Published on and written by Cyril Jarnias
French-speaking investors and expats are increasingly turning their attention to Guatemala City. Prices per square meter are still significantly lower than in North America or Europe, rents are rising, and rental demand is solid… On paper, everything seems to come together for a good rental yield in Guatemala. But concretely, how much can an apartment in Guatemala City earn in 2026, and under what conditions?
Rent and real estate price data for Guatemala City, updated through early 2026, make it possible to establish precise yield scenarios by neighborhood.
How much does an apartment rent for in Guatemala City in 2026?
Figures from 2025–early 2026 show a highly segmented city. Rents vary significantly by area, size of the unit, level of finish, and whether it is furnished or not. But we can identify clear orders of magnitude.
Average rent levels by apartment type
For an investor, the first question is simple: what monthly rent can you expect to receive? Consolidated data for early 2026 gives the following ranges across all neighborhoods.
| Apartment Type | Average Monthly Rent (Q) | Realistic Range (Q) | Average Rent (USD) | Realistic Range (USD) |
|---|---|---|---|---|
| Studio | ≈ Q3,200–3,500 | Q2,400–4,200 | ≈ 420–460 | 310–550 |
| 1 Bedroom | ≈ Q4,800–5,000 | Q3,600–6,500 | ≈ 630–650 | 470–850 |
| 2 Bedrooms | ≈ Q7,200–7,500 | Q5,200–10,000 | ≈ 940–980 | 680–1,305 |
These averages match detailed figures from most sources: a 1‑bedroom in Guatemala City runs around Q4,500–5,800, or about 590–760 USD depending on the area and level of finish. Studios remain mostly under Q4,000, while 2‑bedroom units often exceed Q7,000 in central neighborhoods.
City center vs. outskirts: the rent gap
The contrast is sharp between the city center and outer areas. Data from February 2026 helps visualize this difference.
| Type & Location | Average Rent (Q) | Average Rent (USD approx.) | Typical Range (Q) |
|---|---|---|---|
| 1 BR city center | Q5,821 | ≈ 756 | Q3,957–7,618 |
| 1 BR outside center | Q3,999 | ≈ 519 | Q2,510–7,027 |
| 3 BR city center | Q11,032 | ≈ 1,433 | Q6,047–16,100 |
| 3 BR outside center | Q6,105 | ≈ 793 | Q4,265–8,927 |
To simplify, in 2026 we can note:
Monthly rent ranges by type of housing and location
720–800 USD per month
420–520 USD per month
1,400–1,500 USD per month
760–820 USD per month
For an investor, this duality is crucial: the highest returns are not necessarily found in the core of the most expensive areas, but often in “near-prime” sectors where rents remain solid while purchase prices are more moderate.
Rents per square meter: how much do tenants pay?
From a rent‑per‑square‑meter perspective, the picture is also quite clear.
On average, rent across the entire city is 65 to 75 Q/m²/month (8.50–10 USD/m²). The general range extends from 55 Q/m² in affordable neighborhoods to 85 Q/m² (and more) in premium areas. In foreign currency, that equates to 7–11 USD/m², or about 6.40–10.10 EUR/m².
For a 1‑bedroom of 60 m²:
– in a mid‑range area at 70 Q/m², you get a monthly rent of about Q4,200 (≈ 550 USD);
– in a premium building at 85 Q/m², it rises to around Q5,100–5,500 (≈ 665–720 USD).
These figures align with average rents observed for 1‑bedrooms across different areas.
Key zones of Guatemala City: where does the yield come from?
Guatemala City is a mosaic of very different areas. For an investor, four families of sectors stand out: premium zones, high‑yield “near‑prime” areas, intermediate neighborhoods, and more affordable peripheries (including part of Mixco).
Premium zones: 10, 14, 15, 16
Zones 10 (Zona Viva), 14 (Las Américas), 15 (Vista Hermosa) and 16 (Cayalá) concentrate the most modern buildings, the majority of expats, executives, diplomats, and corporate clientele. The offering consists of high‑end condos, secure residential towers, services, and parking.
Rents are naturally the highest here.
| Premium zone (furnished, long‑term) | Studio (USD) | 1 BR (USD) | 2 BR (USD) | 3 BR+ / House (USD) |
|---|---|---|---|---|
| Zone 10 | 450–600 | 750–1,035 | 1,100–1,600 | 1,000–2,500 |
| Zone 14 | 500–700 | 900–1,300 | 1,300–2,000 | 1,500–3,500 |
| Zone 15 | 500–650 | 700–1,000 | 1,000–1,500 | 800–2,000 |
| Zone 16 / Cayalá | 600–900 | 1,200–1,800 | 1,800–2,500 | 800–2,000 |
The entry ticket is high but demand is very strong, with vacancy periods often less than one month per year for well‑positioned properties. These are the neighborhoods where property values have risen the most in recent years, with increases of 5–7% per year since 2023.
