Get all the data you need about the real estate market in Riviera Maya
SUMMARY
We manually analyzed apartment rental yields in Riviera Maya, as of 2026, for residential apartment buyers using the raw dataset provided for this article.
The dataset compares residential apartments across Riviera Maya neighborhoods, with estimated purchase prices, monthly rents, gross rental yields, and net rental yields for studios, 1-bedroom apartments, and 2-bedroom apartments.
We conduct this research regularly and update this page constantly, so the numbers should be read as a current Riviera Maya apartment yield snapshot for May 2026.
The strongest risk-adjusted apartment rental yield areas in the dataset are Zazil-Ha/Colosio, Gonzalo Guerrero, Centro Tulum, and Ejidal, with several net yield estimates above 5%.
Zazil-Ha/Colosio is the clearest yield-price balance near central Playa del Carmen. Studios, 1-bedroom apartments, and 2-bedroom apartments each show about 5.4% net rental yield.
Gonzalo Guerrero also performs strongly because renters pay for central Playa del Carmen walkability, restaurants, coworking, beach access, and short commutes.
Selvazama is the weakest yield area in the table, with net yields around 3.8% to 4.0%. The practical signal is that prices are running ahead of proven long-term rent.
Studios usually offer the best return for the lowest total investment, but 1-bedroom apartments are often safer for beginner foreign buyers because they attract more tenant profiles.
Playacar, Lagunas de Mayakoba, Puerto Morelos, and Puerto Aventuras are stronger stability plays than maximum-yield plays. They work better for buyers who value lower vacancy risk, better livability, and steadier tenant demand.
The main interpretation is simple: the Riviera Maya apartment market still offers attractive rental income, but foreign buyers should compare net yield, tenant depth, resale liquidity, supply risk, and micro-location before buying.
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Neighborhoods and apartment rental yields in Riviera Maya in 2026
This table compares apartment rental yields in Riviera Maya by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
The broader tracker also considers annual fees, occupancy, time to rent, main demand, main risk, and investment profile when available. Finally, please note you'll find much more detailed data in our real estate pack about Riviera Maya.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Akumal | MXN 2,700,000 | MXN 15,000 | 6.7% | 4.3% | MXN 3,900,000 | MXN 23,500 | 7.2% | 4.6% | MXN 5,600,000 | MXN 33,000 | 7.1% | 4.5% |
| Aldea Zamá | MXN 3,100,000 | MXN 18,500 | 7.2% | 4.5% | MXN 4,700,000 | MXN 29,000 | 7.4% | 4.7% | MXN 6,800,000 | MXN 41,000 | 7.2% | 4.6% |
| Centro Tulum | MXN 2,100,000 | MXN 13,500 | 7.7% | 5.1% | MXN 3,300,000 | MXN 21,000 | 7.6% | 5.0% | MXN 4,800,000 | MXN 30,000 | 7.5% | 5.0% |
| Chemuyil | MXN 1,550,000 | MXN 9,500 | 7.4% | 4.8% | MXN 2,400,000 | MXN 15,000 | 7.5% | 4.9% | MXN 3,400,000 | MXN 21,500 | 7.6% | 4.9% |
| Cocobeach | MXN 3,600,000 | MXN 23,500 | 7.8% | 4.9% | MXN 5,600,000 | MXN 37,000 | 7.9% | 4.9% | MXN 8,200,000 | MXN 54,000 | 7.9% | 4.9% |
| Ejidal | MXN 1,600,000 | MXN 10,500 | 7.9% | 5.3% | MXN 2,500,000 | MXN 16,500 | 7.9% | 5.3% | MXN 3,600,000 | MXN 23,500 | 7.8% | 5.2% |
| Gonzalo Guerrero | MXN 2,600,000 | MXN 17,500 | 8.1% | 5.3% | MXN 4,100,000 | MXN 27,000 | 7.9% | 5.2% | MXN 6,100,000 | MXN 39,500 | 7.8% | 5.1% |
| La Veleta | MXN 2,300,000 | MXN 15,000 | 7.8% | 4.9% | MXN 3,600,000 | MXN 23,000 | 7.7% | 4.8% | MXN 5,200,000 | MXN 33,000 | 7.6% | 4.8% |
