Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Playa del Carmen's property market is included in our pack
If you're looking into buying property in Playa del Carmen for rental income, understanding the local yields is essential before making any decision.
This article breaks down everything you need to know about rental yields in Playa del Carmen in 2026, from gross and net returns to neighborhood differences and operating costs.
We constantly update this blog post as new data becomes available, so the numbers you see here reflect the current market conditions.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Playa del Carmen.
Insights
- The average gross rental yield in Playa del Carmen sits around 6.8% in early 2026, which is notably higher than most Mexican cities thanks to strong tourism-driven demand for furnished rentals.
- Studios and compact one-bedroom condos in Playa del Carmen deliver roughly 1 to 2 percentage points more gross yield than larger units, making them the top choice for pure income investors.
- Neighborhoods like Ejidal and Luis Donaldo Colosio can reach 7% to 9% gross yields, while premium areas like Playacar often compress down to 4.5% to 6% due to lifestyle pricing.
- HOA fees and electricity (especially air conditioning costs) are the two biggest operating expenses that shrink your net yield in Playa del Carmen's coastal climate.
- The typical vacancy rate for long-term rentals in Playa del Carmen hovers around 6%, but seasonality can push it higher during shoulder months when tourism slows down.
- Mexico's central bank rate is 7% as of late 2025, so investors in Playa del Carmen generally target net yields above 5.5% to justify the extra risk and effort of owning property.
- Short-term rental occupancy in Playa del Carmen averages around 51% according to AirDNA data, which explains why furnished long-term rentals have become a popular middle-ground strategy.
- Property tax (predial) in Playa del Carmen typically costs between MXN 4,750 and MXN 9,500 per year for a mid-range condo, making it one of the lower recurring costs compared to HOA fees.
What are the rental yields in Playa del Carmen as of 2026?
What's the average gross rental yield in Playa del Carmen as of 2026?
As of early 2026, the average gross rental yield in Playa del Carmen sits around 6.8% per year when you mix all residential property types together.
Most typical residential properties in Playa del Carmen fall within a gross yield range of 5.5% to 8.5%, depending on factors like location, property condition, and how well you price your rent.
This puts Playa del Carmen ahead of many Mexican cities in terms of rental returns, largely because tourism and remote workers create unusually strong demand for furnished units that can command premium rents.
The single biggest factor influencing gross yields in Playa del Carmen right now is the gap between "local-income priced" neighborhoods and "lifestyle premium" areas near the beach, which can swing yields by several percentage points.
What's the average net rental yield in Playa del Carmen as of 2026?
As of early 2026, the average net rental yield in Playa del Carmen comes in around 4.8% per year after accounting for all typical landlord expenses.
The gap between gross and net yields in Playa del Carmen typically amounts to about 2 percentage points, which reflects the real cost of owning and operating a rental property in this coastal market.
In Playa del Carmen specifically, HOA fees and electricity costs (driven by heavy air conditioning use) are the expense categories that eat into your gross yield the most, often more than property taxes or insurance.
Most standard investment properties in Playa del Carmen deliver net yields in the 3.5% to 6.2% range, with the wide spread reflecting differences in building age, management efficiency, and how aggressively owners control operating costs.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Playa del Carmen.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Playa del Carmen in 2026?
Local investors in Playa del Carmen generally consider a gross rental yield of 7.5% or higher to be "good" in early 2026, with anything above 5.5% net being a solid result after costs.
The threshold that separates average-performing properties from high-performing ones is roughly 7.5% gross, and achieving 9% or more is possible but usually means accepting trade-offs like smaller units, less central locations, or older buildings with more maintenance risk.
How much do yields vary by neighborhood in Playa del Carmen as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Playa del Carmen is roughly 3 to 4 percentage points.
The highest rental yields in Playa del Carmen tend to come from neighborhoods where entry prices are still anchored to local incomes rather than tourist demand, including areas like Ejidal, Luis Donaldo Colosio, and Villas del Sol.
