The highest long-term rental-yield districts in Lima (2026)
n = 5,828 sale listings · source: urbania.pe · as of 2026-09-17 · methodology →
By long-term net yield, San Miguel leads Lima at 5.3%, with Jesús María (5.1%) and Pueblo Libre (5.1%) behind it. San Isidro sits last at 4.4%.
The full order: San Miguel 5.3%, Jesús María 5.1%, Pueblo Libre 5.1%, Surco 4.8%, Magdalena 4.9%, Miraflores 4.8%, Barranco 4.7%, San Isidro 4.4%. Figures are district medians across 0 tracked sale listings, as of 2026-09-15.
Before reading anything into that order, look at the size of it: 5.3% at the top against 4.4% at the bottom is a spread of 0.8 percentage points across the whole city. That is narrow enough that picking a district on this number alone is close to a coin toss — the interesting differences are elsewhere, and the rest of this page is about where.
Why the ranking looks like this
A rental yield is annual rent divided by what you paid, so a district can only reach the top of this table two ways: rents that are high for what the flats cost, or flats that are cheap for what they rent for. In Lima it is almost always the second.
San Miguel leads on 5.3% not because rent is strong — at $9.44/m² a month it is among the lower figures here — but because a square metre costs $1,717/m², near the bottom of the range.
Put the two ends side by side and the reason is plain. San Isidro costs 1.47 times what San Miguel costs per square metre — and it rents for 1.54 times as much. Prices and rents scale together almost exactly, so the ratio between them, which is all a yield is, barely moves.
The practical consequence: buying the top-of-table district does not buy you a materially better return. It buys you a different entry price, a different tenant, and a different resale market — and those are the differences worth choosing on.
District by district
San Miguel — 5.3% net long-term, from rents of $9.44/m² a month against a median $1,717/m² to buy. Airbnb grosses 6.8% on the same stock, 4.3% net.
Jesús María — 5.1% net long-term, from rents of $11.69/m² a month against a median $2,113/m² to buy. Airbnb grosses 7% on the same stock, 4.7% net.
Pueblo Libre — 5.1% net long-term, from rents of $9.85/m² a month against a median $1,775/m² to buy. Airbnb grosses 6.8% on the same stock, 4.1% net.
Surco — 4.8% net long-term, from rents of $9.65/m² a month against a median $1,781/m² to buy. Airbnb grosses 6.2% on the same stock, 3% net.
Magdalena — 4.9% net long-term, from rents of $10.83/m² a month against a median $2,166/m² to buy. Airbnb grosses 7.1% on the same stock, 4.6% net.
Miraflores — 4.8% net long-term, from rents of $12.78/m² a month against a median $2,400/m² to buy. Airbnb grosses 7.3% on the same stock, 4.5% net.
Barranco — 4.7% net long-term, from rents of $14.55/m² a month against a median $2,515/m² to buy. Airbnb grosses 6.3% on the same stock, 3.9% net.
San Isidro — 4.4% net long-term, from rents of $13.91/m² a month against a median $2,518/m² to buy. Airbnb grosses 7.3% on the same stock, 4.2% net.
Each district page carries the full breakdown behind these figures, including the per-bedroom split, which moves yields considerably more than the choice of district does.
How these numbers are built
Long-term yield here is net: asking rent against asking price, with the real running costs of holding a Lima flat taken out — maintenance, property and municipal taxes, a vacancy allowance and non-resident rental income tax — and purchase costs loaded onto the price. Airbnb yield is gross unless it is explicitly labelled net. We never quietly compare one to the other.
Everything above is a median across 0 sale listings, not a valuation of any particular apartment. Medians hide a wide range: individual buildings in any of these districts sit well above and well below the district figure, and a single good or bad purchase moves your return far more than the district you buy in.
These are asking prices and asking rents, not transaction prices — Peru has no public sold-price register, so nobody computing Lima yields has better. Treat the levels as indicative and the comparisons between districts, which use the same method throughout, as the useful part. Figures are district-level medians across tracked listings, not a valuation of any single apartment, and not investment advice.