Is Guanajuato Still Affordable? Market Trends, New Tenant Profiles, and Rental Comparisons in 2025

Guanajuato Property
Jun 18
3 min read

Part 2 of a 2-Article Series on Real Estate Trends in Guanajuato

A Changing Market: Who’s Renting in Guanajuato Today?

Guanajuato Capital is no longer just a city for students or retirees. In recent years, the local rental market has diversified, and today, a wide range of tenant profiles are shaping demand—each with unique expectations and rental preferences.

Foreigners looking for medium- or long-term stays, remote workers, newly arrived professionals, students, and even small families are increasingly renting in neighborhoods like San Javier, Paseo de la Presa, Marfil, and Centro.

While students still represent a strong presence, especially near the university zones, they are no longer the dominant group. This shift has encouraged the development of more flexible rental options: furnished apartments, short-term leases, and houses designed for comfort, work, and security.

What Do These New Tenants Expect?

These new tenant profiles come with higher expectations, especially when it comes to the following features:

Internet connection: Fiber optic is now a must-have.
Well-equipped kitchens: Not luxurious, but functional and with hot water.
Dedicated workspaces: A desk and ergonomic chair are now as important as a good bed.
Privacy and light: Studio apartments are becoming less desirable than 1-bedroom units.
Proximity to restaurants, markets, and walkability.
Security and parking: In high-demand areas, these two features can make or break a rental decision.

For investors or landlords, understanding this shift is key to offering competitive properties and ensuring lower vacancy rates.

Rent Comparison: Is Guanajuato Still a Good Deal?

One of the most frequent questions for both residents and investors is whether Guanajuato Capital remains an affordable city for renting. The short answer is yes—but with some nuances.

Here is a comparison of average rent prices across key Mexican cities:

City	Average Rent Price (MXN/m²)	Estimated Monthly Rent (80 m²)
Guanajuato (Capital)	$90 MXN/m²	~$7,200 MXN/mes (80 m²)*
San Miguel de Allende	$140 MXN/m²	~$11,200 MXN/mes (80 m²)
Ajijic (Chapala, Jal.)	$134 MXN/m²	~$10,720 MXN/mes (80 m²)
Roma Norte (CDMX)	$408 MXN/m²	~$32,640 MXN/mes (80 m²)
Puerto Vallarta	$292 MXN/m²	~$23,360 MXN/mes (80 m²)
Cancún	$200 MXN/m²	~$16,000 MXN/mes (80 m²)
Playa del Carmen	$235 MXN/m²	~$18,800 MXN/mes (80 m²)
Tulum	$207 MXN/m²	~$16,560 MXN/mes (80 m²)
Los Cabos (BCS)	$219 MXN/m²	~$17,520 MXN/mes (80 m²)
Mérida	$119 MXN/m²	~$9,520 MXN/mes (80 m²)

Source: Lamudi & Inmuebles24, 2025

These figures highlight Guanajuato’s continued value for money. While the city may not be the cheapest in the region, it offers strong rental yields for property owners and a relatively accessible market for renters seeking quality of life and cultural richness.

How Does Guanajuato Compare in the Luxury Segment?

In cities like San Miguel de Allende or Mexico City, luxury rentals can easily surpass $40,000 MXN per month. In contrast, Guanajuato’s luxury segment generally starts around $20,000 MXN for well-located, furnished homes with views and colonial charm.

But what counts as “luxury” in Guanajuato?

Location in the historic center
Walkability to cafés, museums, and cultural events
Furnished interiors with artistic finishes
Premium services like fiber optic internet, rooftop terraces, gardens, and private garages

In many areas of Guanajuato, even basic features such as private parking or modern plumbing are considered premium. This gap offers an opportunity for property owners to upgrade existing units and position them competitively in a growing upper-rental market.

Final Thoughts

Guanajuato remains an attractive destination for tenants and investors alike. While rental prices have increased moderately, they still compare favorably to other cities in central and northern Mexico. The city’s diverse tenant base and unique lifestyle continue to drive demand—especially among those seeking culture, charm, and walkability.

For property owners, the key to staying competitive lies in understanding changing renter expectations and investing wisely in upgrades that enhance functionality, comfort, and long-term appeal.