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SUMMARY
We analyzed condo rental yields in Cancún, as of 2026, for residential condo buyers using the raw dataset provided. The work combines neighborhood-level sale and rent estimates, condo-style ownership costs, realistic vacancy assumptions, and practical buyer interpretation for studios, 1-bedroom condos, and 2-bedroom condos.
This tracker is updated regularly, so the numbers should be read as a current May 2026 Cancún condo yield snapshot rather than a permanent forecast.
The strongest net-yield areas in the dataset are mostly inland or central, not beachfront. Huayacán, Arbolada, Malecón Américas / Bonampak, Supermanzana 15, and Supermanzana 17 offer the clearest mix of rent, entry price, and tenant depth.
Arbolada 2-bedroom condos show the highest net yield in the main table at 4.7%, while Huayacán 1-bedroom and 2-bedroom condos both show about 4.5% net yield. Supermanzana 15 and Supermanzana 17 also look competitive for 2-bedroom condos, with net yields around 4.4% to 4.5%.
Puerto Cancún and Zona Hotelera generate high monthly rents, but they are not the strongest income-yield markets. Their purchase prices, amenities, security, elevators, pools, beachfront exposure, and reserve needs reduce the gap between gross yield and real net yield.
The weakest yield profiles are Lagos del Sol, larger Zona Hotelera condos, and expensive Puerto Cancún units. These areas may still work for lifestyle buyers, but they are less convincing for foreign buyers focused mainly on rental income in Cancún.
For most beginner buyers, the 1-bedroom condo is the safest default product. It usually has better liquidity than a studio, lower capital requirement than a 2-bedroom condo, and a broader tenant pool than a very large luxury unit.
Studios work best in central or practical locations where singles, workers, and flexible long-stay tenants support demand. Two-bedroom condos work best in family districts such as Arbolada, Cumbres, and selected central supermanzanas.
The main Cancún lesson is that net yield matters more than headline rent. High rents in Puerto Cancún or Zona Hotelera can look attractive, but HOA-style building costs, maintenance, vacancy, and leasing friction can compress real investor returns.
For a foreign individual buyer, the safest approach is to compare net yield, building quality, condo fees, parking, tenant depth, rental rules, and resale liquidity together. The best Cancún condo investment is usually not the cheapest unit or the most glamorous address, but the condo where rent, costs, and demand all line up.
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Condo rental yields in Cancún in 2026
This table compares condo rental yields in Cancún by neighborhood and unit type. It covers studio condos, 1-bedroom condos, and 2-bedroom condos across the main areas included in the dataset.
For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield. The net yield estimate is more useful for a foreign buyer because it adjusts for recurring owner costs such as vacancy, maintenance, management or leasing cost, insurance, repairs, building fees, and light property-tax friction.
Finally, please note you'll find much more detailed data in our real estate pack about Cancún.
