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What types of properties are generating the strongest rental returns in Tulum today?

  • Writer: Alberto Lama
    Alberto Lama
  • 2 days ago
  • 2 min read

The highest rental returns in Tulum are generally not coming from standard Airbnb studios anymore. The market has become oversupplied, putting pressure on occupancy and nightly rates.


Best villas for sale in Tulum

1. Unique Luxury Villas (Strongest Revenue Potential)

Luxury villas with:

  • Private pools

  • Rooftop terraces

  • Concierge services

  • 3–6+ bedrooms

  • Strong design and branding

are outperforming typical condos because they face less competition and attract higher-spending groups, weddings, retreats, and family vacations.

The key distinction is that these properties generate higher gross revenue, but they also require more capital and operational management.

2. 1-Bedroom Condos in Established Areas

For investors focused on yield rather than prestige, practical 1-bedroom units in:

  • La Veleta

  • Region 15

  • Centro

  • Villas Tulum

Often produce better rent-to-price ratios than luxury condos in premium locations.

These units appeal to:

  • Remote workers

  • Long-stay visitors

  • Seasonal residents

  • Digital nomads

3. Studios with Low Acquisition Costs

Studios can still perform well when:

  • Purchase price is low

  • HOA fees are reasonable

  • Management costs are controlled

  • Location is proven

Research suggests some of the strongest modeled condo yields are still found in studios and compact 1-bedroom units in Centro and other established neighborhoods.


Best performing villas in Tulum

4. Hybrid Properties (Personal Use + Rental)

Many successful buyers today are no longer pursuing maximum Airbnb cash flow.

Instead, they buy a property they:

  • Use several months a year personally

  • Rent seasonally

  • Hold for long-term appreciation

This strategy has become more common because realistic net returns are generally closer to 5–8% than the double-digit returns often advertised during the boom years.

What Is Underperforming?

The segment facing the most pressure is:

❌ Generic Airbnb studios❌ Small condos with no differentiation❌ Projects built solely around "guaranteed ROI" marketing❌ Properties in areas with weak infrastructure or poor management

Oversupply remains the biggest challenge in those categories.


The Opportunity Most Agents Miss

For your business, Alberto, I would focus less on selling "high ROI" and more on selling:

  • Lifestyle + investment

  • Turnkey villas with proven rental history

  • Resale opportunities from motivated sellers

  • Properties with actual performance data

Buyers in 2026 are becoming more sophisticated. They want occupancy records, operating expenses, management costs, and real net income—not projections.


If you want to know more about the best property opportunities in Cancun, Playa del Carmen and Tulum be part of our private WhatsApp group here: EXCLUSIVE DEALS GROUP

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