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 has become one of Mexico's most talked-about real estate markets, attracting investors from around the world who want to combine lifestyle with income potential.
This guide breaks down everything you need to know about rental yields for apartments in Tulum, from gross and net returns to neighborhood comparisons and the real costs that eat into your profits.
We constantly update this blog post to reflect the latest market conditions, so the numbers you see here are as fresh as possible.
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 Tulum.
What rental yields can I realistically get from an apartment in Tulum?
What's the average gross rental yield for apartments in Tulum as of 2026?
As of early 2026, the average gross rental yield for apartments in Tulum sits around 5.5%, which means for every MXN 4.2 million you spend on an apartment, you can expect roughly MXN 230,000 in annual rent before expenses.
Most apartment investments in Tulum fall within a realistic gross yield range of 4.5% to 6.5%, depending on what you buy and where you buy it.
The main factor that causes gross yields to vary so much in Tulum is whether you buy in an amenity-heavy development like those in Aldea Zama (where purchase prices are premium but rents don't scale proportionally) versus a simpler building in La Veleta or Región 15 where you pay less per square meter but rents stay competitive.
Compared to other popular Mexican destinations, Tulum's gross yields are similar to Playa del Carmen (around 5-6%) but can be lower than some emerging cities like Mérida or Monterrey, where you can sometimes find yields above 7% because purchase prices haven't caught up with rental demand yet.
What's the average net rental yield for apartments in Tulum as of 2026?
As of early 2026, the average net rental yield for apartments in Tulum typically lands between 2.5% and 4.0%, which is what you actually keep after paying all the costs that come with owning and renting out a Tulum condo.
Most apartment investors in Tulum can realistically expect net yields toward the lower end of that range (around 2.5% to 3.5%) unless they buy smartly in a low-HOA building and self-manage, which can push returns closer to 4%.
The single biggest expense that eats into your gross yield in Tulum is the combination of HOA fees (cuotas de mantenimiento) and property management, which together can consume 15% to 25% of your gross rent because Tulum is dominated by amenity-heavy condo developments with pools, gyms, security, and jungle landscaping that all need constant upkeep in the humid tropical climate.
By the way, you will find much more detailed data in our property pack covering the real estate market in Tulum.
What's the typical rent-to-price ratio for apartments in Tulum in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Tulum is around 0.46% per month, meaning if you pay MXN 4 million for an apartment, you can expect around MXN 18,000 to 19,000 in monthly rent.
Most apartment transactions in Tulum fall within a rent-to-price ratio range of 0.4% to 0.6% per month, with the variation depending heavily on whether you overpay for a trendy development or find a fair-priced unit in a less marketed building.
The highest rent-to-price ratios in Tulum tend to appear in smaller units (studios and efficient one-beds) located in La Veleta or the edges of Centro, where purchase prices haven't inflated as much as in Aldea Zama but rental demand from remote workers and long-stay visitors keeps rents solid.
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How much rent can I charge for an apartment in Tulum?
What's the typical tenant budget range for apartments in Tulum right now?
The typical monthly tenant budget for renting an apartment in Tulum in early 2026 ranges from MXN 12,000 to MXN 30,000 (roughly $690 to $1,700 USD or €640 to €1,590 EUR), covering everything from basic studios in developing zones to nice two-bedroom units in established neighborhoods.
Tenants targeting mid-range apartments in Tulum, meaning furnished one or two-bedroom units with reliable amenities in areas like La Veleta or Centro, typically budget between MXN 18,000 and MXN 25,000 per month ($1,030 to $1,430 USD or €960 to €1,330 EUR).
For high-end or luxury apartments in Tulum, especially those in Aldea Zama with resort-style finishes or premium locations, tenant budgets start at MXN 30,000 and can exceed MXN 50,000 per month ($1,700 to $2,900+ USD or €1,590 to €2,700+ EUR).
We have a blog article where we update the latest data about rents in Tulum here.
What's the average monthly rent for a 1-bed apartment in Tulum as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Tulum is around MXN 17,000 ($970 USD or €900 EUR), though this varies significantly based on location and building quality.