| Neighborhood | Studio condo average purchase price | Studio condo average monthly rent | Studio condo gross rental yield | Studio condo net rental yield | 1-bedroom condo average purchase price | 1-bedroom condo average monthly rent | 1-bedroom condo gross rental yield | 1-bedroom condo net rental yield | 2-bedroom condo average purchase price | 2-bedroom condo average monthly rent | 2-bedroom condo gross rental yield | 2-bedroom condo net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Alfredo V. Bonfil | MXN 2.30m | MXN 9,500 | 5.0% | 3.6% | MXN 2.75m | MXN 13,000 | 5.7% | 4.1% | MXN 3.35m | MXN 16,000 | 5.7% | 4.1% |
| Arbolada | MXN 3.00m | MXN 15,000 | 6.0% | 4.2% | MXN 3.40m | MXN 18,000 | 6.4% | 4.4% | MXN 3.90m | MXN 22,000 | 6.8% | 4.7% |
| Aqua Residencial | MXN 3.40m | MXN 17,000 | 6.0% | 4.1% | MXN 3.90m | MXN 20,500 | 6.3% | 4.3% | MXN 4.80m | MXN 25,000 | 6.3% | 4.3% |
| Cancún Centro | MXN 2.90m | MXN 11,000 | 4.6% | 3.3% | MXN 3.20m | MXN 14,000 | 5.3% | 3.8% | MXN 3.70m | MXN 18,000 | 5.8% | 4.2% |
| El Table | MXN 5.20m | MXN 25,000 | 5.8% | 3.8% | MXN 5.90m | MXN 30,000 | 6.1% | 4.0% | MXN 7.60m | MXN 38,000 | 6.0% | 4.0% |
| Huayacán | MXN 2.40m | MXN 12,000 | 6.0% | 4.2% | MXN 3.00m | MXN 16,000 | 6.4% | 4.5% | MXN 3.90m | MXN 21,000 | 6.5% | 4.5% |
| Lagos del Sol | MXN 4.90m | MXN 19,000 | 4.7% | 3.2% | MXN 5.40m | MXN 22,000 | 4.9% | 3.3% | MXN 6.90m | MXN 29,000 | 5.0% | 3.4% |
| Malecón Américas / Bonampak | MXN 4.10m | MXN 20,000 | 5.9% | 4.0% | MXN 4.70m | MXN 25,000 | 6.4% | 4.3% | MXN 5.90m | MXN 31,000 | 6.3% | 4.2% |
| Puerto Cancún | MXN 7.20m | MXN 38,000 | 6.3% | 3.9% | MXN 9.50m | MXN 45,000 | 5.7% | 3.5% | MXN 14.80m | MXN 68,000 | 5.5% | 3.4% |
| Puerto Juárez / Punta Sam | MXN 4.70m | MXN 22,000 | 5.6% | 3.7% | MXN 5.60m | MXN 27,000 | 5.8% | 3.8% | MXN 7.30m | MXN 34,000 | 5.6% | 3.7% |
| Residencial Cumbres | MXN 3.50m | MXN 16,000 | 5.5% | 3.8% | MXN 4.00m | MXN 19,000 | 5.7% | 4.0% | MXN 5.10m | MXN 25,000 | 5.9% | 4.1% |
| Supermanzana 15 | MXN 3.20m | MXN 14,000 | 5.3% | 3.7% | MXN 3.60m | MXN 17,000 | 5.7% | 4.0% | MXN 4.20m | MXN 22,000 | 6.3% | 4.5% |
| Supermanzana 17 | MXN 3.10m | MXN 13,500 | 5.2% | 3.7% | MXN 3.50m | MXN 16,500 | 5.7% | 4.0% | MXN 4.10m | MXN 21,000 | 6.1% | 4.4% |
| Zona Hotelera | MXN 5.60m | MXN 27,000 | 5.8% | 3.5% | MXN 7.40m | MXN 36,000 | 5.8% | 3.5% | MXN 11.60m | MXN 55,000 | 5.7% | 3.4% |
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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 Huayacán, Arbolada, Malecón Américas / Bonampak, Supermanzana 15, and Supermanzana 17.
These areas combine above-average modeled net yields with real renter depth, practical daily living, and better entry prices than Puerto Cancún or Zona Hotelera.
In the table, Huayacán 1-bedroom condos show about 4.5% net yield, while Huayacán 2-bedroom condos also show about 4.5% net yield. Arbolada 2-bedroom condos are even stronger at 4.7% net yield, the highest figure in the table.
Malecón Américas / Bonampak also looks useful for a buyer who wants income and centrality. Its 1-bedroom condos show MXN 4.70m average purchase price, MXN 25,000 monthly rent, 6.4% gross yield, and 4.3% net yield.
Supermanzana 15 and Supermanzana 17 are more building-specific, but they are important because their 2-bedroom condos show 4.5% and 4.4% net yield. That is stronger than the luxury waterfront areas after costs.
The practical takeaway is that Cancún condo rental yields are strongest where tenants pay for everyday usefulness rather than prestige. For a beginner buyer, a well-managed 1-bedroom in Huayacán or Malecón, or a 2-bedroom in Arbolada, SM15, or SM17, is usually easier to justify than a high-priced waterfront condo.
Where can I find condos with above-average yields and below-average entry prices in Cancún?
