Insights
Lima property, by the numbers
Data-driven comparisons, size breakdowns and rankings across Lima's investor districts — 76 analyses and counting.
28 analyses
Compare districts
Head-to-head yield and price for every pair of investor districts.
28 analyses
By apartment size
What studios, 1-, 2- and 3-bed apartments actually earn, district by district.
4 analyses
Rankings
Lima's districts ranked by yield, price and Airbnb income.
16 analyses
Answers
Straight answers to the questions investors actually ask.
Compare districts · 28
Barranco vs Jesús María Jesús María nets about 5.1% long-term against Barranco's 4.7%, and buys in near $2,110 per m2 against roughly $2,545. Barranco vs Magdalena Magdalena nets about 4.8% long-term against Barranco's 4.7%, and buys at roughly $2,140 per m2 versus $2,608 — near 17% cheaper. Barranco vs Miraflores Barranco and Miraflores both net about 4.8% long-term, but Miraflores is roughly 4.6% cheaper per m2 and leads on Airbnb at about 7.3%. Barranco vs Pueblo Libre Barranco vs Pueblo Libre for Lima rentals: long-term yields of about 4.7% and 5.1%, but Pueblo Libre costs near 29% less per square metre. Barranco vs San Isidro Barranco nets about 4.7% long-term against San Isidro's 4.4% — a gap too thin to call, so the Airbnb spread of roughly 6.2% to 7.2% decides it. Barranco vs San Miguel San Miguel nets about 5.3% long-term against Barranco's 4.7%, and buys at roughly $1,717 per m2 against $2,608. Barranco vs Surco Barranco vs Surco for Lima rentals: long-term yields of about 4.7% and 4.8%, but Surco costs roughly 29.8% less per m2. Where I'd put the money. Jesús María vs Magdalena Jesús María nets about 5.1% long-term against Magdalena's 4.8%, and buys in near $2,110 per m2 against $2,140. Jesús María vs Miraflores Jesús María nets about 5.1% long-term against Miraflores's 4.8%, and buys at roughly $2,110 per m2 against $2,423. Jesús María vs Pueblo Libre Jesús María and Pueblo Libre both net about 5.1% long-term, but Pueblo Libre costs roughly 13.7% less per square metre. Jesús María vs San Isidro Jesús María nets about 5.1% long-term against San Isidro's 4.4%, and buys at roughly $2,110 per m2 versus $2,510. Jesús María vs San Miguel San Miguel nets about 5.3% long-term against Jesús María's 5.1%, and costs roughly 17.9% less per square metre. The pick is San Miguel. Jesús María vs Surco Jesús María nets about 5.1% long-term against Surco's 4.8%, but Surco costs roughly 15.3% less per square metre. Which one wins for a Lima rental. Magdalena vs Miraflores Magdalena and Miraflores both net about 4.8% long-term, but Magdalena costs roughly $2,140 per m2 against $2,423 — near 10.4% less. Magdalena vs Pueblo Libre Pueblo Libre nets about 5.1% long-term against Magdalena's 4.8%, and costs roughly 16.9% less per square metre. Too close to call on yield. Magdalena vs San Isidro Magdalena nets about 4.8% long-term against San Isidro's 4.4%, and buys at roughly $2,140 per m2 against $2,510. On Airbnb they are near level. Magdalena vs San Miguel San Miguel nets about 5.3% long-term against Magdalena's 4.8%, and costs roughly $1,717 per m2 against $2,140. Magdalena vs Surco Magdalena and Surco both net about 4.8% long-term, but Surco costs roughly 18% less per m2 — about $1,760 against $2,140. Miraflores vs Pueblo Libre Pueblo Libre nets about 5.1% long-term against Miraflores' roughly 4.8%, and buys in near 25.8% cheaper per square metre. Miraflores vs San Isidro Miraflores nets about 4.8% long-term against San Isidro's 4.4%, and buys about $111 per m2 cheaper. On Airbnb both sit near 7.2%. Miraflores vs San Miguel San Miguel nets about 5.3% long-term against Miraflores' roughly 4.8%, and buys at about $1,717 per m2 versus $2,423. Miraflores vs Surco Miraflores and Surco both net about 4.8% long-term, but Surco costs roughly 26% less per m2. Airbnb gross runs about 7.3% versus 6.4%. Pueblo Libre vs San Isidro Pueblo Libre nets about 5.1% long-term against San Isidro's 4.4%, and costs roughly $1,798/m2 against $2,510/m2. Pueblo Libre vs San Miguel San Miguel nets about 5.3% long-term against Pueblo Libre's 5.1% — a gap too thin to call, so the pick comes down to price. Pueblo Libre vs Surco Pueblo Libre nets about 5.1% long-term against Surco's 4.8% — too close to call, so buy on price and Airbnb upside. San Isidro vs San Miguel San Miguel nets about 5.3% long-term against San Isidro's roughly 4.4%, and costs near 31% less per square metre. The Airbnb gap is a rounding error. San Isidro vs Surco San Isidro nets about 4.4% long-term against Surco's 4.8%, but Surco costs roughly 29% less per m2. Which one to buy in Lima. San Miguel vs Surco San Miguel nets about 5.3% long-term against Surco's roughly 4.8%, and costs about $64/m² less to buy. Airbnb runs near 7.0% versus 6.4%.
