Methodology

We track active for-sale and rental apartment listings across Lima's investor districts, refreshed daily, and retain the full history. Here's exactly how the numbers on this site are produced.

Long-term net yield

Gross yield is annual asking rent divided by asking price. Net yield subtracts the real running costs of holding a Lima rental: maintenance (mantenimiento), property tax (predial) and municipal services (arbitrios), management, an assumed vacancy allowance, and non-resident rental income tax — and it loads one-time purchase costs onto the price base. District figures are medians, so a handful of odd listings can't distort them.

Airbnb (short-term) data & gross yield

Short-term-rental figures come from airroi's public Lima datasets, refreshed weekly and retained as history. We take each listing's trailing-12-month revenue, occupancy and nightly rate, assign it to a district by its coordinates, and compute district medians over operating listings (those that earned income in the last year) — a listing that booked nothing all year would drag the median misleadingly low. Note that the median listing performs well below the city-wide average: Lima Airbnb is a power-law market where a minority of professional operators earn most of the money.

The district gross yield is median annual Airbnb revenue divided by a representative local property value. It is gross by design — before cleaning, platform fees, furnishing, utilities and active management. The verdict compares Airbnb gross yield against long-term net yield: a conservative test for Airbnb (it pits STR gross against LTR net), so when long-term wins, it wins decisively.

Coverage & caveats. airroi's free downloads are a sample (~300 listings per market); we combine the Lima city and Lima Metropolitan Area datasets (disjoint, so together ~2×) but this is not the full ~2,100-listing universe, so treat per-district figures as directionally right, not a census. The recent-occupancy chart uses airroi's monthly history, showing only trailing months with real booking coverage — many sampled listings are newly created, so we don't claim a full-year seasonal cycle. Short-term data is refreshed weekly and appended, so history compounds as we track it.

Comparables & the plausibility gate

Comparable districts are the nearest by price band, so you can jump between similar markets. Listings whose implied yield falls outside a plausible range, or districts with too little data, are held back rather than shown — so a data artifact never headlines a district. A district with fewer than a handful of tracked sale listings is omitted entirely.

What's free, and what's not advice

Everything here is free, aggregate market data. The free weekly newsletter adds our read on specific listings. Nothing on this site is personalized investment advice — always verify a specific property (title in SUNARP, the real mantenimiento, the building's short-term-rental rules) before you act.