depending on location and condition.
What pushes studio rents higher or lower in Toluca usually comes down to building age, proximity to major corridors like Paseo Tollocan, and whether the unit includes parking or sits in a secured building.
What's the average monthly rent for a 1-bedroom in Toluca as of 2026?
As of early 2026, a 1-bedroom apartment in Toluca typically rents for around MXN 6,900 per month, which translates to approximately $405 USD or €375 EUR.
Most 1-bedroom apartments in Toluca fall within a range of MXN 6,000 to MXN 7,800 per month, or roughly $350 to $460 USD (€325 to €420 EUR), with the premium usually tied to parking and building security.
For more affordable 1-bedroom options, look at neighborhoods like San Mateo Otzacatipan or San Lorenzo Tepaltitlán, while La Merced (Alameda) and Vértice sit at the higher end of the price spectrum in Toluca.
What's the average monthly rent for a 2-bedroom in Toluca as of 2026?
As of early 2026, a 2-bedroom apartment in Toluca rents for an average of around MXN 9,000 per month, which equals approximately $530 USD or €485 EUR.
The realistic range for 2-bedroom apartments in Toluca spans from MXN 7,800 to MXN 10,500 per month, or about $460 to $620 USD (€420 to €570 EUR), with gated communities and units near retail or office areas commanding the higher end.
Budget-conscious renters looking for 2-bedroom apartments in Toluca often find better deals in San Mateo Otzacatipan, while the most expensive options cluster in neighborhoods like Ciprés, La Merced, and Vértice.
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 early 2026, the average rent per square meter in Toluca sits around MXN 115 per month, which works out to roughly $6.75 USD or €6.20 EUR per square meter.
Across different Toluca neighborhoods, rent per square meter ranges from about MXN 95 in budget areas to MXN 140 or more in prime colonias, translating to $5.50 to $8.25 USD (€5.15 to €7.55 EUR) per square meter.
Compared to Mexico City, where central areas often exceed MXN 250 per square meter, Toluca offers significantly more space for the money, which is one reason commuters are increasingly drawn to the city.
Properties that push above the average rent per square meter in Toluca are typically newer constructions, located in gated communities, or situated near the Paseo Tollocan corridor or train stations.
How much have rents changed year-over-year in Toluca in 2026?
As of early 2026, rents in Toluca have increased between 5% and 8% compared to the same time last year, outpacing Mexico's national inflation rate of around 3.5%.
The main factors driving Toluca rent increases in 2026 include the new El Insurgente interurban train creating commuter demand, continued urban price pressure, and limited new supply in desirable colonias.
This year's rent growth in Toluca is slightly stronger than the 4% to 6% increases seen in 2024, largely because the train connection to Mexico City became fully operational in early 2026.
What's the outlook for rent growth in Toluca in 2026?
As of early 2026, we project Toluca rents will grow between 6% and 9% over the full year, with the higher end applying to transit-adjacent areas.
Key factors likely to push Toluca rent growth in 2026 include continued demand from commuters using the new train line, steady population inflows from nearby areas, and limited affordable housing stock in central neighborhoods.
Neighborhoods in Toluca expected to see the strongest rent growth in 2026 are those near train stations like Toluca Centro and Metepec edge, as well as the Paseo Tollocan corridor where jobs and services cluster.
The main risks that could soften Toluca's rent growth include an economic slowdown reducing household budgets, higher-than-expected new apartment construction, or train ridership failing to meet projections.
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Which neighborhoods rent best in Toluca as of 2026?
Which neighborhoods have the highest rents in Toluca as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Toluca are Ciprés, La Merced (Alameda), and Vértice, where apartments commonly exceed MXN 10,000 per month ($590 USD or €540 EUR).
What makes these Toluca neighborhoods command premium rents is their combination of newer building stock, gated access, secure parking, and proximity to major employment and retail corridors.
The typical tenant renting in Toluca's high-rent neighborhoods like Ciprés and La Merced tends to be an established professional, a small family with dual incomes, or an expat seeking safety and convenience.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Toluca.
Where do young professionals prefer to rent in Toluca right now?
The top three neighborhoods where young professionals prefer to rent in Toluca are Vértice, Centro (Toluca de Lerdo Centro), and La Merced (Alameda), all offering good access to services and major roads.
Young professionals renting in these Toluca neighborhoods typically pay between MXN 6,500 and MXN 9,000 per month, which translates to roughly $380 to $530 USD (€350 to €485 EUR) for a 1-bedroom or small 2-bedroom.
What attracts young professionals to these areas in Toluca is the walkability, nearby cafes and restaurants, proximity to offices, and now the faster commute to Mexico City via the El Insurgente train.
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 neighborhoods where families prefer to rent in Toluca are Ciprés, Santa Ana Tlapaltitlán, and San Lorenzo Tepaltitlán, all offering more space and quieter streets.
Families renting 2-3 bedroom apartments or houses in these Toluca neighborhoods typically pay between MXN 9,000 and MXN 15,000 per month, or approximately $530 to $880 USD (€485 to €810 EUR).
What makes these neighborhoods attractive to families in Toluca is the availability of larger homes, gated streets with parking, and good access to key corridors for school runs and errands.