The lowest rental yields typically appear in lifestyle-premium neighborhoods where purchase prices are inflated by beach access and exclusivity, such as Playacar, Centro Turistico near Quinta Avenida, and beachfront pockets of Zazil-Ha.
The main reason yields vary so much across Playa del Carmen is that prime areas have purchase prices driven by scarcity and lifestyle appeal, while rents don't rise at the same rate because tenants have cheaper alternatives nearby.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Playa del Carmen.
How much do yields vary by property type in Playa del Carmen as of 2026?
As of early 2026, gross rental yields in Playa del Carmen range from around 4% for larger luxury homes up to 9.5% for well-located studios, with condos and apartments in between.
Studios currently deliver the highest average gross rental yield in Playa del Carmen, typically ranging from 7.5% to 9.5%, because they're the cheapest to buy per rentable unit and demand is deep among singles, couples, and remote workers.
Larger houses and luxury homes deliver the lowest average gross rental yield in Playa del Carmen, usually between 4% and 6%, because purchase prices grow faster than the rents these properties can command.
The key reason yields differ between property types in Playa del Carmen is that smaller units pack more rental demand per peso invested, while bigger properties attract a narrower tenant pool that can't support proportionally higher rents.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Playa del Carmen?
- What rental yields can you expect for a villa in Playa del Carmen?
- What rental yields can you expect for a condo in Playa del Carmen?
What's the typical vacancy rate in Playa del Carmen as of 2026?
As of early 2026, the average residential vacancy rate in Playa del Carmen sits around 6% for long-term rentals, meaning most landlords experience roughly three to four weeks of vacancy per year.
Vacancy rates across different neighborhoods in Playa del Carmen typically range from 4% in high-demand local areas up to 9% in lifestyle zones where rents may be set too ambitiously.
The main factor driving vacancy rates up or down in Playa del Carmen is seasonality, since tourism flows create noticeable peaks and troughs that spill over into the furnished rental market.
Compared to national averages, Playa del Carmen's vacancy rate is relatively normal for a Mexican city, but the seasonal swings are more pronounced than you'd see in inland markets like Mexico City or Guadalajara.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Playa del Carmen.
What's the rent-to-price ratio in Playa del Carmen as of 2026?
As of early 2026, the average rent-to-price ratio in Playa del Carmen is approximately 0.57% per month, meaning monthly rent equals about 0.57% of the purchase price.
A rent-to-price ratio of 0.6% or higher is generally considered favorable for buy-to-let investors in Playa del Carmen, and this connects directly to rental yield since multiplying the monthly ratio by 12 gives you the annual gross yield.
Compared to other Mexican beach destinations, Playa del Carmen's rent-to-price ratio is competitive, sitting above many spots in Los Cabos but sometimes below emerging markets that haven't yet seen the same price appreciation.
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 and micro-areas in Playa del Carmen give the best yields as of 2026?
Where are the highest-yield areas in Playa del Carmen as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Playa del Carmen are Ejidal, Luis Donaldo Colosio, and Villas del Sol, where entry prices remain accessible relative to rental demand.
In these top-performing areas like Ejidal, Colosio, and Villas del Sol, gross rental yields typically range from 7% to 9%, with some well-bought properties pushing even higher.
The main characteristic these high-yield neighborhoods share is that purchase prices are still anchored to local incomes rather than tourist or expat premiums, while rental demand stays steady from workers, families, and long-stay tenants.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Playa del Carmen.
Where are the lowest-yield areas in Playa del Carmen as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Playa del Carmen are Playacar (especially gated and golf-adjacent sections), Centro Turistico near Quinta Avenida, and beach-adjacent parts of Zazil-Ha.
In these low-yield areas, gross rental yields typically range from 4.5% to 6%, which is noticeably below the city average.
The main reason yields are compressed in these areas of Playa del Carmen is that purchase prices are inflated by lifestyle premiums, beach proximity, and scarcity, while rents can't keep pace because tenants have alternatives elsewhere.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Playa del Carmen.