| Lagunas de Mayakoba | MXN 2,400,000 | MXN 15,500 | 7.8% | 5.1% | MXN 3,600,000 | MXN 22,000 | 7.3% | 4.8% | MXN 5,200,000 | MXN 31,000 | 7.2% | 4.7% |
| Playacar | MXN 3,200,000 | MXN 19,000 | 7.1% | 4.4% | MXN 5,200,000 | MXN 32,000 | 7.4% | 4.6% | MXN 7,600,000 | MXN 48,000 | 7.6% | 4.7% |
| Puerto Aventuras | MXN 2,800,000 | MXN 16,500 | 7.1% | 4.5% | MXN 4,300,000 | MXN 25,500 | 7.1% | 4.6% | MXN 6,200,000 | MXN 37,500 | 7.3% | 4.6% |
| Puerto Morelos | MXN 2,200,000 | MXN 13,000 | 7.1% | 4.7% | MXN 3,400,000 | MXN 20,500 | 7.2% | 4.8% | MXN 4,900,000 | MXN 30,000 | 7.3% | 4.8% |
| Selvazama | MXN 3,000,000 | MXN 16,500 | 6.6% | 4.0% | MXN 4,700,000 | MXN 25,000 | 6.4% | 3.8% | MXN 6,900,000 | MXN 36,500 | 6.3% | 3.8% |
| Zazil-Ha/Colosio | MXN 2,200,000 | MXN 15,000 | 8.2% | 5.4% | MXN 3,400,000 | MXN 23,000 | 8.1% | 5.4% | MXN 5,000,000 | MXN 34,000 | 8.2% | 5.4% |
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods offer the best net yield among areas people actually want to live in Riviera Maya?
The best net-yield neighborhoods among areas people actually want to live in Riviera Maya are Zazil-Ha/Colosio, Gonzalo Guerrero, Centro Tulum, and Lagunas de Mayakoba.
Zazil-Ha/Colosio is the strongest risk-adjusted result in the table. Studios, 1-bedroom apartments, and 2-bedroom apartments each show about 5.4% net rental yield, which is unusually consistent across apartment sizes.
Gonzalo Guerrero is close behind. Studios show about 5.3% net yield, 1-bedroom apartments show about 5.2%, and 2-bedroom apartments show about 5.1%.
Centro Tulum also screens well, with studio net yield around 5.1% and both 1-bedroom and 2-bedroom apartments around 5.0%. The trade-off is that Tulum demand is more sensitive to tourism cycles and new supply.
Lagunas de Mayakoba is slightly less aggressive but more stable. Studio apartments show about 5.1% net yield, while 1-bedroom apartments and 2-bedroom apartments sit around 4.8% and 4.7%.
For a foreign individual buyer, the practical takeaway is that the best Riviera Maya apartment rental yields are not only in the cheapest areas. The strongest areas combine rent depth, livability, and resale credibility.
Where can I find apartments with above-average yields and below-average entry prices in Riviera Maya?
The clearest Riviera Maya neighborhoods with above-average yields and below-average entry prices are Ejidal, Centro Tulum, Chemuyil, and Zazil-Ha/Colosio.
Ejidal has one of the lowest entry prices in the dataset. A studio apartment is estimated at MXN 1,600,000 and rents for about MXN 10,500 per month, producing 7.9% gross yield and 5.3% net yield.
Centro Tulum also works on the numbers. A 1-bedroom apartment is estimated at MXN 3,300,000 with monthly rent near MXN 21,000, giving 7.6% gross yield and 5.0% net yield.
Chemuyil is cheaper still, with studios around MXN 1,550,000 and 1-bedroom apartments around MXN 2,400,000. The yield is attractive, but the tenant pool is thinner than in Playa del Carmen or Tulum.
Zazil-Ha/Colosio is more compelling for beginners because it combines yield and demand depth. A 1-bedroom apartment costs about MXN 3,400,000 and rents near MXN 23,000 per month, producing 8.1% gross yield and 5.4% net yield.
The honest interpretation is that low entry price is useful only when tenants and resale buyers also exist. In Riviera Maya, Zazil-Ha/Colosio and Centro Tulum are cleaner beginner choices than purely cheap areas.
Where does the rent level justify the purchase price most clearly in Riviera Maya?