The clearest Cancún areas with above-average yields and below-average entry prices are Huayacán, Arbolada, Supermanzana 15, Supermanzana 17, and parts of Cancún Centro.
These neighborhoods sit below the luxury price level, but they still have enough long-term rental demand to support useful condo investment returns in Cancún.
Huayacán is the cleanest example. A 1-bedroom condo is estimated at MXN 3.00m and MXN 16,000 monthly rent, giving 6.4% gross yield and 4.5% net yield.
Arbolada also has a strong price-to-rent relationship. Its 2-bedroom condos are estimated at MXN 3.90m and MXN 22,000 monthly rent, giving 6.8% gross yield and 4.7% net yield.
Supermanzana 15 and Supermanzana 17 offer a different kind of value. Their 2-bedroom purchase prices sit around MXN 4.20m and MXN 4.10m, while monthly rents are estimated at MXN 22,000 and MXN 21,000.
The honest interpretation is that these areas are not cheap by accident. They often require more local judgment around building condition, parking, traffic access, HOA-style management, and resale liquidity.
Where does the rent level justify the purchase price most clearly in Cancún?
The rent level most clearly justifies the condo purchase price in Huayacán, Malecón Américas / Bonampak, Arbolada, and Supermanzana 15 to 17.
These areas have a healthier rent-to-price relationship than Cancún’s prestige coastal districts, where the purchase price often rises faster than long-term rent.
Huayacán 1-bedroom condos show MXN 3.00m average purchase price against MXN 16,000 monthly rent. That supports a 6.4% gross yield and 4.5% net yield.
Malecón Américas / Bonampak 1-bedroom condos show MXN 4.70m average purchase price against MXN 25,000 monthly rent. That also produces 6.4% gross yield, with a more realistic 4.3% net yield after ownership costs.
Arbolada 2-bedroom condos are the strongest rent-to-price example in the dataset. They show MXN 3.90m purchase price, MXN 22,000 monthly rent, 6.8% gross yield, and 4.7% net yield.
Puerto Cancún is less attractive on pure rent-to-price logic. A 1-bedroom condo rents for about MXN 45,000 per month, but the purchase price is modeled at MXN 9.50m, leaving only about 3.5% net yield.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Cancún?
For stable rental income rather than maximum yield in Cancún, the best choices are Residencial Cumbres, Malecón Américas / Bonampak, Huayacán, and selected buildings in Puerto Cancún.
These areas are not always the highest-yielding areas, but they have deeper tenant pools and better everyday appeal.
Cumbres models at about 3.8% to 4.1% net yield, which is not the top of the table. Its appeal is stability: family-oriented demand, gated residential stock, parking, schools, and a mainstream image.
Malecón Américas / Bonampak is stable for a different reason. It is central, connected to shopping and services, and supports rents of about MXN 25,000 for 1-bedroom condos and MXN 31,000 for 2-bedroom condos.
Huayacán offers a more income-focused stability profile. Its 1-bedroom and 2-bedroom condos both show about 4.5% net yield, supported by Cancún’s inland growth corridor and demand from local professionals and families.
Puerto Cancún has lower modeled net yields, around 3.4% to 3.9%, but the tenant pool is affluent and the product is easy to market. The trade-off is that high building costs and luxury purchase prices reduce net return.
Which condo or condo-style unit type gives the best return for the lowest total investment in Cancún?
The best return for the lowest total investment in Cancún is usually a 1-bedroom condo in Huayacán, Arbolada, Cancún Centro, or Supermanzana 15 to 17.
Studios can be cheaper, but 1-bedroom condos usually offer a better mix of rent, liquidity, and tenant depth.
Huayacán is the clearest beginner example. A 1-bedroom condo is estimated at MXN 3.00m with MXN 16,000 monthly rent and 4.5% net yield.
Arbolada 1-bedroom condos also look solid at MXN 3.40m purchase price, MXN 18,000 monthly rent, and 4.4% net yield. That gives buyers a practical balance between entry price and tenant demand.
