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SUMMARY
We analyzed apartment rental yields in Tulum, as of 2026, for residential apartment buyers, using the raw Tulum apartment yield dataset provided. The work covers estimated purchase prices, monthly rents, gross rental yields, and net rental yields by neighborhood and apartment size.
This article is designed for a foreign individual buyer who wants a practical view of rental income in Tulum before buying an apartment. It is constantly updated, so the figures should be read as a May 2026 snapshot of the Tulum apartment market.
The main finding is clear: Tulum Centro gives the strongest rental math in the dataset. Studios are estimated at MXN 1,150,000, with MXN 9,500 monthly rent, 9.9% gross yield, and 7.4% net yield.
La Veleta, Region 15, Holistika / Region 12, Region 10, and Tulum Centro all show strong apartment rental yields in Tulum. Their advantage comes from lower purchase prices, practical renter demand, or lifestyle demand that still supports rent.
The weakest yield profile appears in Zona Hotelera, Selvazama, Tulum Country Club, and some premium Aldea areas. These neighborhoods can be desirable, but purchase prices are high relative to long-term apartment rent.
Studios usually produce the best return for the lowest total investment. In most Tulum neighborhoods, studios show higher net yields than 1-bedroom and 2-bedroom apartments because small furnished units rent efficiently compared with their purchase price.
The safest beginner format is often the 1-bedroom apartment. It costs more than a studio, but it can attract couples, remote workers, long-stay renters, and tenants who want a separate bedroom, which can improve rentability and resale logic.
Aldea Zama is not the highest-yield neighborhood, but it remains useful for liquidity and tenant confidence. The dataset estimates Aldea Zama studios at 6.2% net yield, below Tulum Centro, but with stronger buyer recognition.
The biggest risks for foreign buyers are oversupply, weak infrastructure, street-by-street variation, remote buildings, unrealistic rents, and buying a premium address where the rent does not justify the price.
The practical takeaway is that Tulum is not one apartment market. Tulum Centro is the clearest rent-to-price case, La Veleta gives the strongest lifestyle-yield balance, Aldea Zama gives better liquidity, and Zona Hotelera is usually weak for pure rental income.
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Neighborhoods and apartment rental yields in the 2026 Tulum apartment market
This table compares apartment rental yields in Tulum by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments. It helps a beginner buyer compare income efficiency across Tulum Centro, La Veleta, Aldea Zama, Region 15, Zona Hotelera, and other local apartment markets.
Finally, please note you'll find much more detailed data in our real estate pack about Tulum.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Aldea Premium / Luum Zama | MXN 2,200,000 | MXN 14,500 | 7.9% | 5.9% | MXN 3,300,000 | MXN 21,000 | 7.6% | 5.7% | MXN 5,600,000 | MXN 35,000 | 7.5% | 5.6% |
| Aldea Zama | MXN 1,950,000 | MXN 13,500 | 8.3% | 6.2% | MXN 2,950,000 | MXN 19,000 | 7.7% | 5.7% | MXN 4,950,000 | MXN 30,000 | 7.3% | 5.4% |
| Holistika / Region 12 | MXN 1,550,000 | MXN 12,000 | 9.3% | 6.8% | MXN 2,350,000 | MXN 16,500 | 8.4% | 6.1% | MXN 3,850,000 | MXN 25,000 | 7.8% | 5.6% |
| La Veleta | MXN 1,650,000 | MXN 12,500 | 9.1% | 6.6% | MXN 2,450,000 | MXN 17,500 | 8.6% | 6.2% | MXN 3,950,000 | MXN 26,500 | 8.1% | 5.8% |
| Region 10 | MXN 1,300,000 | MXN 10,500 | 9.7% | 6.7% | MXN 2,000,000 | MXN 14,500 | 8.7% | 6.0% | MXN 3,200,000 | MXN 22,000 | 8.2% | 5.6% |
| Region 15 | MXN 1,400,000 | MXN 11,000 | 9.4% | 6.6% | MXN 2,100,000 | MXN 15,500 | 8.9% | 6.2% | MXN 3,400,000 | MXN 23,500 | 8.3% | 5.7% |
