3-bedroom apartment in Jesús María, Lima: yields (2026)
n = 645 Airbnb listings · 294 sale listings · source: urbania.pe + airroi · as of 2026-09-17 · methodology →
Airbnb takes this one, about 7.1% against roughly 6.1% long-term, and for a 3-bed in Jesús María that is the honest answer. The margin is real but it is not a landslide, and it is the kind of margin you can give back by running the flat badly.
The long-term figure is gross, so before you bank it, subtract property tax, arbitrios, rental income tax and a 3% vacancy allowance. It does not subtract mantenimiento, because in a Lima long-term let the tenant pays that, not you. The Airbnb figure subtracts the platform fee, host-paid utilities and internet, income tax, mantenimiento, property tax and arbitrios. On both sides you self-manage. Neither figure subtracts furnishing or fit-out, cleaning, turnover or consumables, or management fees, so do not treat those as already paid for.
That Airbnb number is the one that asks something of you. The long-term let is closer to a standing instruction: a tenant, a deposit, a monthly transfer. The short-let is a small business, and the 3-bed is the harder unit to run that way because it draws families and groups rather than the solo traveller who books a studio on a whim. If you are not in Lima, or not willing to answer messages at odd hours, the roughly 6.1% long-term is the figure you will actually collect.
Who it suits: an owner who lives here, is comfortable self-managing, and can furnish a 3-bed properly. For everyone else the long-term side is the calmer hold, and the gap between the two is thin enough that the extra work is the deciding factor, not the headline yield.
One caveat on the data. These are approximate gross yields for the district and unit size, held steady between real moves, and they are not a forecast. Treat them as a starting point for your own numbers on a specific flat, not as a promise about the one you are looking at. Not investment advice.