Riviera Maya · Quintana Roo
Zone Intelligence
Tulum
High-demand bohemian market transitioning from lifestyle destination to institutional investment target. Ejido exposure remains the defining risk variable. New Tulum airport operational since 2024 is reshaping demand curves.
ELEVATED RISKEJIDO: HIGHSARGASSUM: UNKNOWN
Score
64
Risk
elevated
Trend
—
Predial (Property Tax)
0.17%
Safety Trend
falling
Avg STR Yield (est.)
6.3%
Verified Participants
37
64
Intelligence Score
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ApprovedPendingLapsed
coastal — 120 units
construction — 85 units
construction
construction — 38 units
construction
Municipio-level data from the Registro Agrario Nacional's open-data catalogue — precision is per-municipio, not per-zone, so neighboring zones sharing a municipio (e.g. Akumal within Tulum municipio) show the same figures.
Ejidos in TULUM
14
Ejido Surface
106,068 ha
12 Certified Nuclei in this Municipio
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Median asking price
$2,778/m²
Middle half of listings
$2,071 – $3,698/m²
Independent check: TuLugar
$2,743/m² · ours +1%
| Neighbourhood | Median $/m² | Middle half | Listings |
|---|---|---|---|
| Postal code 77764 | $4,221 | $3,156 – $5,259 | 16 |
| Postal code 77762 | $2,873 | $2,001 – $4,178 | 12 |
| Postal code 77765 | $2,864 | $2,248 – $3,612 | 59 |
| Aldea Zamá | $2,772 | $2,079 – $3,403 | 106 |
| Centro Tulum | $2,755 | $2,116 – $3,676 | 53 |
| Postal code 77760 | $2,736 | $2,134 – $3,377 | 63 |
| La Veleta | $2,701 | $1,957 – $3,434 | 87 |
| Villas Tulum | $2,580 | $1,769 – $6,000 | 9 |
| Región 15 | $2,054 | $1,928 – $2,761 | 20 |
| Aldea Tulum | $1,085 | $998 – $2,625 | 12 |
Asking prices, not closing prices. 538 apartment listings collected up to 2026-10-06 from EasyBroker, realtor.com. Neighbourhoods with fewer than 8 listings are not shown. TuLugar figures are its apartment asking-price medians as reported by The LatInvestor (October 2026); it samples a different set of listings, so some gap is expected.
Quintana Roo (state), Q2 2026
+9.8% year on year
Previous quarter (Q1 2026)
+13.42%
Mexico overall
+7.31%
Sociedad Hipotecaria Federal index of homes appraised for mortgages (new and resale, all price segments), as reported by IIEG. It tracks the direction of local home prices, not the foreign-buyer condo market or asking prices. SHF does not publish this municipio separately, so this is the Quintana Roo state figure.
21 projects listed by developers and agencies. Prices are each project's “starting at” price for its cheapest unit, so they are not comparable with the asking-price medians above.
| Neighbourhood | Projects | Entry from | Median entry | New-build $/m² vs resale |
|---|---|---|---|---|
| Aldea Zama | 8 | $130,376 | $218,425 | — |
| La Veleta | 3 | $151,940 | $263,123 | — |
| Centro | 2 | $105,028 | $121,594 | — |
| Region 15 | 2 | $152,461 | $187,220 | — |
| Holistika | 1 | $161,913 | $161,913 | — |
| Tankah · 1 beachfront | 1 | $433,567 | $433,567 | — |
| Other neighbourhoods | 4 | $182,981 | $209,432 | — |
Developer and agency listings collected 2026-10-05. New-build $/m² is the median entry price per m² of projects listing a single unit type with its size, shown where at least 8 have one, beside the resale asking-price median for the same neighbourhood.
| Month | Area | $/m² | Listings | Source |
|---|---|---|---|---|
| Oct 2026 | Zone-wide | $2,654 | 271 | EasyBroker listings |
| Sep 2026 | Zone-wide | $3,095 | 267 | realtor.com listings |
| Aug 2026 | Zone-wide | $2,828 | 1 | Entered by hand |
| Aug 2026 | Holistika | $2,924 | — | Entered by hand |
| Aug 2026 | Región 12 | $2,749 | — | Entered by hand |
| Aug 2026 | Selvazama | $4,328 | — | Entered by hand |
Asking prices per m². Listing figures are medians of each collection. Sources differ in coverage, so compare months within the same source.
1br8.2% yield$87.5/night
2br4.5% yield$175/night
Estimates gathered by AI web search, not measured from booking data. Treat as a rough guide and check against actual rental records before relying on them. Month: Aug 2026.
Fatal shooting linked to property dispute in Tulum
risk
Tulum new project registrations hit zero through August 2026
supply
Court dismisses environmental injunction on Camino Jacinto Pat road
legal
Hotel Coco Beach, coastal Tulum - Breakwater/Rompeolas — MIA denied
environmental
Court orders restitution of Tulum beachfront predio possession
legal
Sianjuan — MIA under review
environmental
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The Riviera Maya, measured.