Entry-level 1-bed apartments in Tulum rent for MXN 12,000 to MXN 15,000 per month ($690 to $860 USD or €640 to €800 EUR), and these are typically older units or newer but basic studios in Región 15 or the outer edges of La Veleta, often without pools or with limited amenities.
Mid-range 1-bed apartments in Tulum rent for MXN 15,000 to MXN 20,000 per month ($860 to $1,140 USD or €800 to €1,060 EUR), and in Tulum this means a modern furnished unit in a development with a pool, security, and decent internet, usually found in La Veleta or the more accessible parts of Aldea Zama.
Luxury 1-bed apartments in Tulum can command MXN 22,000 to MXN 30,000+ per month ($1,260 to $1,710+ USD or €1,170 to €1,590+ EUR), typically featuring high-end finishes, rooftop access, premium amenities, and prime Aldea Zama or beach-adjacent locations.
What's the average monthly rent for a 2-bed apartment in Tulum as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Tulum is around MXN 22,000 ($1,260 USD or €1,170 EUR), which aligns closely with the market-wide apartment average since 2-beds are the most common rental product in Tulum.
Entry-level 2-bed apartments in Tulum rent for MXN 16,000 to MXN 20,000 per month ($915 to $1,140 USD or €850 to €1,060 EUR), and these are typically functional units in less central locations like outer Región 15, or older buildings without the polished finishes that newer developments offer.
Mid-range 2-bed apartments in Tulum rent for MXN 20,000 to MXN 28,000 per month ($1,140 to $1,600 USD or €1,060 to €1,490 EUR), and in Tulum this means a well-maintained unit in La Veleta or Aldea Zama with a pool, covered parking, air conditioning, and the kind of reliable internet that remote workers and longer-stay tenants expect.
Luxury 2-bed apartments in Tulum command MXN 30,000 to MXN 45,000+ per month ($1,710 to $2,570+ USD or €1,590 to €2,390+ EUR), typically found in premium developments with concierge services, rooftop pools, designer interiors, and locations that offer walkability to Aldea Zama's restaurants or proximity to the beach road.
What's the average monthly rent for a 3-bed apartment in Tulum as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Tulum is around MXN 35,000 ($2,000 USD or €1,860 EUR), though 3-beds are less standardized in Tulum so the range is wider than smaller units.
Entry-level 3-bed apartments in Tulum rent for MXN 26,000 to MXN 32,000 per month ($1,490 to $1,830 USD or €1,380 to €1,700 EUR), and these are usually in buildings originally designed for the local market or developments in emerging zones like Región 15 where the product is functional but without luxury positioning.
Mid-range 3-bed apartments in Tulum rent for MXN 32,000 to MXN 42,000 per month ($1,830 to $2,400 USD or €1,700 to €2,230 EUR), and in Tulum this looks like a spacious unit in a gated development with family-friendly amenities, often in Aldea Zama or established parts of La Veleta with good road access.
Luxury 3-bed apartments in Tulum can reach MXN 50,000 to MXN 70,000+ per month ($2,860 to $4,000+ USD or €2,660 to €3,720+ EUR), typically penthouses or premium units in exclusive developments with private terraces, high-end kitchens, and locations that cater to affluent families or groups seeking extended stays.
How fast do well-priced apartments get rented in Tulum?
A well-priced apartment in Tulum typically gets rented within 2 to 6 weeks if it's in a desirable neighborhood like Centro, La Veleta, or Aldea Zama and priced competitively for its condition and amenities.
The typical vacancy rate for apartments in Tulum is roughly 5% to 8% on an annualized basis for long-term rentals, which translates to about 2 to 4 weeks of vacancy per year for a well-managed unit in a liquid market.
The main factors that cause some apartments to rent faster than others in Tulum are reliable high-speed internet (critical for the remote worker tenant base), building rules that allow flexible lease terms, and whether the unit comes fully furnished with quality appliances and working air conditioning, since tenants in Tulum expect move-in-ready spaces without the hassle of furnishing.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost in Tulum.
