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SUMMARY
We analyzed residential property rental yields in Tulum, as of 2026, for residential property buyers using the raw dataset provided and a manual review logic focused on sale prices, rents, operating costs, and realistic net income.
This article is constantly updated, so the figures should be read as a May 2026 snapshot of Tulum residential property rental yields rather than a permanent valuation for any one unit.
The main finding is clear: Tulum is not a simple high Airbnb yield market anymore. The strongest rental returns are found in practical residential areas where purchase prices remain moderate and rents are supported by long-stay tenants, remote workers, local residents, and lifestyle renters.
Region 15 Kukulcan, Tulum Centro, Tumben Kaa, Villas Tulum, Tulum Pueblo East, La Veleta, and Holistika show the strongest income logic in the dataset. Their best net rental yield estimates generally sit around 4.7% to 5.8%.
Tulum Pueblo East has the highest modeled 1-bedroom net yield at 5.8%, but it also has weaker resale liquidity and less foreign-buyer visibility than Aldea Zama or La Veleta.
Region 15 Kukulcan is the best balanced yield case among growth-oriented condo areas. Its 1-bedroom and 2-bedroom properties both show 7.7% gross yield, with 5.1% and 5.2% net yield after costs.
La Veleta and Holistika are useful middle-ground markets. They do not have the cheapest entry prices, but they combine lifestyle demand, medium-stay rental appeal, and net yields around 4.7% to 4.8% for common property formats.
Aldea Zama is safer for liquidity than for maximum income. Its net rental yields are closer to 4.3% to 4.4%, but foreign buyers and renters understand the area more easily than lower-profile neighborhoods.
The weakest pure yield areas are Tulum Beach / Hotel Zone, Bahia Soliman, Tankah Bay, and Zama Premium / Luum Zama. These locations can be attractive for lifestyle, scarcity, privacy, or beach access, but high purchase prices and heavy operating costs reduce the realistic net yield.
The best beginner strategy in the Tulum residential property market is usually a well-located 2-bedroom condo in La Veleta, Region 15, Holistika, Tulum Centro, Tumben Kaa, or Villas Tulum. A 2-bedroom format gives better flexibility than a 1-bedroom and lower operating complexity than a large villa.
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Residential property rental yields in Tulum in 2026
This table compares residential property rental yields in Tulum by neighborhood and bedroom count.
For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom residential properties.
Finally, please note you'll find much more detailed data in our real estate pack about Tulum.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Aldea Zama | MXN 3,600,000 | MXN 19,000 | 6.3% | 4.3% | MXN 5,600,000 | MXN 30,000 | 6.4% | 4.4% | MXN 7,800,000 | MXN 42,000 | 6.5% | 4.4% |
| Akumal | MXN 4,200,000 | MXN 22,000 | 6.3% | 3.9% | MXN 6,800,000 | MXN 38,000 | 6.7% | 4.2% | MXN 11,000,000 | MXN 65,000 | 7.1% | 4.4% |
| Bahia Soliman | MXN 6,200,000 | MXN 30,000 | 5.8% | 3.2% | MXN 9,800,000 | MXN 52,000 | 6.4% | 3.5% | MXN 16,000,000 | MXN 95,000 | 7.1% | 3.9% |
| Holistika | MXN 2,800,000 | MXN 16,500 | 7.1% | 4.7% | MXN 4,500,000 | MXN 27,000 | 7.2% | 4.8% | MXN 7,200,000 | MXN 43,000 | 7.2% | 4.7% |
| La Veleta | MXN 2,900,000 | MXN 17,500 | 7.2% | 4.8% | MXN 4,700,000 | MXN 28,500 | 7.3% | 4.8% | MXN 6,900,000 | MXN 41,000 | 7.1% | 4.7% |
| Region 8 | MXN 3,400,000 | MXN 18,000 | 6.4% | 4.0% | MXN 5,600,000 | MXN 33,000 | 7.1% | 4.5% | MXN 9,000,000 | MXN 56,000 | 7.5% | 4.7% |