High‑yield “near‑prime” zones: 11, 12, 13, 4, Mixco
The real surprise of the Guatemalan market is the zones bordering the premium neighborhoods, where the rent‑to‑purchase‑price ratio becomes particularly attractive. Data specifically identifies:
Among the developing or sought‑after zones in Guatemala City are Zone 11 (Mariscal), some parts of Zone 12, the Zone 13 (Aurora) corridor near the airport, the revitalized Zone 4 (Cuatro Grados Norte) neighborhood, as well as sectors of Mixco or Villa Nueva.
Rents remain substantial, but purchase prices are significantly lower than in Zones 10, 14, 15, 16, which drives yields higher.
| “Near‑prime” zone (furnished, long‑term) | Studio/1 BR (USD) | 2 BR (USD) | 3 BR+ / House (USD) |
|---|---|---|---|
| Zone 11 | 310–550 | 470–850 | 600–1,200 |
| Zone 13 | 350–630 | 520–940 | 700–1,500 |
| Zone 4 (4GN) | 300–450 | 500–750 | 700–1,100 (luxury 2 BR up to 1,800) |
| Mixco / Villa Nueva | 280–420 (1 BR) | 400–650 | 650–1,000 |
It is precisely in these sectors that studies identify the best gross yields, often 8 to 10%, or even higher on well‑managed small units.
How much does an apartment cost in Guatemala City in 2026?
The second pillar of yield is, of course, the purchase price. Guatemala City remains well below comparable metropolises, while showing a steady increase in price per square meter.
Price per m² by location
Average figures by zone show a highly contrasted market.
| Location | Average Price per m² (USD) | Average Price per m² (Q) | Typical Range (Q/m²) |
|---|---|---|---|
| City center (overall) | ≈ 2,040 | ≈ 15,700 | 9,000–15,700 |
| Outside center (overall) | ≈ 1,090 | ≈ 8,200 | 5,500–12,000 |
| Zone 14 | 2,350–3,660 | 18,000–28,000 | – |
| Zone 15 | 2,090–3,390 | 16,000–26,000 | – |
| Zone 10 | 1,960–3,260 | 15,000–25,000 | – |
| Zone 16 | 1,830–3,130 | 14,000–24,000 | – |
| Zone 13 | 1,570–2,350 | 12,000–18,000 | – |
| Zone 12 | 1,310–1,960 | 10,000–15,000 | – |
| Zone 11 | 1,180–1,830 | 9,000–14,000 | – |
| Zone 4 | 1,040–1,570 | 8,000–12,000 | – |
| Zone 18 / Mixco | 850–1,370 | 6,500–10,500 | – |
City‑wide, the median is around Q14,500/m² (≈ 1,890 USD), and the average is approximately Q16,500/m² (≈ 2,150 USD). New, well‑located apartments in Zones 10, 14, 15, and 16 naturally reach the higher end of these ranges.
Price of a “typical” apartment
Aggregated data makes it possible to estimate the budget needed for different formats.
| Type of property (central) | Typical area | Estimated price (USD) | Notes |
|---|---|---|---|
| 1 BR center (prime/mid‑prime) | 50–65 m² | 120,000–180,000 | Modern condo |
| 2 BR center (prime) | 80–100 m² | 112,000–180,000 | Depends on zone and condition |
| 3 BR house/apartment central | 120–150 m² | 170,000–300,000 | Gated community or high‑end tower |
| 2 BR suburban / peripheral | 80–100 m² | 80,000–145,000 | New developments |
| 3 BR suburban | 120–150 m² | 120,000–200,000 | Recent subdivisions |
For an investor targeting rental properties, the majority of profitable transactions fall within a 100,000–250,000 USD envelope for a well‑placed apartment in a high‑demand neighborhood.
Rental yield: what the numbers say for Guatemala City
All this rent and price data allows us to calculate fairly precise yields. Overall, Guatemala City stands out as one of the most rewarding markets in Latin America for urban residential real estate.
Average gross yield: around 8–10%
Available figures converge:
– on a city‑wide basis, the gross rental yield for apartments is around 8–10%;
– studios and 1‑bedrooms often show the best scores, between 8 and 9%, especially in near‑prime areas;
– 2‑bedrooms frequently stabilize between 7 and 8%;
– 3‑bedrooms remain attractive but a bit lower, often between 6 and 7%.
