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Whether you're eyeing a beachfront condo in Playa del Carmen or a townhouse in Tulum, understanding rental yields in Riviera Maya is essential before you invest.
This article breaks down the current gross and net rental yields across the Riviera Maya corridor, from Puerto Morelos to Tulum, so you can make informed decisions.
We update this blog post regularly to reflect the latest market data and trends in Riviera Maya's rental market.
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 Riviera Maya.
Insights
- Riviera Maya gross rental yields in 2026 average around 6.5%, but neighborhood choice alone can swing that number by 3 to 5 percentage points.
- Studios and efficient one-bedroom units in Riviera Maya typically deliver the highest gross yields, often reaching 8% to 10% in value neighborhoods like Ejidal or La Veleta.
- Net yields in Riviera Maya drop to around 4.5% on average once you factor in HOA fees, electricity spikes from air conditioning, and platform fees for short-term rentals.
- Premium zones like Playacar and Aldea Zama often compress yields to 4% to 5% gross because property prices have outpaced rent growth.
- Short-term rental occupancy in Playa del Carmen and Tulum hovers between 40% and 55%, meaning investors should plan for significant vacant nights throughout the year.
- Electricity costs in Riviera Maya can become a major expense if air conditioning pushes your unit into CFE's high-consumption tariff bracket.
- The Tren Maya rail line now connects Playa del Carmen, Tulum, and Tulum Airport, creating potential rent uplift for properties near station-accessible zones.
- Full-service short-term rental management in Riviera Maya typically costs 15% to 25% of gross revenue, plus cleaning fees per turnover.
- Annual property tax (predial) in Tulum municipality runs at about 0.17% of the tax base, making it a minor cost compared to utilities and management.
- Two-bedroom units in Riviera Maya often represent the best risk-adjusted investment because they attract both vacation renters and long-term tenants year-round.
What are the rental yields in Riviera Maya as of 2026?
What's the average gross rental yield in Riviera Maya as of 2026?
As of early 2026, the average gross rental yield across all property types in Riviera Maya sits at approximately 6.5%, though this single number masks significant variation depending on location and rental strategy.
Most investors buying condos, houses, or villas in the Riviera Maya corridor will realistically see gross yields falling somewhere between 5% and 9%, with the wide range reflecting differences between long-term leases and vacation rentals.
Compared to broader Mexican national averages, Riviera Maya's gross yields tend to run slightly higher because the region benefits from two distinct demand engines: steady expat and local long-term renters, plus strong tourism-driven short-term rental income.
The single most important factor currently shaping gross yields in Riviera Maya is whether you operate as a short-term vacation rental or a traditional long-term lease, since STR strategies can push gross income significantly higher but come with more volatility and operational complexity.
What's the average net rental yield in Riviera Maya as of 2026?
As of early 2026, the average net rental yield in Riviera Maya comes in at roughly 4.5% after accounting for all recurring costs and a reasonable vacancy buffer.
The typical gap between gross and net yields in Riviera Maya runs about 2 percentage points, meaning if your gross yield is 6.5%, you can expect to keep around 4.5% after expenses.
The expense category that most significantly eats into gross yields in Riviera Maya is the combination of high electricity costs (especially when air conditioning pushes you into CFE's elevated tariff brackets) and platform plus management fees if you're running short-term rentals.
Most standard investment properties in Riviera Maya deliver net yields between 3.5% and 6%, with the range depending heavily on whether you self-manage or hire full-service property management, and whether your unit has efficient energy consumption.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Riviera Maya.
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 Riviera Maya in 2026?
In early 2026 Riviera Maya, local investors generally consider a gross rental yield of 7% or higher to be "good," with net yields of 5% or more viewed as solid performance.
The threshold that separates average-performing properties from high performers in Riviera Maya sits right around that 7% gross mark, because anything above that means you're being adequately compensated for the tourism sensitivity, higher wear-and-tear from humidity and salt air, and operational complexity that comes with this market.
How much do yields vary by neighborhood in Riviera Maya as of 2026?
As of early 2026, choosing the right neighborhood in Riviera Maya can swing your gross rental yield by 3 to 5 percentage points, with value areas delivering around 8% to 9% while premium zones often compress to just 4% to 5%.