| Region 8 | MXN 1,700,000 | MXN 12,000 | 8.5% | 6.0% | MXN 2,600,000 | MXN 17,000 | 7.8% | 5.5% | MXN 4,300,000 | MXN 27,000 | 7.5% | 5.2% |
| Selvazama | MXN 2,300,000 | MXN 14,000 | 7.3% | 5.1% | MXN 3,500,000 | MXN 20,000 | 6.9% | 4.8% | MXN 5,900,000 | MXN 33,000 | 6.7% | 4.7% |
| Tulum Centro | MXN 1,150,000 | MXN 9,500 | 9.9% | 7.4% | MXN 1,750,000 | MXN 13,500 | 9.3% | 6.9% | MXN 2,900,000 | MXN 21,000 | 8.7% | 6.4% |
| Tulum Country Club | MXN 2,450,000 | MXN 15,000 | 7.3% | 5.4% | MXN 3,800,000 | MXN 22,500 | 7.1% | 5.2% | MXN 6,300,000 | MXN 36,000 | 6.9% | 5.0% |
| Tumben Kaa | MXN 1,050,000 | MXN 8,000 | 9.1% | 6.2% | MXN 1,650,000 | MXN 11,500 | 8.4% | 5.6% | MXN 2,700,000 | MXN 18,000 | 8.0% | 5.3% |
| Villas Tulum | MXN 1,200,000 | MXN 9,000 | 9.0% | 6.4% | MXN 1,800,000 | MXN 12,500 | 8.3% | 5.9% | MXN 3,000,000 | MXN 19,500 | 7.8% | 5.4% |
| Zona Hotelera | MXN 3,600,000 | MXN 19,000 | 6.3% | 4.3% | MXN 5,400,000 | MXN 29,000 | 6.4% | 4.4% | MXN 8,900,000 | MXN 47,000 | 6.3% | 4.3% |
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods offer the best net yield among areas people actually want to live in Tulum?
The best net-yield neighborhoods among areas people actually want to live in Tulum are Tulum Centro, La Veleta, Holistika / Region 12, Aldea Zama, and Region 15.
Tulum Centro is the clearest leader in the dataset. Studios reach about 7.4% net yield, while 1-bedroom apartments reach about 6.9% net yield and 2-bedroom apartments reach about 6.4% net yield.
La Veleta also looks strong for rental income in Tulum. Its studios are estimated at 6.6% net yield, and its 1-bedroom apartments are estimated at 6.2% net yield.
Holistika / Region 12 sits close behind. Studios are estimated at 6.8% net yield, which suggests that wellness-driven demand and lower purchase prices can create a good rent-to-price relationship.
Aldea Zama is less yield-efficient, but it is still investable. Studios are estimated at 6.2% net yield, and the area has stronger recognition with foreign renters and foreign buyers than many emerging regions.
The practical takeaway is simple. Tulum Centro and La Veleta are better for yield, while Aldea Zama is better for liquidity and easier resale.
Where can I find apartments with above-average yields and below-average entry prices in Tulum?
The clearest Tulum neighborhoods with above-average yields and below-average entry prices are Tulum Centro, Villas Tulum, Region 15, Region 10, and Tumben Kaa.
Tulum Centro is the cleanest value case. A studio is estimated at MXN 1,150,000, with MXN 9,500 monthly rent and 7.4% net yield.
Villas Tulum also has a low entry point. Studios are estimated at MXN 1,200,000 and 6.4% net yield, while 1-bedroom apartments are estimated at MXN 1,800,000 and 5.9% net yield.
Region 15 gives a strong headline return. Studios are estimated at MXN 1,400,000 and 6.6% net yield, while 1-bedroom apartments are estimated at MXN 2,100,000 and 6.2% net yield.
The warning is that low entry price is not enough. Region 10 and Tumben Kaa may look cheap, but vacancy risk, infrastructure gaps, and resale liquidity can reduce the real result for a beginner buyer.
The honest interpretation is that Tulum Centro looks like true value. Region 15 can be value only when the building is finished, legal, well located, and not surrounded by too much competing supply.
Where does the rent level justify the purchase price most clearly in Tulum?
The rent level justifies the purchase price most clearly in Tulum Centro, La Veleta, Holistika / Region 12, and selected Region 15 apartments.
Tulum Centro 1-bedroom apartments show one of the strongest rent-to-price relationships in the dataset. They cost about MXN 1,750,000, rent for about MXN 13,500 per month, and produce about 6.9% net yield.