Studios are useful in locations with singles, workers, and flexible long-stay tenants. In Cancún Centro, studio rents are modeled at MXN 11,000 per month, but the net yield is only 3.3%, so building quality matters.
Two-bedroom condos generate higher absolute rent, such as MXN 25,000 in Cumbres and MXN 22,000 in Arbolada. But the investment ticket is higher, and the tenant pool usually shifts toward families or sharers.
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 best combine strong rental income with low vacancy risk are Malecón Américas / Bonampak, Residencial Cumbres, Huayacán, Puerto Cancún, and selected Zona Hotelera buildings.
These areas have clearer demand drivers than cheaper fringe locations, which is important when buying a condo in Cancún as a foreign individual buyer.
Malecón 1-bedroom and 2-bedroom condos model at MXN 25,000 to MXN 31,000 monthly rent, with around 4.2% to 4.3% net yield. The area works because centrality supports tenant demand.
Cumbres is not the highest-yield area, but it is one of Cancún’s more stable family rental districts. Its 2-bedroom condos rent for about MXN 25,000 per month and show 4.1% net yield.
Huayacán has stronger yield than Cumbres in the table, with 4.5% net yield for both 1-bedroom and 2-bedroom condos. The risk is that some projects may compete with similar new units, so building selection still matters.
Puerto Cancún and Zona Hotelera can reduce vacancy risk for the right luxury tenant, but the net yield is lower. A high rent does not automatically mean a high return once service charges, amenity costs, insurance, and maintenance are considered.
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Which areas look overpriced relative to their rental income in Cancún?
The Cancún areas that look most overpriced relative to rental income are Puerto Cancún, Zona Hotelera, Lagos del Sol, and some Puerto Juárez / Punta Sam projects.
These can be excellent places to live, but the rental-yield case is weaker for a buyer focused on income.
Puerto Cancún 2-bedroom condos model at MXN 14.80m purchase price and MXN 68,000 monthly rent. That produces about 5.5% gross yield and only 3.4% net yield.
Zona Hotelera 2-bedroom condos show a similar pattern. The modeled purchase price is MXN 11.60m, monthly rent is MXN 55,000, and the net yield is about 3.4%.
Lagos del Sol is different because it is not a beachfront prestige market. Its issue is premium gated-community pricing, with net yields of only 3.2% to 3.4% across the three condo types.
The practical takeaway is that high rent can hide weak yield. In Cancún, expensive lifestyle districts need very strong rent premiums just to offset high purchase prices and higher condo ownership costs.
Which neighborhoods should I avoid even if the rental yield looks attractive in Cancún?
Beginner investors should be careful with Alfredo V. Bonfil, weaker parts of Cancún Centro, older Supermanzana 15 and Supermanzana 17 buildings, and some Puerto Juárez / Punta Sam stock even when the headline yield looks attractive.
The risk is not always the neighborhood itself. The real risk is tenant depth, building maintenance, HOA-style governance, parking, and resale liquidity.
Alfredo V. Bonfil shows modeled net yields around 3.6% to 4.1%, which can look acceptable given lower purchase prices. But it is more peripheral and less liquid for many foreign buyers.
Cancún Centro can produce decent yields, especially for lower-ticket units. But the building-level spread is wide, and a poorly maintained older condo can suffer from repairs, weak tenant quality, and slower resale.
Supermanzana 15 and Supermanzana 17 are not automatic avoids. In fact, their 2-bedroom condo net yields of 4.5% and 4.4% are attractive, but only when the building is well managed.
Puerto Juárez / Punta Sam has development upside, but the market is patchier outside stronger projects. A buyer should separate a good managed development from a cheaper unit with weaker daily convenience.
Which neighborhoods look risky even though the rental yield is high in Cancún?
The riskiest high-yield-looking Cancún neighborhoods are Alfredo V. Bonfil, lower-quality Cancún Centro stock, and older central supermanzana buildings.
The headline yield can be high because the purchase price is low, not because rental demand is especially strong.
Bonfil’s 1-bedroom and 2-bedroom gross yields are about 5.7%, but the net yield is only around 4.1% after costs. That gap matters because a foreign buyer still has to absorb vacancy, maintenance, management, and leasing friction.
