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If you're thinking about renting out property in Riviera Maya or just want to understand what tenants pay today, you're in the right place.
We break down current rental prices in Riviera Maya, from studios to 2-bedrooms, plus the neighborhoods that perform best and the costs landlords should expect.
We constantly update this blog post to reflect the latest market conditions in 2026.
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
- A typical 2-bedroom apartment in Riviera Maya rents for around MXN 18,000 per month in January 2026, which sits right between Playa del Carmen and Tulum averages according to listing data.
- Riviera Maya studio rents carry a "small-unit premium," meaning you pay more per square meter than larger apartments because demand from remote workers and short-stay tenants is so strong.
- Tulum consistently commands higher rents than Playa del Carmen in the same index reports, so landlords there often have more pricing power but also face pickier tenants.
- The long-term rental vacancy rate in Riviera Maya sits around 7%, but that number hides a lot of seasonal and second-home units that never enter the rental pool at all.
- Well-priced rentals in Riviera Maya typically lease within 25 days, but luxury units can sit for 60 days or more because the tenant pool at the top end is much smaller.
- Furnished apartments dominate the Riviera Maya rental market because so many tenants are mobile, whether remote workers, expats, or people on mid-length stays.
- Reliable air conditioning and fast internet are the two amenities that increase rents the most in Riviera Maya, since both are non-negotiable for comfort-driven tenants.
- Rent growth in Riviera Maya is expected to land between 3% and 7% in 2026, with Tulum more likely to sit at the upper end due to tighter supply and higher demand.
- Peak tenant demand in Riviera Maya runs from November through March, when the "high season" brings a wave of longer-stay renters escaping colder climates.
- Property taxes in Riviera Maya are relatively low compared to other markets, typically running between MXN 2,000 and MXN 10,000 per year depending on the cadastral value.
What are typical rents in Riviera Maya as of 2026?
What's the average monthly rent for a studio in Riviera Maya as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Riviera Maya is around MXN 11,000, which works out to roughly USD 615 or EUR 595 at current exchange rates.
Most studios in Riviera Maya fall within a realistic range of MXN 9,000 to MXN 14,000 per month (USD 500 to USD 780, or EUR 485 to EUR 755), depending on location and condition.
The main factors that push studio rents up or down in Riviera Maya include whether the unit is in Tulum versus Playa del Carmen, how close it is to the beach or town center, and whether it comes furnished with reliable air conditioning and fast internet.
What's the average monthly rent for a 1-bedroom in Riviera Maya as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Riviera Maya is around MXN 14,500, which translates to approximately USD 810 or EUR 785.
Most 1-bedroom apartments in Riviera Maya rent within a range of MXN 12,000 to MXN 18,000 per month (USD 670 to USD 1,005, or EUR 650 to EUR 975), covering everything from basic units to nicer buildings with amenities.
In Riviera Maya, the cheapest 1-bedroom rents tend to be in practical neighborhoods like Luis Donaldo Colosio in Playa del Carmen, while the highest rents cluster in premium areas like Aldea Zama in Tulum or Playacar in Playa del Carmen.
What's the average monthly rent for a 2-bedroom in Riviera Maya as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Riviera Maya is around MXN 18,000, which equals approximately USD 1,005 or EUR 975.
Most 2-bedroom apartments in Riviera Maya rent within a range of MXN 15,500 to MXN 23,000 per month (USD 865 to USD 1,285, or EUR 840 to EUR 1,245), with the variation depending heavily on building quality and location.
For 2-bedroom apartments in Riviera Maya, the most affordable options are generally found in neighborhoods like Tulum Centro or Luis Donaldo Colosio in Playa del Carmen, while premium areas like Aldea Zama in Tulum or Playacar command the highest rents.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Riviera Maya.
What's the average rent per square meter in Riviera Maya as of 2026?
As of early 2026, the average rent per square meter in Riviera Maya for a typical apartment is around MXN 270, which works out to approximately USD 15 or EUR 14.60 per square meter per month.