La Veleta 1-bedroom apartments are also rational for rental income. They are estimated at MXN 2,450,000, with MXN 17,500 monthly rent, 8.6% gross yield, and 6.2% net yield.
Holistika / Region 12 has a similar logic. A 1-bedroom apartment is estimated at MXN 2,350,000 and MXN 16,500 monthly rent, which gives about 6.1% net yield.
Aldea Zama is rational, but the purchase price is higher. A 1-bedroom apartment costs about MXN 2,950,000 and rents for about MXN 19,000 per month, which lowers the net yield to about 5.7%.
We have actually built the our real estate pack about Tulum to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Tulum?
The best places to buy for stable rental income rather than maximum yield in Tulum are Aldea Zama, Tulum Centro, Tulum Country Club, and selected La Veleta buildings.
Aldea Zama is not the highest-yield option, but it is one of the easier areas for a foreign buyer to understand. Studios are estimated at 6.2% net yield, and 1-bedroom apartments are estimated at 5.7% net yield.
Tulum Centro is stable for a different reason. It serves everyday renters, including local workers, service-sector tenants, small-business owners, and long-stay residents who need shops, transport, banks, and town services nearby.
Tulum Country Club has lower income efficiency than Tulum Centro, but it can attract tenants who care about security, amenities, and a quieter planned environment. Its 2-bedroom apartments are estimated at 5.0% net yield.
La Veleta can also be stable, but only in the right micro-location. A furnished apartment near usable streets, cafés, gyms, restaurants, and services is very different from an isolated building surrounded by construction.
For a beginner buyer, stability usually means accepting a slightly lower yield. A realistic 5.5% to 6.2% net yield in a liquid area can be safer than a higher number in a thin rental pocket.
Which apartment type gives the best return for the lowest total investment in Tulum?
The apartment type that usually gives the best return for the lowest total investment in Tulum is the studio apartment, followed by the 1-bedroom apartment.
Studios have the lowest purchase prices in the dataset and often the highest yield. In Tulum Centro, a studio is estimated at MXN 1,150,000 and 7.4% net yield.
La Veleta studios are also efficient. They cost about MXN 1,650,000, rent for about MXN 12,500 per month, and produce about 6.6% net yield.
Aldea Zama studios cost more, at about MXN 1,950,000, but still produce about 6.2% net yield. That is a useful result for buyers who want better recognition and liquidity.
The 1-bedroom apartment is often safer for beginners even when the yield is slightly lower. It appeals to couples, remote workers, longer-stay tenants, and renters who want a separate sleeping area.
The 2-bedroom apartment gives higher absolute rent but weaker capital efficiency. In Tulum, 2-bedroom apartments often need a deeper tenant pool, stronger furnishing, and more capital at risk.
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 Tulum neighborhoods that offer strong rental income with lower vacancy risk are Aldea Zama, Tulum Centro, La Veleta, and Tulum Country Club.
Aldea Zama has lower vacancy risk because it is known, planned, and familiar to foreign renters. Its 2-bedroom apartments rent for about MXN 30,000 per month, with about 5.4% net yield.
Tulum Centro has a broad tenant base that is not only tourism-driven. Its 2-bedroom apartments rent for about MXN 21,000 per month and produce about 6.4% net yield.
La Veleta has strong lifestyle rental depth. Its 2-bedroom apartments rent for about MXN 26,500 per month and produce about 5.8% net yield, which is stronger than Aldea Zama on yield.
Tulum Country Club is a stability choice, not a maximum-yield choice. A 1-bedroom apartment rents for about MXN 22,500 per month and produces about 5.2% net yield.
The honest interpretation is that strong rent alone does not reduce vacancy risk. The best risk-adjusted rental income comes from areas where tenants can clearly understand why they should live there.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which areas look overpriced relative to their rental income in Tulum?
The areas that look most overpriced relative to their rental income in Tulum are Zona Hotelera, Selvazama, Aldea Premium / Luum Zama, and parts of Tulum Country Club.
Zona Hotelera is the clearest yield-compressed area. A studio is estimated at MXN 3,600,000 and MXN 19,000 monthly rent, but the net yield is only about 4.3%.