The highest-yield neighborhoods in Riviera Maya tend to be those with lower entry prices but strong practical demand, such as Ejidal, Luis Donaldo Colosio, and parts of Centro in Playa del Carmen, or La Veleta and sections of Región 15 in Tulum.
The lowest-yield neighborhoods are typically the premium, lifestyle-branded zones where property prices have run ahead of rent growth, including Playacar and prime beachfront strips in Playa del Carmen, or the most expensive parts of Aldea Zama and the boutique hotel zone in Tulum.
The main reason yields vary so dramatically across Riviera Maya neighborhoods is that premium areas price in scarcity, branding, and lifestyle appeal rather than pure rental income math, while value neighborhoods attract renters who prioritize function and proximity over prestige.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Riviera Maya.
How much do yields vary by property type in Riviera Maya as of 2026?
As of early 2026, gross rental yields in Riviera Maya range from about 4% for large villas up to 10% for efficient studios, with two-bedroom units falling in the middle at around 5.5% to 8.5%.
Studios and compact one-bedroom units currently deliver the highest average gross yields in Riviera Maya, often reaching 6% to 10%, because they command strong demand from digital nomads, weekenders, and seasonal workers who need simple, affordable stays.
Large houses and villas typically produce the lowest gross yields in Riviera Maya, usually between 4% and 7%, since their high purchase prices and elevated maintenance costs compress the yield even when absolute rent amounts are substantial.
The key reason yields differ so much between property types in Riviera Maya is that rent doesn't scale proportionally with size or price, so smaller units generate more income relative to their purchase cost while larger properties require premium pricing that fewer renters can afford.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Riviera Maya?
- What rental yields can you expect for a villa in Riviera Maya?
- What rental yields can you expect for a condo in Riviera Maya?
What's the typical vacancy rate in Riviera Maya as of 2026?
As of early 2026, well-priced long-term rental properties in Riviera Maya typically experience vacancy rates between 5% and 10%, which translates to roughly 0.6 to 1.2 months empty per year.
Vacancy rates vary significantly across Riviera Maya neighborhoods, with properties in high-demand central areas staying occupied almost year-round while poorly located or overpriced units can sit empty for 15% or more of the year.
The main factor driving vacancy rates in Riviera Maya is pricing accuracy, since the market has enough demand that correctly priced properties rent quickly, but overpriced listings get punished with extended vacancies.
Compared to Mexican national averages, Riviera Maya's vacancy rates tend to be lower for quality properties because the region benefits from consistent tourism flows and a growing expat population that creates year-round rental demand.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Riviera Maya.
What's the rent-to-price ratio in Riviera Maya as of 2026?
As of early 2026, the average monthly rent-to-price ratio in Riviera Maya falls between 0.4% and 0.75%, meaning a property's monthly rent typically equals 0.4% to 0.75% of its purchase price.
Buy-to-let investors in Riviera Maya generally consider a monthly rent-to-price ratio of around 0.6% to be favorable, which corresponds to roughly 7% annual gross yield and indicates a healthy balance between property cost and rental income potential.
Compared to other Mexican beach destinations, Riviera Maya's rent-to-price ratio is competitive but not exceptional, sitting roughly in line with Los Cabos while trailing some emerging markets where prices haven't yet caught up to rental demand.
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 Riviera Maya give the best yields as of 2026?
Where are the highest-yield areas in Riviera Maya as of 2026?
As of early 2026, the highest-yield areas in Riviera Maya include Ejidal and Luis Donaldo Colosio in Playa del Carmen, plus La Veleta and parts of Región 15 in Tulum, where investors can find properties priced below the premium zones but with strong rental demand.
These high-yield neighborhoods in Riviera Maya typically deliver gross rental yields in the 7% to 9% range, with some well-positioned studios and one-bedroom units in Ejidal or La Veleta even pushing toward 10%.
The main characteristic these high-yield areas share is that they offer practical access to beaches, services, and amenities without the luxury branding premium, attracting renters who prioritize value and convenience over prestige addresses in Playa del Carmen or Tulum.
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 Riviera Maya.
Where are the lowest-yield areas in Riviera Maya as of 2026?
As of early 2026, the lowest-yield areas in Riviera Maya include Playacar and prime beachfront strips along Fifth Avenue in Playa del Carmen, plus the most expensive sections of Aldea Zama and the boutique hotel zone in Tulum.
