What are the rental yields for apartments in Cancún? (2026)

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Neighborhoods and apartment rental yields in the 2026 Cancún apartment market

This table compares apartment rental yields in Cancún by neighborhood and apartment size.

For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.

Finally, please note you'll find much more detailed data in our real estate pack about Cancún.

We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods offer the best net yield among areas people actually want to live in Cancún?

The best net-yield neighborhoods among areas people actually want to live in Cancún are Malecón Américas, Cancún Centro, Avenida Huayacán, Supermanzana 15, and Residencial Cumbres.

These areas combine above-average net yields with real tenant demand, daily convenience, and better resale depth than purely cheap fringe areas.

Across the model, the average net yield is about 6.1%. Malecón Américas beats that clearly, with estimated net yields of 7.0% for studios, 6.8% for 1-bedroom apartments, and 6.2% for 2-bedroom apartments.

Cancún Centro is also above average, especially for studios at 6.8% net yield and 1-bedroom apartments at 6.3% net yield. That is strong because the area still offers lower entry prices than Puerto Cancún or Zona Hotelera.

The local reason is simple. These neighborhoods are useful for real residents who want access to shopping, services, roads, offices, restaurants, and daily life rather than only beach prestige.

For a beginner buyer, the safer choice is usually a well-priced studio or 1-bedroom apartment in Malecón Américas, Cancún Centro, Avenida Huayacán, or Residencial Cumbres, rather than chasing a cheap apartment in a weaker resale pocket.

Where can I find apartments with above-average yields and below-average entry prices in Cancún?

The clearest above-average yield and below-average entry-price areas in Cancún are Cancún Centro, Supermanzana 17, Arbolada, Avenida Huayacán, and Supermanzana 15.

These areas offer studio and 1-bedroom apartments below the prime entry prices of Puerto Cancún and Zona Hotelera while still producing net yields around 6.1% to 6.8%.

The modelled studio price is especially useful for comparison. Cancún Centro studios are estimated at MXN 1.35 million, Supermanzana 17 at MXN 1.5 million, Arbolada at MXN 1.45 million, and Supermanzana 15 at MXN 1.65 million.

These are not the same investment profile. Cancún Centro and Supermanzana 15 are practical city plays, while Arbolada and Avenida Huayacán are more growth-corridor plays with newer residential stock and family-oriented demand.

The price discount usually comes from less prestige than Puerto Cancún, less beach access than Zona Hotelera, or more car dependence than the central areas. In Cancún, that discount can help the rental yield because many long-term renters care more about monthly affordability and commute routes than postcard views.

The practical takeaway is that the best value is not the cheapest apartment. It is the cheapest apartment in a location with enough real renter depth, clean building management, and realistic resale liquidity.

Where does the rent level justify the purchase price most clearly in Cancún?

The rent level most clearly justifies the purchase price in Malecón Américas, Cancún Centro, El Table, and Avenida Huayacán.

These neighborhoods show the best relationship between monthly rent and acquisition price without relying only on very low purchase prices.

Malecón Américas is the strongest example. A modelled studio at MXN 2.1 million and MXN 18,000 monthly rent produces a 10.3% gross yield and a 7.0% net yield.

The 1-bedroom estimate in Malecón Américas is also strong. A price of MXN 2.9 million and monthly rent of MXN 24,000 gives 9.9% gross yield and 6.8% net yield.

Cancún Centro also looks rational. A modelled 1-bedroom apartment at MXN 1.9 million and MXN 15,000 monthly rent gives 9.5% gross yield and 6.3% net yield.

El Table is more expensive, but its rents make sense because it sits between downtown Cancún and the Hotel Zone. A 2-bedroom apartment there is modelled at MXN 4.1 million and MXN 30,000 monthly rent, giving 8.8% gross yield and 5.8% net yield.

We have actually built the our real estate pack about Cancún to make sure you won’t buy in the wrong area. Check it out.

Where is the best place to buy if I want stable rental income rather than maximum yield in Cancún?

The best Cancún neighborhoods for stable rental income are Residencial Cumbres, Avenida Huayacán, Malecón Américas, El Table, and Puerto Cancún.

These areas are not always the highest-yield choices, but they have deeper tenant pools and stronger daily-life appeal.

