Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Tulum's property market is included in our pack
As of September 2025, Tulum's rental market shows significant variation across property types and neighborhoods, with studios ranging from $500-600 in basic areas to luxury beachfront properties commanding $5,000-20,000+ monthly.
The market reflects a clear divide between oversupplied condo developments in emerging areas like La Veleta and Region 15, which face vacancy rates of 40-60%, versus established premium zones like Aldea Zama and the beach zone that maintain stronger occupancy and rental yields of 7-15%.
If you want to go deeper, you can check our pack of documents related to the real estate market in Mexico, based on reliable facts and data, not opinions or rumors.
Tulum's rental market in 2025 presents both opportunities and challenges, with luxury and beachfront properties maintaining strong yields while generic condos in oversupplied areas struggle with high vacancy rates.
Smart investors focus on established neighborhoods like Aldea Zama and beachfront locations, where rental yields range from 7-15% and vacancy rates remain manageable at 15-30%.
| Property Type | Area | Monthly Rent (USD) | Rental Yield | Vacancy Rate |
|---|---|---|---|---|
| Studio/1BR | Tulum Town | $500-700 | 7-9% | 20-30% |
| 1BR Condo | La Veleta | $1,100-1,600 | 5-8% | 40-60% |
| 2BR Condo | Aldea Zama | $1,500-2,000 | 8-12% | 15-30% |
| Villa | Aldea Zama | $2,500-3,800 | 9-15% | 20-35% |
| Beachfront Luxury | Beach Zone | $5,000-15,000+ | 10-15% | 20-35% |
What's the average monthly rent in Tulum right now by property type?
Studios and one-bedroom apartments in Tulum range from $500-600 monthly in basic downtown areas to $1,000-2,000+ in premium expat neighborhoods like La Veleta or Aldea Zama.
Two-bedroom condos typically command $1,000-1,500 per month for long-term rentals, though short-term vacation rentals on platforms like Airbnb can generate $1,800-3,900 monthly at the current median occupancy rate of 51%. Luxury beachfront condos significantly exceed these ranges.
Standard luxury villas rent for $1,500-3,000+ monthly, while beachfront and ultra-luxury properties with exclusive amenities command $5,000+ per month. The premium locations and direct beach access justify these higher rates in Tulum's competitive luxury market.
As of September 2025, these rental rates reflect the market's adjustment period following the construction boom, with clear differentiation between basic units and premium properties.
How does the average rent differ depending on the area or neighborhood in Tulum?
Aldea Zama remains Tulum's premium gated community where one-bedroom units start around $1,000 monthly, two-bedroom condos range from $1,500-2,000+, and villas often command $3,000-5,000 monthly with stable demand and good occupancy.
La Veleta attracts digital nomads and young expats with studios at $600-1,200 and two-bedroom condos at $1,200-1,800 monthly, though generic condos face higher vacancy risk due to oversupply in this trendy area.
Region 15 and Region 8 offer emerging options close to the beach but lack infrastructure, with studios at $700-1,200 and two-bedroom units at $1,300-1,700, carrying higher risks of vacancy and market stagnation.
Tulum Town (Centro) provides authentic local living with more affordable rates: studios at $500-700 and two-bedroom units at $900-1,200 monthly.
The beachfront and hotel zone commands premium rates from $2,500-10,000+ monthly depending on luxury level and direct beach access, with one-bedroom units starting at $2,000+ and luxury villas reaching $5,000-20,000+.
What's the typical rent per square meter for different property sizes?
City center apartments in Tulum average approximately $315 per square meter monthly, reflecting the premium commanded by central locations with better infrastructure and amenities.
Standard condos throughout Tulum range from $1,900-3,100 per square meter monthly, while prime beachfront and ultra-luxury properties exceed $4,000 per square meter due to their exclusive locations and high-end finishes.
Properties outside the city center average around $178 per square meter monthly, making them attractive options for budget-conscious renters willing to trade location for affordability.
These per-square-meter rates help investors and renters compare value across different property types and locations in Tulum's diverse market.
What's the total rent including utilities, HOA fees, and other common charges?