Across different neighborhoods in Riviera Maya, rent per square meter ranges from roughly MXN 220 to MXN 350 (USD 12 to USD 19.50, or EUR 12 to EUR 19), with coastal and premium areas commanding the higher end.
Compared to other major cities in Mexico, Riviera Maya's rent per square meter sits above the Quintana Roo state average (around MXN 253/m²) but remains more affordable than Mexico City's prime neighborhoods.
In Riviera Maya, properties with beach access, modern finishes, reliable air conditioning, rooftop pools, and 24/7 security typically command rent per square meter well above the average.
How much have rents changed year-over-year in Riviera Maya in 2026?
As of early 2026, rents in Riviera Maya have increased by approximately 6% compared to January 2025 in nominal terms, which translates to roughly 2% to 3% in real terms after adjusting for inflation.
The main factors driving rent increases in Riviera Maya this year include continued demand from remote workers and expats, limited new long-term rental supply as units get diverted to short-stay use, and general inflation in Mexico's economy.
This year's rent growth in Riviera Maya is broadly in line with the previous year's trend, as landlords continue to push rents to keep pace with inflation while demand from mobile tenants remains steady.
What's the outlook for rent growth in Riviera Maya in 2026?
As of early 2026, rent growth in Riviera Maya is projected to land between 3% and 7% for the year, with Tulum more likely to see the upper end of that range than Playa del Carmen.
The key factors likely to influence rent growth in Riviera Maya include the continued influx of remote workers and digital nomads, the pace of new condo deliveries entering the rental market, and how Mexico's broader inflation and income growth play out.
In Riviera Maya, neighborhoods like Aldea Zama and La Veleta in Tulum are expected to see the strongest rent growth due to their popularity with high-budget tenants and limited supply of quality units.
The main risks that could cause Riviera Maya rent growth to differ from projections include a surge in new supply hitting the market, a slowdown in tourism-driven migration, or weaker-than-expected household income growth in Mexico.
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 rent best in Riviera Maya as of 2026?
Which neighborhoods have the highest rents in Riviera Maya as of 2026?
As of early 2026, the neighborhoods with the highest average rents in Riviera Maya are Aldea Zama in Tulum, Playacar in Playa del Carmen, and Mayakoba, where 2-bedroom apartments typically start at MXN 22,000 or more (USD 1,230, EUR 1,190).
These neighborhoods command premium rents in Riviera Maya because they offer gated security, modern amenities like pools and gyms, beach access or proximity, and a lifestyle that appeals to comfort-driven tenants.
The typical tenant in these high-rent Riviera Maya neighborhoods is an expat, remote worker with a strong income, or a family seeking security and quality of life rather than the lowest price.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Riviera Maya.
Where do young professionals prefer to rent in Riviera Maya right now?
The top three neighborhoods where young professionals prefer to rent in Riviera Maya are La Veleta in Tulum, Centro and Gonzalo Guerrero in Playa del Carmen, all of which offer walkability, coworking spaces, and vibrant social scenes.
Young professionals in these Riviera Maya neighborhoods typically pay between MXN 12,000 and MXN 18,000 per month (USD 670 to USD 1,005, EUR 650 to EUR 975) for a 1-bedroom apartment.
What attracts young professionals to these Riviera Maya neighborhoods is the combination of fast internet for remote work, proximity to cafes and nightlife, and a community of like-minded digital nomads and entrepreneurs.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Riviera Maya.
Where do families prefer to rent in Riviera Maya right now?
The top three neighborhoods where families prefer to rent in Riviera Maya are Playacar and Selvamar in Playa del Carmen, and Puerto Aventuras, a marina community located between Playa del Carmen and Tulum.
Families in these Riviera Maya neighborhoods typically pay between MXN 18,000 and MXN 28,000 per month (USD 1,005 to USD 1,565, EUR 975 to EUR 1,515) for a 2-3 bedroom apartment or house.
What makes these neighborhoods attractive to families in Riviera Maya is the combination of gated security, quiet streets, parking, and proximity to schools and medical clinics.
Near these family-friendly neighborhoods in Riviera Maya, families have access to international schools and bilingual educational options, with some of the most established schools located in and around Playa del Carmen.