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 apartment type gives the best yield in Tulum?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Tulum as of 2026?
As of early 2026, studios and efficient 1-bed apartments typically offer the best gross rental yields in Tulum, often reaching 5.5% to 7%, because their purchase prices stay relatively modest while rents hold strong due to steady demand from remote workers and long-stay visitors.
The typical gross yield ranges by apartment type in Tulum are roughly 5.5% to 7% for studios and 1-beds, 4.5% to 6% for 2-beds (with the market average around 5.5%), and 4% to 5.5% for 3-beds where pricing becomes more lifestyle-driven and less tied to rental math.
The main reason smaller units outperform in Tulum is that the town's rental demand is heavily weighted toward solo remote workers, couples, and seasonal residents who don't need large spaces, which keeps competition high for compact units while larger apartments face a thinner tenant pool and often sit empty longer.
Which features are best if you want a good yield for your apartment in Tulum?
The top features that positively impact rental yield for apartments in Tulum are reliable fiber internet or backup connectivity (essential for the remote worker tenant base), good soundproofing or a quiet exposure away from noisy streets and party venues, a low HOA fee structure, and covered parking with proper security, since these factors directly affect both occupancy and what you keep after expenses.
In Tulum, higher floors tend to rent faster and can command slightly higher rents because they offer better airflow in the humid climate, fewer mosquitoes, and often better views over the jungle canopy, though elevator access is important for tenant convenience.
Apartments with balconies or outdoor terraces definitely command higher rents in Tulum (often 5% to 15% more), because the lifestyle appeal of the town centers on spending time outdoors, and tenants actively seek units where they can enjoy morning coffee or evening drinks in a private outdoor space.
Building features like pools, gyms, and security do help attract tenants in Tulum, but you need to watch that the associated HOA fees don't eat more yield than the amenities add in rent, since Tulum's amenity-heavy developments often charge MXN 2,000 to 5,000+ monthly in HOA while only adding MXN 1,000 to 3,000 in achievable rent.
Don't buy the wrong property, in the wrong area of Tulum
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Which neighborhoods give the best rental demand for apartments in Tulum?
Which neighborhoods have the highest rental demand for apartments in Tulum as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Tulum are Tulum Centro (for its walkable daily-life convenience), La Veleta (large rental inventory popular with long-stay visitors), and Aldea Zama (premium planned community with strong expat and remote worker appeal).
The main demand driver making these neighborhoods attractive in Tulum is that they offer a combination of walkability to restaurants, shops, and coworking spaces, plus reliable infrastructure like paved roads and consistent power, which matters a lot in a town where some newer developments still lack basic services.
In these high-demand Tulum neighborhoods, vacancy rates tend to stay in the 5% to 8% range and well-priced units typically rent within 2 to 4 weeks, especially during the high season from November to April when tenant activity peaks.
One emerging neighborhood gaining rental demand momentum in Tulum is Región 15, where newer eco-friendly developments are attracting tenants who want lower prices than Aldea Zama while still getting modern amenities, though you need to be selective about road access and build quality there.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tulum.
Which neighborhoods have the highest yields for apartments in Tulum as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Tulum are La Veleta (especially simpler buildings away from the main strip), Región 15 (select projects with good access), and the non-touristy edges of Tulum Centro, where purchase prices stay reasonable while rents remain competitive.
The typical gross rental yield in these top-yielding Tulum neighborhoods ranges from 5.5% to 7%, compared to 4.5% to 5.5% in more premium areas like central Aldea Zama where you pay lifestyle premiums that don't fully translate into higher rents.
The main reason these neighborhoods offer higher yields in Tulum is that they weren't as heavily marketed to international investors during the boom years, so purchase prices reflect more realistic valuations while rental demand from workers and longer-stay tenants remains just as strong as in the premium zones.
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.
Should I do long-term rental or short-term rental in Tulum?
Is short-term rental legal for apartments in Tulum as of 2026?
