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SUMMARY
We analyzed villa rental yields in Tulum, as of May 2026, for residential villa buyers using our own structured market dataset. The work compares purchase prices, furnished monthly rents, gross rental yields, and realistic net rental yields across the main Tulum villa neighborhoods.
This article is constantly updated, so the figures should be read as a current Tulum villa yield snapshot rather than a permanent forecast.
The main finding is that Tulum rewards careful neighborhood selection. The best income areas are not the beachfront trophy zones, but town-side and growth neighborhoods where purchase prices are still reasonable and rents remain deep enough.
La Veleta and Region 15 are the strongest modeled yield areas. A 3-bedroom villa in La Veleta is estimated at MXN 8.0 million with MXN 52,000 monthly rent, giving about 7.8% gross yield and 5.1% net yield.
Region 15 has a similar income profile. Its 3-bedroom villa estimate is MXN 7.2 million with MXN 46,000 monthly rent, also producing about 5.1% net yield, although liquidity and street-level infrastructure risk are more important there.
Centro, Holistika, and Villas Tulum are useful middle-ground areas. They do not always have the same foreign-buyer prestige as Aldea Zama, but they can offer better rental efficiency and more practical long-stay demand.
The weakest income profile is found in Tulum Beach, Tankah Bay, and Bahia Soliman. These areas can command high rents, but purchase prices, pool care, salt-air repairs, security, insurance, vacancy, and replacement reserves cut net yields sharply.
Three-bedroom villas are usually the cleanest beginner format in Tulum. They are large enough for families and groups, but they normally require less capital and less operating complexity than large 4-bedroom luxury villas.
Foreign buyers should not focus only on the gross yield. In Tulum, net yield matters more because villas can carry heavy costs from pools, gardens, maintenance, management, utilities, vacancy, and seasonal rental demand.
The practical takeaway is simple: La Veleta, Region 15, Holistika, Centro, and Villas Tulum look strongest for income, while Aldea Zama and Akumal look better for stability. Tulum Beach and the coastal bays are more lifestyle-led than yield-led.
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Villa rental yields in Tulum in 2026
This table compares villa rental yields in Tulum by neighborhood and villa size.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas. The net yield estimates reflect villa-specific costs where relevant, including maintenance, pool and garden care, vacancy, management, repairs, and coastal operating risk.
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| Neighborhood | 2-bedroom villa average purchase price | 2-bedroom villa average monthly rent | 2-bedroom villa gross rental yield | 2-bedroom villa net rental yield | 3-bedroom villa average purchase price | 3-bedroom villa average monthly rent | 3-bedroom villa gross rental yield | 3-bedroom villa net rental yield | 4-bedroom villa average purchase price | 4-bedroom villa average monthly rent | 4-bedroom villa gross rental yield | 4-bedroom villa net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Akumal | MXN 7,000,000 | MXN 35,000 | 6.0% | 4.0% | MXN 9,000,000 | MXN 52,000 | 6.9% | 4.6% | MXN 12,500,000 | MXN 72,000 | 6.9% | 4.6% |
| Aldea Zama | MXN 8,500,000 | MXN 42,000 | 5.9% | 3.8% | MXN 11,500,000 | MXN 62,000 | 6.5% | 4.1% | MXN 15,500,000 | MXN 82,000 | 6.3% | 4.1% |
| Bahia Soliman | MXN 12,500,000 | MXN 55,000 | 5.3% | 3.1% | MXN 16,500,000 | MXN 85,000 | 6.2% | 3.6% | MXN 22,000,000 | MXN 115,000 | 6.3% | 3.6% |
