What a Lima apartment really earns — before you buy it.
Long-term rent and Airbnb income for every investor district, computed from thousands of live listings. The ledger below is the whole pitch.
| District | Long-term netLT net
What a 12-month tenancy returns after costs: predial, arbitrios, a 3% vacancy allowance and 5% income tax, on a price base that includes 5% purchase costs. No mantenimiento — a tenant pays that directly in Lima. Self-managed.
| Airbnb netAirbnb
What the typical listing returns after costs: the 3% platform fee, a real utilities bill, income tax, and the mantenimiento an Airbnb host does pay. Same price base, self-managed. Empty nights are already inside the measured occupancy.
| Median $/m² | VerdictBest
Which strategy pays more, net against net — the only basis this site uses — and by what multiple. Long-term wins in every district today; the multiple is how many times over.
|
|---|---|---|---|---|
| San Miguel | 5.3% | 4.1% top qtr 6.3% | $1,707 | ↑ Long-term 1.3× ↑ 1.3× |
| Jesús María | 5.2% | 4.6% top qtr 6.5% | $2,117 | ↑ Long-term 1.1× ↑ 1.1× |
| Pueblo Libre | 5.1% | 4.2% top qtr 4.7% | $1,775 | ↑ Long-term 1.2× ↑ 1.2× |
| Surco | 4.9% | 3.2% top qtr 6.1% | $1,764 | ↑ Long-term 1.5× ↑ 1.5× |
| Miraflores | 4.7% | 4.4% top qtr 8.6% | $2,416 | ↑ Long-term 1.1× ↑ 1.1× |
| Magdalena | 4.7% | 4.6% top qtr 6.3% | $2,171 | ↑ Long-term 1.0× ↑ 1.0× |
| Barranco | 4.6% | 3.6% top qtr 6.2% | $2,629 | ↑ Long-term 1.3× ↑ 1.3× |
| San Isidro | 4.4% | 4.2% top qtr 6.9% | $2,515 | ↑ Long-term 1.0× ↑ 1.0× |
Both columns are net, on one cost model. Long-term is after predial, arbitrios, 3% vacancy & 5% rent tax — not mantenimiento, which a tenant pays directly. Airbnb is after platform fee, utilities, tax and the mantenimiento its host does pay. Both self-managed. Top qtr is the 75th percentile of what listings here actually earn — each one's own nightly rate times its own measured occupancy, so rate and nights filled count together. It is a cross-section of different apartments, not proof a given flat can be run into that quarter; listings showing a full week test as genuinely in demand rather than dormant, so read it as a narrow upper bound. Full methodology →
San Miguel leads Lima on long-term yield at 5.3% net — but yield isn't the whole answer.
Safety, liquidity and Airbnb upside shift the call by district. We break down the trade-offs in every issue.
Both sides of the return
The only place showing long-term and Airbnb income side by side for Lima — so you know which strategy pays where.
Data, not guesswork
Thousands of live listings tracked daily and kept as history. Yield math is net — after taxes, HOA and vacancy, self-managed.
An honest weekly read
No units to sell you. Every week: the standout listings, what the numbers say, and where we'd wait.