Monthly utilities in Tulum typically add $100-200 for full electric and air conditioning usage, $10-20 for water, $20-30 for gas, and $30-60 for internet services.
| Expense Category | Monthly Cost (USD) | Property Type |
|---|---|---|
| Basic Utilities (Electric/Water/Gas) | $130-250 | All Properties |
| Internet | $30-60 | All Properties |
| HOA Fees - Standard Condos | $100-500 | Condominiums |
| HOA Fees - Luxury/Beachfront | $300-800 | Premium Properties |
| Maintenance (Annual 1-2% of value) | $80-200+ | All Properties |
| Total Additional Monthly Costs | $340-1,310 | Varies by Property |
HOA fees for standard condos range from $100-500 monthly, while luxury communities, villas, and beachfront properties command $300-800 monthly for enhanced security, amenities, and maintenance services.
Annual maintenance costs typically represent 1-2% of the property value, translating to $80-200+ monthly depending on the property's age, condition, and amenities.
How do taxes, costs, and mortgage payments affect the net return for an owner?
Property taxes in Tulum remain remarkably low at approximately 0.05-0.2% annually, representing minimal impact on overall investment returns compared to other international markets.
Closing costs for foreign buyers typically range from 5-8% of the purchase price, including fideicomiso (trust) setup fees required for beachfront properties and legal processes for foreign ownership.
Most foreign buyers use cash purchases since local mortgage rates range from 7-13%, though some financing options exist for qualified international investors.
Net returns for long-term rentals typically achieve 5-9% yields after all expenses, while short-term Airbnb properties can generate 8-15% gross yields in prime areas, though management fees of 20-30% and vacancy periods reduce net yields, particularly in oversupplied condo sectors.
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What's the difference in profitability between renting short term on platforms like Airbnb versus long term leases?
Airbnb and short-term rentals can achieve gross yields up to 15% in peak locations with seasonal demand and high occupancy rates of 70-80% in the best locations, though they require professional management and incur higher operational fees.
Short-term rentals work best for luxury properties, villas, and two-bedroom-plus units, while generic condos and studios face intense competition that makes profitability challenging in the current oversupplied market.
Long-term leases provide stable returns with typical yields of 7-9%, offering three to six-month or annual lease terms that reduce turnover costs, management hassles, and vacancy risks, particularly in established areas.
Management fees for short-term rentals typically consume 20-30% of gross income, plus additional costs for cleaning, maintenance, and marketing, while long-term rentals require minimal ongoing management expenses.
The choice between strategies depends heavily on property type, location, and investor preferences for active versus passive income generation in Tulum's evolving rental market.
Can you give example rental prices for a one-bedroom condo, a two-bedroom villa, and a luxury beachfront property?
A one-bedroom condo in La Veleta typically rents for $1,100-1,600 monthly, representing the mid-range market for modern amenities in a popular expat neighborhood with good infrastructure and proximity to beaches.
A two-bedroom villa in Aldea Zama commands $2,500-3,800 monthly, reflecting the premium for gated community living with security, established infrastructure, and proven rental demand from affluent tenants.
Luxury beachfront properties in the beach zone range from $5,000-15,000+ monthly, with ultra-luxury penthouses and exclusive villas reaching $20,000+ for direct beach access, premium finishes, and concierge services.
These examples demonstrate the significant premium commanded by location, amenities, and exclusivity in Tulum's stratified rental market as of September 2025.
Who are the typical renters in Tulum—tourists, digital nomads, or long-term residents?
Digital nomads and remote workers represent over 50% of annual renters in Tulum, typically seeking three to six-month stays and willing to pay premium rates for modern amenities, reliable internet, and community atmosphere.
1. **Digital nomads and remote workers** (50%+ of market) - Extended stays of 3-6 months, high-income earners seeking modern amenities2. **Tourists and vacation renters** - High season demand, short-term stays, premium rates for beach and eco-luxury zones3. **Expats and retirees** - Highest-paying segment targeting luxury, security, and amenities in Aldea Zama and beach zones4. **Local professionals and long-term residents** - Smaller market share preferring annual leases in affordable Tulum Town areas5. **Seasonal residents** - Part-time residents owning property elsewhere, seeking luxury accommodations during peak monthsTourists drive high-season demand with short-term stays and willingness to pay premium rates for beachfront, luxury, and eco-zone accommodations during peak travel periods.
Expats and retirees represent the highest-paying rental segment, consistently seeking luxury accommodations with security and full amenities, predominantly in Aldea Zama and the beach zone.
Local professionals and long-term residents comprise a smaller market share, preferring annual leases and gravitating toward more affordable options in Tulum Town and established neighborhoods.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the current vacancy rates across different types of properties and areas?