The issue is not weak rent. The issue is that the purchase price is so high that long-term rent cannot fully compensate the buyer.
Selvazama also looks expensive relative to income. A 1-bedroom apartment is estimated at MXN 3,500,000, with MXN 20,000 monthly rent and only 4.8% net yield.
Aldea Premium / Luum Zama has better yield than Zona Hotelera, but it still works better for quality tenants than for maximum income. Its net yields cluster around 5.6% to 5.9%.
The trade-off is not bad neighborhood versus good neighborhood. These areas can be desirable places to own, but they are weaker if the main objective is rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Tulum?
Beginner buyers should be careful with Region 10, Tumben Kaa, weaker pockets of Region 15, and isolated parts of Region 8, even if the rental yield looks attractive.
Region 10 studios show about 9.7% gross yield and 6.7% net yield. That looks strong, but the figure depends heavily on low purchase prices and assumes the unit can actually be rented consistently.
Tumben Kaa also looks inexpensive. Studios are estimated at MXN 1,050,000, with MXN 8,000 monthly rent and 6.2% net yield.
The risk is that weaker livability, thinner tenant demand, and lower foreign-buyer visibility can create longer vacancy or force rent discounts. A high yield on paper can disappear if the apartment sits empty.
Region 15 is not an automatic avoid. A finished, legal, well-managed apartment near Holistika-style demand can work well.
The avoid zone is the poorly connected, unfinished, or oversupplied part of the market. For a beginner buyer, the safest rule is to avoid any Tulum apartment where the high yield only works because the location is cheap.
Which neighborhoods look risky even though the rental yield is high in Tulum?
The neighborhoods that look risky even though the rental yield is high in Tulum are Region 10, Tumben Kaa, and lower-quality parts of Region 15.
Region 10 studios are estimated at 6.7% net yield, and Region 10 1-bedroom apartments are estimated at 6.0% net yield. The numbers are attractive, but the tenant pool can be much thinner than in Tulum Centro or La Veleta.
Tumben Kaa has the lowest studio entry price in the dataset, at MXN 1,050,000. That low price helps the yield, but it also signals a less liquid and more budget-focused rental profile.
Region 15 is more complex. Studios and 1-bedroom apartments show 6.6% and 6.2% net yield, but new supply can pressure rents if many similar furnished apartments arrive at the same time.
The local reason is simple. Buyers and renters pay more for known areas such as Aldea Zama, La Veleta, Tulum Centro, and lifestyle pockets near services.
A safer alternative is Tulum Centro or La Veleta. The yield may be slightly lower than the riskiest headline cases, but tenant depth and resale logic are stronger.
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What neighborhoods should I avoid when buying a rental apartment in Tulum?
When buying a rental apartment in Tulum, beginners should avoid isolated Region 10, poorly located Tumben Kaa, unfinished pockets of Region 15, and Zona Hotelera apartments bought mainly for yield.
Region 10 should be avoided when the investment case depends on future infrastructure, future retail, or future neighborhood improvement. The current yield looks strong, but rental depth and resale liquidity are weaker.
Tumben Kaa should be avoided unless the purchase price is very low and the target tenant is clearly local or budget-focused. The area is cheaper, but it is less forgiving for a foreign beginner buyer.
Region 15 should be treated street by street. A good building near demand can work, but a remote building surrounded by construction is much riskier than the neighborhood average suggests.
Zona Hotelera should not be avoided as a lifestyle purchase. It should be avoided by yield-focused buyers because the dataset estimates net yields of only about 4.3% to 4.4%.
The simple beginner rule is this: avoid Tulum apartments where the only attractive number is the purchase price, and avoid premium areas where rent is high but the purchase price is much higher.
Which neighborhoods are seeing rental demand weaken, and why, in Tulum?
The neighborhoods where rental demand looks most vulnerable in Tulum are Region 15, Region 8, Region 10, and some high-priced Zona Hotelera apartments.
Region 15 and Region 8 face a supply problem. Many furnished apartments compete for the same remote-worker, expat, wellness, and long-stay tenant base.
When too many similar units arrive, landlords must compete through better furnishing, sharper pricing, flexible terms, stronger management, or longer vacancy periods. This matters because Region 15 studios still show 6.6% net yield only if the rent is achieved.