By apartment size · 28
1-bed in Miraflores A 1-bed in Miraflores: about 6.5% long-term against roughly 7.8% on Airbnb. The gross gap is real, but the net gap is not what it looks like. 2-bed in Miraflores A 2-bed in Miraflores runs about 6.1% gross long-term and roughly 9.1% on Airbnb — a gap of near 3.1 points to the short-let. 3-bed in Miraflores Miraflores 3-bed: Airbnb gross yield near 8.5% vs long-term 6.2%. See which suits you. 4-bed in Miraflores A 4-bed in Miraflores runs about 6.8% gross long-term against roughly 8.8% on Airbnb, and the short-let side is the stronger play. 1-bed in San Isidro San Isidro 1-bed: Airbnb gross yield near 10.0% vs 6.7% long-term. See what the net numbers say for self-managing owners. 2-bed in San Isidro A 2-bed in San Isidro runs about 6.4% gross long-term against roughly 9.0% on Airbnb, a gap of near 2.8 points. 3-bed in San Isidro A 3-bed in San Isidro: about 5.7% long-term against roughly 6.1% on Airbnb. The gap is thin, and the long-term let is the stronger play. 4-bed in San Isidro A 4-bed in San Isidro: about 6.2% long-term against roughly 6.7% on Airbnb, and why the tenant still wins here. 1-bed in Barranco A 1-bed in Barranco: about 6.4% long-term against roughly 7.8% on Airbnb. The short-let wins, and it is not close enough to ignore. 2-bed in Barranco A 2-bed in Barranco: about 6.3% long-term gross against roughly 7.6% on Airbnb, and why the tenant still wins here. 3-bed in Barranco Barranco 3-bed: Airbnb gross ~7.4% beats long-term ~5.3%. See what the net numbers say for self-managing owners. 4-bed in Barranco Barranco 4-bedroom long-term yield is about 3.6% gross; Airbnb data too thin to call. 1-bed in Surco A 1-bed in Surco shows about 6.8% gross long-term against roughly 7.8% on Airbnb, yet long-term is the stronger play here. 2-bed in Surco A 2-bed in Surco: about 6.2% long-term against roughly 8.4% on Airbnb. The short-let wins on gross yield, but you pay for it in work. 3-bed in Surco A 3-bed in Surco: about 6.0% long-term against roughly 7.3% on Airbnb, and why the tenant still wins for most owners. 4-bed in Surco A 4-bed in Surco returns about 6.3% gross long-term against roughly 5.6% on Airbnb, so the tenant wins on both yield and effort. 1-bed in Magdalena A 1-bed in Magdalena runs about 6.9% long-term and roughly 8.9% on Airbnb — the short-let side wins, but only if you work it. 2-bed in Magdalena Magdalena 2-bed: Airbnb gross ~9.7% vs long-term ~5.8%. Short-term wins by 3.8 points. 3-bed in Magdalena A 3-bed in Magdalena returns about 5.4% long-term against roughly 5.0% on Airbnb, so the tenant wins on both yield and effort. 1-bed in Jesús María A 1-bed in Jesús María shows about 7.5% long-term and roughly 8.8% on Airbnb, but the long-term let is the stronger play here. 2-bed in Jesús María A 2-bed in Jesús María runs about 6.9% long-term and roughly 8.9% on Airbnb, both gross. Airbnb is the stronger play here. 3-bed in Jesús María A 3-bed in Jesús María: about 6.1% long-term against roughly 7.1% on Airbnb. The short-let side wins, but only if you work it. 1-bed in San Miguel A 1-bed in San Miguel, Lima returns about 6.9% gross long-term and roughly 6.9% gross on Airbnb — near-identical headline numbers, different work. 2-bed in San Miguel A 2-bed in San Miguel, Lima: about 7.2% gross long-term against roughly 8.2% on Airbnb, yet the tenant is the stronger play. 3-bed in San Miguel San Miguel 3-bed: long-term yield about 6.3%, Airbnb about 6.5%. Long-term is the stronger play for most owners. 1-bed in Pueblo Libre A 1-bed in Pueblo Libre: about 8.7% long-term against roughly 9.3% on Airbnb, yet long-term is the stronger play here. 2-bed in Pueblo Libre A 2-bed in Pueblo Libre runs about 6.5% gross long-term and roughly 9.1% on Airbnb — a gap of near 2.6 points that favours short stays. 3-bed in Pueblo Libre A 3-bed in Pueblo Libre returns about 6.4% gross long-term; the Airbnb side is too thin to call. What that means for a foreign buyer.