The rent level most clearly justifies the purchase price in Zazil-Ha/Colosio, Gonzalo Guerrero, Centro Tulum, and La Veleta.
Zazil-Ha/Colosio is the clearest example. A 1-bedroom apartment at about MXN 3,400,000 rents for around MXN 23,000 per month, giving 8.1% gross yield and 5.4% net yield.
Gonzalo Guerrero also looks rational. A 1-bedroom apartment costs around MXN 4,100,000 and rents for about MXN 27,000 per month, which keeps the gross yield near 7.9%.
Centro Tulum works because the entry price is lower. A 2-bedroom apartment costs about MXN 4,800,000 and rents near MXN 30,000 per month, producing about 7.5% gross yield.
La Veleta is investable when the purchase price is disciplined. Studios at about MXN 2,300,000 and MXN 15,000 monthly rent produce 7.8% gross yield and 4.9% net yield.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Riviera Maya?
The best places to buy for stable rental income rather than maximum yield in Riviera Maya are Playacar, Lagunas de Mayakoba, Puerto Morelos, and Puerto Aventuras.
Playacar is not the highest-yield option, but it offers security, prestige, greenery, beach access, and strong appeal to foreign renters and higher-income long-stay tenants.
In the table, Playacar 1-bedroom apartments are estimated at MXN 5,200,000 and MXN 32,000 monthly rent, producing 7.4% gross yield and 4.6% net yield.
Lagunas de Mayakoba is a stability play. A 1-bedroom apartment shows about 4.8% net yield, supported by newer housing stock, planned-community amenities, and family-friendly demand.
Puerto Morelos is calmer than Tulum and less speculative. Its net yields sit around 4.7% to 4.8%, which is not spectacular, but the rental story is easier to understand.
Puerto Aventuras is more niche, with marina, gated-community, and family demand. It can rent steadily, but the tenant pool is narrower, so pricing discipline matters.
Which apartment type gives the best return for the lowest total investment in Riviera Maya?
The apartment type that usually gives the best return for the lowest total investment in Riviera Maya is the studio apartment, but the safest beginner product is often the 1-bedroom apartment.
Studios require less capital and often produce high rent per peso invested. In Zazil-Ha/Colosio, a studio is estimated at MXN 2,200,000 and MXN 15,000 monthly rent, with about 5.4% net yield.
Gonzalo Guerrero studios also perform well. A studio costs about MXN 2,600,000 and rents near MXN 17,500 per month, producing 8.1% gross yield and 5.3% net yield.
The 1-bedroom apartment is safer because it fits more tenant types. Singles, couples, remote workers, medium-term expats, and longer-stay visitors can all use the format.
Two-bedroom apartments produce higher absolute rent, but the purchase price also rises. In Cocobeach, a 2-bedroom apartment rents for about MXN 54,000 per month, but the estimated purchase price is MXN 8,200,000.
The practical takeaway is that a well-located studio can be the most efficient income asset, while a well-located 1-bedroom apartment is usually the best balance between yield, tenant depth, and resale liquidity.
We give you more details in the our real estate pack about Riviera Maya.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Riviera Maya?
The Riviera Maya neighborhoods that combine strong rental income with lower vacancy risk are Gonzalo Guerrero, Playacar, Lagunas de Mayakoba, and Puerto Morelos.
Gonzalo Guerrero has high rent levels and strong rental depth. A 1-bedroom apartment rents for about MXN 27,000 per month, and the neighborhood benefits from central Playa del Carmen walkability.
Playacar has higher purchase prices, but its rents are also strong. A 2-bedroom apartment is estimated at MXN 48,000 per month, supported by gated-community appeal and beach proximity.
Lagunas de Mayakoba has lower headline rents than Playacar, but the renter story is more predictable. Security, amenities, newer buildings, and a quieter residential profile help reduce vacancy risk.
Puerto Morelos is the calmer alternative. It does not have Playa del Carmen’s depth, but it avoids some of Tulum’s volatility and speculative oversupply risk.
The honest interpretation is that low vacancy risk comes from tenant depth, not just a beautiful location. A foreign buyer should favor areas where renters live for work, lifestyle, security, and daily convenience.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which areas look overpriced relative to their rental income in Riviera Maya?
The Riviera Maya areas that look most overpriced relative to rental income are Selvazama, parts of Aldea Zamá, Cocobeach, and Playacar.