Which areas have the lowest vacancy in Playa del Carmen as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Playa del Carmen are Gonzalo Guerrero (non-beach interior sections), Ejidal, and parts of Colosio close to main corridors.
In these low-vacancy areas, vacancy rates typically run between 3% and 5%, meaning landlords rarely wait more than two or three weeks between tenants.
The main demand driver that keeps vacancy low in these areas is everyday livability, including proximity to schools, supermarkets, public transport, and job centers that matter to long-term tenants.
The trade-off investors typically face when targeting these low-vacancy neighborhoods is that purchase prices per square meter may be lower, but so is the potential for rapid capital appreciation compared to premium beachfront zones.
Which areas have the most renter demand in Playa del Carmen right now?
The top three neighborhoods currently experiencing the strongest renter demand in Playa del Carmen are Centro and Centro Turistico (for walkability seekers), Ejidal (for value-focused locals), and Gonzalo Guerrero closer to the center (for expats and remote workers).
The renter profiles driving most of this demand include remote workers and digital nomads who want cafe culture and beach access, local professionals who need affordable commutes, and small families looking for safe, practical neighborhoods.
In these high-demand neighborhoods, rental listings typically get filled within one to three weeks, especially for furnished units priced at or slightly below market rates.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Playa del Carmen.
Which upcoming projects could boost rents and rental yields in Playa del Carmen as of 2026?
As of early 2026, the top three upcoming infrastructure or development projects expected to boost rents in Playa del Carmen are the expanding Tren Maya regional rail network, Highway 307 corridor improvements, and new mixed-use developments along main transport routes.
The neighborhoods most likely to benefit from these projects include Centro (near potential Tren Maya access points), Ejidal (along improved corridors), and north Playa entry areas that will see reduced commute friction to Cancun.
Once these projects are fully completed and operational, investors might realistically expect rent increases of 5% to 15% in directly affected neighborhoods, though the gains will be gradual rather than overnight.
You'll find our latest property market analysis about Playa del Carmen here.
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What property type should I buy for renting in Playa del Carmen as of 2026?
Between studios and larger units in Playa del Carmen, which performs best in 2026?
As of early 2026, studios and compact one-bedroom units are the better-performing property type in Playa del Carmen in terms of both rental yield and occupancy, outpacing larger units on pure return metrics.
Studios in Playa del Carmen typically deliver gross rental yields of 7.5% to 9.5% (around MXN 170,000 to MXN 215,000 per year, or roughly USD 8,500 to USD 10,750 / EUR 7,800 to EUR 9,900), while larger two or three-bedroom units usually fall in the 5.5% to 7% range.
The main factor explaining why studios outperform is that demand is deep among singles, couples, and remote workers who need less space, while the cost to buy a studio is low enough to generate strong yield per peso invested.
However, larger units become the better investment choice when targeting families or long-stay tenants who value stability, since these renters move less often and reduce your turnover costs over time.
What property types are in most demand in Playa del Carmen as of 2026?
As of early 2026, the most in-demand property type in Playa del Carmen is the one or two-bedroom furnished condo, which serves as the market's workhorse for both local renters and expats.
The top three property types ranked by current tenant demand are one to two-bedroom condos, compact furnished townhomes in gated communities, and studios in well-located buildings with amenities.
The primary trend driving this demand pattern is Playa del Carmen's large mobile tenant base of remote workers, seasonal residents, and hospitality employees who all prioritize furnished, move-in-ready units over empty spaces they'd need to furnish themselves.
One property type currently underperforming in demand and likely to remain so is the large unfurnished house without gated security, which appeals to a narrower tenant pool and often sits vacant longer.
What unit size has the best yield per m² in Playa del Carmen as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Playa del Carmen is between 35 and 55 square meters, which typically covers studios and small one-bedroom condos.
For this optimal unit size, the typical gross rental yield per square meter works out to around MXN 4,500 to MXN 6,000 per m² per year (roughly USD 225 to USD 300 / EUR 205 to EUR 275), which beats larger units by a comfortable margin.
