Authored by the expert who managed and guided the team behind the Mexico Property Pack
Everything you need to know before buying real estate is included in our Mexico Property Pack
Buying property in Riviera Maya as a foreigner can feel overwhelming, especially when trying to figure out which neighborhoods actually deliver good returns and which ones are just hype.
The market has changed significantly since the pandemic boom years, with some areas showing signs of oversupply while others continue to appreciate steadily.
This guide breaks down every major neighborhood in Riviera Maya with real data on prices, rental yields, and what to watch out for in early 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.
We constantly update this blog post with the latest data and market insights to ensure you have the most accurate information available.
What's the Current Real Estate Market Situation by Area in Riviera Maya?
Which areas in Riviera Maya have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Riviera Maya are Tulum's Zona Hotelera (the beachfront strip along Boca Paila Road), Playacar Fase II in Playa del Carmen, and the Mayakoba-Corasol resort belt north of Playa del Carmen, where prices for premium condos regularly exceed 70,000 MXN per square meter.
In these top-tier Riviera Maya neighborhoods, typical prices range from 60,000 to 95,000 MXN per square meter (roughly $3,500 to $5,500 USD), with beachfront villas and luxury penthouses sometimes pushing past 100,000 MXN per square meter in the most exclusive developments.
Each of these high-price areas commands premium prices for different but specific reasons:
- Tulum Zona Hotelera: Extreme land scarcity on the beach strip plus strong Airbnb brand power among international travelers.
- Playacar Fase II: Established gated community with golf course, low perceived risk, and family-friendly infrastructure.
- Mayakoba-Corasol belt: Master-planned resort adjacency creates "country club" pricing and attracts a different, wealthier buyer pool.
- Aldea Zama (Tulum): Most consolidated Tulum submarket with strongest liquidity and proven rental track record.
Which areas in Riviera Maya have the most affordable property prices in 2026?
As of early 2026, the most affordable areas for property investment in Riviera Maya include Ejidal in Playa del Carmen, Villas del Sol and Mision de las Flores (inland Playa del Carmen fraccionamientos), and Tulum Pueblo neighborhoods like Tumben Kaa, where prices start around 25,000 to 35,000 MXN per square meter.
In these more budget-friendly Riviera Maya neighborhoods, typical prices range from 25,000 to 45,000 MXN per square meter (roughly $1,500 to $2,600 USD), making them accessible entry points for investors who prioritize cash flow over prestige.
The main trade-offs in these affordable Riviera Maya areas include reduced walkability to beaches (often 15 to 30 minutes by car), less developed tourist infrastructure for short-term rentals, and in some Tulum Pueblo locations, wider variance in construction quality that requires more careful due diligence before purchasing.
You can also read our latest analysis regarding housing prices in Riviera Maya.
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 Areas in Riviera Maya Offer the Best Rental Yields?
Which neighborhoods in Riviera Maya have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods in Riviera Maya with the highest gross rental yields include Gonzalo Guerrero in central Playa del Carmen (8% to 12% gross for well-managed short-term rentals), Ejidal in Playa del Carmen (6% to 9% for long-term rentals), Zazil-Ha near Coco Beach (7% to 11%), and Aldea Zama in Tulum (6% to 10% depending on rental strategy).
Across Riviera Maya as a whole, typical gross rental yields in 2026 range from 5% to 8% for long-term rentals and 6% to 12% for professionally managed short-term vacation rentals, though actual results vary significantly based on property quality, location within each neighborhood, and management expertise.
These top-yielding Riviera Maya neighborhoods deliver higher returns than other areas for specific reasons:
- Gonzalo Guerrero (Playa del Carmen): Walking distance to Quinta Avenida keeps occupancy high year-round despite competition.
- Ejidal (Playa del Carmen): Lower purchase prices combined with steady demand from local workforce and families.
- Zazil-Ha / Coco Beach: Beach proximity without the noise of the tourist core attracts both short and long-term tenants.
- Aldea Zama (Tulum): Strongest brand recognition in Tulum makes guest acquisition easier than in newer developments.
Finally, please note that we cover the rental yields in Riviera Maya here.
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Which Areas in Riviera Maya Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Riviera Maya perform best on Airbnb in 2026?