Which areas near transit or universities rent faster in Riviera Maya in 2026?
As of early 2026, the areas that rent fastest in Riviera Maya are those near the ADO bus terminal in Playa del Carmen, central grids around Centro and Luis Donaldo Colosio, and practical zones in Tulum close to downtown services.
In these high-demand areas of Riviera Maya, well-priced properties typically stay listed for only 15 to 20 days, compared to the corridor-wide average of around 25 days.
Properties within walking distance of transit hubs or central services in Riviera Maya command a rent premium of roughly MXN 1,500 to MXN 3,000 per month (USD 85 to USD 170, EUR 80 to EUR 160) because they reduce car dependence in a corridor where traffic matters.
Which neighborhoods are most popular with expats in Riviera Maya right now?
The top three neighborhoods most popular with expats in Riviera Maya are Aldea Zama in Tulum, Playacar in Playa del Carmen, and Puerto Aventuras, a quieter marina community favored by expat families.
Expats in these Riviera Maya neighborhoods typically pay between MXN 16,000 and MXN 25,000 per month (USD 895 to USD 1,400, EUR 865 to EUR 1,350) for comfortable 1-2 bedroom apartments with good amenities.
What attracts expats to these Riviera Maya neighborhoods is the combination of security, reliable infrastructure (internet, backup power, water quality), English-speaking services, and a sense of community with other internationals.
The expat communities in these Riviera Maya neighborhoods are diverse, with strong representation from the United States, Canada, and various European countries, particularly in Playacar and Puerto Aventuras.
And if you are also an expat, you may want to read our exhaustive guide for expats in Riviera Maya.
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Who rents, and what do tenants want in Riviera Maya right now?
What tenant profiles dominate rentals in Riviera Maya?
The top three tenant profiles that dominate the rental market in Riviera Maya are remote workers and digital nomads, hospitality and service sector professionals, and expats on longer stays.
In Riviera Maya, remote workers and expats together represent roughly 45% to 55% of the long-term rental market, while local service workers and domestic migrants make up most of the remainder.
Remote workers in Riviera Maya typically seek furnished studios or 1-bedrooms with fast internet, hospitality workers look for affordable 1-2 bedroom apartments in practical locations, and expat families often want 2-3 bedroom units in secure, family-friendly areas.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Riviera Maya.
Do tenants prefer furnished or unfurnished in Riviera Maya?
In Riviera Maya, roughly 65% to 70% of long-term rental demand is for furnished apartments, while unfurnished units attract mostly local families and tenants on 12-month-plus leases.
Furnished apartments in Riviera Maya typically command a rent premium of MXN 2,000 to MXN 4,000 per month (USD 110 to USD 225, EUR 110 to EUR 215) compared to equivalent unfurnished units.
The tenant profiles that prefer furnished rentals in Riviera Maya include remote workers on mid-length stays, expats who want a "ready to live" setup, and anyone relocating who doesn't want the hassle of buying furniture for a potentially temporary move.
Which amenities increase rent the most in Riviera Maya?
The top five amenities that increase rent the most in Riviera Maya are reliable air conditioning, fast and stable internet, 24/7 security or gated access, a pool and gym, and backup power with good water filtration.
In Riviera Maya, reliable mini-split A/C adds roughly MXN 1,000 to MXN 2,000 per month to rent, fast internet adds MXN 500 to MXN 1,500, and buildings with pools, gyms, and 24/7 security can command premiums of MXN 2,000 to MXN 4,000 per month (USD 110 to USD 225, EUR 110 to EUR 215).
In our property pack covering the real estate market in Riviera Maya, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Riviera Maya?
The top five renovations that get the best ROI for rental properties in Riviera Maya are upgrading air conditioning capacity, improving water pressure and filtration, refreshing kitchen and bathroom finishes, adding blackout curtains and quality bedding for furnished units, and upgrading the Wi-Fi setup.