The core range of gross yields on the Guatemalan market is 6 to 10%, with Guatemala City at the high end of that range.
City center vs. outskirts: who wins in percentage?
Calculations of the “price‑to‑rent” ratio and center/outside‑center comparisons yield telling numbers.
| Indicator | City center | Outside center |
|---|---|---|
| Average gross yield (apartments) | ≈ 8.5–9% | ≈ 9–10% |
| Price‑to‑rent ratio (years of rent) | 11–14 years | 10–12 years |
In other words, properties in the center are more expensive, rents higher, but the price‑to‑rent ratio is slightly worse. Suburban and near‑prime areas, where prices per m² are lower but rents remain substantial, can therefore offer higher gross yields.
Net yield: between 5.5 and 7% on average
Gross yield is one thing; net yield is another. To go from gross to net, you must factor in:
Costs to anticipate include a very moderate property tax (IUSI) of 0.1 to 0.3% of market value per year for an apartment, owner’s insurance of 0.15 to 0.35% of insured value, homeowners’ association (HOA) fees that vary by services (security, pool, etc.), property management fees if delegated (including cleaning, linens, platform commissions for short‑term rentals), average vacancy periods of about 8% per year in sought‑after areas, and income tax on rental income.
Analyses for Guatemala City show that including these costs, most investors end up with:
– a typical net yield between 5.5 and 7% for well‑managed long‑term rentals;
– a net yield of about 6.2% is often cited as a realistic baseline under professional management;
– with optimized management (self‑management, limited costs), some manage to get closer to 7% net.
For a European or North American investor accustomed to net yields of 2–4% in expensive capitals, these numbers clearly place Guatemala City in the “high‑yield” market category.
Concrete scenarios: how much does a typical apartment earn?
To move from theory to reality, it is useful to simulate a few classic cases, strictly based on available data.
Scenario 1: 1‑bedroom city center, purchase at 140,000 USD
Consider a 1‑bedroom of 60 m² in a central sector of Guatemala City (Zone 10 or 14, mid‑to‑high range).
– Purchase price: 140,000 USD
– Monthly rent: about 750 USD (common order of magnitude for 1 BR center: 723–800 USD)
– Annual gross rent: 9,000 USD
Gross yield:
– 9,000 / 140,000 = 6.4% gross
Then include realistic costs:
– IUSI + insurance: ~0.5% of value/year ≈ 700 USD
– HOA fees: assumed 150 USD/month ≈ 1,800 USD/year
– Vacancy (one month): –750 USD
– Miscellaneous and routine maintenance: ~500 USD/year
Total costs before tax ≈ 3,750 USD/year.
Net income before tax ≈ 9,000 – 3,750 = 5,250 USD, giving:
– net yield before tax ≈ 3.75%.
By reducing HOA fees and limiting vacancy, it is possible to achieve a net yield of 5 to 6%. This scenario corresponds to an expensive property in a very premium neighborhood, where the focus is on security and property appreciation rather than pure yield.
Scenario 2: 1‑bedroom near‑prime, purchase at 110,000 USD
This time, we target a furnished 1‑bedroom in a value‑for‑money zone like Zone 11, 12, or 13, well located but cheaper than a diplomatic address.
– Estimated purchase price: 110,000 USD
– Realistic monthly rent: 650–700 USD (for example 675 USD, the middle of the range 520–940 USD in Zone 13)
– Annual gross rent: 8,100 USD
Gross yield:
– 8,100 / 110,000 = 7.4% gross
Applying a slightly lighter cost structure (more affordable HOA, lower common charges):
– IUSI + insurance: ~0.5% ≈ 550 USD
– HOA fees: 100 USD/month ≈ 1,200 USD/year
– Vacancy: 1 month of rent ≈ 675 USD
– Maintenance/miscellaneous: 400 USD
Total before tax ≈ 2,825 USD/year.
Net income before tax ≈ 8,100 – 2,825 = 5,275 USD, giving:
The net yield is about 4.8% in this conservative scenario, but with optimized management it can reach 6%, consistent with the market average.
This is typically the kind of property that matches the 5.5–7% net yields mentioned for Guatemala City.
Scenario 3: “Investor” studio in Zone 4, purchase at 80,000 USD
Studios in revitalizing neighborhoods like Cuatro Grados Norte (Zone 4) offer an even more yield‑oriented profile.