These premium neighborhoods typically deliver gross rental yields in the 4% to 5% range, which still represents positive cash flow but significantly underperforms the value zones in Riviera Maya.
The main reason yields are compressed in these areas is that property prices have been bid up by buyers seeking lifestyle value, scarcity, and prestige rather than pure rental income math, so purchase costs have outpaced what renters will actually pay.
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 Riviera Maya.
Which areas have the lowest vacancy in Riviera Maya as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Riviera Maya include Centro and Gonzalo Guerrero in Playa del Carmen, plus Tulum Centro and well-positioned parts of Aldea Zama where walkability and services keep demand consistently high.
These low-vacancy areas typically see vacancy rates below 5% for long-term rentals, and short-term rental occupancy often exceeds 55% to 60% during peak seasons.
The main demand driver keeping vacancy low in these Riviera Maya neighborhoods is the combination of walkability, access to everyday services like groceries and gyms, and proximity to beaches, which creates year-round appeal for both tourists and long-term residents.
The trade-off investors typically face when targeting these low-vacancy areas in Playa del Carmen or Tulum is that the reliability comes with higher purchase prices, which can compress overall yields even though occupancy is strong.
Which areas have the most renter demand in Riviera Maya right now?
The neighborhoods currently experiencing the strongest renter demand in Riviera Maya are Centro and Gonzalo Guerrero in Playa del Carmen, plus Tulum Centro and La Veleta in Tulum, where renters find the best combination of location, services, and lifestyle appeal.
The renter profiles driving most of the demand in these areas are digital nomads seeking furnished units with reliable internet, vacation travelers looking for walkable beach access, and long-term expats who want everyday conveniences without needing a car.
In these high-demand Riviera Maya neighborhoods, well-priced rental listings typically get filled within one to two weeks for long-term leases, while short-term rental calendars in prime locations often book out weeks or months in advance during peak season.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Riviera Maya.
Which upcoming projects could boost rents and rental yields in Riviera Maya as of 2026?
As of early 2026, the top infrastructure projects expected to boost rents in Riviera Maya are the Tren Maya rail line (now operational with stations at Playa del Carmen, Tulum, and Tulum Airport), the completed Parque del Jaguar in Tulum, and ongoing hotel and commercial developments along the corridor.
The neighborhoods most likely to benefit from these projects include areas near Tren Maya stations in Tulum Centro, transit-accessible zones in Playa del Carmen, and micro-areas around Parque del Jaguar where visitor flows and access patterns are shifting.
Investors in these Riviera Maya locations might realistically expect rent increases of 5% to 15% over the next few years as improved connectivity brings more visitors and makes certain neighborhoods more desirable for both short-term and long-term renters.
You'll find our latest property market analysis about Riviera Maya here.
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What property type should I buy for renting in Riviera Maya as of 2026?
Between studios and larger units in Riviera Maya, which performs best in 2026?
As of early 2026, studios and efficient one-bedroom units generally outperform larger units in Riviera Maya when measured purely by rental yield and occupancy rates, though two-bedroom units offer better risk-adjusted returns for investors seeking stability.
Studios in Riviera Maya typically deliver gross yields of 7% to 10% (around 140,000 to 200,000 MXN, or 7,000 to 10,000 USD, or 6,500 to 9,300 EUR annually on a mid-priced unit), while larger two and three-bedroom units usually yield 5% to 7%.
The main factor explaining this difference is that Riviera Maya has constant demand for simple, affordable stays from digital nomads, weekend visitors, and seasonal workers who don't need extra bedrooms.
However, larger units in Riviera Maya can be the better investment choice when targeting families, groups of friends traveling together, or long-term tenants seeking roommate arrangements, since these profiles provide more stable occupancy and are less price-sensitive.
What property types are in most demand in Riviera Maya as of 2026?
As of early 2026, the most in-demand property type in Riviera Maya is the amenity-equipped condo with good internet, a pool, and security, which appeals to both vacation renters and longer-term residents.
The top three property types ranked by current demand in Riviera Maya are amenity condos (especially one and two-bedroom units), compact studios in walkable locations, and comfortable townhouses in gated communities that offer space without villa-level pricing.
