4-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 4-bedroom in San Isidro is a long-term play, and the headline yields are close enough that the decision rests on the work, not the number: about 6.2% gross long-term against roughly 6.7% gross on Airbnb. That is a gap of roughly 0.6 percentage points, which is not a reason to run a short-let.
The long-term figure subtracts property tax, arbitrios, rental income tax and a 3% vacancy allowance. The Airbnb figure subtracts the platform fee, host-paid utilities and internet, income tax, mantenimiento, property tax and arbitrios. On a long-term let the tenant pays mantenimiento; on Airbnb the host does, with no guest reimbursing them. Both sides assume you self-manage, and neither subtracts furnishing, cleaning, turnover or management fees.
So the honest read is that the extra Airbnb yield is thin, and it comes with the costs and the labour that the long-term side does not carry. A 4-bedroom unit is also an awkward short-let: it is a family-sized flat, not a couple's base, and the guest pool that wants four bedrooms in San Isidro is narrower than the one hunting a one- or two-bed. I would want a real reason to take that on.
This suits an owner who wants a tenant in place and a return they can leave alone. It does not suit someone chasing the top of the short-let market, because the numbers here do not reward it. The data on this size in this district is thin, so treat both yields as approximate rather than settled.
Not investment advice.