Selvazama is the clearest weak-yield area in the table. A 1-bedroom apartment costs about MXN 4,700,000 and rents around MXN 25,000 per month, leaving only about 3.8% net yield.
Aldea Zamá is better than Selvazama, but it is still priced for lifestyle and foreign-buyer demand. A 1-bedroom apartment costs around MXN 4,700,000 and rents near MXN 29,000, producing about 4.7% net yield.
Cocobeach rents well, but purchase prices are high. A 2-bedroom apartment costs about MXN 8,200,000 and rents around MXN 54,000 per month, leaving net yield near 4.9%.
Playacar is expensive for good reasons, including security, beach access, prestige, greenery, and liquidity. But for a pure rental-income buyer, that premium lowers the yield.
The trade-off is not bad neighborhood versus good neighborhood. It is rental return versus lifestyle value, resale liquidity, and capital preservation.
Which neighborhoods should I avoid even if the rental yield looks attractive in Riviera Maya?
Beginner buyers should be careful with Ejidal, Chemuyil, and some parts of Centro Tulum even when the rental yield looks attractive in Riviera Maya.
Ejidal shows strong modeled returns, with net yields around 5.2% to 5.3%. The beginner risk is weaker prestige, variable street quality, and lower foreign-buyer liquidity than central Playa del Carmen.
Chemuyil also looks attractive on the spreadsheet. Studios show 4.8% net yield and 1-bedroom apartments show 4.9%, but the rental market is thinner than Playa del Carmen or Tulum.
Centro Tulum can work, but only with careful unit selection. Older buildings, weak parking, poor furnishing, or a bad micro-location can make an apartment harder to rent.
The important warning is not to avoid these neighborhoods automatically. The warning is to avoid buying only because the yield looks high.
In Riviera Maya, liquidity and tenant depth matter as much as headline rental yield. A high-yield apartment with a thin tenant pool can become a low-yield apartment after vacancy.
Which neighborhoods look risky even though the rental yield is high in Riviera Maya?
The Riviera Maya neighborhoods that can look risky even though rental yield is high are Ejidal, Chemuyil, Centro Tulum, and La Veleta.
Ejidal has one of the best modeled returns in the table, but resale liquidity is weaker. A beginner may struggle more if they need to sell quickly.
Chemuyil has low entry prices and good modeled yields, but it is not a deep apartment-rental market. One vacant month hurts more when demand is less constant.
Centro Tulum has strong yield numbers, with studio net yield around 5.1% and 1-bedroom and 2-bedroom apartments around 5.0%. The risk is that Tulum demand can shift quickly when tourism weakens or new supply rises.
La Veleta is investable, but supply competition matters. Many furnished apartments compete for similar tenants, which gives renters more choice outside high season.
The local reason is simple: Riviera Maya rental demand is not one market. Playa del Carmen, Tulum, Puerto Morelos, and smaller towns each have different tenant depth, seasonality, and resale liquidity.
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What neighborhoods should I avoid when buying a rental apartment in Riviera Maya?
For a beginner rental-apartment investor in Riviera Maya, the main avoid-or-approach-carefully list is Selvazama, Chemuyil, Ejidal, and weak micro-locations in Centro Tulum or La Veleta.
Selvazama should be avoided for yield-first investing because modeled net yields are around 3.8% to 4.0%. That means the buyer is relying more on future appreciation than current income.
Chemuyil should be avoided by beginners unless the purchase price is very low. The issue is not necessarily the neighborhood itself, but the smaller tenant pool.
Ejidal should be avoided if resale liquidity matters. The yield is attractive, but many foreign buyers prefer central, beach-side, planned-community, or more established locations.
Centro Tulum and La Veleta should be avoided only for poor units. Bad access roads, weak furnishing, no parking where needed, excessive HOA costs, or too much similar supply can damage the rental case.
The simple beginner rule is this: in Riviera Maya, avoid apartments where the only attractive number is the yield. The apartment must also be easy to rent, easy to manage, and reasonably easy to sell.
Which neighborhoods are seeing rental demand weaken, and why, in Riviera Maya?
The clearest rental-demand weakening risk in Riviera Maya is in Tulum, especially Centro Tulum, La Veleta, and premium-priced projects in Aldea Zamá or Selvazama.