Residencial Cumbres has modelled net yields of 6.3% for studios, 6.1% for 1-bedroom apartments, and 5.7% for 2-bedroom apartments. Those numbers are not the absolute top, but the tenant base is easier to understand.

Cumbres tends to suit families, local professionals, school-linked households, and renters who want secure residential buildings. That matters because stable rental income depends on tenant depth, not only headline yield.

Avenida Huayacán is similar but slightly more growth-oriented. Its studio net yield is modelled at 6.7%, while 1-bedroom apartments produce about 6.1% net yield.

Puerto Cancún is stable at the premium end because of security, marina lifestyle, modern towers, shopping access, and a wealthier tenant pool. The trade-off is that vacancy becomes more painful when the unit is expensive and the renter pool is narrower.

Which apartment type gives the best return for the lowest total investment in Cancún?

The best apartment type for the strongest return at the lowest total investment in Cancún is usually the studio apartment, followed by the 1-bedroom apartment.

Studios have the highest average modelled net yield at about 6.4%, while 1-bedroom apartments average about 6.1% and 2-bedroom apartments about 5.7%.

The reason is the entry price. A studio in Cancún Centro, Arbolada, Supermanzana 15, or Supermanzana 17 can sit around MXN 1.35 million to MXN 1.65 million in the model.

A 2-bedroom apartment in a decent residential area often moves above MXN 3 million. The 2-bedroom earns more rent, but not enough to beat the smaller unit on percentage return.

Studios work best where the tenant pool is made of singles, young professionals, remote workers, hospitality workers, and renters who prioritize location over size. That makes studios especially interesting in Malecón Américas, Cancún Centro, Avenida Huayacán, Zona Hotelera, and Puerto Cancún.

For a beginner buyer, the best balance is usually a good 1-bedroom apartment. The highest return per peso invested is usually a studio, but the safest middle product is a 1-bedroom in a strong location.

We give you more details in the our real estate pack about Cancún.

Which neighborhoods offer strong rental income with the lowest vacancy risk in Cancún?

The Cancún neighborhoods that offer strong rental income with lower vacancy risk are Malecón Américas, Residencial Cumbres, Avenida Huayacán, El Table, and Puerto Cancún.

They combine meaningful rent levels with tenant pools that are not too narrow.

Malecón Américas is the clearest yield-plus-demand case. Its modelled 1-bedroom rent is MXN 24,000 per month, with a 6.8% net yield.

Residencial Cumbres and Avenida Huayacán are lower-rent than Puerto Cancún but more dependable for ordinary long-term demand. They attract households that want safety, parking, modern buildings, and access to schools, supermarkets, and the airport-side corridor.

El Table benefits from its position between downtown and the Hotel Zone. That matters in Cancún because many workers and managers need access to both the city and the tourism corridor.

Puerto Cancún has the highest rent levels in the model, with 2-bedroom apartments around MXN 52,000 monthly. But the tenant pool is narrower, which means overpricing can quickly increase vacancy risk.

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.

Which areas look overpriced relative to their rental income in Cancún?

The areas that look most expensive relative to rental income in Cancún are Lagos del Sol, parts of Puerto Cancún, and some Zona Hotelera buildings.

These are not bad neighborhoods, but the rental-income case is weaker once purchase price and operating costs are included.

Lagos del Sol has good livability but lower yield. Its modelled studio net yield is 5.8%, 1-bedroom net yield is 5.7%, and 2-bedroom net yield is 5.4%.

Puerto Cancún has strong rents, but also very high prices. A modelled 1-bedroom apartment costs MXN 4.6 million and rents for MXN 36,000 per month, giving about 6.0% net yield.

Zona Hotelera has excellent rent appeal, especially for furnished units, but higher operating friction. Insurance, maintenance, building age differences, HOA costs, weather exposure, and seasonal tenant behavior can reduce the gap between gross and net yield.

The practical takeaway is that Puerto Cancún and Zona Hotelera may still make sense for lifestyle, liquidity, prestige, scarcity, or personal use. But for a beginner focused mainly on rental income, the price often runs ahead of the yield.

Which neighborhoods should I avoid even if the rental yield looks attractive in Cancún?

A beginner should be careful with Alfredo V. Bonfil, weaker pockets of Supermanzana 17, and low-quality fringe listings along the wider Huayacán corridor, even if the rental yield looks attractive.