Cancún Centro can look attractive because studios and 1-bedroom condos have lower entry prices. But the table shows only 3.3% net yield for studios and 3.8% for 1-bedroom condos, so a weak building can quickly erase the return.
Supermanzana 15 and Supermanzana 17 can be good risk-adjusted buys when the condo association and building condition are strong. The risk appears when a buyer chooses only by price and ignores repairs, reserves, parking, and common-area quality.
The safer alternatives are Huayacán, Arbolada, Cumbres, and Malecón. Their yields may be similar or slightly lower, but the tenant base is easier to understand and the resale story is stronger.
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What neighborhoods should I avoid when buying a rental condo in Cancún?
For a beginner rental-condo investor in Cancún, the avoid-or-be-careful list is Alfredo V. Bonfil, weak Cancún Centro buildings, older poorly managed SM15 and SM17 buildings, and overpriced luxury units in Puerto Cancún or Zona Hotelera.
These are not all bad places. They are areas where mistakes are easier and where a weak condo can look better on paper than it performs in real life.
Avoid Alfredo V. Bonfil unless the discount is large and the unit has clear long-term tenant demand. The table shows acceptable net yields, but liquidity and tenant depth are less obvious than in Huayacán or Cumbres.
Avoid weak Cancún Centro buildings if the maintenance, security, parking, or association culture is poor. Central location can help rentability, but older repairs can turn a decent gross yield into a weak net yield.
Avoid older SM15 and SM17 condos if the apparent yield depends on ignoring repairs. Elevator work, waterproofing, plumbing, roofs, parking problems, or poor reserve funds can erase the advantage of a 4.4% to 4.5% modeled net yield.
Avoid overpriced Puerto Cancún and Zona Hotelera units if the goal is income yield. They may be excellent lifestyle assets, but modeled net yields around 3.4% to 3.9% are not compelling for a beginner focused on cash return.
The simple Cancún rule is to avoid buying only the neighborhood name. Buy the rent, the building, the maintenance record, the parking, and the resale depth.
Which neighborhoods are seeing rental demand weaken, and why, in Cancún?
The areas where Cancún rental demand looks most vulnerable are oversupplied new-build corridors, weaker Cancún Centro buildings, some Puerto Juárez / Punta Sam stock, and expensive luxury units in Puerto Cancún or Zona Hotelera.
This is not a collapse story. It is a selectivity story, where tenants compare price, building quality, location, and daily convenience more aggressively.
Huayacán and nearby growth corridors have real demand, but they also have a lot of new product. If too many similar 1-bedroom or compact 2-bedroom condos compete, tenants can negotiate harder.
Puerto Juárez / Punta Sam has upside from coastal development, but demand is less uniform. Strong projects can rent well, while weaker locations can sit longer because daily convenience is less polished than Puerto Cancún, Cumbres, or Malecón.
Zona Hotelera and Puerto Cancún face a different risk: affordability. Rents can be high, but the tenant pool is narrower, and expensive units may need seasonal or short-stay demand to achieve owner expectations.
The practical recommendation is to monitor competing listings and days on market. In Cancún, weakening demand is more likely to appear first in duplicate new-build units and overpriced luxury rentals than in well-priced central 1-bedroom condos.
Which neighborhoods are seeing new developments that could create stronger rental demand in Cancún?
The Cancún areas where new development could support stronger rental demand are Huayacán, Puerto Cancún, Puerto Juárez / Punta Sam, Malecón / Bonampak, and the airport-side southern corridor.
The important point is that new development can help rents or hurt rents depending on whether it brings tenants or only more competing condos.
Huayacán is demand-positive because it adds schools, services, gated communities, and newer apartment-style condo stock in an area that serves local families and professionals. The table supports that logic with 4.5% net yield for 1-bedroom and 2-bedroom condos.
Puerto Cancún is also demand-positive, but at a high price point. Newer luxury towers, marina access, and retail amenities support high rents, but they also raise HOA-style costs and purchase prices.
