Jesús María vs San Isidro: better rental investment? (2026)
n = 1,576 Airbnb listings · 1,287 sale listings · source: urbania.pe + airroi · as of 2026-09-17 · methodology →
Jesús María takes this on the long-term number, about 5.1% against San Isidro's 4.4%, and it is the cheaper district to get into. If you are a foreign buyer wiring money from abroad and paying a Lima notary in dollars, that combination is the whole argument.
The entry price is the part people underestimate. Jesús María trades near $2,110 per m2, San Isidro near $2,510 — roughly 17.6% cheaper, about $445 per m2 less. On a 70 m2 apartment that is a real difference in capital, and it is capital you are not financing at a Peruvian mortgage rate.
On Airbnb the two are effectively level: Jesús María about 7.1% gross, San Isidro about 7.2%. That Airbnb figure subtracts the platform fee, host-paid utilities and internet, income tax, mantenimiento, property tax and arbitrios. The long-term figure subtracts property tax, arbitrios, rental income tax and a 3% vacancy allowance — not mantenimiento, because in a Lima long-term let the tenant pays that. Both assume you self-manage.
So the short-term side is a coin flip and the long-term side is not. San Isidro is the better-known address and you pay for the name; Jesús María is where the yield actually sits. I would take Jesús María and the tenant, and skip the turnover work entirely.
Two honest caveats. The data here is thin — these are approximate medians, not appraisals, and a single building can sit well off them. And none of it accounts for furnishing or fit-out, cleaning and consumables, or management fees, because the model assumes you self-manage and already own the contents. Not investment advice.