| Region 15 Kukulcan | MXN 2,500,000 | MXN 16,000 | 7.7% | 5.1% | MXN 3,900,000 | MXN 25,000 | 7.7% | 5.2% | MXN 5,900,000 | MXN 36,000 | 7.3% | 4.9% |
| Tankah Bay | MXN 6,500,000 | MXN 32,000 | 5.9% | 3.2% | MXN 10,500,000 | MXN 56,000 | 6.4% | 3.5% | MXN 19,000,000 | MXN 120,000 | 7.6% | 4.1% |
| Tulum Beach / Hotel Zone | MXN 8,500,000 | MXN 38,000 | 5.4% | 2.8% | MXN 14,000,000 | MXN 70,000 | 6.0% | 3.1% | MXN 26,000,000 | MXN 150,000 | 6.9% | 3.6% |
| Tulum Centro | MXN 2,300,000 | MXN 14,500 | 7.6% | 5.4% | MXN 3,500,000 | MXN 22,000 | 7.5% | 5.4% | MXN 5,200,000 | MXN 32,000 | 7.4% | 5.3% |
| Tulum Pueblo East | MXN 1,900,000 | MXN 12,500 | 7.9% | 5.8% | MXN 3,000,000 | MXN 19,000 | 7.6% | 5.5% | MXN 4,300,000 | MXN 27,000 | 7.5% | 5.5% |
| Tumben Kaa | MXN 2,100,000 | MXN 13,500 | 7.7% | 5.5% | MXN 3,200,000 | MXN 20,500 | 7.7% | 5.5% | MXN 4,700,000 | MXN 29,000 | 7.4% | 5.3% |
| Villas Tulum | MXN 2,000,000 | MXN 13,000 | 7.8% | 5.6% | MXN 3,100,000 | MXN 20,000 | 7.7% | 5.6% | MXN 4,600,000 | MXN 28,500 | 7.4% | 5.3% |
| Zama Premium / Luum Zama | MXN 4,600,000 | MXN 23,000 | 6.0% | 3.9% | MXN 7,200,000 | MXN 38,000 | 6.3% | 4.1% | MXN 10,500,000 | MXN 58,000 | 6.6% | 4.3% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Tulum?
The best net-yield neighborhoods among areas people actually want to live in Tulum are Region 15 Kukulcan, La Veleta, Holistika, Tulum Centro and Tumben Kaa.
These areas combine estimated net yields around 4.7% to 5.5% with enough rental depth to make the income credible for a foreign individual buyer.
Region 15 Kukulcan is the strongest pure yield case in the table. Its 1-bedroom and 2-bedroom properties show estimated net yields of 5.1% and 5.2%, helped by lower purchase prices and rents that remain close to La Veleta levels.
La Veleta and Holistika are more balanced. La Veleta 2-bedrooms show about 4.8% net yield, while Holistika 2-bedrooms also show about 4.8% net yield.
Tulum Centro is less glamorous, but the numbers are strong. A 2-bedroom Centro property in the model costs around MXN 3.5 million, rents for about MXN 22,000 per month, and produces roughly 5.4% net yield.
The trade-off is liquidity and renter profile. Aldea Zama is easier to explain to foreign buyers and usually more liquid, but its net yield is closer to 4.3% to 4.4%.
Where can I find residential properties with above-average yields and below-average entry prices in Tulum?
The clearest below-average entry price and above-average yield opportunities in Tulum are Tulum Pueblo East, Villas Tulum, Tumben Kaa and Region 15 Kukulcan.
These areas offer 1-bedroom entry prices around MXN 1.9 million to MXN 2.5 million and estimated net yields above 5.1%.
Tulum Pueblo East is the lowest-cost example. A 1-bedroom property is modeled at MXN 1.9 million, with rent around MXN 12,500 per month, giving an estimated 5.8% net yield.
Villas Tulum and Tumben Kaa are also value-oriented. Their 2-bedroom properties are modeled around MXN 3.1 million to MXN 3.2 million, with rents around MXN 20,000 to MXN 20,500, producing about 5.5% to 5.6% net yield.
The reason these areas are cheaper is not mystery value. They have less international prestige than Aldea Zama, weaker short-term-rental branding than La Veleta, and less beach proximity than Region 8 or Tankah.
The practical takeaway is to prioritize finished streets, reliable water and power, parking, good building administration, and simple long-term rental appeal before chasing the highest yield number.
Where does the rent level justify the purchase price most clearly in Tulum?
The rent level most clearly justifies the purchase price in Region 15 Kukulcan, La Veleta, Tulum Centro and Holistika.