Puerto Juárez / Punta Sam could benefit from coastal development and spillover from higher-priced areas. The risk is that supply may arrive before deep long-term tenant demand.
Malecón / Bonampak benefits from urban convenience rather than resort expansion. Its investment case improves when offices, shopping, restaurants, and services keep long-term renters nearby.
In Cancún, the best development story is not always the area with the most cranes. It is the area where new amenities expand the tenant pool faster than new condo supply.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Cancún?
The Cancún areas becoming more attractive because of transport and infrastructure logic are Huayacán, southern Cancún and airport-side corridors, Malecón / Bonampak, and Puerto Juárez / Punta Sam.
The main driver is easier movement between housing, jobs, airport access, services, and tourism corridors.
Huayacán benefits from its role as a practical inland corridor. It is not beachfront, but it gives renters newer stock, road access, and proximity to schools and the airport side of Cancún.
Malecón / Bonampak benefits from central movement. It sits between downtown services and access toward Zona Hotelera, which reduces daily friction for long-term renters.
Puerto Juárez / Punta Sam may benefit from northern coastal development and spillover demand. But the investment case is uneven because better transport can improve renter appeal while new supply can also create competition.
The key point is that infrastructure does not help every condo equally. In Cancún, transport improvements usually help practical 1-bedroom and 2-bedroom long-term rentals more than small luxury studios because local professionals and families value commute time, parking, and access to daily services.
Which neighborhoods have become less attractive for condo investors over the last 12 months in Cancún?
The Cancún neighborhoods that have become less attractive for yield-focused condo investors are Puerto Cancún, Zona Hotelera, Lagos del Sol, and parts of Huayacán where new-build pricing has run ahead of rents.
These areas can still be desirable, but the income case weakens when purchase prices rise faster than achievable long-term rents.
Puerto Cancún and Zona Hotelera are most exposed to yield compression because entry prices are already high. Puerto Cancún 1-bedroom condos rent for about MXN 45,000 per month, but the modeled purchase price is MXN 9.50m and the net yield is only about 3.5%.
Zona Hotelera 2-bedroom condos show MXN 11.60m average purchase price and MXN 55,000 monthly rent. That produces about 3.4% net yield, which is weak for a buyer focused mainly on rental income.
Lagos del Sol has the same issue in a family-gated format. It offers security and quality, but modeled net yields around 3.2% to 3.4% are weak compared with Huayacán or Arbolada.
Huayacán is still attractive overall, but not every pre-sale or new-build price is justified. If a 1-bedroom condo is priced like Cumbres but rents like mid-market Huayacán, the yield advantage disappears.
Which condo types are becoming harder to rent in Cancún, and in which neighborhoods?
The condo types becoming harder to rent in Cancún are overpriced luxury 2-bedroom condos in Puerto Cancún and Zona Hotelera, duplicate new-build 1-bedroom condos in supply-heavy Huayacán projects, and older studios in weak Cancún Centro buildings.
The problem is not the unit type alone. The problem is the mismatch between rent, building quality, location, and tenant pool.
Luxury 2-bedroom condos are harder when monthly rent pushes beyond the long-term tenant budget. Puerto Cancún 2-bedroom condos model at MXN 68,000 per month, and Zona Hotelera 2-bedroom condos model at MXN 55,000 per month.
These rents can work, but the tenant pool is narrower and more price-sensitive. A long vacancy period can quickly damage the real net yield.
Huayacán 1-bedroom condos are usually a good product, but similar new units can compete heavily. If many projects offer the same layout, amenities, and location, tenants compare price aggressively.
Older Cancún Centro studios can also be harder to rent when the building lacks parking, security, air-conditioning quality, or good maintenance. The table shows MXN 11,000 monthly rent for Cancún Centro studios, but only 3.3% net yield.
For beginners, the best unit-type rule is to buy 1-bedroom condos in liquid areas, buy 2-bedroom condos only where family demand is clear, and buy studios only when the building and location are exceptionally easy to rent.
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INSIGHTS
These insights are drawn from the Cancún condo rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential condo to rent out.