As of early 2026, short-term rental is legal for apartments in Tulum, but it comes with a significant compliance burden including state tourism registration (RETUR-Q), municipal operating licenses, and tax obligations under Quintana Roo's lodging tax framework.
The main legal restrictions for operating a short-term rental apartment in Tulum include registering with the state tourism registry, obtaining the appropriate municipal license, and remitting the Quintana Roo lodging tax (impuesto al hospedaje), plus your building's HOA rules can override everything if they prohibit or restrict short-term guests.
For Airbnb-style rentals in Tulum, you need to register through the RETUR-Q system (the state's tourism registry), link your listing to this registration, and ensure your property is properly licensed at the municipal level, with enforcement becoming stricter as the state pushes platforms toward compliance.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Tulum.
What's the gross yield difference short-term vs long-term in Tulum in 2026?
As of early 2026, the gross yield difference between short-term and long-term rental in Tulum is often smaller than people expect, with long-term delivering around 5.5% gross and short-term potentially reaching 7% to 9% gross, but the net difference frequently disappears or reverses once you account for STR-specific costs.
The typical gross yield range for long-term rentals in Tulum is 5% to 6.5%, while short-term rentals can achieve 7% to 10% gross in good scenarios, though AirDNA data shows average Tulum occupancy around 44% to 50% which makes hitting those higher numbers inconsistent for many operators.
The main additional costs that reduce the net yield advantage of short-term rentals in Tulum include platform fees (Airbnb takes 3% from hosts), higher property management fees (20% to 30% versus 8% to 10% for long-term), cleaning and turnover costs, higher utilities (host-paid), furnishing and restocking consumables, plus the Quintana Roo lodging tax obligations.
To outperform a long-term rental in Tulum, a short-term rental typically needs to achieve at least 55% to 60% occupancy at market-rate ADRs, which is above the current market average and requires either excellent positioning, strong marketing, or a unit that genuinely stands out from the thousands of other listings competing in Tulum.
Get the full checklist for your due diligence in Tulum
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What costs will eat into my net yield for an apartment in Tulum?
What are building service charges as a % of rent in Tulum as of 2026?
As of early 2026, typical building service charges (HOA fees or cuotas de mantenimiento) in Tulum run about 8% to 15% of monthly rent, which translates to roughly MXN 1,500 to MXN 3,500 per month ($85 to $200 USD or €80 to €185 EUR) for a mid-range apartment.
The realistic range of building service charges in Tulum spans from about 5% of rent for basic buildings with minimal amenities up to 20% or more of rent for resort-style developments, meaning anywhere from MXN 1,000 to MXN 5,000+ monthly ($57 to $285+ USD or €53 to €265+ EUR).
In Tulum, higher-than-average service charges are typically justified by amenities like infinity pools, on-site gyms, 24-hour security, extensive jungle landscaping that requires constant maintenance in the tropical climate, and sometimes included services like common-area cleaning or building management, though you should always verify what's actually delivered versus what's promised.
What annual maintenance budget should I assume for an apartment in Tulum right now?
The typical annual maintenance budget apartment owners should assume in Tulum is around 1% of the property value, which means roughly MXN 40,000 to 45,000 per year ($2,300 to $2,600 USD or €2,100 to €2,400 EUR) for an average MXN 4.2 million apartment.
The realistic range of annual maintenance costs in Tulum varies from about 0.7% of property value for newer buildings in good condition up to 1.5% or more for older properties or those with heavy AC usage, meaning anywhere from MXN 30,000 to MXN 65,000 per year ($1,700 to $3,700 USD or €1,590 to €3,450 EUR).
The most common maintenance expenses apartment owners face in Tulum are air conditioning repairs and servicing (the humid climate punishes AC units), water heater and plumbing issues (mineral-heavy water causes buildup), appliance replacement (refrigerators and washing machines wear faster in humidity), and occasional paint touch-ups or mold treatment due to the tropical moisture levels.
What property taxes should I expect for an apartment in Tulum as of 2026?
As of early 2026, the typical annual property tax (predial) for an apartment in Tulum is around 0.1% to 0.2% of the assessed value, which translates to roughly MXN 4,000 to MXN 10,000 per year ($230 to $570 USD or €210 to €530 EUR) for an average apartment.