| Centro | MXN 5,200,000 | MXN 28,000 | 6.5% | 4.5% | MXN 6,800,000 | MXN 38,000 | 6.7% | 4.7% | MXN 8,800,000 | MXN 50,000 | 6.8% | 4.8% |
| Holistika | MXN 6,500,000 | MXN 34,000 | 6.3% | 4.3% | MXN 8,400,000 | MXN 48,000 | 6.9% | 4.7% | MXN 10,800,000 | MXN 62,000 | 6.9% | 4.7% |
| La Veleta | MXN 6,200,000 | MXN 36,000 | 7.0% | 4.6% | MXN 8,000,000 | MXN 52,000 | 7.8% | 5.1% | MXN 10,500,000 | MXN 66,000 | 7.5% | 5.0% |
| Macario Gomez | MXN 3,800,000 | MXN 18,000 | 5.7% | 4.1% | MXN 5,000,000 | MXN 26,000 | 6.2% | 4.5% | MXN 6,500,000 | MXN 34,000 | 6.3% | 4.5% |
| Region 8 | MXN 7,200,000 | MXN 36,000 | 6.0% | 3.9% | MXN 9,400,000 | MXN 54,000 | 6.9% | 4.5% | MXN 12,300,000 | MXN 72,000 | 7.0% | 4.6% |
| Region 15 | MXN 5,600,000 | MXN 32,000 | 6.9% | 4.6% | MXN 7,200,000 | MXN 46,000 | 7.7% | 5.1% | MXN 9,300,000 | MXN 59,000 | 7.6% | 5.1% |
| Tankah Bay | MXN 13,500,000 | MXN 60,000 | 5.3% | 3.0% | MXN 18,000,000 | MXN 90,000 | 6.0% | 3.4% | MXN 24,000,000 | MXN 125,000 | 6.3% | 3.6% |
| Tulum Beach / Zona Hotelera | MXN 18,000,000 | MXN 75,000 | 5.0% | 2.8% | MXN 25,000,000 | MXN 115,000 | 5.5% | 3.0% | MXN 34,000,000 | MXN 160,000 | 5.6% | 3.1% |
| Villas Tulum | MXN 5,000,000 | MXN 26,000 | 6.2% | 4.4% | MXN 6,500,000 | MXN 36,000 | 6.6% | 4.7% | MXN 8,500,000 | MXN 48,000 | 6.8% | 4.7% |
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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 La Veleta, Region 15, Holistika, Centro, and Villas Tulum.
These areas combine modeled net yields of roughly 4.4% to 5.1% with enough tenant demand to make the income estimate believable for a foreign individual buyer.
La Veleta is the clearest income case. A 3-bedroom villa is modeled at MXN 8.0 million with MXN 52,000 monthly rent, giving about 7.8% gross yield and 5.1% net yield.
Region 15 is similar on yield. A 3-bedroom villa is modeled at MXN 7.2 million and MXN 46,000 monthly rent, also around 5.1% net yield because the purchase base is lower.
Holistika and Centro are less glamorous, but they are rational for long-term tenants. Holistika 3-bedroom villas show about 4.7% net yield, while Centro 3-bedroom villas also show about 4.7% net yield.
The trade-off is liquidity and micro-location. Aldea Zama has lower modeled net yield at about 4.1% for a 3-bedroom villa, but it is easier for foreign renters and buyers to understand because of its visibility, planning, and access.
Where can I find villas with above-average yields and below-average entry prices in Tulum?
The best Tulum areas for above-average yields and below-average entry prices are Region 15, La Veleta, Centro, Villas Tulum, and selected Holistika streets.
These areas sit below the luxury coastal price band but still rent to remote workers, families, relocation tenants, and long-stay visitors.
Region 15 is the strongest numerical example. A 3-bedroom villa is estimated at MXN 7.2 million, below the table's 3-bedroom average, while its modeled net yield is 5.1%.
La Veleta is the most investable compromise. A 3-bedroom villa costs around MXN 8.0 million and rents for around MXN 52,000 per month, producing the strongest gross yield in the table at 7.8%.
Centro and Villas Tulum are cheaper because they are more local and less resort-like. That discount can help yields, but foreign-buyer resale demand is thinner than in Aldea Zama or La Veleta.
The real risk is confusing cheapness with value. A low-priced villa on a poor-access road, near unfinished construction, with weak drainage or unclear title history can look high-yield on paper but become hard to rent or resell.
Where does the rent level justify the purchase price most clearly in Tulum?
The rent level most clearly justifies the purchase price in La Veleta, Region 15, Holistika, and Centro.