As of early 2026, the top-performing Airbnb neighborhoods in Riviera Maya are Gonzalo Guerrero in Playa del Carmen (occupancy rates around 53% to 58%, average daily rates of $100 to $140 USD), Aldea Zama in Tulum (occupancy around 45% to 50%, ADR of $150 to $230 USD), Zazil-Ha near Coco Beach (similar occupancy to Gonzalo Guerrero with slightly lower rates), and select blocks of La Veleta in Tulum with good road access.
In these best-performing Riviera Maya Airbnb neighborhoods, top properties generate monthly revenues of 35,000 to 70,000 MXN ($2,000 to $4,000 USD) during high season (December through March), though typical properties earn closer to 20,000 to 40,000 MXN monthly when averaged across the full year including the slow summer months.
Each of these Riviera Maya neighborhoods outperforms others for short-term rentals due to specific advantages:
- Gonzalo Guerrero: Walkability to Quinta Avenida, restaurants, and beach clubs reduces guest friction significantly.
- Aldea Zama: Planned streets, reliable services, and strong Tulum brand recognition among international visitors.
- Zazil-Ha / Coco Beach: Beach proximity with a slightly quieter atmosphere appeals to couples and families.
- La Veleta (select blocks): Lower entry prices can produce strong yields when roads and services are solid.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Riviera Maya.
Which tourist areas in Riviera Maya are becoming oversaturated with short-term rentals?
The three tourist areas in Riviera Maya showing the clearest signs of short-term rental oversaturation in early 2026 are Region 15 Kukulcan in Tulum, parts of La Veleta in Tulum where new construction has exploded, and certain hyper-central blocks of Gonzalo Guerrero in Playa del Carmen where copy-paste condo buildings dominate.
In these oversaturated Riviera Maya areas, the density of active short-term rental listings is staggering: Tulum alone has over 8,000 active Airbnb listings according to AirDNA, while Playa del Carmen has more than 9,000, creating intense competition where many similar units chase the same guests.
The clearest indicator of oversaturation in these Riviera Maya areas is not just the listing count but the combination of rising supply with softening occupancy rates, with some Tulum submarkets seeing average occupancy drop to 34% to 43% as owners compete through discounting rather than differentiation.
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 Areas in Riviera Maya Are Best for Long-Term Rentals?
Which neighborhoods in Riviera Maya have the strongest demand for long-term tenants?
The neighborhoods in Riviera Maya with the strongest long-term tenant demand in 2026 are Ejidal in Playa del Carmen, Luis Donaldo Colosio (especially the quieter residential streets), Playacar Fase II for families and retirees, and Aldea Zama in Tulum, which has the deepest residential tenant pool within Tulum.
In these high-demand Riviera Maya long-term rental neighborhoods, well-priced properties typically rent within two to four weeks, with vacancy rates between new tenants averaging just one to two months, compared to three to four months in less desirable inland locations.
The tenant profiles driving demand vary by neighborhood:
- Ejidal: Local workforce families and young professionals seeking value near the Playa del Carmen core.
- Luis Donaldo Colosio: Mix of remote workers, expats, and Mexican professionals wanting access without tourist noise.
- Playacar Fase II: Foreign retirees and families prioritizing security, schools, and a quiet gated environment.
- Aldea Zama: Digital nomads and expats willing to pay premium rents for Tulum's lifestyle and community.
The key characteristics making these Riviera Maya neighborhoods attractive to long-term tenants include reliable utilities (consistent water and electricity), paved roads with street lighting, proximity to supermarkets and healthcare, and in Playacar's case, the added security of a gated community with controlled access.
Finally, please note that we provide a very granular rental analysis in our property pack about Riviera Maya.
What are the average long-term monthly rents by neighborhood in Riviera Maya in 2026?
As of early 2026, average long-term monthly rents in Riviera Maya vary significantly by neighborhood, ranging from around 15,000 MXN in Ejidal to over 45,000 MXN in Playacar Fase II for comparable furnished two-bedroom condos.
In the most affordable Riviera Maya neighborhoods like Ejidal and inland Playa del Carmen fraccionamientos, entry-level one-bedroom apartments rent for 12,000 to 18,000 MXN monthly, making them accessible to local workers and budget-conscious expats.
In mid-range Riviera Maya neighborhoods like Luis Donaldo Colosio, Zazil-Ha, and parts of Aldea Zama, typical furnished two-bedroom condos rent for 22,000 to 35,000 MXN monthly, offering a balance of location and value.