In Riviera Maya, A/C upgrades cost roughly MXN 15,000 to MXN 40,000 (USD 840 to USD 2,235, EUR 810 to EUR 2,160) and can increase rent by MXN 1,000 to MXN 2,000 per month, while kitchen and bathroom refreshes costing MXN 30,000 to MXN 80,000 can add MXN 1,500 to MXN 3,000 per month and significantly speed up leasing.
Renovations that tend to have poor ROI for landlords in Riviera Maya include overly luxurious finishes that the mid-market tenant won't pay extra for, major structural changes that take months, and purely aesthetic upgrades like expensive landscaping that don't affect daily livability.
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.
How strong is rental demand in Riviera Maya as of 2026?
What's the vacancy rate for rentals in Riviera Maya as of 2026?
As of early 2026, the estimated long-term rental vacancy rate in Riviera Maya is around 7%, with a typical range of 5% to 10% depending on the neighborhood and property type.
Across different neighborhoods in Riviera Maya, vacancy rates range from as low as 4% to 5% in high-demand areas like Aldea Zama and Centro Playa del Carmen, up to 10% to 12% in newer developments still building their tenant base.
The current vacancy rate in Riviera Maya is roughly in line with historical averages for the corridor, though it's important to note that many "empty" units in Quintana Roo are actually seasonal or second homes that never enter the long-term rental market at all.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Riviera Maya.
How many days do rentals stay listed in Riviera Maya as of 2026?
As of early 2026, rentals in Riviera Maya stay listed for an average of about 25 days before being rented, assuming they're well-priced and in good condition.
Across different property types and neighborhoods in Riviera Maya, days on market ranges from around 15 days for well-priced studios and 1-bedrooms in popular areas, up to 40 to 60 days or more for luxury units with a thinner tenant pool.
The current days-on-market figure in Riviera Maya is similar to one year ago, reflecting steady demand from remote workers and expats balanced against a gradual increase in new rental supply.
Which months have peak tenant demand in Riviera Maya?
The peak months for tenant demand in Riviera Maya are November through March, when the "high season" brings an influx of longer-stay renters escaping colder climates in North America and Europe.
What drives this seasonal pattern in Riviera Maya is the combination of winter weather up north, the tourism high season bringing more people to the area, and the fact that many remote workers choose to spend the winter months working from the beach.
The lowest tenant demand in Riviera Maya typically occurs during the shoulder months of September and October, when hurricane season concerns and the end of summer combine to create a slower leasing period.
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What will my monthly costs be in Riviera Maya as of 2026?
What property taxes should landlords expect in Riviera Maya as of 2026?
As of early 2026, landlords in Riviera Maya should expect to pay annual property taxes (predial) of roughly MXN 2,000 to MXN 10,000 per year for a typical apartment, which works out to USD 110 to USD 560 or EUR 110 to EUR 540.
Depending on property value and location in Riviera Maya, annual property taxes can range from as low as MXN 1,500 for a modest unit up to MXN 20,000 or more (USD 1,120, EUR 1,080) for larger or higher-value properties.
Property taxes in Riviera Maya are calculated based on the cadastral (assessed) value of your property, not the market value, and the exact rate depends on municipal tables and your property's classification in the local cadastral records.
Please note that, in our property pack covering the real estate market in Riviera Maya, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Riviera Maya right now?
In Riviera Maya, landlords most commonly pay HOA or condominium fees, and sometimes water when it's bundled through the building, while internet may be included for furnished units.
Typical monthly costs for landlord-paid utilities in Riviera Maya include HOA fees of MXN 1,500 to MXN 4,000 (USD 85 to USD 225, EUR 80 to EUR 215) and bundled water of MXN 200 to MXN 500 (USD 11 to USD 28, EUR 11 to EUR 27).
The common practice in Riviera Maya is for tenants to pay electricity directly (which is crucial because A/C usage dominates bills), while landlords handle HOA fees and sometimes water or internet, especially in furnished rentals.
How is rental income taxed in Riviera Maya as of 2026?
As of early 2026, rental income in Riviera Maya is taxed under Mexico's federal tax system, where individual landlords typically fall under the "Régimen de Arrendamiento" with income tax (ISR) rates that can range from around 1.9% to 35% depending on total income and deduction method chosen.