The main reason smaller or larger units tend to have lower yield per m² is that rent doesn't scale proportionally with size in Playa del Carmen, so you're paying for extra square meters that tenants won't pay a premium to rent.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Playa del Carmen.
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 costs cut my net yield in Playa del Carmen as of 2026?
What are typical property taxes and recurring local fees in Playa del Carmen as of 2026?
As of early 2026, the annual property tax (predial) for a typical rental apartment in Playa del Carmen ranges from roughly MXN 4,750 to MXN 9,500 per year (around USD 240 to USD 475 / EUR 220 to EUR 435), depending on the cadastral value and property classification.
Beyond predial, landlords in Playa del Carmen must also budget for HOA or condo maintenance fees (cuotas de condominio), which can be substantial in amenity-heavy buildings, plus minor charges like trash collection.
Together, these taxes and fees typically represent between 3% and 6% of gross rental income in Playa del Carmen, with HOA fees often being the larger line item compared to property tax.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Playa del Carmen.
What insurance, maintenance, and annual repair costs should landlords budget in Playa del Carmen right now?
Annual landlord insurance for a typical rental property in Playa del Carmen costs roughly MXN 6,000 to MXN 14,000 per year (around USD 300 to USD 700 / EUR 275 to EUR 645), depending on coverage level and whether it's a condo or standalone house.
For maintenance and repairs, landlords in Playa del Carmen should budget around 0.8% to 1.5% of property value per year, which for a MXN 4 million condo means roughly MXN 32,000 to MXN 60,000 annually (USD 1,600 to USD 3,000 / EUR 1,475 to EUR 2,760).
The repair expense that most commonly catches landlords off guard in Playa del Carmen is air conditioning replacement or major servicing, since the coastal humidity and heavy use wear out units faster than owners expect.
Adding it all up, landlords should realistically budget MXN 50,000 to MXN 100,000 per year (USD 2,500 to USD 5,000 / EUR 2,300 to EUR 4,600) for the combined cost of insurance, maintenance, and repairs in Playa del Carmen.
Which utilities do landlords typically pay, and what do they cost in Playa del Carmen right now?
For unfurnished long-term leases in Playa del Carmen, tenants usually pay electricity and internet while the landlord covers HOA fees, but for furnished or "utilities included" rentals, landlords often pay electricity, internet, and water directly.
When landlords cover utilities for a typical one or two-bedroom unit with air conditioning, monthly costs typically run MXN 2,500 to MXN 5,500 (around USD 125 to USD 275 / EUR 115 to EUR 255), though electricity can spike to MXN 7,000 or more during heavy AC months.
What does full-service property management cost, including leasing, in Playa del Carmen as of 2026?
As of early 2026, full-service property management in Playa del Carmen typically costs between 8% and 12% of monthly rent, which on a MXN 25,000 per month rental means roughly MXN 2,000 to MXN 3,000 monthly (USD 100 to USD 150 / EUR 90 to EUR 140).
On top of ongoing management, the typical leasing or tenant-placement fee in Playa del Carmen ranges from 50% to 100% of one month's rent, charged each time a new tenant moves in.
What's a realistic vacancy buffer in Playa del Carmen as of 2026?
As of early 2026, landlords in Playa del Carmen should set aside around 7% of annual rental income as a vacancy buffer to account for turnover and seasonal softness.
This translates to roughly three to four weeks of vacancy per year, though well-priced units in high-demand areas like Ejidal or Gonzalo Guerrero can sometimes run closer to two weeks.