Families in Toluca often choose these areas for their proximity to established schools, including several private primary and secondary options in the Santa Ana Tlapaltitlán and Ciprés zones.
Which areas near transit or universities rent faster in Toluca in 2026?
As of early 2026, the three areas that rent fastest in Toluca are the Toluca Centro station zone, the Metepec station edge, and pockets near Universidad along the Paseo Tollocan corridor.
Properties in these high-demand Toluca areas typically stay listed for just 14 to 21 days, compared to the citywide average of 25 to 30 days for similar units.
The rent premium for properties within walking distance of Toluca train stations or universities runs about MXN 500 to MXN 1,000 higher per month ($30 to $60 USD or €25 to €55 EUR) compared to similar units farther away.
Which neighborhoods are most popular with expats in Toluca right now?
The top three neighborhoods most popular with expats in Toluca are Ciprés, Vértice, and La Merced (Alameda), all known for their safety, amenities, and easy access to transit.
Expats renting in these Toluca neighborhoods typically pay between MXN 9,000 and MXN 14,000 per month, or roughly $530 to $820 USD (€485 to €755 EUR), often for furnished or well-finished units.
What attracts expats to these areas in Toluca is the combination of modern apartment stock, reliable services, gated security, and now the convenient train link to Mexico City for work or leisure.
The expat community in Toluca is smaller than in Mexico City, but those who do settle here tend to be professionals from the United States, Spain, and other Latin American countries working in manufacturing or corporate roles.
And if you are also an expat, you may want to read our exhaustive guide for expats in Toluca.
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Who rents, and what do tenants want in Toluca right now?
What tenant profiles dominate rentals in Toluca?
The three tenant profiles that dominate rentals in Toluca are students and young workers, local families, and commuters looking for easier access to Mexico City.
Students and young workers make up roughly 40% of Toluca's rental demand, local families account for about 35%, and the growing commuter segment represents around 25% and is climbing fast in 2026.
Students and young workers in Toluca typically seek studios or shared 2-bedroom apartments, families look for 2-3 bedroom units or houses with parking, and commuters prioritize 1-2 bedroom apartments near train stations.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Toluca.
Do tenants prefer furnished or unfurnished in Toluca?
In Toluca, roughly 75% of long-term tenants prefer unfurnished apartments, while about 25% seek furnished options, though furnished demand is rising in central and transit-adjacent areas.
Furnished apartments in Toluca command a rent premium of about MXN 500 to MXN 1,000 per month, or roughly $30 to $60 USD (€25 to €55 EUR), when the furnishings are quality and include appliances.
The tenant profiles most likely to prefer furnished rentals in Toluca are new commuters from Mexico City, short-term corporate transferees, and expats who want a move-in-ready option.
Which amenities increase rent the most in Toluca?
The top five amenities that increase rent the most in Toluca are secure parking, 24/7 security or controlled access, reliable water storage (cistern/tinaco), good internet readiness, and in-unit laundry hookups.
Secure parking alone can add MXN 500 to MXN 800 per month ($30 to $47 USD or €27 to €43 EUR), while 24/7 security typically adds another MXN 300 to MXN 600 ($18 to $35 USD or €16 to €32 EUR) to monthly rent in Toluca.
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 renovations that get the best ROI for rental properties in Toluca are kitchen refreshes, bathroom updates, fresh paint with better lighting, water system improvements, and upgraded security features.
A kitchen refresh in Toluca typically costs MXN 15,000 to MXN 40,000 ($880 to $2,350 USD or €810 to €2,160 EUR) and can boost monthly rent by MXN 400 to MXN 800, while a bathroom update costs similar and adds MXN 300 to MXN 600 per month.
Renovations that tend to have poor ROI in Toluca include luxury finishes that exceed neighborhood standards, swimming pools (high maintenance, low tenant interest), and over-customized designs that limit tenant appeal.
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How strong is rental demand in Toluca as of 2026?
What's the vacancy rate for rentals in Toluca as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Toluca sits between 4% and 7% for standard apartments, indicating a fairly tight market overall.
Vacancy rates across Toluca neighborhoods range from under 4% in prime areas like Alameda, Vértice, and Centro to above 8% in more peripheral colonias where supply outpaces demand.
Compared to the historical average of around 6% to 8% vacancy in Toluca, the current rate is slightly lower, largely due to the demand boost from the new train connection to Mexico City.
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 early 2026, rentals in Toluca stay listed for an average of 25 to 30 days before being rented, though this varies significantly by location and property quality.
Well-priced 1-2 bedroom apartments in desirable Toluca neighborhoods like Centro or near train stations can rent within 14 to 21 days, while overpriced or poorly located units may sit for 5 to 8 weeks.
Compared to one year ago, the average days-on-market in Toluca has dropped by roughly 5 to 7 days, reflecting stronger demand from commuters and the tighter market conditions in early 2026.
Which months have peak tenant demand in Toluca?
Peak tenant demand in Toluca hits in January through February and again in July through September, aligning with new job starts and university enrollment cycles.