Rankings · 4
The highest long-term rental-yield districts in Lima Lima districts ranked by long-term net yield: San Miguel leads at 5.3%. Full table, the why, and the caveats. The highest Airbnb-yield districts in Lima Lima districts ranked by Airbnb gross yield: Miraflores leads at 7.3%. Full table, the why, and the caveats. The cheapest Lima districts by price per m² Lima districts ranked by median price per m²: San Miguel leads at $1,717/m². Full table, the why, and the caveats. The most expensive Lima districts by price per m² Lima districts ranked by median price per m²: Barranco leads at $2,545/m². Full table, the why, and the caveats.
Answers · 16
How much Airbnb income can you make in Miraflores? Miraflores Airbnb grosses about 7.3% at $66/night, 50% occupancy. Long-term net is 4.8% — usually the better deal. Is long-term rental worth it in Miraflores? Miraflores long-term rental nets about 4.8% on a median $2,423/m² – modest, steady, passive. How much Airbnb income can you make in San Isidro? San Isidro Airbnb runs about 7.2% gross at roughly $63 a night and near 57% occupancy, against a 4.4% long-term net yield. Is long-term rental worth it in San Isidro? San Isidro long-term rental nets about 4.4% on a median $2,510/m². See how it stacks up for hands-off owners. How much Airbnb income can you make in Barranco? Barranco Airbnb grosses about 6.2% at roughly $56 a night and near 54% occupancy — but the long-term net yield of about 4.7% usually wins. Is long-term rental worth it in Barranco? Barranco long-term lets net about 4.7% on a median asking price near $2,540 per m2. Modest, steady, hands-off. How much Airbnb income can you make in Surco? Surco Airbnb grosses about 6.4% at $44/night, 49% occupancy. Long-term net is 4.8% – usually the better bet. Is long-term rental worth it in Surco? Surco long-term rental nets about 4.8% on a median $1,758/m² – modest but passive. See how it stacks up. How much Airbnb income can you make in Magdalena? Magdalena Airbnb runs about 7.0% gross at roughly $54 a night and near 55% occupancy — against a 4.8% long-term net yield. Is long-term rental worth it in Magdalena? A long-term let in Magdalena nets about 4.8% on a median asking price near $2,140 per m2. Modest, steady, and genuinely hands-off. How much Airbnb income can you make in Jesús María? Jesús María Airbnb runs about 7.1% gross at $51 a night and 56% occupancy; long-term nets roughly 5.1%, so the tenant usually wins. Is long-term rental worth it in Jesús María? Jesús María long-term rental nets about 5.1% on a median $2,110/m². Is the passive yield worth it? How much Airbnb income can you make in San Miguel? San Miguel Airbnb runs about 7.0% gross at roughly $51 a night and near 44% occupancy — against a 5.3% long-term net yield. Is long-term rental worth it in San Miguel? San Miguel long-term lets net about 5.3% on a median asking price near $1,720 per m2 — modest, steady, and genuinely hands-off. How much Airbnb income can you make in Pueblo Libre? Pueblo Libre Airbnb gross yield near 6.8% vs 5.1% long-term net. Short-term wins only if you beat the average. Is long-term rental worth it in Pueblo Libre? Pueblo Libre long-term rental nets about 5.1% on a median $1,756/m². See if the passive trade-off is worth it.