– Purchase price: 80,000 USD
– Target monthly rent: around 550 USD (range 300–450 USD base, but higher for a modern, well‑furnished studio; we remain conservative with 550)
– Annual gross rent: 6,600 USD
Gross yield:
– 6,600 / 80,000 = 8.25% gross
With reduced costs (small surface, modest HOA):
– IUSI + insurance: ~0.5% ≈ 400 USD
– HOA: 80 USD/month ≈ 960 USD/year
– Vacancy: 1 month ≈ 550 USD
– Maintenance/miscellaneous: 350 USD
Total ≈ 2,260 USD/year.
Net income before tax ≈ 6,600 – 2,260 = 4,340 USD, giving:
– net yield ≈ 5.4%;
– by limiting vacancy and managing yourself, you can quickly reach 6–7% net.
This scenario reflects the average performance observed for small units in near‑prime areas, which pull the city’s overall yields upward.
Long‑term vs. short‑term: which rental strategy?
Guatemala City offers two main options: standard leases of 6–12 months (or more) and short‑term rentals like Airbnb, especially in central and business districts.
Long‑term: the backbone of yield
The gross and net yield figures mentioned above mainly concern long‑term rentals. This is the most predictable strategy, especially in Zones 10, 14, 15, 16, 11, 12, 13, and 4, where demand from young professionals, executives, and expats is constant.
The main advantages:
– low vacancy rates (often around one month per year if the property is well located and properly priced);
– simplified management, especially if using an agency;
– net yields of 5.5–7% fairly consistently;
– easier to model financing over the long term.
The estimated total return over 5 years for a ‘Guatemala City Apartment’, combining 7.5% gross yield and about 6% annual appreciation before personal taxes.
Short‑term (Airbnb‑style): riskier, more volatile
Guatemala City has a real but smaller and less stable Airbnb market than Antigua or Lake Atitlán. There are more than 2,800 to 3,200 active listings, with:
– an average occupancy rate around 35–50% depending on the source and period;
– an average nightly rate between 52 and 60 USD;
– an average monthly gross revenue per host around 500–850 USD, depending on the study and quality of the property;
– top performers capable of exceeding 1,400–1,800 USD per month in the best locations (Zone 10, 14, 15, Cayalá).
Detailed analyses show, however:
– wide dispersion among hosts: the median is often around 500–550 USD per month;
– high operating costs (cleaning, linens, management, platform fees) that significantly eat into gross revenue;
– an average net profit often limited to 180–420 USD/month for self‑managed properties, consistent with margins of 20–35% on gross revenue;
– annual net yields generally between 3.5% and 6% for the majority of properties, with only the top tier of the best properties exceeding 6% net.
In other words, short‑term rentals in Guatemala City can outperform standard rentals on a few very well‑positioned properties, but they require a high level of execution (professional photos, dynamic pricing, responsiveness, optimal location) and tolerance for seasonal volatility.
Taxation and recurring costs: what impact on yield?
One of the strengths of Guatemala City for a foreign investor is the relatively light structure of recurring costs, especially property taxes.
IUSI property tax: very moderate
The Impuesto Único Sobre Inmuebles (IUSI) is the Guatemalan property tax. It is calculated on the cadastral value, which is generally well below market value (often 50–80%). National brackets result, in practice, in effective annual rates:
– often between 0.2% and 0.9% of the cadastral value;
– which translates, for an apartment worth about 100,000 USD, to a cost of around 200 to 600 USD per year, sometimes less depending on the assessment.
Relative to rental income, the IUSI has only a marginal impact on yield, especially compared to many North American or European cities.
Taxes on rental income: two possible regimes
For residents, the system allows choosing a simplified regime taxing gross revenue (e.g., 5 or 7% of gross rent), or an actual regime (≈25% of net profit after expenses). Most small landlords, including foreigners, opt for the simplified regime, which is easier to manage.
Effective tax rate on gross rental income received in Guatemala for a non‑resident, after deducting expenses estimated at 25% of gross rent.
Even including this taxation, net yields remain competitive: a 7–8% gross yield frequently becomes 4–6% net after local tax, which is still very good on a regional scale.
Capital gains: moderate taxation
Upon resale, capital gains are generally taxed around 10 to 15% of the gain (with some variations depending on the regime and documentation of costs). For a long‑term investor who also benefits from an annual appreciation of 4–6%, this tax is relatively mild, especially combined with low property tax and the absence of specific inheritance taxes on real estate.
Market context: stability, growth, and rental demand
Rental profitability does not depend solely on the level of rents and purchase prices; it also relies on the market’s ability to sustain those rents and increase property values over time.
