Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Tulum's property market is included in our pack
Tulum's condo market offers diverse options from $100,000 city units to $1M+ beachfront properties. As of September 2025, condo prices average $3,570 per square meter, with significant variations between neighborhoods like Aldea Zama and La Veleta.
If you want to go deeper, you can check our pack of documents related to the real estate market in Mexico, based on reliable facts and data, not opinions or rumors.
Tulum condos range from $100,000 in La Veleta to over $600,000 for beachfront properties, with pre-construction offering 15-30% savings and annual rental returns of 8-12%.
Down payments typically require 20-30%, closing costs add 6-9%, and monthly HOA fees range from $80-400 depending on size and amenities.
| Area | 1-Bedroom Price Range | 2-Bedroom Price Range | Average Price per m² |
|---|---|---|---|
| Aldea Zama | $200,000 - $300,000 | $250,000 - $600,000 | $3,100 - $4,000+ |
| La Veleta | $100,000 - $195,000 | $100,000 - $300,000 | $1,900 - $2,800 |
| City Center | $150,000 - $195,000 | $180,000 - $280,000 | $2,200 - $3,100 |
| Beachfront | $222,872 - $600,000+ | $350,000 - $1,000,000+ | $4,000 - $6,000+ |
| Outside Center | $80,000 - $150,000 | $120,000 - $220,000 | $1,500 - $2,200 |
What's the average price per square meter for a condo in Tulum right now?
The median price per square meter for condos in Tulum is approximately $3,570 USD as of September 2025.
However, prices vary dramatically based on location. City center condos average around $2,850 per square meter, while properties outside the center cost approximately $1,900 per square meter.
Most developments price their condos between $1,900 and $3,100 per square meter for standard units. Premium beachfront and luxury condos command $4,000 or more per square meter, reflecting their prime locations and high-end amenities.
These prices reflect recent market corrections that have made Tulum more accessible to a broader range of buyers while maintaining strong value in premium locations.
How much does a one-bedroom condo typically cost in the city center versus near the beach?
City center one-bedroom condos typically cost between $150,000 and $195,000 USD.
Near the beach, prices increase substantially. Luxury one-bedroom units average $222,872 USD, with premium beachfront condos ranging from $600,000 USD to several million dollars depending on the specific location and amenities.
The significant price difference reflects the premium placed on beach proximity, ocean views, and the limited supply of beachfront properties. City center condos offer better value for money while still providing access to Tulum's attractions and amenities.
Beach proximity can more than double the cost of comparable units, making location the single most important factor in condo pricing throughout Tulum.
What's the usual price range for two-bedroom condos in gated communities?
Two-bedroom condos in gated communities like Aldea Zama and Tulum 101 typically cost between $250,000 and $355,000 USD for new, upscale developments.
In La Veleta, which offers more affordable options while maintaining quality, two-bedroom condos range from $100,000 to $300,000 USD. This area has become increasingly popular among investors seeking better value propositions.
Gated communities offer additional security, shared amenities like pools and gyms, and professional property management. These features justify the premium pricing compared to standalone condo buildings.
The wide price range reflects differences in unit size, finishing quality, amenities, and specific location within each development.
How do pre-construction condos compare in price to already completed units?
Pre-construction condos are generally 15-30% cheaper than completed units, offering significant savings for buyers willing to wait.
For example, if a completed unit costs $300,000 USD, a pre-construction sale might be priced at $210,000-$255,000 USD. As projects near completion, prices typically appreciate 15-25%, providing built-in equity for early buyers.
Pre-construction purchases require patience, as completion times can extend beyond initial projections. However, they offer the advantage of customization options and payment plans that spread costs over the construction period.
Buyers should carefully evaluate developer track records and ensure proper legal protections before committing to pre-construction purchases.
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What's the typical down payment percentage required when buying a condo in Tulum?
The typical down payment required for condo purchases in Tulum ranges from 20-30% of the purchase price.
This applies to both pre-construction and completed condos, though specific requirements may vary depending on the developer and financing options available. Some developers offer more flexible payment plans for pre-construction projects.
For international buyers, cash purchases are common and may provide negotiating leverage. Mexican banks typically require higher down payments from foreign buyers compared to local residents.
It's important to factor this substantial upfront cost into your budget planning, as it represents a significant cash requirement for most property purchases.
How much are monthly HOA or maintenance fees, on average, for condos of different sizes?
HOA fees average $2.50 per square meter per month, so a 100 square meter condo would cost approximately $250 monthly.
| Condo Size | Monthly HOA Fee Range | Typical Amenities Included |
|---|---|---|
| Small (1-bedroom, 40-60m²) | $80 - $200 USD | Basic maintenance, security |
| Medium (2-bedroom, 70-90m²) | $180 - $280 USD | Pool, gym, common areas |
| Large (3-bedroom, 100-120m²) | $250 - $350 USD | Full amenity package |
| Luxury units (120m²+) | $300 - $400 USD | Premium services, concierge |
| Beachfront properties | $350 - $500 USD | Beach maintenance, luxury amenities |
These fees typically cover building maintenance, security, common area upkeep, and shared amenities like pools and gyms.