The realistic range of property taxes in Tulum varies from about MXN 2,000 per year for smaller or lower-value units up to MXN 15,000+ for premium properties, depending on the assessed cadastral value and specific municipal rate schedule.
Property taxes in Tulum are calculated based on the cadastral value (valor catastral) assigned by the municipality, which is often lower than market value, and then a rate is applied according to the property category and municipal schedules, with the bill generated annually and payable through the Tulum municipal system.
There are early-payment discounts available for property taxes in Tulum, typically 10% to 20% off if you pay in January or February of each year, which makes it worth setting a reminder to handle predial right when the new year starts.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tulum.
How much does landlord insurance cost for an apartment in Tulum in 2026?
As of early 2026, typical annual landlord insurance for an apartment in Tulum costs around 0.2% to 0.4% of the property value, which translates to roughly MXN 8,000 to MXN 17,000 per year ($460 to $970 USD or €425 to €900 EUR) for an average MXN 4.2 million apartment.
The realistic range of annual landlord insurance costs in Tulum varies from about MXN 5,000 for basic coverage on a smaller unit up to MXN 25,000+ for comprehensive policies on higher-value properties or those used for short-term rentals (which often require additional liability coverage).
What's the typical property management fee for apartments in Tulum as of 2026?
As of early 2026, the typical property management fee for long-term rental apartments in Tulum is 8% to 10% of collected rent, which translates to roughly MXN 1,500 to MXN 2,200 per month ($85 to $125 USD or €80 to €115 EUR) on an average rental.
The realistic range of property management fees in Tulum spans from about 8% for basic tenant-finding and rent collection up to 12% or more for full-service management, while short-term rental management typically runs 20% to 30% of gross booking revenue due to the higher workload of guest turnovers, cleaning coordination, and platform management.
Standard property management fees in Tulum typically include tenant screening, lease preparation, rent collection, routine maintenance coordination, and basic communication with owners, though you should always clarify what's included versus charged extra since some managers bill separately for repairs, inspections, or tenant changeovers.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Tulum, 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 (Sale Prices) | One of Mexico's biggest listing platforms with market-wide aggregates. | We used it as our anchor for Tulum apartment purchase prices. This gave us the baseline for calculating gross and net yields. |
| Propiedades.com (Rental Prices) | Same platform with large Tulum rental sample and clear methodology. | We used it as our baseline for long-term monthly rents. This data powered our rent-to-price ratios and yield calculations. |
| Inmuebles24 | Major Mexican property portal with deep inventory and real-time listings. | We used it to validate rent ranges and check what tenants actually see. It helped us confirm the Propiedades.com averages. |
| AirDNA | Global STR data provider with transparent analytics used by institutions. | We used it for short-term rental occupancy and ADR signals. We computed implied revenue from these metrics for STR yield estimates. |
| Diario Oficial de la Federación (DOF) | Mexico's official gazette publishing daily indicators including exchange rates. | We used it to convert MXN to USD and EUR consistently. All currency translations use January 2026 reference rates from this source. |
| Congreso de Quintana Roo (Lodging Tax Law) | Primary legal text hosted by the state legislature. | We used it to verify what taxes apply to short-term lodging. This grounded our explanation of STR compliance requirements. |
| Ayuntamiento de Tulum | Official municipal government portal for Tulum. | We used it to confirm property tax administration exists and operates. It anchored our predial cost estimates. |
| Portal Tulum (Predial Tutorial) | Municipal portal document showing predial payment procedures. | We used it to confirm predial is a practical ongoing cost. It verified that foreigners can interact with the tax system. |
| El País (Mexico) | Major international newspaper with specific regulatory reporting. | We used it to cross-check STR enforcement in early 2026. It confirmed RETUR-Q and licensing requirements are actively enforced. |
| SATQ (Quintana Roo State Tax Portal) | Official state tax administration website. | We used it to support the compliance stack for STR operations. It helped verify state licensing requirements. |
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