What renting in Condesa actually costs
Asking rents from every Inmuebles24 listing in Condesa, Hipódromo and Hipódromo Condesa, September 2026. Ranges are the middle half of the market, in pesos per month; the premium row runs from the median two-bedroom rent to the 90th percentile.
| Size | Monthly rent | Typical area |
|---|---|---|
| 1 bedroom | $22,000 to $35,000 MXN | 40 to 60 m² |
| 2 bedroom | $39,000 to $59,000 MXN | 93 to 135 m² |
| 3 bedroom | $45,000 to $65,000 MXN | n/a |
| Premium 2-bedroom (upper half of the market) | $49,000 to $70,000 MXN | n/a |
Roughly $2,700 to $3,850 USD for a premium two-bedroom, and $1,200 to $1,900 USD for a one-bedroom. Condesa two-bedrooms ask more than Roma Norte’s and are larger too. Prices climb toward Parque México and Parque España and fall as you move toward the Viaducto.
What Condesa is like to live in
Condesa was built in the 1920s and 1930s and it shows in the best way. Curved balconies, terrazzo floors, tall windows, and a street grid that bends around two parks instead of running straight. Parque México in particular functions as the neighborhood’s living room.
It is dense and walkable, with cafés, restaurants and bars at ground level throughout. Quieter than Roma Norte overall, though the blocks around Avenida Ámsterdam and Michoacán carry real weekend noise.
One thing that confuses almost every newcomer: what people call Condesa is actually three adjoining colonias. Hipódromo is the oval at the centre around Parque México and holds the best of the Art Deco stock. Hipódromo Condesa sits south of it. Condesa proper is the smaller western section toward Chapultepec. Listings use all three names more or less interchangeably, and a place advertised as Condesa may be a fifteen-minute walk from the park you thought you were renting beside. Check the colonia on the listing, not just the headline.
The buildings are ninety to a hundred years old and many have never had a full services renovation. Water pressure, hot water recovery and electrical capacity vary enormously between two apartments in the same building. Run the shower during the viewing. This is the single most common regret we hear about Condesa.
Who Condesa suits, and who it doesn’t
It suits you if you want architectural character, you will use the parks, you want to walk everywhere, and you are willing to trade modern building services for a apartment with genuine personality.
It does not suit you if you need a lift and the building does not have one, you work from home on calls and cannot tolerate street noise, or you want parking, which is scarce and often costs extra.
Condesa vs Roma Norte
The real decision for most people arriving in Mexico City. Condesa asks somewhat more for a two-bedroom, so price plays a part, but feel usually decides it.
| Condesa | Roma Norte | |
|---|---|---|
| Premium 2BR rent | $49,000 to $70,000 | $43,000 to $60,000 |
| Feel | Greener, calmer, park-centred | Denser, busier, more commercial |
| Green space | Two large parks | Small plazas only |
| Food scene | Strong, more neighborhood | Stronger, more destination |
| Competition | High | Highest in the city |
Choose Condesa for trees, quiet mornings and Art Deco. Choose Roma Norte for density, restaurants and being in the middle of everything. Most people who tour both pick on feel within an afternoon.
Getting around from Condesa
Metro Line 1 runs along the northern edge with stations at Chapultepec, Sevilla and Insurgentes, and Metrobús Line 1 runs north to south on Avenida Insurgentes on the eastern boundary. Between them you can reach most of the city without changing more than once.
In practice most people in Condesa walk. The neighborhood is roughly a kilometre across, the street grid curves rather than grids so it is pleasant on foot, and almost everything you need day to day is inside it.
Ecobici density is high here and it is genuinely the fastest way to cross to Roma Norte. Parking is the real weak point: many buildings have none, street parking is contested, and if you are bringing a car you should confirm a space before you sign rather than assume you will find one.
What a Condesa landlord will ask you for
A large share of Condesa stock is owned by individual landlords rather than management companies, which cuts both ways: more flexibility on paperwork, less consistency about what is required.
- Proof of income at three times the rent. On a $45,000 apartment that is $135,000 pesos a month.
- An aval or a póliza jurídica. As a foreigner you will use the póliza.
- One month deposit plus the usual documents.
Individual landlords are also the ones most likely to accept several months upfront in place of a guarantee, though many still will not. Ask, but do not count on it.
Available apartments in Condesa
We publish a unit here only once an agent has confirmed it is still available that week. Roughly half of what sits on the big Mexican portals is already gone, so we would rather show you nothing than show you something that is not there.
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