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 a foreigner thinking about buying an apartment in Playa del Carmen, understanding what rental yield you can realistically expect is probably your biggest question.
Playa del Carmen operates as a two-track rental market: local Mexican tenants with peso budgets set a ceiling on standard rents, while tourism and the remote-worker crowd create higher demand in prime locations.
We constantly update this blog post to give you the freshest numbers and most relevant insights for making your investment decision.
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.
What rental yields can I realistically get from an apartment in Playa del Carmen?
What's the average gross rental yield for apartments in Playa del Carmen as of 2026?
As of early 2026, the average gross rental yield for apartments in Playa del Carmen typically falls between 5.5% and 6.5% per year for long-term rentals, though short-term vacation rentals can push this higher.
Most apartment investors in Playa del Carmen see gross yields ranging from 4% at the conservative end (for overpriced or poorly located units) up to 8% or more for well-positioned properties with strong rental demand.
The biggest factor causing gross yield variations in Playa del Carmen is walkability to Fifth Avenue and beach access, because tourists and remote workers will pay significantly more for units they can reach on foot from restaurants, shops, and the sand.
Compared to other Mexican cities, Playa del Carmen's gross rental yields are competitive with Tulum (which has similar returns but more volatility) and generally higher than Mexico City or Guadalajara, where yields often hover around 4% to 5% due to higher purchase prices relative to rents.
What's the average net rental yield for apartments in Playa del Carmen as of 2026?
As of early 2026, the average net rental yield for apartments in Playa del Carmen is approximately 3.5% to 4.8% per year for long-term rentals, while short-term rentals can achieve 4% to 7% net depending on management quality and location.
Most apartment investors in Playa del Carmen can realistically expect net yields between 3% (if costs run high or occupancy disappoints) and 7% (for well-operated short-term rentals in prime walkable zones).
The single biggest expense that eats into gross yield in Playa del Carmen is HOA and building service charges, which typically run 150 to 300 USD per month for mid-range condos and can reach 300 to 500 USD for luxury buildings with pools, security, and concierge services.
By the way, you will find much more detailed data in our property pack covering the real estate market in Playa del Carmen.
What's the typical rent-to-price ratio for apartments in Playa del Carmen in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Playa del Carmen falls between 0.45% and 0.55% per month, which translates to roughly 5.5% to 6.5% annually before expenses.
Most apartment transactions in Playa del Carmen show rent-to-price ratios ranging from 0.35% per month (for premium beachfront units where prices outpace rents) up to 0.6% per month (for well-priced units in high-demand but not ultra-luxury areas).
Neighborhoods like Gonzalo Guerrero and the non-beachfront parts of Zazil-Ha tend to have the highest rent-to-price ratios in Playa del Carmen because purchase prices remain more moderate while rental demand from expats and digital nomads stays strong.
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How much rent can I charge for an apartment in Playa del Carmen?
What's the typical tenant budget range for apartments in Playa del Carmen right now?
The typical monthly tenant budget for renting an apartment in Playa del Carmen ranges from 12,000 to 35,000 MXN (approximately 600 to 1,750 USD or 550 to 1,600 EUR), depending on whether you're targeting local tenants or the expat and remote-worker crowd.
Tenants looking for mid-range apartments in Playa del Carmen typically budget between 18,000 and 26,000 MXN per month (around 900 to 1,300 USD or 830 to 1,200 EUR), which gets them a furnished unit in a decent building with amenities like a pool and security.
For high-end or luxury apartments in Playa del Carmen, tenant budgets start at 30,000 MXN and can exceed 50,000 MXN per month (1,500 to 2,500+ USD or 1,400 to 2,300+ EUR), typically for beachfront units or premium buildings in Playacar or Zazil-Ha.
We have a blog article where we update the latest data about rents in Playa del Carmen here.