In the most expensive Riviera Maya neighborhoods like Playacar Fase II, Gonzalo Guerrero near Quinta Avenida, and premium Aldea Zama buildings, high-end furnished apartments command 35,000 to 50,000 MXN monthly, with luxury villas reaching 80,000 MXN or more.
You may want to check our latest analysis about the rents in Riviera Maya here.
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Which Are the Up-and-Coming Areas to Invest in Riviera Maya?
Which neighborhoods in Riviera Maya are gentrifying and attracting new investors in 2026?
As of early 2026, the neighborhoods in Riviera Maya experiencing the most active gentrification and investor interest include Luis Donaldo Colosio in Playa del Carmen (seeing new mid-rise condo developments and cafe culture spreading from the core), select pockets of Ejidal with improving product quality, and parts of La Veleta in Tulum that are maturing with better roads and services.
These gentrifying Riviera Maya neighborhoods have experienced annual price appreciation of roughly 8% to 15% over the past two to three years, outpacing more established premium areas where prices have stabilized, though this growth varies significantly block by block depending on specific development quality and infrastructure improvements.
Which areas in Riviera Maya have major infrastructure projects planned that will boost prices?
The areas in Riviera Maya best positioned to benefit from major infrastructure improvements include neighborhoods with easy access to Tren Maya stations (now operational between Cancun and Tulum), areas near the expanded highway network, and zones benefiting from the new Tulum International Airport's increased visitor capacity.
The most significant infrastructure project affecting Riviera Maya real estate is the Tren Maya rail line, which began service on the Cancun to Playa del Carmen corridor in early 2024 and has since extended to Tulum, improving regional connectivity and reducing travel friction that previously kept some buyers focused only on Cancun.
Historically in Riviera Maya, areas that gained improved transport access have seen price increases of 10% to 20% within two to three years of project completion, though the benefit concentrates in properties within a 10 to 15 minute drive of stations rather than spreading uniformly across entire municipalities.
You'll find our latest property market analysis about Riviera Maya here.
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 in Riviera Maya Should I Avoid as a Property Investor?
Which neighborhoods in Riviera Maya with lots of problems should I avoid and why?
The areas in Riviera Maya that present the most significant risks for foreign investors include land with unresolved ejido (communal agricultural) title issues, ultra-new condo clusters in Tulum with copy-paste designs and no track record, low-lying flood-prone zones without proper drainage, and blocks with documented security concerns.
The specific problems affecting these risky Riviera Maya areas vary:
- Ejido-title land (various locations): Title regularization can take years and banks may refuse fideicomiso setup.
- Region 15 Kukulcan (Tulum): Massive oversupply of identical units creates rate wars and compressed returns.
- Low-lying ground floors (coastal areas): Hurricane and flood exposure can spike insurance costs and cause damage.
- Underdeveloped blocks far inland: Poor road quality and missing services limit both tenant appeal and resale value.
For these problematic Riviera Maya areas to become viable investment options, they would need clear title resolution confirmed through the Quintana Roo Property Registry, significant infrastructure upgrades including paved roads and reliable utilities, or in the case of oversupplied areas, enough time for demand to absorb existing inventory before new construction adds more competition.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Riviera Maya.
Which areas in Riviera Maya have stagnant or declining property prices as of 2026?
As of early 2026, the areas in Riviera Maya showing the most price pressure include Region 15 Kukulcan in Tulum, some sections of La Veleta where oversupply has hit hardest, and certain hyper-competitive blocks in central Playa del Carmen where interchangeable mid-market condos are being forced to discount to attract buyers.
In these stagnant Riviera Maya markets, prices have remained flat or declined by 5% to 10% in real terms over the past 18 to 24 months, as sellers compete for a limited pool of buyers and the peso's strength against the dollar has reduced foreign purchasing power.
The underlying causes of price stagnation differ by area:
- Region 15 Kukulcan: Developers built too many similar units too quickly, creating a supply glut.
- Parts of La Veleta: Infrastructure never caught up with construction, leaving some blocks with poor roads and services.
- Central Playa del Carmen commodity condos: Nothing differentiates them, so price becomes the only competitive lever.
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Which Areas in Riviera Maya Have the Best Long-Term Appreciation Potential?
Which areas in Riviera Maya have historically appreciated the most recently?
The areas in Riviera Maya that have delivered the strongest price appreciation over the past five to ten years include Playacar Fase II in Playa del Carmen, Aldea Zama in Tulum, the Mayakoba-Corasol resort corridor, and Cancun's Puerto Cancun development, all of which benefited from supply constraints and consistent demand.