Steady price growth, without overheating
Over the past decade, residential prices in Guatemala City have increased by about 55% in nominal terms, but only around 7% in real terms after adjusting for inflation. In other words, the city has experienced steady growth rather than a speculative bubble.
Between early 2025 and early 2026, residential price growth is estimated at about 5% in quetzals, or 1–2% in real terms. For the coming years, most projections fall within a range of 4–6% annual appreciation, with:
The strongest growth potential is in dynamic areas like Zone 16, Zone 10, and some parts of Zone 13, reaching between 6 and 9 percent.
Role of remittances and demographics
Guatemala City benefits from several fundamental drivers:
– increasing urbanization, with the country heading toward about 67% urban population;
– remittances (remesas) rising sharply, now exceeding 21–25 billion USD per year and representing nearly 20% of GDP, strongly supporting residential demand and limiting the risk of forced sales;
– economic growth of around 3.5% per year, with a slight expected strengthening in the coming years;
– a pipeline of infrastructure projects (such as the Metro Riel) that further enhance the attractiveness of connected neighborhoods.
Analysts estimate that the probability of a sharp price correction over 12 months is low, especially in premium areas where supply is limited and demand is highly targeted.
Rental demand: low vacancy, marked segmentation
Guatemala City’s rental market is characterized by:
– low vacancy rates for well‑located apartments, often below 5% in Zones 10, 14, 15, 16;
– sustained demand for modern 1–2 bedroom units, with security, parking, and fiber internet, from both young Guatemalan professionals and expats/foreign remote workers;
– a clear segmentation between:
– long‑term urban rentals (schools, offices, services, healthcare),
– and short‑term tourist or business rentals, more volatile, but can offer high gross yields in well‑targeted pockets (Guatemala City, Antigua, Atitlán, Pacific coast).
It is precisely this depth of rental demand that allows the city to post average gross yields of 8–10% on apartments, with a reasonable vacancy baseline.
For an investor wondering where to place capital in Guatemala City, the question isn’t just “how much does it earn”, but also “for what level of risk and volatility?”.
Zones 10, 14, 15, 16: security, appreciation, but slightly compressed yield
The strengths of these neighborhoods are obvious:
– quality construction, high security, services, image;
– a solid tenant base (executives, expats, diplomats, companies);
– high liquidity at resale, with strong demand from local and international buyers;
– a track record of price increases of 5–7% per year since 2023 in most well‑located projects.
The realistic gross yield for a well‑negotiated purchase in Guatemala is between 6 and 8%.
Zones 11, 12, 13, 4, Mixco: the heart of “cash‑flow” yield
Yield studies show that the best percentages are often found here:
– rents remain influenced by proximity to premium areas, shopping centers, the airport, or business districts;
– prices per m² are significantly lower (often 1,000–1,800 USD/m² instead of 2,000–3,500 USD/m² in ultra‑prime areas);
– gross yields reach 8–10%, sometimes more for well‑targeted studios and small 1‑bedrooms;
– the main risk is more social and urban (neighborhood image, crime evolution, quality of condominiums over the long term), but many newer buildings offer decent standards.
For a “cash‑flow”‑oriented investor, this is generally where you find the best trade‑offs between yield and liquidity.
In summary: how much does an apartment earn in Guatemala City in 2026?
In synthesis of the hundreds of data points gathered, we can draw a few clear guidelines for 2026:
Gross yields on well‑purchased apartments average between 8 and 9%.
Over a five‑year horizon, combining:
– a gross rental yield on the order of 7.5%,
– an annual appreciation of 5–6% in good locations,
projections suggest a cumulative total return of 65–70% before taxes on a well‑purchased, high‑quality “Guatemala City Apartment” in a high‑demand area.
It is this rare combination — high rents relative to purchase prices, moderate taxation, positive but non‑explosive price dynamics — that makes Guatemala City, in 2026, one of the most interesting markets in Latin America for a rental investor willing to work on location and management strategy.
A wealth project or a question? Contact us now to speak with a wealth management expert.
Disclaimer: The information provided on this website is for informational purposes only and does not constitute financial, legal, or professional advice. We encourage you to consult qualified experts before making any investment, real estate, or expatriation decisions. Although we strive to maintain up-to-date and accurate information, we do not guarantee the completeness, accuracy, or timeliness of the proposed content. As investment and expatriation involve risks, we disclaim any liability for potential losses or damages arising from the use of this site. Your use of this site confirms your acceptance of these terms and your understanding of the associated risks.
Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