What's the average monthly rent for a 1-bed apartment in Playa del Carmen as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Playa del Carmen is approximately 18,000 to 22,000 MXN (around 900 to 1,100 USD or 830 to 1,000 EUR), with furnished units in good locations commanding the upper end.
Entry-level monthly rent for a decent 1-bed apartment in Playa del Carmen starts around 14,000 to 16,000 MXN (700 to 800 USD or 650 to 740 EUR), which typically gets you a basic unit farther from Fifth Avenue, perhaps in Ejidal or the western parts of Colosio, with minimal amenities.
A mid-range 1-bed apartment in Playa del Carmen rents for 18,000 to 22,000 MXN per month (900 to 1,100 USD or 830 to 1,000 EUR), and this usually means a furnished unit in Centro or Gonzalo Guerrero with a pool, security, and walkable access to restaurants and shops.
A high-end 1-bed apartment in Playa del Carmen commands 24,000 to 30,000 MXN per month (1,200 to 1,500 USD or 1,100 to 1,400 EUR), which gets you a modern unit in Zazil-Ha or near Coco Beach with rooftop amenities, fiber internet, and beach proximity.
What's the average monthly rent for a 2-bed apartment in Playa del Carmen as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Playa del Carmen is approximately 24,000 to 30,000 MXN (around 1,200 to 1,500 USD or 1,100 to 1,400 EUR), depending on furnishing quality and proximity to the beach.
Entry-level monthly rent for a decent 2-bed apartment in Playa del Carmen starts around 18,000 to 22,000 MXN (900 to 1,100 USD or 830 to 1,000 EUR), which typically gets you an older building or a location farther from the tourist center, perhaps in Villas del Sol or the outer edges of Colosio.
A mid-range 2-bed apartment in Playa del Carmen rents for 24,000 to 32,000 MXN per month (1,200 to 1,600 USD or 1,100 to 1,500 EUR), and this usually means a modern furnished unit in Gonzalo Guerrero or Colonia Hollywood with good building amenities and easy access to Fifth Avenue.
A high-end 2-bed apartment in Playa del Carmen commands 35,000 to 45,000 MXN per month (1,750 to 2,250 USD or 1,600 to 2,100 EUR), which gets you a premium unit in Zazil-Ha, Coco Beach, or Playacar with luxury finishes, multiple pools, and direct beach access.
What's the average monthly rent for a 3-bed apartment in Playa del Carmen as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Playa del Carmen is approximately 35,000 to 45,000 MXN (around 1,750 to 2,250 USD or 1,600 to 2,100 EUR), with significant variation based on location and building quality.
Entry-level monthly rent for a decent 3-bed apartment in Playa del Carmen starts around 28,000 to 32,000 MXN (1,400 to 1,600 USD or 1,300 to 1,500 EUR), which typically gets you a functional unit in a residential area like Villas del Sol or the outer sections of Ejidal, suitable for families on a budget.
A mid-range 3-bed apartment in Playa del Carmen rents for 38,000 to 48,000 MXN per month (1,900 to 2,400 USD or 1,750 to 2,200 EUR), and this usually means a spacious furnished unit in Playacar Phase II or the better parts of Gonzalo Guerrero with family-friendly amenities and security.
A high-end 3-bed apartment in Playa del Carmen commands 50,000 to 70,000 MXN per month (2,500 to 3,500 USD or 2,300 to 3,200 EUR), which gets you a luxury penthouse or beachfront unit in Playacar Phase I, Corasol, or a premium Zazil-Ha development with resort-style amenities.
How fast do well-priced apartments get rented in Playa del Carmen?
A well-priced apartment in Playa del Carmen typically rents within 7 to 21 days if it's in a prime location with correct pricing, though units in average areas or slightly overpriced properties can take 3 to 8 weeks.
The typical vacancy rate for apartments in Playa del Carmen runs around 10% to 15% annually for long-term rentals, with well-managed properties in walkable locations experiencing lower vacancy and units farther from tourist zones sitting empty longer between tenants.