These areas show the cleanest relationship between rent and price, with estimated gross yields around 7.1% to 7.7% for common 1-bedroom and 2-bedroom units.
Region 15 Kukulcan is the strongest rent-to-price case. A 2-bedroom property at around MXN 3.9 million and MXN 25,000 monthly rent gives about 7.7% gross yield and 5.2% net yield.
La Veleta is close behind. Its 2-bedroom figure is about MXN 4.7 million purchase price and MXN 28,500 monthly rent, giving roughly 7.3% gross yield and 4.8% net yield.
Tulum Centro also looks rational because the rent is supported by year-round local demand. A Centro 1-bedroom at MXN 2.3 million and MXN 14,500 monthly rent produces about 7.6% gross yield.
The trade-off is that the same rent can mean different risk. A 2-bedroom in La Veleta may attract digital nomads or medium-stay foreigners, while a 2-bedroom in Centro may attract local professionals or long-stay residents.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Tulum?
For stable rental income rather than maximum yield, the best Tulum areas are Tulum Centro, Aldea Zama, La Veleta and Holistika.
These neighborhoods are not always the highest-yielding, but they have deeper tenant pools and better day-to-day rental logic.
Tulum Centro gives stability because it is not only a vacation market. Tenants live near supermarkets, services, transport, restaurants, clinics and local employment.
Aldea Zama gives stability through liquidity and foreign-buyer familiarity. Its net yields are lower, around 4.3% to 4.4%, but the area is easy for renters and buyers to understand.
La Veleta and Holistika sit between income and lifestyle. They have higher estimated net yields than Aldea Zama, around 4.7% to 4.8%, and appeal to remote workers, wellness renters and medium-stay tenants.
The practical takeaway is that stable income is not the same as maximum yield. Region 15 or Tulum Pueblo East may produce better spreadsheet returns, but Centro and Aldea Zama usually reduce long vacancy or resale confusion.
What type of residential property should a beginner investor buy to maximize rental profitability in Tulum?
A beginner investor in Tulum should usually buy a well-located 2-bedroom condo, not a large villa or ultra-small hotel-style suite.
The 2-bedroom format gives the best balance between rent, resale, tenant depth and manageable costs in the Tulum residential property market.
The table shows why. In Region 15, La Veleta, Holistika, Tumben Kaa and Tulum Centro, 2-bedroom net yields cluster around 4.8% to 5.6%.
A 2-bedroom condo is also flexible. It can serve long-stay couples, remote workers, small families, friends sharing rent, and in some buildings short-term guests.
Large villas in Akumal, Tankah Bay or the Hotel Zone can produce high monthly rent, but the operating cost structure is heavier. Pool care, garden maintenance, security, cleaning, repairs, insurance and management can remove 38% to 48% of gross rental income.
The trade-off is upside. Villas have stronger high-season revenue potential, but a beginner is usually better served by a boring, rentable 2-bedroom condo in a liquid area.
We give you more details in the our real estate pack about Tulum.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Tulum?
The neighborhoods that combine strong rental income with lower vacancy risk are Tulum Centro, Aldea Zama, La Veleta and Holistika.
These areas have enough rent to matter, but they are not completely dependent on luxury tourists.
Tulum Centro is the most defensive. Its 2-bedroom rent is estimated at MXN 22,000 per month, with a 5.4% net yield, supported by year-round local demand.
Aldea Zama has lower yields, but stronger visibility. A 2-bedroom at MXN 5.6 million and MXN 30,000 monthly rent gives about 4.4% net yield, but the area has strong name recognition among foreigners and renters.
La Veleta and Holistika are stronger income plays. Their 2-bedroom rents are around MXN 27,000 to MXN 28,500, with 4.8% net yield, supported by lifestyle renters and medium-stay demand.
The honest interpretation is that high rent alone is not enough. Beach-zone and Tankah Bay properties can earn much higher monthly rents, but vacancy risk is more seasonal.
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Which areas look overpriced relative to their rental income in Tulum?
The areas that look most overpriced relative to rental income are Tulum Beach / Hotel Zone, Tankah Bay, Bahia Soliman and Zama Premium / Luum Zama.
These are desirable areas, but the rental-income case is weaker than the lifestyle or scarcity case.