This does not mean Tulum has no demand. It means rent expectations in some projects became too optimistic relative to tourism volatility, access issues, sargassum risk, and new apartment supply.
Selvazama is the most exposed area in the table because net yields are only about 3.8% to 4.0%. If rents soften even slightly, the investment case becomes thin.
La Veleta is more balanced, with net yields around 4.8% to 4.9%, but competition from furnished apartments can pressure vacancy and rents.
Centro Tulum still produces attractive yields, but it depends more on Tulum’s tourism and service economy than central Playa del Carmen does. That makes unit quality and micro-location more important.
The practical recommendation is to buy Tulum only with pricing discipline. The airport and transport story help demand, but they do not protect every overpriced apartment.
Which neighborhoods are seeing new developments that could create stronger rental demand in Riviera Maya?
The Riviera Maya neighborhoods most likely to benefit from demand-creating development are Puerto Morelos, Playa del Carmen south and the Playacar edge, Tulum Centro, Aldea Zamá, La Veleta, and areas linked to Tulum Airport access.
The important distinction is that demand-creating development is not the same as new apartment supply. Better transport, airports, services, and employment nodes can deepen the tenant pool, while new apartments can also increase competition.
Puerto Morelos may benefit because it sits between Cancún airport demand and Playa del Carmen lifestyle demand. Its 1-bedroom apartments show around 4.8% net yield, which is steady rather than speculative.
Playa del Carmen remains the central lifestyle and service hub. Gonzalo Guerrero and Zazil-Ha/Colosio show this clearly, with 1-bedroom net yields around 5.2% to 5.4%.
Tulum benefits from the airport and transport story, but parts of the upside may already be priced into Aldea Zamá and Selvazama. That is why Selvazama looks weak on current income despite the future-story appeal.
The final recommendation is to favor development that creates tenants, not just marketing. A new road, rail stop, airport link, school, hospital, or employment cluster matters more than another investor-focused apartment building.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Riviera Maya?
The neighborhoods that have become less attractive for apartment investors over the last 12 months in Riviera Maya are Selvazama, parts of Aldea Zamá, La Veleta, and premium Tulum beach-adjacent inventory.
The issue is not that these areas are bad places to live. The issue is that prices and supply have run ahead of stable long-term rents in parts of the market.
Selvazama is the clearest example. A 2-bedroom apartment costs around MXN 6,900,000 and rents for about MXN 36,500 per month, producing only about 3.8% net yield.
Aldea Zamá remains desirable, but not every apartment makes sense at today’s price. A 1-bedroom apartment shows around 4.7% net yield, which is acceptable but not a bargain.
La Veleta is still investable, but buyers need to underwrite vacancy and furnishing costs more carefully than in earlier cycles. Newer apartments and many furnished units mean tenants can compare aggressively.
The practical conclusion is that Tulum is not finished. It simply requires better pricing discipline than Playa del Carmen as of May 2026.
Which apartment types are becoming harder to rent in Riviera Maya, and in which neighborhoods?
The apartment types becoming harder to rent in Riviera Maya are overpriced studios in supply-heavy Tulum areas, weakly furnished 1-bedroom apartments in La Veleta, and expensive 2-bedroom apartments without family or expat demand.
Studios still work in Gonzalo Guerrero, Zazil-Ha/Colosio, and Centro Tulum because entry prices are lower and renter pools include singles, remote workers, and budget-conscious long-stay tenants.
Studios become riskier in Selvazama when the purchase price is too high. A studio there yields only about 4.0% net, much weaker than a Zazil-Ha/Colosio studio at about 5.4% net.
1-bedroom apartments remain the most liquid Riviera Maya rental product. They work across Playa del Carmen, Puerto Morelos, and Tulum when the rent is not over-ambitious.
Two-bedroom apartments are strongest in Playacar, Puerto Aventuras, and Lagunas de Mayakoba because families, sharers, and longer-stay expats value space and security.
Two-bedroom apartments are weaker in overbuilt investor districts where the tenant pool is mostly singles or couples. The owner may earn high monthly rent, but the vacancy risk and capital requirement are higher.
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INSIGHTS
These insights are drawn from the Riviera Maya apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Riviera Maya.