These areas can show attractive yields, but the headline number may hide vacancy, resale, or tenant-quality risk.

Alfredo V. Bonfil looks strong on paper. A studio is modelled at 9.0% gross yield and 6.1% net yield, while a 1-bedroom apartment is around 6.0% net yield.

The problem is not the yield. The problem is that the renter and resale pools are thinner than in central Cancún, Cumbres, or the more established parts of the Huayacán corridor.

Supermanzana 17 also looks attractive, with studios at 10.0% gross yield and 6.7% net yield. But not all buildings are equal, and resale liquidity can be weaker when stock is older or maintenance is inconsistent.

Along the Huayacán corridor, the risk is not the whole area. The risk is buying the wrong apartment in a weak micro-location, too far from services, with too much competing supply nearby, poor building management, or low-quality finishes.

Which neighborhoods look risky even though the rental yield is high in Cancún?

The high-yield but riskier Cancún neighborhoods are Alfredo V. Bonfil, Supermanzana 17, and some lower-priced parts of Cancún Centro.

Their yields can beat prime areas, but risk-adjusted returns may be weaker if vacancy, maintenance, or resale liquidity is poor.

Alfredo V. Bonfil has lower entry prices, which lifts the yield. A modelled 1-bedroom apartment at MXN 1.7 million and MXN 12,500 monthly rent gives 8.8% gross yield and 6.0% net yield.

Supermanzana 17 has attractive numbers, especially for studios. The risk is that demand may be building-specific, because a renovated, secure, well-located apartment can perform very differently from a dated unit in a weak building.

Cancún Centro is not automatically risky. Good Centro units can be excellent, but older apartments need careful checks on maintenance, parking, air-conditioning costs, security, and building management.

Safer alternatives are Malecón Américas, Residencial Cumbres, Avenida Huayacán, and El Table. Their yields may not always be the highest, but the tenant base and resale logic are easier for a beginner to understand.

What neighborhoods should I avoid when buying a rental apartment in Cancún?

When buying a rental apartment in Cancún, beginners should avoid weak micro-locations rather than ban entire neighborhoods.

The main avoid patterns are weak pockets of Alfredo V. Bonfil, poorly maintained older Cancún Centro or Supermanzana buildings, and over-expensive lifestyle units in Puerto Cancún or Zona Hotelera.

Alfredo V. Bonfil should be approached carefully, not avoided completely. It can work only if the purchase price is low, the unit is modern, and the target tenant is clear.

Older Cancún Centro and Supermanzana buildings should be avoided when maintenance is weak. A cheap apartment can lose its yield advantage quickly if elevators, plumbing, parking, security, or air-conditioning systems become problems.

Puerto Cancún and Zona Hotelera should be avoided when the purchase price assumes luxury appreciation but the rent does not support it. These areas are excellent to live in, but not every apartment is a good rental-income investment.

The simple beginner rule is this: avoid any Cancún apartment where the yield depends on perfect occupancy, no repairs, or a future resale buyer paying a premium later.

Which neighborhoods are seeing rental demand weaken, and why, in Cancún?

The Cancún neighborhoods where rental demand looks most vulnerable are overpriced Zona Hotelera units, weaker fringe Huayacán projects, and older low-amenity central apartments.

This does not mean Cancún rental demand is weak overall. It means the market is becoming more selective because tenants compare price, building quality, commute routes, security, parking, and amenities more carefully.

Zona Hotelera has strong appeal, but demand can be more seasonal and more sensitive to tourism shocks. That matters most for furnished or premium units where rent expectations are high.

In fringe Huayacán, the risk is supply. New residential development can attract renters, but too many similar units can create competition if landlords set rents too aggressively.

Older central apartments face a different problem. Renters increasingly compare them with newer buildings that offer security, parking, pools, gyms, and better air-conditioning.

The practical recommendation is to treat weakening demand as a selection risk. The right unit at the right price can still work, but weak buildings should be discounted heavily or avoided.

Which neighborhoods are seeing new developments that could create stronger rental demand in Cancún?

The Cancún neighborhoods most likely to benefit from new development and stronger tenant demand are Avenida Huayacán, Residencial Cumbres, Malecón Américas, El Table, Puerto Cancún, and parts of Zona Hotelera.

