Where vacation rentals still produce the best returns in the country.
Tulum is no longer cheap pre-sale. The price per square meter moved inland, and today what drives ROI is not the "beachfront" label but real occupancy in established zones.
With the Tren Maya and the new international airport 30 minutes away, connectivity changed completely. This is a coastal zone: foreigners buy through a trust, Mexican citizens title directly.
The highest vacation rental ROI of any market we cover, backed by real occupancy, not projections.
The Tren Maya station and Tulum's new international airport, about 30 minutes away, transformed access to the destination.
Gran Cenote, Dos Ojos, the Maya ruins above the sea, and the Sian Ka'an reserve, all within minutes.
Aldea Zamá established, La Veleta and Región 15 with the upside. The difference in risk and entry price is significant.
Tulum was called Zamá, meaning "dawn," and was one of the last inhabited Maya ports: a walled city on the cliff that controlled Caribbean maritime trade for centuries before European contact. That wall and the temple facing the sea are still there.
Modern Tulum is very recent: until the 2000s it was a backpacker beach with off-grid cabins. The condo boom came after 2015, and the opening of the Tren Maya and the international airport in 2023-2024 marked another turning point in access and in property values.
Tulum sits at the heart of the Riviera Maya, on federal highway 307, and packs into a few kilometers what other destinations spread across a region: open cenotes for swimming, the only Maya city facing the sea, the Sian Ka'an reserve, and white-sand beach. For residents, it is quality of life; for investors, it is vacation rental demand that holds nearly all year.
You arrive via federal highway 307 or the Tren Maya. Tulum's new international airport cut the transfer times that previously required coming through Cancún.
Fresh water filtered through limestone, open for swimming and diving.
Tulum runs between jungle and sea, with a boho-luxury aesthetic that became its identity: wood, palapa, polished concrete, and lots of greenery. It draws an international crowd of digital nomads and wellness travelers who fill hotels and restaurants much of the year.
That same tourist intensity is also the nuance: turnover is high and property wear is too. That is why the neighborhood and the rental operator matter as much as the entry price.
Updated: June 2026
Three markets in the same Riviera Maya with different profiles. These are the numbers and characteristics that matter most when deciding where to invest.
| Tulum | Puerto Aventuras | Playa del Carmen | |
|---|---|---|---|
| Sale price (MXN / m²) | ~45,000 | ~50,000 | ~40,000 |
| Setting type | Jungle and beachfront | Gated community with marina | Walkable city |
| Rental profile | High-volume vacation | Family, year-round | Mixed vacation and long-term |
| Rental ROI | High (~9%) | Mid, stable | Mid-high |
| Tourist turnover | High | Low | High |
| Infrastructure | Still developing | Mature (since 1988) | Established |
| Resale liquidity | Mid-high | Mid | High |
Approximate sale figures as of June 2026; they vary by product and exact location within each zone.
Tulum is in the coastal zone, where the Constitution regulates foreign ownership. What changes is the legal instrument, not your ability to buy.
We do not provide legal advice: we connect you with the notary and, if you are a foreigner, with the trustee bank so the process is done correctly.
What we get asked most before investing in this market. If your question is not here, write to us directly.
Talk to an advisor →Tulum is a destination on the Riviera Maya, in the municipality of Tulum, Quintana Roo, on federal highway 307. It is about 45 minutes from Playa del Carmen, 30 minutes from Tulum's new international airport, and an hour and a half from Cancún airport.
Sale prices are around 45,000 MXN per square meter, though they vary considerably by neighborhood: Aldea Zamá, already established, is the most expensive, while La Veleta and Región 15 offer a lower entry price and greater upside.
Yes, it is the destination with the best vacation rental ROI of any market we cover, with roughly 9% average and occupancy around 72% in Aldea Zamá. The return depends on picking the right neighborhood and a rental operator with a real occupancy track record, not inflated projections.
Aldea Zamá is the established one: amenities, walkability, and the most consistent occupancy, with a higher entry price and lower risk. La Veleta and Región 15 are where the upside is today, with a lower entry price and new construction with direct payment plans from the developer.
Yes, a foreigner can buy. Because Tulum is in the coastal zone, foreigners acquire through a bank trust, in which a Mexican bank acts as trustee and the buyer is the beneficiary with full rights of use, rental, and sale. Mexican citizens title directly in their own name, without a trust.
They changed access to the destination. The Tren Maya connects Tulum with the rest of the peninsula, and the new international airport, which opened at the end of 2023, put the destination about 30 minutes away instead of requiring arrival through Cancún. That expanded the pool of visitors and buyers.
It remains attractive, but the easy upside of buying "cheap beachfront" is gone. Today the return comes from picking the right neighborhood and a solid rental setup. That is why we show you real occupancy numbers before you buy, rather than selling you the zone's label.
A few minutes away you have open cenotes like Gran Cenote and Dos Ojos, the Maya ruins above the sea, the Sian Ka'an biosphere reserve, public white-sand beaches, and the hotel zone with its beach clubs. The natural and archaeological offer is what sustains rental demand almost all year.
We schedule a tour with the advisor who covers the market. We share real appreciation and occupancy numbers, not inflated projections.
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