The main factors that cause some apartments to rent faster than others in Playa del Carmen are fiber internet availability (critical for remote workers), reliable air conditioning with good insulation against humidity, and walkability to Fifth Avenue without being directly on the noisy strip.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Playa del Carmen?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Playa del Carmen as of 2026?
As of early 2026, 1-bed apartments typically offer the best rental yield in Playa del Carmen because they hit the sweet spot between affordable purchase prices and strong rental demand from the large pool of couples and solo remote workers visiting the area.
The typical gross rental yield ranges in Playa del Carmen are approximately 6% to 8% for studios (volatile but high when location is perfect), 5.5% to 7% for 1-beds (most consistent), 5% to 6.5% for 2-beds (solid family demand), and 4.5% to 6% for 3-beds (higher gross rent but prices rise faster).
The main reason 1-bed apartments outperform in Playa del Carmen is that tourism and remote-worker demand skews heavily toward smaller units, and operating costs like HOA fees, furniture replacement, and air conditioning are proportionally lower than for larger apartments.
Which features are best if you want a good yield for your apartment in Playa del Carmen?
The top features that boost rental yield for apartments in Playa del Carmen are walkability to Fifth Avenue and the beach (without being directly on the noisy strip), reliable fiber internet for remote workers, and effective air conditioning with good insulation against the Caribbean humidity.
Upper floors in Playa del Carmen buildings tend to rent faster because they offer better ocean breezes, more natural light, and less street noise, though ground-floor units with direct pool access can also command premium rates for short-term vacation rentals.
Apartments with balconies or rooftop access in Playa del Carmen do rent faster and can charge 5% to 10% more, since outdoor space is highly valued by both tourists wanting that tropical experience and long-term expats who appreciate fresh air in the evening.
Building features like elevators, 24/7 security, and parking do justify higher service charges in Playa del Carmen because they significantly expand your tenant pool to include families, older renters, and guests with cars, all of whom are willing to pay more for convenience.
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Which neighborhoods give the best rental demand for apartments in Playa del Carmen?
Which neighborhoods have the highest rental demand for apartments in Playa del Carmen as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Playa del Carmen are Centro (downtown near Fifth Avenue), Zazil-Ha (including Coco Beach), Playacar Phase I and II, and Gonzalo Guerrero.
The main demand driver in these Playa del Carmen neighborhoods is their walkability to the beach, restaurants, and nightlife, which matters enormously because tourists and remote workers specifically choose Playa for the pedestrian lifestyle rather than needing a car.
Time-to-rent in these high-demand Playa del Carmen neighborhoods typically runs 1 to 3 weeks for correctly priced units, with vacancy rates as low as 5% to 10% for well-managed properties compared to 15% to 20% in less desirable areas.
One emerging neighborhood gaining rental demand in Playa del Carmen is the northern section of Colosio (sometimes called Little Italy), where new luxury developments are attracting digital nomads and investors who want modern amenities at slightly lower prices than Zazil-Ha.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Playa del Carmen.
Which neighborhoods have the highest yields for apartments in Playa del Carmen as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Playa del Carmen are Gonzalo Guerrero, the good-access sections of Ejidal, and the non-beachfront parts of Zazil-Ha.
The typical gross rental yield range in these top-yielding Playa del Carmen neighborhoods is 6% to 7.5%, with some well-purchased units achieving even higher returns when managed professionally for short-term rentals.
The main reason these Playa del Carmen neighborhoods offer higher yields is that purchase prices remain more moderate while rental demand stays strong, unlike prime beachfront areas where property prices have risen faster than rents can follow.
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.
Should I do long-term rental or short-term rental in Playa del Carmen?
Is short-term rental legal for apartments in Playa del Carmen as of 2026?
As of early 2026, short-term rental is generally legal for apartments in Playa del Carmen, but it operates under regulated conditions rather than being a complete free-for-all.