The important distinction is supply versus demand. A new apartment tower can increase competition, while a new road, school, office cluster, mall, or transport link can deepen the tenant pool.

Avenida Huayacán and Residencial Cumbres benefit from Cancún’s southward growth. New residential communities, schools, retail, and services make the area more useful for long-term renters.

Malecón Américas and El Table benefit from centrality and transport logic. They sit near the city’s commercial core and the route toward the Hotel Zone, which can attract renters who need access to both sides of Cancún.

Puerto Cancún benefits from lifestyle development: marina, shopping, restaurants, security, and modern towers. That supports premium demand, but much of the story is already priced in.

The final recommendation is to favor development that improves daily life. Demand-creating infrastructure is more important than simply buying near another new apartment project.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.

Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Cancún?

The neighborhoods becoming more attractive to renters because of infrastructure and transport changes in Cancún are El Table, Malecón Américas, Avenida Huayacán, Residencial Cumbres, and parts of Zona Hotelera.

The biggest transport logic is improved movement between mainland Cancún and the Hotel Zone. Better connectivity can make central apartments more attractive for renters who work in tourism, hospitality, services, or management.

El Table is the most direct beneficiary because it already sits between downtown and the Hotel Zone. If travel times improve, the area becomes more useful to tenants who need access to both places.

Malecón Américas also benefits because it is central and practical. A 1-bedroom apartment there is already modelled at MXN 24,000 monthly rent and 6.8% net yield, so better mobility would strengthen an already solid renter case.

Avenida Huayacán and Residencial Cumbres benefit more indirectly. Their appeal rises when the city’s southern and airport-side movement improves, especially for professionals and families who need car access rather than beach access.

The trade-off is pricing. If sellers already price the infrastructure benefit into the apartment, the yield advantage can disappear, so buyers should buy the rent that exists today, not only the commute improvement promised tomorrow.

Which neighborhoods have become less attractive for apartment investors over the last 12 months in Cancún?

Over the last 12 months, Puerto Cancún, Zona Hotelera, Lagos del Sol, and some new-build Huayacán projects have become less attractive for pure rental-income investors when prices rise faster than achievable long-term rents.

The point is not that these are bad areas. The problem is that the balance between price, rent, net yield, tenant depth, and operating costs has become less forgiving.

Puerto Cancún remains one of Cancún’s best lifestyle addresses, but high entry prices make the income case harder. A 1-bedroom apartment at MXN 4.6 million with MXN 36,000 monthly rent produces only about 6.0% net yield in the model.

Zona Hotelera also remains desirable, but the investor must account for higher maintenance, building-condition variation, insurance, and seasonal exposure. The gross yield can look good, but the net yield is less forgiving.

Lagos del Sol is still attractive for residents, especially families, but its yield is below the strongest parts of the model. It can work for stability, not for maximum income.

Some Huayacán new-build units also need caution if many similar apartments are delivered at the same time. In that case, the neighborhood story can be good while the individual building faces rent competition.

Which apartment types are becoming harder to rent in Cancún, and in which neighborhoods?

The apartment types becoming harder to rent in Cancún are overpriced 2-bedroom apartments in family areas, dated studios in older central buildings, and luxury units priced above the long-term tenant pool in Puerto Cancún or Zona Hotelera.

Two-bedroom apartments are not weak everywhere. They work in Cumbres, Lagos del Sol, Huayacán, and El Table when layout, parking, security, and school access match family demand.

But the model shows 2-bedroom apartments average only about 5.7% net yield, below studios and 1-bedroom apartments. The higher rent does not fully offset the higher capital requirement.

Studios are strong in yield terms, but only in the right places. A studio in Malecón Américas, Cancún Centro, Zona Hotelera, or Puerto Cancún can rent well if the building and pricing are right.

A dated studio in an older building without parking, security, or good air-conditioning can struggle. This is especially true when tenants can compare it with newer apartments nearby.

For a beginner, the safest Cancún apartment type is usually a well-located 1-bedroom apartment. The highest yield is usually a studio, but the most balanced product is a 1-bedroom in Malecón Américas, Cancún Centro, Huayacán, Cumbres, El Table, or Puerto Cancún bought at the right price.

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Cancún. If you’d like to learn more about us, you can check our presentation page.