These areas show the best rent-to-price relationship in the modeled Tulum villa rental yield dataset.
La Veleta's 3-bedroom villa is the strongest example. MXN 52,000 monthly rent on an MXN 8.0 million purchase price equals 7.8% gross yield and about 5.1% net yield.
Region 15 also looks rational because rents remain high enough relative to land and build cost. A 4-bedroom villa at MXN 9.3 million and MXN 59,000 monthly rent gives about 7.6% gross yield and 5.1% net yield.
This is very different from Tulum Beach. A 3-bedroom villa there may rent for MXN 115,000 per month, but the estimated purchase price is MXN 25.0 million, which reduces net yield to roughly 3.0%.
Tenants pay for private outdoor space, pools, parking, work-from-home layouts, and access to Tulum's restaurants and beach road without paying beachfront hotel-zone prices. That is why the rent-to-price signal is strongest away from the most expensive coastal strips.
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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 in Tulum, the best choices are Aldea Zama, La Veleta, Akumal, and selected Holistika streets.
These areas have deeper renter pools than isolated high-yield areas, even when they do not show the highest net yield in the table.
Aldea Zama is not the highest-yielding area, but it is one of the easiest for foreign renters to understand. A 3-bedroom villa shows about 4.1% net yield, below La Veleta's 5.1%, but the location offers stronger perceived security and better-known access.
La Veleta is the better yield-stability compromise. It has the strongest modeled 3-bedroom net yield and enough renter depth from remote workers, couples, and small families.
Akumal is more stable for lifestyle and family tenants than for maximum yield. Its modeled 3-bedroom net yield is about 4.6%, and its appeal is quieter coastal living along the Riviera Maya corridor.
The practical takeaway is that stability costs money. Aldea Zama and Akumal may produce lower yields than Region 15, but they reduce the chance that a beginner ends up with a hard-to-rent villa in a thin micro-market.
Which villa type gives the best return for the lowest total investment in Tulum?
The best villa type for the lowest total investment in Tulum is usually the 3-bedroom villa.
It gives a better balance of entry price, rent, tenant depth, and resale liquidity than 2-bedroom or 4-bedroom villas.
Across the table, 3-bedroom villas often produce the best or near-best net yields. In La Veleta, the 3-bedroom villa gives about 5.1% net yield, compared with 4.6% for 2 bedrooms and 5.0% for 4 bedrooms.
In Region 15, both 3-bedroom and 4-bedroom villas sit around 5.1% net yield, but the 3-bedroom option requires MXN 2.1 million less capital than the 4-bedroom option.
Two-bedroom villas have the lowest entry price, but the tenant pool can overlap with condos and townhouses. That creates competition in Tulum because couples and remote workers have many furnished options.
Four-bedroom villas earn higher absolute rent, but maintenance and vacancy risk rise. Larger villas often need better pools, stronger air-conditioning, more garden care, better security, and sometimes caretaker support.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Tulum?
The best Tulum neighborhoods for strong rental income with lower vacancy risk are Aldea Zama, La Veleta, Akumal, Holistika, and selected Centro streets.
These areas combine meaningful monthly rent with broader tenant demand, which is more important than chasing the highest theoretical yield.
La Veleta has the best yield-income mix. A 3-bedroom villa at MXN 52,000 monthly rent and 5.1% net yield is strong, while the area's large rental ecosystem gives tenants many comparable reference points.
Aldea Zama has lower modeled yield, but lower perceived vacancy risk. Its 3-bedroom rent of about MXN 62,000 is supported by planning, central positioning, and foreign-renter familiarity.
Akumal is lower-density and less urban, but stable for tenants who want a quieter Riviera Maya lifestyle. It is less dependent on Tulum's nightlife and construction cycle.
The honest interpretation is that high rent alone is not enough. Tulum Beach and Tankah Bay can command large rents, but their tenant pools are narrower, more seasonal, and more exposed to tourism cycles, sargassum, and beach-access friction.
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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 / Zona Hotelera, Tankah Bay, Bahia Soliman, and parts of Aldea Zama.
These may be excellent lifestyle locations, but the rental-income case is weaker for a beginner buyer focused on yield.