The main legal requirements for operating a short-term rental apartment in Playa del Carmen include paying the 5% state lodging tax (Impuesto al Hospedaje), registering with tax authorities, and complying with any restrictions in your condominium's bylaws.
There is no formal Airbnb licensing system in Playa del Carmen as of early 2026, but operators must register for tax purposes and many condo buildings have their own HOA rules that can restrict or regulate short-term rentals through fees or operational requirements.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Playa del Carmen.
What's the gross yield difference short-term vs long-term in Playa del Carmen in 2026?
As of early 2026, short-term rentals in Playa del Carmen typically generate 2 to 5 percentage points higher gross yield than long-term rentals, assuming you have a great location and professional management.
The typical gross yield range for short-term rentals in Playa del Carmen is 8% to 12%, compared to 5.5% to 6.5% for long-term rentals, though this gap narrows significantly at the net yield level once you account for higher operating costs.
The main additional costs that reduce the net yield advantage of short-term rentals in Playa del Carmen include the 5% state lodging tax, property management fees of 20% to 30% of revenue (versus 8% to 12% for long-term), higher utility bills from guest turnover, and more frequent furniture and appliance replacement.
A short-term rental in Playa del Carmen needs to achieve roughly 55% to 60% occupancy to outperform a long-term rental on a net basis, which is achievable in good locations given the market average occupancy of around 58% according to recent data.
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What costs will eat into my net yield for an apartment in Playa del Carmen?
What are building service charges as a % of rent in Playa del Carmen as of 2026?
As of early 2026, the typical building service charge (HOA fee) for apartments in Playa del Carmen runs about 10% to 18% of long-term monthly rent, which translates to approximately 2,500 to 6,000 MXN per month (125 to 300 USD or 115 to 275 EUR).
The realistic range of building service charges in Playa del Carmen covers 1,800 to 3,600 MXN per month (90 to 180 USD or 83 to 165 EUR) for basic buildings, up to 6,000 to 10,000 MXN per month (300 to 500 USD or 275 to 460 EUR) for luxury developments with extensive amenities.
Services that justify higher-than-average HOA fees in Playa del Carmen include 24/7 security guards, multiple pools with beach club access, rooftop amenities, concierge services, and gym facilities, though be aware that coastal humidity means common area maintenance costs run higher than in inland cities.
What annual maintenance budget should I assume for an apartment in Playa del Carmen right now?
The typical annual maintenance budget for an apartment in Playa del Carmen is approximately 14,000 to 30,000 MXN per year (700 to 1,500 USD or 650 to 1,400 EUR), which represents roughly 0.7% to 1.2% of property value for a standard condo.
The realistic range of annual maintenance costs in Playa del Carmen spans from 10,000 MXN (500 USD or 460 EUR) for newer buildings with minimal wear, up to 40,000 MXN (2,000 USD or 1,850 EUR) for older properties or units used heavily for short-term rentals.
The most common maintenance expenses in Playa del Carmen include air conditioning servicing (critical due to year-round heat and humidity), pump and water system repairs, exterior repainting or sealing every 4 to 5 years to combat salt air corrosion, and furniture replacement if you're running short-term rentals.
What property taxes should I expect for an apartment in Playa del Carmen as of 2026?
As of early 2026, the typical annual property tax (predial) for an apartment in Playa del Carmen ranges from 2,500 to 8,000 MXN per year (125 to 400 USD or 115 to 370 EUR), which is extremely low compared to most international markets.
The realistic range of property taxes in Playa del Carmen depends on cadastral value and can span from 1,500 MXN (75 USD or 70 EUR) for smaller inland units up to 15,000 MXN (750 USD or 690 EUR) for high-value beachfront properties.
Property taxes in Playa del Carmen are calculated by multiplying the cadastral value (which is typically 60% to 80% of market value) by the municipal rate of 0.19% for residential properties in Solidaridad municipality.