- Zazil-Ha/Colosio is the clearest yield-price balance in the Riviera Maya apartment market. The area combines central Playa del Carmen demand with net yields around 5.4% across all three apartment types.
- Gonzalo Guerrero studios outperform because renters pay for walkability and beach access. The 5.3% net yield is supported by location value, not only by a low purchase price.
- Selvazama is the weakest current-income story in the dataset. Net yields around 3.8% to 4.0% suggest that buyers are paying for future lifestyle branding more than proven long-term rent.
- Centro Tulum beats Aldea Zamá on yield, but Aldea Zamá has better foreign-buyer liquidity. This is a classic trade-off between current income and easier resale.
- Ejidal looks high-yield, but the beginner risk is weaker resale depth. A 5.3% net yield can be attractive, but it does not remove the need to check street quality, tenant depth, and exit liquidity.
- Cocobeach rents are high, yet purchase prices absorb much of the advantage. The area works better for lifestyle and premium tenant demand than for maximum yield.
- Lagunas de Mayakoba is a stability play rather than a pure yield play. The planned-community profile supports predictable tenants, but larger apartments see softer net yields after ownership costs.
- Puerto Morelos is lower-drama than Tulum. Its net yields around 4.7% to 4.8% are moderate, but the pricing feels more grounded and less speculative.
- Chemuyil can look attractive because entry prices are low. The real question is whether the smaller tenant pool can support the rent quickly enough after each vacancy.
- Playacar works better for stability than maximum Riviera Maya apartment yield. Buyers pay for security, prestige, green space, and beach access, which lowers the income return.
- Studios usually win on yield because small apartments rent efficiently relative to price. For a beginner buyer, this can make a compact unit more productive than a larger apartment.
- 1-bedroom apartments are often the safest Riviera Maya rental product. They attract singles, couples, remote workers, and medium-term expats, which improves tenant depth.
- Two-bedroom apartments need family or expat demand to work well. Otherwise, the rent per peso invested can fall behind studios and 1-bedroom apartments.
- Tulum’s airport and transport improvements help demand, but they do not protect every project. Buyers still need to avoid overpriced units in supply-heavy areas.
- Beach-adjacent apartments often price in lifestyle value more than rental income. A beautiful location can still be a weak yield investment if the purchase price is too high.
- The best beginner target is often a 1-bedroom apartment in Zazil-Ha/Colosio, Gonzalo Guerrero, or Puerto Morelos. These areas offer different mixes of yield, tenant depth, and stability.
- Riviera Maya apartment yield analysis should focus on net yield, not just gross yield. Vacancy, management, repairs, HOA costs, furnishing replacement, and tax friction can change the real return materially.
- The neighborhood name is not enough. In Riviera Maya, micro-location, building quality, furnishing, parking, access roads, and competing supply can change the result inside the same area.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Riviera Maya neighborhoods, we built the dataset manually from the ground up by neighborhood and apartment type. We did not reuse a third-party rental yield dataset.
For each area, we researched residential apartment sale listings and rental listings separately across major Mexico property platforms such as Inmuebles24, Propiedades.com, and Lamudi.
First, we collected sale listings for each neighborhood and property type. We then cleaned the sample and kept only reasonably comparable properties based on location, apartment type, size, condition, and listing quality.
Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed. The goal was to estimate what a normal foreign individual buyer would likely face in the market, not to capture every extreme listing.
For purchase prices, we used the median price as the main reference where possible. We used the average only when the sample was clean enough and not distorted by unusually expensive or unusually cheap listings.
We then built the rental side of the dataset separately. For the same neighborhood and apartment type, we collected comparable rental listings, removed outliers and non-comparable units, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and apartment type to estimate gross rental yield. Gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net rental yield, we did not apply a single flat discount to every property. The deduction was adjusted by neighborhood and apartment type because different residential properties have different cost structures.
The cost adjustment reflects the factors that matter for Riviera Maya apartment owners, including HOA or common charges, vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, utilities when relevant, insurance, furnishing replacement, building costs, and other operating costs.
In practical terms, a small central apartment, a higher-service building, a gated-community apartment, and a larger apartment in a less liquid area should not be treated as if they have the same operating cost profile.
Each estimate was assigned a confidence level based on the size and quality of the comparable listing sample. Around 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 was widened.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are central to our work, and they are also what you will find in our real estate pack about Riviera Maya.
