What is the average Class A rent in Monterrey?

Around 4800 MXN/sqft/yr ($264 USD) across the broader Class A index. Trophy submarkets like Valle Oriente command 20–40% above that.

How many months of rent-free are normal in Monterrey?

6 months on a 5-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.

Are rents rising or falling in Monterrey?

The Monterrey Class A market is currently rising. Vacancy is 13.4%, which sets the negotiating context.

Headline Class A rent in Monterrey is around 4800 MXN/sqft/yr ($264 USD), with 6 months of typical rent-free on a 5-year term.

Headline Class A rent: 4800 MXN/sqft/yr ($264 USD).
Trophy submarket rents (Valle Oriente) push to roughly MX$312/sqm/mo · ≈ $18.1 PSF/yr USD.
Typical concessions on a 5-year deal: 6 months free rent.
Vacancy stands at 13.4% — market trend is rising.
Use effective rent (face minus PV of concessions), not headline, to compare deals.

Monterrey Class A office rents and incentives

Headline Class A rent in Monterrey is around 4800 MXN/sqft/yr ($264 USD), with 6 months of typical rent-free on a 5-year term.

TL;DR

Headline Class A rent: 4800 MXN/sqft/yr ($264 USD).
Trophy submarket rents (Valle Oriente) push to roughly MX$312/sqm/mo · ≈ $18.1 PSF/yr USD.
Typical concessions on a 5-year deal: 6 months free rent.
Vacancy stands at 13.4% — market trend is rising.
Use effective rent (face minus PV of concessions), not headline, to compare deals.

Headline rent vs. effective rent

Asking rents in Monterrey are quoted in MXN per sqft per year. Across the broad Class A index the figure is 4800, but the trophy tier in Valle Oriente reaches roughly MX$312/sqm/mo · ≈ $18.1 PSF/yr USD. Always discount headline rent by the present value of free rent and fit-out-capex">tenant improvement allowance to land on effective rent — the only number that compares cleanly across deals.

Rent-free and TI

Standard Monterrey concessions on a 5-year Class A lease run to 6 months of base-rent abatement. Trophy lease-ups can push rent-free 25–40% above that benchmark. Local cost-of-occupancy is also shaped by tax — Mexican corporate tax of 30%. 16% VAT. Nuevo León state tax incentives for nearshoring tenants.

Where rents land by submarket

Valle Oriente sits at the top end (~MX$312/sqm/mo · ≈ $18.1 PSF/yr USD). Centro Monterrey clears around MX$240/sqm/mo · ≈ $13.9 PSF/yr USD as the prime tier. Apodaca / Aeropuerto represents the value end at ~MX$192/sqm/mo · ≈ $11.1 PSF/yr USD. The full submarket map is on the Monterrey city page.

Key facts

city	Monterrey
country	Mexico
region	Americas
classARentLocal	4800 MXN/sqft/yr
classARentUsd	$264/sqft/yr
vacancy	13.4%
typicalLeaseYears	5
typicalRentFreeMonths	6
submarkets	5
primeYieldPct	7%
trophyRent	MX$312/sqm/mo · ≈ $18.1 PSF/yr USD
primeRent	MX$240/sqm/mo · ≈ $13.9 PSF/yr USD

Frequently asked questions

What is the average Class A rent in Monterrey?: Around 4800 MXN/sqft/yr ($264 USD) across the broader Class A index. Trophy submarkets like Valle Oriente command 20–40% above that.
How many months of rent-free are normal in Monterrey?: 6 months on a 5-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.
Are rents rising or falling in Monterrey?: The Monterrey Class A market is currently rising. Vacancy is 13.4%, which sets the negotiating context.

Editorial provenance

Reviewed by Class A Atlas Editorial Desk — House byline · global editorial team. Last updated 2026-04-15. See our methodology and editorial standards.

Primary sources for this page

CBRE Marketview reports — CBRE
JLL Office Insight — JLL
Cushman & Wakefield Marketbeat — Cushman & Wakefield
Savills World Research — Savills
Colliers Global Office Outlook — Colliers

Full sources index · Submit a correction