The main deductions landlords can claim against rental income in Riviera Maya include a simplified "blind deduction" option (35% of gross rent) or itemized deductions for actual expenses like maintenance, property taxes, insurance, and depreciation.
A common tax mistake specific to Riviera Maya that landlords should avoid is failing to issue proper electronic invoices (CFDI) to tenants when required, which can create problems with SAT (Mexico's tax authority) and disqualify certain deductions.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| Inmuebles24 Quintana Roo Index | Inmuebles24 is a major Mexican property portal that publishes transparent, repeatable rent indices based on its listing universe. | We used this as our core listing-based rent benchmark for Quintana Roo and for city-level anchors in Tulum and Playa del Carmen. We also used its rent-per-square-meter and rent-by-city figures to build our January 2026 estimates. |
| INEGI Quintana Roo Census Results | INEGI is Mexico's official statistics agency and this deck provides clear definitions of housing types including vacant and seasonal units. | We used this to explain why Riviera Maya can show "apparent availability" even when long-term rentals feel tight due to second homes and seasonal use. We also used it to justify our vacancy-rate estimate as a long-term rental metric. |
| INEGI INPC Inflation Bulletin | This is INEGI's official inflation bulletin with headline and category-level context for Mexico. | We used this to triangulate the macro inflation environment that landlords and tenants lived through heading into 2026. We also used it to keep our rent-growth outlook consistent with actual inflation trends. |
| INEGI CPI Housing Structure | INEGI is Mexico's official statistics agency and this is its official CPI (INPC) system for tracking price changes. | We used the CPI "housing / rent" structure to anchor how fast rents tend to move nationally. We use it as an inflation reality-check so listing-based rent trends don't drift into unrealistic territory. |
| DOF Indicators (USD/MXN) | Mexico's Diario Oficial de la Federacion is an official government publication channel for economic indicators. | We used this to take a concrete late-2025 USD/MXN reference so our January 2026 USD conversions are grounded in official numbers. We also used it to keep comparisons consistent for expats who think in dollars. |
| Banco de Mexico SIE Data Portal | Banxico is Mexico's central bank and SIE is its official data portal for economic statistics. | We used this as the official macro data backbone when discussing inflation and the broader rate and income backdrop. We also used it to cross-check that our rent-growth assumptions align with the macro picture. |
| CFE Electricity Tariff (Tarifa 1) | CFE is Mexico's national electricity utility and this is its official residential tariff page. | We used this to ground electricity cost assumptions and explain who usually pays in the official tariff framework. We also used it to explain why A/C-heavy months matter so much in Riviera Maya rental budgets. |
| CAPA Water Tariffs | CAPA is the Quintana Roo state water authority and this document shows the official tariff schedule. | We used this to estimate typical monthly water costs for normal household consumption. We also used it to separate what landlords often cover via HOA versus what tenants pay directly. |
| SAT Rental Income Regime | SAT is Mexico's federal tax authority and this is the official page for rental income obligations. | We used this as the legal anchor for how rental income is treated and what landlords must do. We also used it to keep the tax section practical and compliant without relying on blogs. |
| Tulum 2026 Revenue Law Initiative | This is an official legislative document filed with the Quintana Roo state congress for the 2026 fiscal year. | We used this to ground the property taxes and municipal charges discussion in actual 2026 legal text. We also used it to explain why exact predial bills vary by cadastral tables and property type. |
| Quintana Roo State 2026 Revenue Law | This is the official state congress page publishing Quintana Roo's 2026 revenue law. | We used this as a "what's in force for 2026" reference point for state-level fees and taxes that touch housing costs. We also used it as a credibility backstop when discussing the 2026 cost environment. |
| SHF Housing Price Index | SHF is a Mexican government housing-finance institution and this is a widely used official house-price index. | We used this to triangulate buy prices and investor behavior that indirectly affects rents through yield expectations and new supply. We also used it as a macro cross-check when discussing rental outlook. |
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