These top-performing Riviera Maya neighborhoods have achieved impressive returns:
- Playacar Fase II: Approximately 8% to 10% annual appreciation due to its gated, mature community status.
- Aldea Zama: Roughly 10% to 15% annual growth during peak years, now stabilizing as it matures.
- Mayakoba-Corasol belt: Premium appreciation of 12% to 15% annually driven by ultra-wealthy buyer demand.
- Puerto Cancun: Around 10% to 14% annually as the master-planned community reached critical mass.
The main driver behind above-average appreciation in these Riviera Maya areas has been the combination of genuine supply scarcity (gated communities cannot easily expand), strong brand recognition that attracts repeat buyers, and infrastructure completeness that eliminates the uncertainty plaguing newer developments.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Riviera Maya.
Which neighborhoods in Riviera Maya are expected to see price growth in coming years?
The neighborhoods in Riviera Maya expected to see the strongest price growth over the coming years include Luis Donaldo Colosio in Playa del Carmen (benefiting from gentrification momentum), carefully selected Ejidal pockets with improving infrastructure, Aldea Zama's quality buildings in Tulum, and areas within a short drive of Tren Maya stations.
Projected annual growth varies by neighborhood based on their specific dynamics:
- Luis Donaldo Colosio: Expected 6% to 10% annual growth as cafes, retail, and new condos continue spreading.
- Ejidal (select pockets): Projected 5% to 8% as infrastructure catches up with the adjacent tourist core.
- Aldea Zama (quality product): Anticipated 5% to 8% steady growth with lower volatility than newer Tulum zones.
- Tren Maya corridor areas: Potential 8% to 12% in the first years after connectivity improvements take effect.
The single most important catalyst expected to drive future price growth in these Riviera Maya neighborhoods is the continued migration of remote workers and retirees from North America and Europe, combined with infrastructure improvements that make previously friction-heavy areas more accessible and livable.
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 Do Locals and Expats Really Think About Different Areas in Riviera Maya?
Which areas in Riviera Maya do local residents consider the most desirable to live?
The areas in Riviera Maya that local residents consistently rate as most desirable include Playacar Fase II for its security and family-friendly environment, Ciudad Mayakoba and similar master-planned communities north of Playa del Carmen for their space and predictability, and established residential colonias in Cancun that offer urban conveniences without tourist chaos.
Local residents value these Riviera Maya neighborhoods for distinct reasons:
- Playacar Fase II: Gated security, good schools nearby, quiet streets, and separation from tourist noise.
- Ciudad Mayakoba: Modern infrastructure, reliable utilities, green spaces, and community amenities.
- Puerto Cancun: Marina access, premium services, and proximity to Cancun's business and healthcare infrastructure.
- Established Cancun residential zones: Full urban services, hospitals, shopping, and stable long-term communities.
These locally-preferred Riviera Maya neighborhoods tend to attract Mexican upper-middle-class families, professionals working in hospitality management, and established expats who have moved beyond the "vacation rental investor" phase to seeking genuine community and stability.
Local preferences in Riviera Maya often diverge from foreign investor priorities, with locals placing higher value on school quality, healthcare access, and year-round livability, while foreign buyers sometimes over-index on beach proximity and Airbnb potential without considering the day-to-day friction of living in a tourist-heavy zone.
Which neighborhoods in Riviera Maya have the best reputation among expat communities?
The neighborhoods in Riviera Maya with the strongest reputation among expat communities include Gonzalo Guerrero and Zazil-Ha in Playa del Carmen for their walkability and vibrant social scene, Aldea Zama in Tulum for its expat-heavy demographic and community feel, and Puerto Aventuras for its quiet marina lifestyle appealing to families and retirees.
Expats prefer these Riviera Maya neighborhoods for practical reasons:
- Gonzalo Guerrero / Zazil-Ha: English-friendly services, walkable restaurants and shops, and dense social networks.
- Aldea Zama: Established expat community, co-working spaces, yoga studios, and organic markets.
- Puerto Aventuras: Gated marina community with low crime, boat access, and a quieter family-oriented lifestyle.
- Playacar: Golf course, beach clubs, and the safety of a controlled-access community.
The expat profiles differ by neighborhood, with Gonzalo Guerrero attracting younger digital nomads and entrepreneurs, Aldea Zama drawing wellness-focused remote workers and creatives, Puerto Aventuras appealing to boating enthusiasts and retirees, and Playacar attracting families and those seeking a more traditional resort community experience.