The primary trend driving this demand pattern is the growth of remote workers and digital nomads who need reliable connectivity and comfortable living spaces, combined with tourists seeking alternatives to traditional hotels.
Large standalone villas are currently underperforming in demand across Riviera Maya and likely to remain so, because their high nightly rates limit the renter pool and maintenance costs squeeze margins even when occupancy is decent.
What unit size has the best yield per m² in Riviera Maya as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Riviera Maya is between 35 and 55 square meters, which typically corresponds to studios and compact one-bedroom apartments.
These optimally-sized units in Riviera Maya generate gross rental yields per square meter of approximately 1,800 to 2,500 MXN (90 to 125 USD, or 85 to 115 EUR) per m² annually, depending on location and rental strategy.
The main reason smaller units under 35 m² or larger units over 70 m² tend to have lower yield per square meter in Riviera Maya is that very small units can feel cramped and limit rental rates, while larger units require proportionally more purchase cost without proportionally higher rents.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Riviera Maya.
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 Riviera Maya as of 2026?
What are typical property taxes and recurring local fees in Riviera Maya as of 2026?
As of early 2026, the annual property tax (predial) for a typical rental apartment in Riviera Maya runs at approximately 0.17% of the assessed tax base, which translates to roughly 3,000 to 8,000 MXN (150 to 400 USD, or 140 to 370 EUR) annually for a mid-priced condo in Tulum municipality.
Beyond predial, landlords in Riviera Maya must also budget for HOA or condo fees, which can range from 1,500 to 5,000 MXN (75 to 250 USD, or 70 to 230 EUR) monthly depending on the amenities and community size.
These combined taxes and fees typically represent 5% to 12% of gross rental income in Riviera Maya, with the wide range reflecting whether you're in a bare-bones building or an amenity-heavy resort-style development.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Riviera Maya.
What insurance, maintenance, and annual repair costs should landlords budget in Riviera Maya right now?
Annual landlord insurance for a typical rental property in Riviera Maya costs approximately 3,000 to 7,000 MXN (150 to 350 USD, or 140 to 325 EUR), representing roughly 0.15% to 0.35% of property value depending on coverage level and coastal risk factors.
Landlords in Riviera Maya should budget 0.75% to 1.5% of property value annually for maintenance and repairs, which works out to roughly 15,000 to 45,000 MXN (750 to 2,250 USD, or 700 to 2,100 EUR) for a mid-priced condo.
The repair expense that most commonly catches Riviera Maya landlords off guard is air conditioning replacement or major servicing, since the humid tropical climate and heavy usage wear out units faster than in temperate regions.
In total, landlords in Riviera Maya should realistically budget 20,000 to 55,000 MXN (1,000 to 2,750 USD, or 925 to 2,550 EUR) annually for the combined cost of insurance, routine maintenance, and a repair reserve.
Which utilities do landlords typically pay, and what do they cost in Riviera Maya right now?
For long-term rentals in Riviera Maya, tenants typically pay electricity and internet while landlords cover HOA fees and sometimes water, but for short-term vacation rentals, landlords usually pay all utilities including electricity, water, internet, and gas.
Monthly utility costs for landlord-paid services in a typical Riviera Maya short-term rental unit run approximately 2,500 to 6,000 MXN (125 to 300 USD, or 115 to 280 EUR), with electricity being the biggest variable depending on air conditioning usage and whether you hit CFE's high-consumption tariff brackets.
What does full-service property management cost, including leasing, in Riviera Maya as of 2026?
As of early 2026, full-service property management fees in Riviera Maya run approximately 8% to 12% of monthly rent (around 1,500 to 3,500 MXN, or 75 to 175 USD, or 70 to 160 EUR) for long-term rentals, while short-term rental management typically costs 15% to 25% of gross revenue.
On top of ongoing management, landlords in Riviera Maya typically pay a leasing or tenant-placement fee of one month's rent (roughly 15,000 to 35,000 MXN, or 750 to 1,750 USD, or 700 to 1,625 EUR for a standard unit) when securing a new long-term tenant, plus Airbnb's platform fee of around 3% for short-term rentals.
What's a realistic vacancy buffer in Riviera Maya as of 2026?