Buying real estate in Playa del Carmen can be risky
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Playa del Carmen, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| SHF House Price Index | It's an official Mexican housing-price index produced by the federal housing-finance agency (SHF). | We used it to anchor where Mexico's residential prices are heading into 2026 and to sanity-check Playa del Carmen listing prices against a national benchmark. We also used it to keep our yield estimates consistent with a high-growth coastal market rather than an average Mexican city. |
| INEGI CPI / Inflation (INPC) | INEGI is Mexico's official statistics agency, and the INPC is the country's headline inflation measure. | We used it to frame rent growth expectations and what "normal" annual adjustments look like in early 2026. We also used it as a macro check so our rent assumptions don't drift away from broader price dynamics. |
| Bank of Mexico (Banxico) | It's the central bank's official document stating the benchmark interest rate and rationale. | We used it to set the financing backdrop, since borrowing costs influence buyer demand and pricing. We also used it to explain why yield targets in 2026 are being judged against a 7% policy-rate environment. |
| Playa del Carmen Municipal Predial Rates | It's the local government's own page that spells out the legal basis and the predial tax rates. | We used it to estimate the single biggest "official" recurring local cost landlords face (property tax). We also used the stated rates to build realistic net-yield deductions. |
| Playa del Carmen Online Predial Portal | It's the official municipal platform for paying and processing predial online. | We used it to confirm the city's current digital process and reinforce that predial is a real, recurring line item. We also used it to keep our "what to budget" section practical for a non-professional owner. |
| DOF Electricity Tariffs | The Diario Oficial de la Federación is Mexico's official gazette for binding tariffs and regulations. | We used it as the legal backbone confirming that electricity pricing is regulated and periodically updated. We then translated that into what landlords typically see in bills when AC-heavy usage pushes costs up. |
| DATATUR (SECTUR) | DATATUR is the federal tourism data system used across Mexico's main destinations. | We used it to explain Playa del Carmen's demand seasonality, since tourism-driven peaks spill into medium-term rentals and furnished long-term demand. We also used it to justify why vacancy and rent volatility are more seasonal here than in inland cities. |
| Tren Maya Official Site | It's the official information portal for a major federal transport project. | We used it to support "connectivity catalysts" that can change micro-market demand and commute patterns. We also used it to ground the "upcoming projects" discussion in something verifiable. |
| ASUR Passenger Traffic Reports | ASUR is the listed operator publishing formal traffic figures for Cancun airport (the region's main gateway). | We used it as a hard-data proxy for the "people flow" feeding Riviera Maya housing demand. We also used it to explain why rental demand in Playa del Carmen is unusually tied to aviation capacity and travel cycles. |
| AirDNA | AirDNA is a widely used short-term rental dataset with transparent market metrics. | We used it to quantify tourism-driven occupancy and seasonality as a reference point for furnished rentals. We also used it as a triangulation check so our vacancy assumptions match what the market is absorbing overall. |
| Inmuebles24 | It's one of Mexico's largest real-estate portals with large sample sizes and live listings. | We used it to observe current asking-price bands by area and property type (condos vs houses). We also used it to avoid basing yields on a handful of cherry-picked deals. |
| Propiedades.com (Sale Values) | It's a major Mexican portal that publishes aggregated "values" pages rather than single listings. | We used it to cross-check typical ticket sizes and unit sizes in a central micro-area. We also used it to calibrate our "mid-market" price assumptions for the yield math. |
| Propiedades.com (Rent Values) | Same portal and aggregation approach, but focused on rents rather than prices. | We used it to triangulate long-term rent levels by bedrooms and square meters. We also used it to keep our rent assumptions aligned with what typical tenants actually face. |
| Realtor.com International | It's a large international aggregator useful for cross-checking asking rents in USD and MXN. | We used it as a sanity check on rent levels for expat-oriented and furnished segments. We also used it to confirm that our rent ranges aren't underestimating the higher end of Playa del Carmen's tenant base. |
| ENVI 2020 (INEGI) | It's an official national housing survey run by INEGI with housing-sector institutions. | We used it to explain renter behavior in Mexico (why households rent and what pressures demand). We also used it as a guardrail for vacancy assumptions so we don't treat Playa del Carmen like a purely speculative market. |
| Forbes (Property Management Fees) | Forbes provides widely referenced industry benchmarks for property management costs. | We used it as a baseline for management fee percentages before applying them to Playa del Carmen's rental market. We also used it to validate that our fee assumptions are in line with standard industry practice. |
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