Property tax discounts in Playa del Carmen include 25% off for payments made in the first half of January, 20% for payments in the second half of January, and 15% for February payments, plus 50% discounts for retirees, seniors, and people with disabilities on their primary residence.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Playa del Carmen.
How much does landlord insurance cost for an apartment in Playa del Carmen in 2026?
As of early 2026, the typical annual landlord insurance cost for an apartment in Playa del Carmen ranges from 4,000 to 12,000 MXN per year (200 to 600 USD or 185 to 550 EUR), covering contents, liability, and any gaps not included in the building's master policy.
The realistic range of annual landlord insurance costs in Playa del Carmen spans from 3,000 MXN (150 USD or 140 EUR) for basic coverage on a small unit up to 20,000 MXN (1,000 USD or 920 EUR) for comprehensive coverage on a high-value property used for short-term rentals.
What's the typical property management fee for apartments in Playa del Carmen as of 2026?
As of early 2026, the typical property management fee for apartments in Playa del Carmen is 8% to 12% of collected rent for long-term rentals (roughly 1,500 to 3,000 MXN or 75 to 150 USD per month), and 20% to 30% of revenue for short-term rentals.
The realistic range of property management fees in Playa del Carmen spans from 6% for basic long-term rental oversight up to 35% for full-service short-term rental management that includes dynamic pricing, guest communication, and turnover cleaning coordination.
Standard property management services in Playa del Carmen typically include rent collection, tenant screening, maintenance coordination, and periodic inspections for long-term rentals, while short-term management adds listing optimization, pricing adjustments, guest messaging, key exchange, and cleaning supervision.
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 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 | Mexico's government development bank for housing finance and the official benchmark for price trends. | We used it to anchor the direction and pace of Playa del Carmen housing prices against national trends. This serves as our macro reality check for listing-based data. |
| AirDNA | Leading short-term rental analytics provider used by investors and researchers worldwide. | We used it to anchor occupancy rates and average daily rates for short-term rentals. This let us compute realistic revenue estimates for typical apartments. |
| Solidaridad Municipal Tax Law | The legally binding municipal tax law from Quintana Roo Congress for Playa del Carmen. | We pulled the predial tax rate for built urban property and discount structures. This allowed us to model realistic annual property tax costs. |
| Quintana Roo Lodging Tax Law | Primary state-level legal source for the Impuesto al Hospedaje from the official legislative portal. | We used it to confirm the 5% lodging tax rate affecting short-term rentals. This is a hard constraint when estimating net yields for Airbnb-style rentals. |
| Centro Urbano | Recognized real estate media outlet that attributes figures to major portal datasets like Inmuebles24. | We used the cited Quintana Roo price per square meter range as one leg of our price triangulation. We then adjusted for Playa del Carmen's premium versus the state average. |
| INEGI ENIGH Survey | Mexico's official statistics agency and the core household income and spending survey. | We used it to frame local tenant affordability ceilings. This helps explain why the rental market operates on two tracks with different budget ranges. |
| SECTUR/DATATUR | Mexico's federal tourism data system and standard reference for tourism volumes and seasonality. | We used it to confirm that Playa del Carmen's short-term rental demand is structurally supported by tourism flows. This explains seasonality and occupancy patterns. |
| Quintana Roo Condominium Law | Primary legal framework for condos in Quintana Roo from the official legislative repository. | We used it to explain why HOA charges are legally enforceable and structurally important. This provides context for the service charge impact on yields. |
| Banxico Exchange Rate | Central bank methodology for the FIX exchange rate used in official transactions. | We used it to convert MXN to USD consistently across all yield and cost calculations. This ensures our currency conversions are reliable and verifiable. |
| Playa del Carmen Municipal Gaceta | Official municipality publication and primary reference for cadastral tables used in local taxation. | We used it to confirm that 2026 cadastral tables are formally published for the fiscal year. This supports our property tax assessment methodology. |
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