Tulum Beach / Hotel Zone is the clearest example. A 1-bedroom property is modeled at MXN 8.5 million with MXN 38,000 monthly rent, giving only about 2.8% net yield after high operating costs.
Tankah Bay and Bahia Soliman improve for 3-bedroom villas, but the net yields remain modest. Tankah Bay 3-bedrooms show about 4.1% net yield, while Bahia Soliman 3-bedrooms show around 3.9%.
Zama Premium / Luum Zama is not as extreme, but still expensive for income. A 2-bedroom there is modeled at MXN 7.2 million and MXN 38,000 rent, producing about 4.1% net yield.
The trade-off is that these are not bad places. They may make sense for lifestyle, scarcity, beach access, privacy or capital preservation, but they are weaker choices for a buyer whose main goal is rental yield.
Which neighborhoods should I avoid even if the rental yield looks attractive in Tulum?
A beginner should be careful with Tulum Pueblo East, parts of Villas Tulum, weaker pockets of Tumben Kaa and oversupplied parts of Region 15 even when the yield looks attractive.
The problem is not always rent. The problem can be liquidity, infrastructure and building quality.
Tulum Pueblo East shows one of the highest modeled net yields at 5.8% for 1-bedrooms. That looks good, but the resale pool is smaller than in Aldea Zama or La Veleta.
Villas Tulum and Tumben Kaa can also show 5.3% to 5.6% net yields, but the quality of the exact street, building management and parking can matter more than the neighborhood average.
Region 15 is strong on numbers, with 2-bedroom net yield around 5.2%, but it has many new and similar units. Oversupply can make a mediocre unit harder to rent even if the neighborhood average looks good.
The practical rule is simple: these areas are not automatic avoids. They are beginner-risk areas unless the property is finished, well-administered, easy to access, and priced below comparable La Veleta or Aldea Zama units.
Which neighborhoods look risky even though the rental yield is high in Tulum?
The high-yield but riskier Tulum neighborhoods are Tulum Pueblo East, Villas Tulum, Tumben Kaa and some parts of Region 15 Kukulcan.
They can produce net yields above 5%, but the risk-adjusted return may be weaker than the headline number.
Tulum Pueblo East has the highest modeled 1-bedroom net yield at 5.8%. The risk is weaker foreign-buyer visibility and lower resale liquidity.
Villas Tulum and Tumben Kaa both show attractive yields, but their rents depend more on local affordability and long-term tenants than on premium vacation demand.
Region 15 has stronger lifestyle and growth logic, but the risk is competition. If too many similar condos come to market, owners may need to discount rents or accept longer vacancy.
The safer alternative is to accept slightly lower net yield in La Veleta, Holistika or Tulum Centro, where demand is broader and the neighborhood story is easier for renters to understand.
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What neighborhoods should I avoid when buying a rental property in Tulum?
A beginner rental investor should avoid weakly connected fringe pockets of Tulum Pueblo East, low-quality Villas Tulum stock, overbuilt Region 15 projects, and expensive beach properties bought only for yield.
The avoid decision should be by micro-location and building, not just by neighborhood name.
Tulum Pueblo East should be avoided by beginners if the property has poor road access, weak building management or little resale comparability. The yield may look high because the price is low.
Villas Tulum should be avoided for older or poorly maintained stock. The area can work for long-term rentals, but maintenance surprises can quickly reduce the net yield.
Region 15 should be avoided when the unit is one of many similar investor condos with no clear differentiation. The neighborhood has good yield potential, but competition matters.
Tulum Beach / Hotel Zone should be avoided for pure rental-income buyers. A beautiful property can still produce only 2.8% to 3.6% net yield if purchase price and operating costs are too high.
Which neighborhoods are seeing rental demand weaken, and why, in Tulum?
Rental demand appears most vulnerable in Tulum Beach / Hotel Zone, Tankah Bay, Bahia Soliman and oversupplied condo pockets of Region 15.
The weakness is mainly linked to tourism volatility, higher prices, seasonality and new rental supply.
The tourism signal matters. Tulum hotel occupancy was reported at 49.2% in September 2025, down from 66.7% in September 2024, while broader Caribbean Mexican tourist arrivals were down 4.1% year over year for January to September 2025.
Beach and bay areas feel this more because they rely on premium leisure demand. When tourists resist high prices, beach access friction or sargassum, luxury nightly-rate assumptions become less reliable.
