Jesús María vs Magdalena: which is the better rental investment in Lima? (2026)

The two districts are close neighbours and close on the numbers. Long-term, Jesús María nets 3.8% and Magdalena nets 3.9%. That 0.1-point gap is basically nothing on its own, so I wouldn't pick a district on the yield line alone.

Price is where Magdalena pulls ahead. The median in Magdalena is $1,905/m² against $2,017/m² in Jesús María. So you pay less per square metre in Magdalena and get the slightly higher long-term yield. That's the same story told twice: cheaper entry, better return.

The bigger split is on Airbnb. Magdalena runs 1.9% gross versus Jesús María's 0.9% -- more than double. Note these are gross figures, so once you strip out cleaning, management, furnishing and vacancy they'll come down, but Magdalena clearly has the stronger short-term profile. Magdalena is closer to the coast, which likely explains part of that, though the data here doesn't break down why.

My pick is Magdalena. It wins on long-term yield, costs less per m², and has the better Airbnb number. On the long-term side the margins are thin enough that I wouldn't lose sleep over either choice, but there's no line in this data where Jesús María comes out ahead.

This is a comparison of the numbers I was given, not investment advice. Run your own figures on the specific building before you commit -- district medians hide a lot.

Related: Jesús María · Magdalena · Lima Yield Index