You’ll find even more insights in our our real estate pack about Cancún.
- Cancún’s best beginner yields cluster inland, not beachfront. Huayacán, Arbolada, SM15, and SM17 show that practical long-term rental demand can beat lifestyle prestige on net return.
- Huayacán 1-bedroom condos offer one of Cancún’s clearest price-to-rent balances. A modeled MXN 3.00m purchase price and MXN 16,000 monthly rent produces 4.5% net yield.
- Arbolada 2-bedroom condos are the strongest yield row in the dataset. The 4.7% net yield matters because it comes from a reasonable entry price and family-sized rent, not only from a low purchase price.
- Puerto Cancún rents are high, but building costs compress net yield. A 2-bedroom condo can rent for MXN 68,000 per month, yet still show only 3.4% net yield.
- Zona Hotelera is stronger for lifestyle than long-term net yield. The beachfront identity is valuable, but high purchase prices and coastal building costs reduce the income case.
- Malecón Américas / Bonampak gives Cancún investors central rents without beachfront pricing. Its 1-bedroom condos show 4.3% net yield, which is strong for a central urban location.
- Cumbres is not the cheapest area, but family demand can reduce vacancy risk. Its 2-bedroom condos show 4.1% net yield and a practical MXN 25,000 monthly rent.
- Supermanzana 15 and Supermanzana 17 reward careful building selection. Their 2-bedroom net yields are attractive, but older building risk can turn a good modeled return into a repair problem.
- Lagos del Sol looks safe, but yields are diluted by high entry prices. Net yields of 3.2% to 3.4% are weak compared with Huayacán or Arbolada.
- Puerto Juárez / Punta Sam has upside, but liquidity is thinner outside flagship projects. Buyers should focus on finished, well-managed condo buildings rather than broad neighborhood optimism.
- Studios work best where Cancún has singles, workers, and flexible tenants. They are less convincing in weak buildings or locations where tenants can choose many similar low-cost units.
- Two-bedroom condos outperform in mid-market family districts. Arbolada, SM15, SM17, and Cumbres show better logic for 2-bedroom condos than the luxury waterfront districts.
- Luxury Cancún condos need rent premiums just to offset service charges. Pools, elevators, security, reserve needs, insurance, and amenity maintenance all reduce the gap between gross and net yield.
- Older central Cancún buildings can yield well but need maintenance checks. A buyer should review common areas, reserves, waterproofing, elevators, parking, and association culture before trusting the yield.
- For Cancún beginners, 1-bedroom condos are usually the most liquid rental product. They balance affordability, tenant depth, resale appeal, and manageable ownership costs better than most studios or large luxury units.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Cancún neighborhoods, we built our own analysis manually from the ground up. For each area, we looked separately at studio condos, 1-bedroom condos, and 2-bedroom condos, using comparable residential condo-style units where possible.
We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings across major real estate platforms relevant to Cancún, including Inmuebles24, Lamudi, and Vivanuncios.
For each neighborhood and condo type, we collected comparable sale listings ourselves. We then cleaned the sample by removing duplicates, excluding non-comparable properties, filtering out unrealistic asking prices, and cleaning out luxury outliers, distressed assets, serviced-style offers, incomplete listings, and other properties that would distort the estimate.
Sale prices were normalized using location, property type, size, condition, and listing quality. We used the median price as the main reference where possible, or the average only when the sample was clean enough to make the average useful.
We built the rental side of the dataset separately. For the same neighborhood and condo type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we did not apply one flat discount to every condo. The deduction was adjusted by neighborhood and condo type because different residential condos have different cost structures.
For Cancún condos, the cost adjustment can include vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, insurance, utilities where relevant, service charges, building costs, HOA-style fees, and higher amenity costs in buildings with security, elevators, pools, beachfront exposure, or larger common areas.
We also pay attention to building-level condo factors when the raw data supports them. These include condo fees, maintenance condition, reserve needs, rental restrictions, tenant depth, resale liquidity, and the risk that a special assessment or major repair reduces the owner’s real return.
Each estimate is assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Cancún.