Region 15 is a different issue. Demand is not necessarily disappearing, but similar new condo supply can weaken pricing power for average units.
The recommendation is to monitor these areas rather than reject them completely. Buy only when the price already reflects weaker occupancy, higher vacancy and heavier operating costs.
Which neighborhoods are seeing new developments that could create stronger rental demand in Tulum?
The development-positive areas are Region 15 Kukulcan, La Veleta, Holistika, Region 8 and parts of Tulum Centro.
These areas benefit most from Tulum’s southward and beach-access-oriented growth.
Region 15 and La Veleta benefit from the Kukulcan corridor and the ongoing shift of residential development south and southwest of central Tulum. That supports medium-stay tenants and renters who want access to both town and beach.
Holistika benefits from wellness branding and lifestyle demand. It is less about mass tourism and more about longer-stay renters who want a quieter, greener Tulum experience.
Region 8 could benefit from improved beach-access perception, but it is also more speculative. The numbers show stronger yields for 2-bedroom and 3-bedroom properties, but infrastructure execution matters.
The trade-off is supply. New development can improve amenities and tenant interest, but too much similar condo supply can pressure rents.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Tulum?
The neighborhoods most helped by infrastructure and transport changes are La Veleta, Region 15 Kukulcan, Region 8, Tulum Centro and Aldea Zama.
The main logic is better access between town, beach, airport and regional transport.
Tulum’s new international airport is important context. Quintana Roo’s government reported that Tulum’s Felipe Carrillo Puerto airport had received more than 2.06 million passengers since opening in December 2023.
The Maya Train and airport connectivity support Tulum’s long-term access story, even though tourism demand remains uneven.
La Veleta and Region 15 benefit because they sit in the growth corridor between town and beach access routes. Centro benefits because transport and services concentrate there.
The trade-off is pricing. Some of the infrastructure story is already priced into Aldea Zama and Region 8, while Region 15 and La Veleta still offer better yield but require stricter building selection.
Which neighborhoods have become less attractive for property investors over the last 12 months in Tulum?
The neighborhoods that have become less attractive for yield-focused investors are Tulum Beach / Hotel Zone, Tankah Bay, Bahia Soliman and weaker investor-condo pockets in Region 15.
The main reasons are yield compression, tourism softness, higher operating costs and competition.
Beach-zone properties remain desirable, but the income math has weakened. A 2-bedroom beach-zone unit in the model gives only about 3.1% net yield despite MXN 70,000 monthly rent because the purchase price and costs are so high.
Tankah Bay and Bahia Soliman face similar issues. Their rent levels are high, but vacancy, maintenance, management and seasonal demand reduce the net result.
Region 15 is less clear. The neighborhood still has good yield potential, but some projects may be less attractive if they entered the market during oversupply.
The trade-off is that these areas may still be good for lifestyle or long-term capital value. They are simply less attractive for a buyer who needs dependable rental income in 2026.
Which property types are becoming harder to rent in Tulum, and in which neighborhoods?
The property types becoming harder to rent in Tulum are generic investor condos, high-priced beach condos and large villas without clear differentiation.
The issue is not that nobody rents them. The issue is that competition and costs have risen.
Generic 1-bedroom and 2-bedroom condos are most exposed in Region 15 and La Veleta if they lack good furniture, management, parking, views or a clear long-stay rental proposition.
High-priced beach condos are harder in Tulum Beach / Hotel Zone because the purchase price forces high rents, but short-term rental demand has become more volatile.
Large villas are harder in Tankah Bay, Bahia Soliman and Akumal if they rely only on peak-season tourism. Their gross rents can be high, but net yields fall after pool, garden, security, cleaning, management and vacancy costs.
The best beginner choice remains a well-priced 2-bedroom condo in a liquid area. Avoid property types where the monthly rent must be very high just to make the spreadsheet work.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Tulum?
The 2-bedroom property offers the best balance in Tulum.
It is not always the cheapest or highest-yielding, but it has the broadest rental demand and the best resale logic for a beginner.
In the table, 2-bedroom net yields are strong across many practical neighborhoods: 5.2% in Region 15, 5.6% in Villas Tulum, 5.5% in Tumben Kaa, 5.4% in Tulum Centro, and 4.8% in La Veleta and Holistika.