Which areas in Riviera Maya do locals say are overhyped by foreign buyers?
The areas in Riviera Maya that locals most commonly describe as overhyped by foreign buyers include parts of Region 15 and far La Veleta in Tulum (marketed as "close to everything" but with daily infrastructure friction), beach-adjacent Tulum Hotel Zone units sold primarily on Instagram aesthetics, and some new-construction Playa del Carmen condos marketed heavily to foreign investors without local demand validation.
Locals believe these Riviera Maya areas are overvalued for specific reasons:
- Region 15 / far La Veleta: Dusty unpaved roads, unreliable electricity, and distance from services create daily hassles.
- Tulum Hotel Zone: Sargassum seaweed issues, noise from beach clubs, and extreme seasonality undermine the dream.
- New investor-targeted Playa condos: Built for Airbnb marketing photos rather than livability or long-term value.
Foreign buyers are typically drawn to these overhyped Riviera Maya areas by compelling Instagram marketing, promises of high rental yields that assume perpetual peak-season performance, and the allure of the "Tulum lifestyle" brand, while locals who live year-round understand the gap between vacation fantasy and daily reality.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Riviera Maya.
Which areas in Riviera Maya are considered boring or undesirable by residents?
The areas in Riviera Maya that residents commonly describe as boring or undesirable include far-inland fraccionamientos with minimal walkability and few lifestyle amenities, low-density residential zones far from beaches or town centers, and certain areas with persistent infrastructure problems like flooding or unreliable water supply.
Residents find these Riviera Maya areas unappealing for specific reasons:
- Far inland Playa del Carmen fraccionamientos: Car-dependent, no restaurants or cafes within walking distance, purely residential.
- Underdeveloped Tulum Pueblo blocks: Missing basic services and street lighting, nothing to do in the evenings.
- Flood-prone low-lying areas: Seasonal flooding creates practical problems and depresses long-term value.
- Highway-adjacent zones: Noise pollution and lack of community character make them purely functional, not enjoyable.
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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 |
|---|---|---|
| Propiedades.com | Major Mexican property portal with transparent listing-derived price methodology. | We extracted price per square meter estimates for specific colonias like Aldea Zama, La Veleta, and Playacar. We used their data to triangulate asking prices across multiple neighborhoods. |
| AirDNA | Industry-standard short-term rental analytics provider tracking thousands of listings. | We pulled occupancy rates, average daily rates, and listing counts for Tulum and Playa del Carmen. We used this data to calculate realistic gross yield ranges for STR properties. |
| AirROI | STR analytics platform with timestamped market updates and regional comparisons. | We cross-referenced Playa del Carmen rental performance metrics and verified supply growth trends. We compared their data against AirDNA to ensure consistency. |
| INEGI (Mexico Census) | Official Mexican national statistics agency providing population and housing data. | We used census data to ground demographic pressure in Solidaridad and Tulum municipalities. We validated that rental demand is driven by residents, not just tourists. |
| Tren Maya (Official) | Official government communications channel for Mexico's rail megaproject. | We referenced station locations and operational status to identify areas benefiting from improved connectivity. We assessed infrastructure impact on property values near stations. |
| ASUR (Airport Operator) | Listed company publishing official passenger traffic data for Cancun and regional airports. | We used passenger arrivals as a demand proxy for the tourism engine driving rental markets. We tracked trends to assess demand resilience heading into 2026. |
| Quintana Roo Property Registry | State government's official property registry for ownership and lien verification. | We referenced registry procedures to explain due diligence steps for foreign buyers. We emphasized the importance of title verification before purchasing. |
| Atlas Nacional de Riesgos | Federal risk mapping platform for hurricane, flood, and natural hazard awareness. | We used flood and hurricane exposure maps to identify risky ground-floor investments. We translated hazard data into practical buyer guidance on insurance needs. |
| SESNSP (Crime Statistics) | Federal system of record for official crime incidence data across Mexico. | We referenced crime data to identify areas with security concerns and explain price premiums for gated communities. We avoided vague safety claims by using official statistics. |
| Mexico SRE (Foreign Affairs) | Federal authority granting permits for foreigners to use property in restricted coastal zones. | We explained how foreigners legally buy through fideicomiso bank trusts. We anchored the 50-year trust term and renewal process using official guidance. |
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