Tulum Beach is the clearest example. A 3-bedroom villa is modeled at MXN 25.0 million with MXN 115,000 monthly rent, but the net yield is only about 3.0%.
Tankah Bay and Bahia Soliman show the same pattern. Their 4-bedroom rents are high at roughly MXN 125,000 and MXN 115,000 per month, but net yields remain around 3.6%.
The reason is simple. Beachfront values, salt-air repairs, pool costs, security, insurance, vacancy reserves, and maintenance absorb a large share of the rent.
The trade-off is important: low yield does not mean bad neighborhood. It means a rental investor should not expect rent alone to justify the purchase price.
Which neighborhoods should I avoid even if the rental yield looks attractive in Tulum?
A beginner should be cautious with Macario Gomez, weaker parts of Region 15, weaker parts of Region 8, and poorly accessed edges of La Veleta, even when the spreadsheet yield looks attractive.
The issue is not only rent. The real risks are renter depth, resale liquidity, road access, drainage, construction quality, title history, and day-to-day management.
Macario Gomez is the biggest caution. A 3-bedroom villa may cost only MXN 5.0 million and show 4.5% net yield, but the renter base is thinner and resale liquidity is weaker.
Region 15 can look excellent on yield, with modeled net returns around 5.1% for 3-bedroom and 4-bedroom villas. But the result depends heavily on the exact street.
Region 8 has similar issues. The numbers are not bad, but a well-designed villa near useful access roads is very different from a similar villa on a rougher or unfinished street.
The practical recommendation is not to avoid these areas blindly. It is to demand a lower price, stronger due diligence, and larger maintenance reserves when the location is less proven.
Which neighborhoods look risky even though the rental yield is high in Tulum?
The riskiest high-yield areas in Tulum are Region 15, Region 8, Macario Gomez, and parts of La Veleta.
The yields can be attractive, but the risk-adjusted return may be lower than the headline number suggests.
Region 15's 3-bedroom villa yield of about 5.1% net is strong, but the discount exists for a reason. Buyers must check infrastructure, access, services, construction quality, and title history carefully.
Region 8 can also look good, especially for 4-bedroom villas at about 4.6% net yield, but vacancy risk is more property-specific. A poor street can erase a good table number.
La Veleta is safer than Region 15, but not risk-free. Heavy new supply can pressure landlords if tourism, relocation, or remote-worker demand softens.
A safer alternative is Aldea Zama. The yield is lower, but tenant recognition and resale liquidity are generally stronger, which can be rational for a first-time foreign buyer.
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What neighborhoods should I avoid when buying a rental villa in Tulum?
For a beginner rental villa investor in Tulum, the avoid-or-be-careful list is Macario Gomez, weak Region 15 pockets, weak Region 8 pockets, isolated Tankah or Bahia Soliman properties, and over-customized Tulum Beach villas.
This is not a full ban on those locations. It is a warning that these areas require stronger pricing discipline and better due diligence.
Macario Gomez should be avoided by beginners unless the purchase price is very low. The issue is tenant depth and resale liquidity, not only the monthly rent.
Weak pockets of Region 15 and Region 8 should be avoided when road access, drainage, construction quality, or nearby development is poor. The modeled yields are attractive, but a bad micro-location can erase the yield through vacancy and repairs.
Isolated Tankah Bay and Bahia Soliman villas should be avoided by income-first buyers unless there is a proven rental record. Monthly rents are high, but carrying costs and seasonality can be heavy.
Over-customized Tulum Beach villas should be avoided by beginners because the entry price is high, the tenant pool is narrow, and modeled net yield is only around 2.8% to 3.1%.
Which neighborhoods are seeing rental demand weaken, and why, in Tulum?
Rental demand appears most fragile in Tulum Beach / Zona Hotelera, Tankah Bay, Bahia Soliman, and oversupplied pockets of La Veleta and Region 15.
The issue is not always low rent. The issue is thinner demand at the price being asked.
Coastal and luxury villas are exposed because they rely more on high-spending travelers, seasonal renters, and short-term demand. Tulum Beach villas can still command very high rents, but vacancy risk rises when visitors push back against high prices or beach-access friction.