Region 10 has a different issue. The table shows 6.7% net yield for studios, but the tenant pool is weaker and more sensitive to access, infrastructure, and local amenities.
Zona Hotelera demand is not weak in an absolute sense. The problem is that long-term tenants who can pay high rents have many alternatives in Playa del Carmen, Cancún, Mexico City, or better-serviced parts of Tulum.
This looks like a selective slowdown, not a full market collapse. Good apartments in strong locations still rent, while weak units, remote buildings, poor management, and overpriced apartments are becoming harder to lease.
Which neighborhoods are seeing new developments that could create stronger rental demand in Tulum?
The Tulum neighborhoods where new development could create stronger rental demand are Tulum Centro, La Veleta, Region 15 / Holistika, Region 8, and Tulum Country Club.
The important distinction is demand-creating development versus supply-creating development. New transport, services, cafés, gyms, offices, and daily amenities can deepen tenant demand, while too many new apartment buildings can simply add competition.
Tulum Centro benefits because it is the practical base of town. Transport, services, supermarkets, banks, restaurants, and worker housing all support everyday rental demand.
La Veleta benefits from private lifestyle infrastructure. Restaurants, cafés, gyms, furnished buildings, and wellness demand help support rents for studios and 1-bedroom apartments.
Region 15 / Holistika benefits from wellness and jungle-style demand, but the risk is oversupply. The area can work well when the apartment is finished, furnished, accessible, and not one of many identical units.
Tulum Country Club benefits from planned amenities, security, and a controlled environment. It is better for stable tenants than for maximum net rental yield in Tulum.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Tulum?
The neighborhoods becoming more attractive to renters because of recent infrastructure or transport changes in Tulum are Tulum Centro, La Veleta, Region 8, Region 15, and Tulum Country Club.
Tulum Centro gains because better regional access increases the value of local services. Renters still need supermarkets, buses, banks, pharmacies, restaurants, and town services.
La Veleta and Region 15 gain when roads, paving, lighting, and service access improve. La Veleta already has a stronger lifestyle base, while Region 15 needs more careful building-level selection.
Region 8 may benefit from beach-road access and proximity logic, but it can also be priced on future expectations. If the purchase price already assumes perfect access, the upside may be limited.
Tulum Country Club benefits from airport access and car-based living. Its rental yield remains moderate, but the area can appeal to renters who prefer security and planned amenities.
The investor lesson is that infrastructure helps Tulum, but it does not help every apartment equally. The best opportunity is where improved access meets real daily renter demand.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Tulum?
The neighborhoods that have become less attractive for apartment investors over the last 12 months in Tulum are Zona Hotelera, Selvazama, parts of Aldea Premium / Luum Zama, and oversupplied pockets of Region 15.
Zona Hotelera remains desirable, but it is weak for rental-income buyers. Its studio net yield is about 4.3%, and its 2-bedroom net yield is also about 4.3%.
Selvazama has a similar issue. A 1-bedroom apartment is estimated at 4.8% net yield, compared with 6.2% in La Veleta and 6.9% in Tulum Centro.
Aldea Premium / Luum Zama still has quality and prestige, but the yield is moderate. Studios are estimated at 5.9% net yield, and 2-bedroom apartments are estimated at 5.6% net yield.
Region 15 has become more complicated because supply is heavy. A good price can still work, but generic apartments in weaker locations need sharper discounts.
This does not mean these areas are bad places to live. It means they are less attractive for a beginner whose main goal is rental income.
Which apartment types are becoming harder to rent in Tulum, and in which neighborhoods?
The apartment types becoming harder to rent in Tulum are overpriced 2-bedroom apartments, generic studios in oversupplied buildings, and premium units without a clear tenant profile.
In Region 15 and Region 8, generic studios can struggle if many similar furnished units compete at the same time. A studio still works, but it must have strong furnishing, internet, management, and usable access.
In Zona Hotelera, 2-bedroom apartments can be harder to rent long-term because the monthly rent is high and the tenant pool is narrow. The dataset estimates 2-bedroom rent at MXN 47,000 per month, but the net yield is only about 4.3%.
In Aldea Premium / Luum Zama and Selvazama, premium units need tenants who value quality, security, and design. If the apartment is ordinary but priced as luxury, it may sit longer.