Luxury villas and beachfront properties maintain vacancy rates of 20-35% annually, reflecting seasonal demand patterns and the premium nature of these high-end rental markets.
Standard condos in oversupplied areas like La Veleta and Region 15 face significant challenges with vacancy rates of 40-60%, indicating market saturation and intense competition among similar properties.
Prime areas like Aldea Zama demonstrate more stable performance with vacancy rates of 15-30%, benefiting from established infrastructure, security, and consistent demand from quality tenants.
Overall condo occupancy for long-term rentals averages 50-60%, while Airbnb properties achieve median occupancy of 49%, with best-in-class short-term rentals reaching 70-74% occupancy in optimal locations.
These vacancy rates reflect the market's adjustment period following rapid construction growth, with clear performance differences based on location, property quality, and management effectiveness.
Which property types or areas offer the smartest investment choices right now in terms of rentability and returns?
Aldea Zama stands out as the best overall choice for stability, luxury appeal, and proven demand, delivering solid returns for both short-term and long-term rental strategies with established infrastructure and security.
The beach zone offers high rental rates and limited supply but requires higher entry prices and operating costs, though it can generate strong yields for investors who can afford the premium investment threshold.
La Veleta presents opportunities for value-seeking investors targeting the digital nomad market, though oversupply risks exist and returns depend heavily on property differentiation and professional management.
Region 15 and Region 8 attract investors seeking long-term growth potential and lower entry prices, but require careful due diligence on infrastructure development, developer track records, and legal compliance.
Smart investors in 2025 focus on location quality, property differentiation, proven rental histories, and professional management rather than chasing the lowest entry prices in unproven developments.
It's something we develop in our Mexico property pack.
What are the average rental yields, and how have they changed compared to five years ago and compared to last year?
Short-term and Airbnb properties historically achieved 12-20% yields during pre-pandemic peak periods, but have adjusted to 8-15% in prime areas as of 2024-2025, while oversupplied condos now often achieve only 5-6% yields or break-even performance.
Long-term rental yields currently range from 7-9%, representing a decrease of 1-2 percentage points in oversupplied zones over the past year, while villas and beachfront properties have maintained relatively stable performance.
The market correction reflects increased supply, regulatory changes, and normalization following the pandemic-era boom that drove exceptional returns during 2020-2022.
Five years ago, most property types achieved higher yields due to limited supply and explosive demand growth, while today's market requires more strategic positioning and professional management to achieve comparable returns.
What's the forecast for rents and yields over the next one year, five years, and ten years, and how do they compare to other similar tourist cities?
The one-year forecast (2025-2026) anticipates further correction in oversupplied condo developments, while beachfront, prime, and luxury zones should maintain stable or growing rents with modest appreciation of 5-10% in the best areas.
The five-year outlook (2030) expects beachfront and Aldea Zama properties to remain robust, supported by infrastructure improvements including airport and transportation developments, while generic condo developments may stabilize but continue facing competitive pressures with forecasted rental yields of 7-12%.
Ten-year projections (2035) suggest sustained but slower appreciation in prime areas, with luxury and eco-tourism supporting continued demand, though increased competition from Bacalar, Holbox, and Playa del Carmen may moderate Tulum's premium positioning.
Compared to similar cities, Tulum offers higher short-term yields but greater risk and volatility than Playa del Carmen's stability or Mérida's conservative but steady growth with lower rents.
It's something we develop in our Mexico property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Tulum's rental market in 2025 presents a tale of two markets: premium properties in established areas maintaining strong performance while generic developments in oversupplied zones struggle with high vacancy rates and compressed yields.
Successful rental property investment in Tulum requires focus on location quality, property differentiation, and professional management rather than chasing the lowest entry prices in unproven developments.
Sources
- Bucket List Bri - Cost of Living in Tulum Mexico
- The Latin Investor - Tulum Property
- The Latin Investor - Buying Condos Mexico
- The Latin Investor - Tulum Slowdown
- Realtor.com - Tulum Quintana Roo Rent
- The Latin Investor - Tulum Price Forecasts
- Paradise Listings - Recurring Costs Riviera Maya
- Caribe Luxury Homes - Recurring Costs Tulum
- Dreams Property - Tulum Real Estate Market Overview
- Riviera Maya Cozy - Average Rental Revenue Tulum