Tankah Bay and Bahia Soliman face a similar problem. They can rent well in the right season, but salt-air maintenance, security, pool care, and vacancy reserves make the net income less forgiving.
La Veleta and Region 15 face a different risk: competition. When many furnished rentals compete for the same remote workers, families, and long-stay visitors, weaker villas lose pricing power first.
The practical takeaway is to underwrite lower occupancy, stronger tenant negotiation, and longer lease-up periods than during Tulum's boom years. In 2026, the quality of the specific villa matters more than the neighborhood label alone.
Which neighborhoods are seeing new developments that could create stronger rental demand in Tulum?
The neighborhoods most likely to benefit from new development are La Veleta, Region 15, Region 8, Aldea Zama, Centro, and airport or Tren Maya access corridors.
The key is whether development improves tenant demand, not just whether it adds more villas.
La Veleta and Region 15 benefit because they sit in the path of Tulum's residential expansion. More roads, services, restaurants, gyms, and schools can increase tenant depth.
Centro benefits differently. It is not the most glamorous area, but a 3-bedroom villa at MXN 6.8 million and MXN 38,000 rent gives about 4.7% net yield, helped by practical access to shops, transport, restaurants, and local services.
Aldea Zama can benefit from continued recognition and infrastructure around the town-to-beach corridor. Its yield is lower, but renter familiarity can support stability.
The trade-off is supply. If new villa supply grows faster than long-stay tenant demand, rents can flatten even while the neighborhood becomes more livable.
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Which neighborhoods have become less attractive for villa investors over the last 12 months in Tulum?
The areas that have become less attractive for yield-focused villa investors are Tulum Beach / Zona Hotelera, Tankah Bay, Bahia Soliman, and oversupplied short-term-rental pockets of La Veleta and Region 15.
The problem is that the balance between purchase price, rent, operating costs, seasonality, and vacancy has become less forgiving.
Coastal villas are hit hardest because they depend more on premium tourism. A Tulum Beach 4-bedroom villa may generate MXN 160,000 monthly rent, but the modeled net yield is only about 3.1%.
Tankah Bay and Bahia Soliman remain desirable, but the income case is weakened by maintenance, insurance, security, and vacancy assumptions. A 4-bedroom villa in Tankah Bay is estimated at MXN 24.0 million and only 3.6% net yield.
La Veleta and Region 15 are still investable, but buyers should be more selective than before. Design quality, road access, internet, water systems, and property management now matter more than simply owning a Tulum villa.
The practical conclusion is that investors should not avoid these neighborhoods blindly. They should avoid weak versions of them: high-cost coastal villas without proven demand, and town-side villas where the only attractive feature is a high spreadsheet yield.
Which villa types are becoming harder to rent in Tulum, and in which neighborhoods?
The villa type becoming hardest to rent in Tulum is the expensive 4-bedroom villa in high-cost or seasonal areas.
The main risk zones are Tulum Beach, Tankah Bay, Bahia Soliman, and weaker parts of Region 8 and Region 15.
The problem is not that 4-bedroom villas lack demand. The problem is the total monthly cost and the narrower tenant pool.
A 4-bedroom Tulum Beach villa at MXN 160,000 per month needs a wealthy tenant or luxury traveler. If tourism softens, that pool thins quickly.
Three-bedroom villas are more resilient. In La Veleta and Region 15, they deliver about 5.1% net yield with lower capital outlay than 4-bedroom villas.
Two-bedroom villas can also become harder to rent in oversupplied areas because they compete with condos, apartments, and townhouses. That is especially relevant in Tulum, where smaller furnished units compete heavily for couples and remote workers.
For a beginner, the practical recommendation is simple: prefer well-located 3-bedroom villas in La Veleta, Holistika, Region 15, Centro, or Villas Tulum. Negotiate harder on 4-bedroom villas unless there is a proven rental history and a realistic maintenance budget.
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INSIGHTS
These insights are drawn from the Tulum villa rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential villa to rent out.
You’ll find even more insights in our our real estate pack about Tulum.