As of early 2026, landlords in Riviera Maya should set aside approximately 8% to 10% of annual rental income as a vacancy buffer for long-term rentals, while short-term rental operators should plan around 45% to 60% non-occupied nights depending on submarket and season.
For long-term rentals, this vacancy buffer translates to roughly 4 to 5 weeks of vacant time per year in Riviera Maya, accounting for turnover periods between tenants and occasional pricing adjustments.
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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 Riviera Maya, 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 |
|---|---|---|
| Sociedad Hipotecaria Federal (SHF) | SHF is Mexico's federal mortgage and housing finance institution, and its price index is the standard reference for residential price trends nationwide. | We used SHF data to anchor what homes cost in Riviera Maya and how prices have been moving. We then localized to Riviera Maya by combining it with market-level rent and occupancy evidence. |
| Tren Maya Official Site | This is the official government site for the region's biggest new transport infrastructure project. | We used it to support the connectivity and demand story for Riviera Maya. We also verified that the corridor from Puerto Morelos to Tulum Airport is an active, marketed route. |
| Tren Maya Ticketing Portal | This is the official booking portal listing stations and service options for Tren Maya. | We used it to verify which Riviera Maya stations are actually operational, including Playa del Carmen, Tulum, and Tulum Airport. We treated it as operational reality rather than press releases. |
| SEDATU (Parque del Jaguar) | SEDATU is the federal ministry responsible for urban development, and their press notes document completed public works. | We used SEDATU documentation to identify public investment reshaping visitor flows in Tulum. We then translated that into a perspective on where rents could move in nearby micro-areas. |
| Tulum Municipal Tax Law (Ley de Hacienda) | This is the official published municipal tax law with actual tax bases, rates, and discounts for Tulum. | We used it to quantify recurring property tax (predial) mechanics and rates for Tulum municipality. We also used it to set realistic net yield deductions from gross yield. |
| Quintana Roo ISABI Law | This is the primary legal text that sets the property acquisition tax basis and rate for Quintana Roo. | We used it to estimate one-time purchase costs, which is important for investors comparing deals. We kept it separate from annual net yield but referenced it as a startup cost. |
| CAPA Water Tariffs | CAPA is the official state water authority for Quintana Roo, and their published tariffs are official billing inputs. | We used CAPA tariff tables to estimate landlord-paid water costs where applicable. We also used it to build a conservative utilities budget for net yield calculations. |
| Aguakan Tariffs | Aguakan is a major regulated water concession in Quintana Roo that publishes tariff references. | We used it as a cross-check that water tariffs are regulated and published, not arbitrary. We also used it to validate household-level water cost ranges. |
| CFE Tarifa DAC | CFE is Mexico's federal electricity utility, and their official tariff pages explain the rate structures. | We used CFE's DAC tariff information to explain why electricity can spike in Riviera Maya with high A/C usage. We translated that into a practical utilities risk factor for net yield calculations. |
| Airbnb Service Fees | Airbnb is the platform itself, so their help center is the primary source for fee structures. | We used Airbnb's documentation to quantify platform-level leakage for short-term rentals. We included it as one of the net yield cutters when investors use an STR strategy. |
| AirDNA (Playa del Carmen) | AirDNA is a widely used short-term rental analytics provider with transparent metrics like occupancy, ADR, and RevPAR. | We used AirDNA to anchor realistic occupancy and nightly rate assumptions for Playa del Carmen. We then converted those into annual gross income estimates for yield calculations. |
| AirDNA (Tulum) | AirDNA provides a recognized dataset used by professional operators and investors for STR market analysis. | We used AirDNA to anchor Tulum's occupancy and ADR, which differ materially from Playa del Carmen. We showed how that changes yield and vacancy risk by micro-area. |
| CBRE Mexico Hotel and Tourism Report | CBRE is a top-tier global real estate consultancy whose research is widely cited and methodology-driven. | We used CBRE's report to contextualize the tourism demand engine underpinning Riviera Maya rents. We used it as demand-side triangulation against AirDNA performance metrics. |
| CONDUSEF Insurance Comparisons | CONDUSEF is Mexico's official financial consumer protection agency. | We used CONDUSEF's framework to keep insurance budgeting grounded in the regulated financial ecosystem. We then translated that into a conservative annual insurance line in net yield calculations. |
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