What are the closing costs and legal fees as a percentage of the condo price?
Closing costs in Tulum typically range from 6-9% of the condo purchase price.
These costs include transfer taxes (2-4%), notary and legal fees (1-2%), and additional administrative fees such as bank trust setup (1-3%). The total can vary based on property value and specific legal requirements.
Foreign buyers must establish a fideicomiso (bank trust) to hold beachfront properties, which adds to the closing costs. This legal structure is mandatory for properties within 50 kilometers of the coast.
It's crucial to budget for these additional costs when calculating your total investment, as they represent a significant expense beyond the property purchase price.
How do condo prices differ between Aldea Zama, La Veleta, and beachfront zones?
Aldea Zama commands the highest prices as Tulum's most established upscale neighborhood, with one-bedroom condos ranging from $200,000-$300,000 and two-bedrooms from $250,000-$600,000.
La Veleta offers more affordable options while maintaining trendy appeal, with one-bedroom units from $100,000-$195,000 and two-bedrooms from $100,000-$300,000. This area attracts younger investors and those seeking better value.
Beachfront zones represent the premium segment, with one-bedroom condos starting at $222,872 and reaching $600,000 or more, while two-bedrooms range from $350,000 to over $1,000,000.
The price hierarchy reflects infrastructure development, amenities, and proximity to beaches, with Aldea Zama offering the best balance of luxury and accessibility.
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's the average rental income potential per month for a one-bedroom condo?
A well-located one-bedroom condo in Tulum can generate average monthly rental income between $1,500 and $2,000 USD.
Daily rates for short-term rentals average $81-$130 USD, with higher rates during peak tourist seasons from December to April. Location significantly impacts earning potential, with beachfront and Aldea Zama properties commanding premium rates.
Occupancy rates vary seasonally, typically ranging from 60-80% annually depending on property management quality and marketing effectiveness. Professional management can significantly improve both rates and occupancy.
It's something we develop in our Mexico property pack.
What's the expected annual ROI in percentage terms for short-term rentals in Tulum?
Average annual ROI for short-term rentals in Tulum ranges from 8-12%, with prime locations in Aldea Zama and beachfront areas occasionally reaching 15%.
Long-term rentals typically provide lower but more stable returns of 6-8% annually. Short-term rental success depends heavily on professional management, marketing, and property maintenance.
ROI calculations should factor in HOA fees, property management costs (typically 20-30% of rental income), maintenance expenses, and vacancy periods. Location and property quality significantly impact earning potential.
These returns compare favorably to many other international real estate markets, making Tulum attractive for investment-focused buyers.
How much does it cost annually for property taxes on a $200,000 condo?
Annual property taxes on a $200,000 USD condo in Tulum cost approximately $200 per year, representing about 0.1% of the property value.
Mexican property taxes are significantly lower than many other countries, making ongoing ownership costs very manageable. Tax rates may vary slightly between different areas within Tulum.
Property owners must pay these taxes annually to the local municipality. Late payments can result in penalties and potential complications with future property transactions.
This low tax burden makes Tulum condos attractive for long-term ownership and investment strategies.
How have condo prices in Tulum changed over the last five years in percentage growth?
Condo prices in Tulum have increased 30-50% since 2020, with annual growth often exceeding 10-15% per year during the peak development period.
The most significant appreciation occurred between 2020-2023, driven by increased international interest, infrastructure improvements, and limited supply. Growth has moderated in 2024-2025 as the market reached maturity.
Different neighborhoods experienced varying appreciation rates, with Aldea Zama and beachfront properties leading growth due to their premium positioning and limited availability.
Future projections suggest more moderate appreciation of 5-8% annually as the market stabilizes and new inventory comes online. It's something we develop in our Mexico property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Tulum's condo market offers diverse investment opportunities across different price points and neighborhoods, from affordable La Veleta properties to premium beachfront units.
Success in Tulum real estate requires careful consideration of location, timing, and ongoing costs, with pre-construction options providing potential savings for patient investors.
Sources
- Properstar - Tulum House Prices
- The Latin Investor - Tulum Price Forecasts
- The Latin Investor - Tulum Property Analysis
- Tulum Land and Property - Condos for Sale
- Caribe Luxury Homes - Average Prices
- Tulum Investor - Real Estate Market
- Riviera Maya Real Estate Group
- Best Deal Mexico - Tulum Real Estate
- Riviera Maya Cozy - Investment Guide
- Caribe Luxury Homes - Pre-sale Guide