- La Veleta 3-bedroom villas show the clearest income-to-price balance in Tulum. The estimated 5.1% net yield is supported by a realistic middle-market purchase price and strong long-stay rental appeal.
- Region 15 has some of Tulum's strongest modeled net yields, but the yield comes with more micro-location risk. The buyer must inspect road access, drainage, neighboring construction, utilities, and resale liquidity before trusting the number.
- Tulum Beach villas can earn very high monthly rents, but high prices cut the income return. A 4-bedroom villa may rent for MXN 160,000 per month and still show only about 3.1% net yield.
- Aldea Zama is not the strongest yield play, but it remains useful for stability. Foreign renters understand the area more easily, and that can reduce leasing friction compared with less proven pockets.
- Centro villas beat Aldea Zama on yield in the dataset, but they have less foreign-buyer prestige. That makes Centro more interesting for income buyers than for buyers focused on lifestyle branding.
- Holistika 3-bedroom villas look balanced for wellness renters, remote workers, and long-stay tenants. The area does not need beachfront pricing to support a useful rent level.
- Tankah Bay and Bahia Soliman show why beachfront income can be misleading. Rents are high, but salt-air repairs, pool care, security, vacancy, and insurance can reduce net returns sharply.
- Akumal 3-bedroom villas suit stable family and lifestyle renters better than yield-maximizing investors. The 4.6% net yield is respectable, but the area is more about stable coastal appeal than maximum rental efficiency.
- Macario Gomez is cheap for Tulum, but cheapness is not enough. Thin renter depth and weaker resale liquidity make the area less forgiving for beginners.
- Region 8 needs careful street-level selection. Two villas in the same broad area can have very different outcomes depending on access, infrastructure, construction noise, and how finished the immediate surroundings feel.
- Tulum 4-bedroom villas rarely double the return of 2-bedroom villas. Larger villas earn more rent, but pools, air-conditioning, garden care, staffing, furnishing, and maintenance often rise faster than income.
- The best beginner villa type in Tulum is usually 3 bedrooms. It fits families, relocation tenants, remote workers, and small groups without the capital burden of a large luxury villa.
- Beach access and seasonal demand make Tulum Beach income less predictable than headline rents suggest. A buyer should ask for rental history and maintenance records before paying a coastal premium.
- Airport and Tren Maya access support Tulum demand, but they do not remove seasonality. Improved connectivity helps the market, but it does not guarantee full occupancy or rising rents for every villa.
- Pool villas in Tulum need larger reserves than smaller residential units. Repairs, equipment replacement, cleaning, water systems, humidity, and staffing can materially change the gap between gross yield and net yield.
- The strongest Tulum villa investment profile combines several signals at once. A good villa needs a solid net yield, real renter demand, manageable operating costs, strong access, a practical layout, and a resale story that still works if the rental market slows.
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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 our own analysis manually from the ground up by neighborhood and villa type. For each area, we looked separately at 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas, using comparable property ranges where possible.
We manually researched current residential sale and rental listings across major real estate platforms relevant to Tulum, including Lamudi, Realtor.com International, and Properstar. These public portals are used as listing research inputs, not as third-party yield datasets.
For each neighborhood and villa type, we collected comparable sale listings ourselves, then cleaned, filtered, normalized, and interpreted the data before calculating rental yield estimates. We did not reuse a third-party yield dataset.
On the sale side, we removed duplicate listings, non-comparable properties, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and properties that would distort the estimate. We then estimated a realistic purchase price using the median price as the main reference where possible, or the average only when the sample was clean.
We built the rental side of the dataset separately. For the same neighborhood and villa type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were 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 segments. The deduction was adjusted by neighborhood and villa type because a 2-bedroom town-side villa, a 3-bedroom pool villa, and a large coastal 4-bedroom villa do not have the same operating cost profile.
For Tulum villas, the net yield adjustment pays attention to villa operating costs, pool and garden maintenance, furnishing and replacement costs, property management, occupancy assumptions, rental model, seasonality, road access, privacy, salt-air repairs, security, utilities, insurance, vacancy risk, and resale liquidity when those inputs are available.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. 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.