A 1-bedroom has a lower entry price, but the tenant pool can be more transient. It works well in Centro, La Veleta and Region 15, but turnover and furnishing quality matter.
A 3-bedroom earns higher absolute rent, but the buyer needs more capital and faces a narrower tenant pool. In beach and bay areas, 3-bedrooms can work, but only if the property is managed like a hospitality asset.
The practical recommendation is simple: buy a 2-bedroom condo in La Veleta, Region 15, Holistika or Tulum Centro if you want the best mix of yield, tenant depth, exit liquidity and manageable ownership costs.
INSIGHTS
These insights are drawn from the Tulum residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Tulum.
- Tulum Centro beats Aldea Zama on net yield by about one percentage point. That matters because Centro also has more year-round local life, which can reduce dependence on tourism seasons.
- Region 15 Kukulcan offers Tulum’s strongest condo yield without the highest entry price. The 2-bedroom segment is especially useful because it combines 5.2% net yield with a purchase price around MXN 3.9 million.
- La Veleta 2-bedrooms balance yield, rent depth and resale better than 3-bedrooms. The 2-bedroom format reaches about 4.8% net yield without requiring the larger capital commitment of a 3-bedroom unit.
- Tulum Beach has high rents but weak net yields after short-term rental costs. A 1-bedroom beach-zone property can rent for about MXN 38,000 per month, yet still produce only about 2.8% net yield.
- Tankah Bay 3-bedrooms need luxury seasonal bookings to justify high ownership costs. The MXN 120,000 monthly rent looks impressive, but a 4.1% net yield leaves little room for poor occupancy.
- Aldea Zama is safer for liquidity than yield-focused buyers. Its net yields around 4.3% to 4.4% are not weak, but buyers pay for recognition, planning, and renter familiarity.
- Holistika performs well because rents are strong but prices remain below Aldea Zama. This makes the area useful for buyers who want lifestyle demand without paying the full premium of the most recognized zones.
- Tulum Pueblo East looks cheap, but resale liquidity is weaker than Centro. The high 5.8% net yield for 1-bedrooms should be treated as a reward for taking more location and exit risk.
- Tumben Kaa is a value market, not a prestige market. The numbers are attractive, but property selection, street quality and building management matter more than the neighborhood label.
- Akumal 3-bedrooms can work, but tenant depth is narrower than central Tulum. Higher rent potential does not automatically mean easier year-round leasing.
- Region 8 depends heavily on beach-access perception and infrastructure execution. The yield figures are strong, but the investment case is more speculative than in Centro or La Veleta.
- Villas Tulum gives beginner investors simple rents, but weaker foreign-buyer visibility. It can work for long-term rental income if the property is well maintained and easy to access.
- Beach-zone condos need conservative vacancy assumptions after Tulum’s tourism slowdown. High nightly-rate potential is not enough if occupancy is inconsistent.
- Two-bedroom condos are Tulum’s most flexible rental product. They can serve couples, remote workers, small families, friends sharing rent, and medium-stay tenants.
- Three-bedroom villas earn more rent, but maintenance absorbs much of the premium. Pool care, garden work, security, cleaning and replacement costs can make the net yield less exciting than the rent suggests.
- Tulum’s headline Airbnb income is riskier than long-term rents suggest. A buyer should compare net rental yield, not just gross short-term-rental revenue.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Tulum neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected comparable sale listings from recognized Mexico property platforms such as Inmuebles24, Propiedades.com, and Lamudi. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a local-currency basis. We used the median price as the main reference where possible, or the average only when the sample was clean enough to make the average meaningful.
We then built the rental side of the dataset manually. For the same neighborhood and property type, we collected rental listings separately, cleaned the sample for outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield. The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all Tulum property segments. The deduction was adjusted by neighborhood and property type, reflecting differences in fees, vacancy risk, maintenance needs, management costs, agent fees, tax friction, repairs, utilities, service charges, building costs, pool costs, garden costs, and other operating costs when relevant.
In other words, a small central condo, an amenity condo in Aldea Zama, a beach-zone unit, and a large villa in Tankah Bay were not treated as if they had the same cost profile.
For residential property markets, we also paid attention to property-level factors when available. These include building or property condition, age, access, layout, privacy, maintenance burden, rental restrictions, tenant depth, tourism exposure, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Tulum.
