3-bedroom apartment in San Isidro, Lima: yields (2026)
n = 931 Airbnb listings · 993 sale listings · source: urbania.pe + airroi · as of 2026-09-17 · methodology →
A 3-bedroom in San Isidro is a long-term let, not an Airbnb. The gross numbers say so: about 5.7% long-term against roughly 6.1% on short stays, and the short-stay figure is the one that has to carry the platform fee, the utilities and internet you pay as host, income tax, mantenimiento, property tax and arbitrios. The long-term figure subtracts property tax, arbitrios, rental income tax and a 3% vacancy allowance, and stops there, because in a Lima long-term let the tenant pays the mantenimiento. The headline gap is thin; the cost gap is not.
That is the whole case. On gross yield the two sides sit close enough that the difference is inside the noise of any single building, and the short-stay side only looks competitive before you price the work. You self-manage either way, so the question is not whether you can run an Airbnb but whether you want to. A long-term 3-bed in San Isidro asks for a tenant, a contract and a deposit. An Airbnb asks for the same apartment, turned over, restocked and answered at eleven at night, and the model above does not even charge you for furnishing, cleaning or management, because those are not in it.
Who this suits: the buyer who wants the apartment to be quiet. A 3-bed in San Isidro is a family or expat-executive let, and long-term is the stronger play here. If you are buying from abroad and will not be in Lima to supervise, that matters more than the tenth of a point between the two gross figures.
Where the data is thin: these are gross yields, not net, and they are approximate. I have no net figure for either side, no occupancy, no nightly rate and no purchase price per square metre in front of me, so I am not going to manufacture one. Treat the two percentages as a direction, not a forecast. Not investment advice.