San Isidro: prices, rental yield & Airbnb income
San Isidro is Lima's financial and diplomatic heart — glass towers around the El Olivar olive grove, corporate headquarters, and the city's most established money. It's the priciest, most conservative district: steady corporate and professional tenants, strong resale, low drama. Who buys here: wealth-preservation buyers who prioritise safety, prestige and liquidity over headline yield.
Net of predial · arbitrios · 3% vacancy · 5% income tax, with 5% purchase costs on the price base and no management fee — self-managed. No mantenimiento: in a Lima long-term let the tenant pays it, and it was never inside the advertised rent either. Vacancy is the one figure here we chose rather than measured. What comes out, line by line →
Long-term, the net yield comes out around 4.4%, and that is after property tax, arbitrios, rental income tax and a vacancy allowance. Rent runs near $14 per m2, so a 70 m2 flat lets for a sensible monthly figure in a district where tenants tend to stay. The long-term figure does not subtract mantenimiento, because the tenant carries that here, not you.
Net of 3% platform fee · utilities & internet (a real bill, not a % of revenue) · mantenimiento, plus predial, arbitrios and 5% income tax, on the same price base, and no management fee — self-managed. Mantenimiento sits here and not on the long-term side: the host pays it every month and no guest reimburses them. Furnishing is left out as one-time capital, which flatters this figure slightly. The gross yield above is before all of it. Empty nights need no allowance here: they sit inside the measured occupancy. What comes out, line by line →
Long-term returns cluster tightly across Lima; Airbnb returns do not. The middle listing earns 4.4%; the top quarter earns 7.1% — measured on both axes at once, each listing’s own nightly rate times its own occupancy. How the top quarter is built, and its two limits →
Airbnb looks stronger on paper: about 7.5% gross, on an average nightly rate near $64 and occupancy around 57%, which works out to roughly $13,150 a year in revenue. But that is a gross figure, and the Airbnb number subtracts the platform fee, host-paid utilities and internet, income tax, mantenimiento, property tax and arbitrios before it becomes a net. Once those come off, the net lands at about 4.4% - the same place as the tenant.
Occupancy counts near-term nights only: a calendar read months ahead shows nights nobody has booked yet. Neither yield carries repairs, insurance or a refurbishment reserve — no yield on this site does, on either side. Why, and what it means for the figure →
Returns differ a lot by unit size. Net yields per bedroom count — after each strategy's own costs, the same model as the figures above, so the table agrees with the headline:
Net on both sides, decided the same way as the verdict above. Every cell carries its sample: n = sale/rent comps for long-term, n = priced/with a calendar week for Airbnb. Read a thin cell as a direction, not a rate. Why the samples are small, and the floor we publish above → Compare districts
More on San Isidro: Airbnb income · is long-term worth it?
In San Isidro, Airbnb nets 4.4% after costs. A long-term tenant nets 4.5%.
Not a hunch — we price every listed apartment in eight districts both ways, self-managed, after tax, HOA and real occupancy. One email a week: what moved, which listings the numbers actually favour, and where the consensus looks wrong.