The main factors driving seasonal demand in Toluca are the academic calendar at local universities, corporate hiring cycles that often begin in Q1, and family moves timed around school breaks.
The lowest tenant demand in Toluca typically falls in November and December, when most people avoid moving during the holiday season and end-of-year festivities.
Don't buy the wrong property, in the wrong area of Toluca
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What will my monthly costs be in Toluca as of 2026?
What property taxes should landlords expect in Toluca as of 2026?
As of early 2026, landlords in Toluca should expect to pay roughly MXN 4,000 to MXN 5,000 per year in property taxes (predial) for a typical middle-class property, which equals about $235 to $295 USD (€215 to €270 EUR).
The realistic range of annual property taxes in Toluca runs from MXN 2,500 for modest properties to MXN 8,000 or more for higher-value homes in neighborhoods like Ciprés, translating to $150 to $470 USD (€135 to €430 EUR).
Property taxes in Toluca are calculated based on the cadastral value assigned by the municipality, with rates set according to the State of Mexico's financial code and adjusted annually.
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?
Most long-term leases in Toluca are tenant-paid utilities, but landlords commonly cover HOA or maintenance fees in multi-unit buildings, water in properties without individual metering, and sometimes internet for furnished rentals.
When landlords do cover utilities in Toluca, typical monthly costs run about MXN 300 to MXN 600 for building maintenance fees ($18 to $35 USD or €16 to €32 EUR) and MXN 200 to MXN 500 for water ($12 to $30 USD or €11 to €27 EUR).
The common practice in Toluca is for tenants to pay electricity directly to CFE and water to the municipality, while landlords handle any shared building costs or pass them through as part of the rent.
How is rental income taxed in Toluca as of 2026?
As of early 2026, rental income in Toluca (and all of Mexico) is taxed under the "Régimen de Arrendamiento" for individuals, with effective rates typically resulting in 10% to 25% of net rental income going to taxes depending on total income and deductions.
The main deductions landlords in Toluca can claim include property depreciation, maintenance expenses, property taxes (predial), and either a simplified 35% blind deduction or actual documented expenses if those are higher.
A common tax mistake specific to Toluca landlords is failing to register rental income with SAT entirely, which can trigger penalties and back taxes if the authority detects unreported income through property records or bank deposits.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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.
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 |
|---|---|---|
| INEGI INPC Bulletin | INEGI is Mexico's official statistics agency and the INPC is the country's official inflation measure. | We used it to anchor our macro context with the latest official inflation data available heading into 2026. We treated rent growth as tracking inflation behavior in urban Mexico. |
| Propiedades.com (Apartments) | It's a major Mexican property portal with transparent, listing-based statistics you can verify. | We used it as our primary quantitative source for median rents, typical sizes, and MXN per square meter in Toluca apartments. We adjusted with neighborhood mix data. |
| Propiedades.com (Houses) | Same major portal, covering house rentals with visible neighborhood-level pricing. | We used it to capture the house versus apartment premium and to identify which Toluca neighborhoods consistently price higher. We cross-checked high-end rent ranges. |
| Inmuebles24 (All Rentals) | It's one of Mexico's largest property marketplaces, reflecting active rental supply in real time. | We used it to sanity-check price ranges and the mix of inventory from small units to family homes. We also used it as a second lens to avoid relying on a single portal. |
| Inmuebles24 (Apartments) | Large, liquid apartment listings market that's easy to verify in real time. | We used it to confirm typical asking rents for smaller apartments and studios in Toluca. We also estimated days-on-market by observing listing timestamps and turnover. |
| Lamudi | Another established Mexican portal with visible listings and filters for beds, area, and location. | We used it to cross-check mid-to-upper segment rents and identify amenity patterns in higher-priced listings. We noted furnished inventory concentrations. |
| Tren El Insurgente | It's the official project site for the Mexico-Toluca interurban train with station details. | We used it to explain what's unique to Toluca in 2026: the new rail link reshaping commuter patterns. We incorporated station areas into our neighborhood analysis. |
| Expansión | Established national business outlet that cites project status and timelines. | We used it to support the timing of the train's full opening around January 2026 and how that affects demand near stations. We did not use it for rent data. |
| CFE | CFE is Mexico's national electricity utility and publishes official household tariffs. | We used it to explain how electricity costs are structured by consumption and zone. We translated this into realistic monthly utility budget ranges for Toluca. |
| SAT | SAT is Mexico's federal tax authority and defines obligations for rental income. | We used it to outline how rental income is taxed for individuals under the arrendamiento regime. We highlighted compliance steps landlords commonly miss. |
| State of Mexico Financial Code | It's an official State of Mexico legislative publication covering local tax and finance rules. | We used it to frame how property taxes work at the municipal level in Toluca. We translated the legal framework into practical ranges landlords can expect to pay. |
| State of Mexico Gazette (Water Tariffs) | It's the official state gazette publishing binding decrees for 2026 municipal rates. | We used it to confirm that water tariffs change starting January 1, 2026 and vary by municipality. We translated this into monthly water budget estimates. |
Get fresh and reliable information about the market in Toluca
Don't base significant investment decisions on outdated data. Get updated and accurate information.