The safest beginner product is still the well-located 1-bedroom apartment. In Tulum, it balances total investment, tenant depth, resale logic, and rentability better than most studios or 2-bedroom apartments.
The practical rule is to buy tenant depth, not just apartment size. A compact unit in Tulum Centro or La Veleta can be stronger than a bigger unit in a thin or overpriced pocket.
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INSIGHTS
These insights are drawn from the Tulum apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
- Tulum Centro is the strongest simple rental-income market in the dataset. Its studio net yield of about 7.4% is supported by low entry prices and everyday rental demand, not only tourist demand.
- Studios usually give the best apartment rental yields in Tulum. Small furnished units monetize demand from single renters, remote workers, service workers, and long-stay visitors more efficiently than larger apartments.
- The 1-bedroom apartment is the safest beginner compromise. It costs more than a studio, but it is easier to understand, easier to furnish well, and attractive to a wider tenant base.
- La Veleta gives one of the best lifestyle-yield combinations in Tulum. Its 1-bedroom apartments show about 6.2% net yield, while still benefiting from cafés, gyms, restaurants, and long-stay foreign renter demand.
- Aldea Zama is not the best yield area, but it remains useful for liquidity. A lower net yield can be acceptable when the neighborhood is easier to rent, explain, and resell.
- Holistika / Region 12 is one of the more interesting middle-ground markets. Its studio net yield of about 6.8% suggests that wellness demand can support rents without the full Aldea Zama price premium.
- Region 15 is attractive but not simple. The yield can be strong, but oversupply and street-level access can change the result from one building to another.
- Region 10 shows why headline yield can mislead buyers. The studio net yield is about 6.7%, but the investment case depends heavily on vacancy, infrastructure, and tenant depth.
- Tumben Kaa has low entry prices, but low entry price is not the same as low risk. The area needs a clear tenant strategy and realistic rent expectations.
- Zona Hotelera is a lifestyle and scarcity market more than an income market. Rents are high, but purchase prices compress net yields to about 4.3% to 4.4%.
- Selvazama looks expensive relative to current long-term rental income. It may work for design, branding, and long-term positioning, but not for maximum rental yield.
- Tulum Country Club is better for stability buyers than yield hunters. It can attract tenants who value security and amenities, but the net yield is moderate.
- Region 8 needs caution because future access can already be priced in. A buyer should avoid paying today for infrastructure benefits that are not yet visible in achieved rent.
- Aldea Premium / Luum Zama works best for quality tenants, not maximum return. The yields are respectable, but the premium limits income efficiency.
- Foreign buyers should compare net yield, not only gross yield. Vacancy, management, maintenance, HOA-style charges, repairs, and furnishing costs can change the real outcome.
- The best Tulum rental investments are not always the cheapest apartments. The strongest opportunities combine a realistic purchase price, usable location, tenant depth, legal clarity, and a building that is easy to maintain.
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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 the analysis manually from the ground up by neighborhood and apartment type. We did not reuse a third-party rental yield dataset.
For each area, we reviewed current residential apartment sale listings and rental listings across major real estate platforms relevant to Tulum, including Inmuebles24, Vivanuncios, and Propiedades.com.
First, we collected sale listings for each neighborhood and property type covered in the tracker. We then cleaned the sample and kept only reasonably comparable apartments based on location, apartment type, size, condition, furnishing, listing quality, and building profile.
Duplicate listings, luxury outliers, distressed assets, serviced-style offers, incomplete listings, unrealistic asking prices, and clearly non-comparable properties were removed. This matters in Tulum because a few luxury or pre-sale listings can distort the average price in small samples.
For purchase prices, we used the median price as the main reference where possible. We used the average only when the sample was clean enough and not distorted by extreme outliers.
We built the rental side of the dataset separately. For the same neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable units, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and apartment type. Gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net rental yield, we did not apply one flat discount to every apartment. The deduction was adjusted by neighborhood and apartment type, reflecting vacancy risk, management costs, maintenance, repairs, insurance, HOA or building fees, local ownership friction, leasing costs, utilities where relevant, and other operating costs.
This adjustment is important because a small central apartment, a premium apartment with higher building costs, and a larger 2-bedroom unit in a less liquid area do not have the same cost profile. Treating them as identical would make the yield estimate less useful.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
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.
