Tulum real estate market — prices, rental yield and trend

• Average price: $3,109 / m²
• Gross rental yield: 4.58%
• Net rental yield: 3.44%
• Transaction cost: 10.3%
• Price basis: local-market average

Residential property in Tulum averages $3,109 per square metre. That makes it the 154th most expensive of the 264 markets in the set.

What a buyer pays in Tulum

The $3,109 figure is a local-market average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 10.3% of the price here. On a 100 m² apartment at the average price that is roughly $32,025 on top of the $310,926 purchase price. That is close to the 9.5% median across the set. Of that, the transfer tax alone is 2–7.6% depending on the buyer and the property; the rest is notary, registration and agency fees. Against the Mexico national average of $2,503, Tulum carries a 24.2% premium — the gap between this market and the country as a whole. Among the other Mexico markets we track, Guadalajara at $3,173 is level with it, and Mexico City at $3,004 is 3.5% cheaper.

What it earns

A square metre lets for about $11.9 a month. Against a purchase price of $3,109 per square metre that is 4.6% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 191st of 311 markets by gross yield. Rental income is taxed at 25%, which takes the yield down to 3.4% net. The 1.1-point difference between the gross and net figure is the part most listing sites leave out. On the way out there is a third tax: a non-resident seller pays 25–35% on the gain, depending on how long the property was held and who is selling.

How the tax works. Flat 25% on the gross rent 'without any deduction' (LISR art. 158), withheld by the payer and final (art. 153), with no bracket or allowance, so the rate is independent of the rent level. The 35% net-basis option in art. 159 concerns timeshares, not ordinary letting, and the net election in the US–Mexico treaty is available only to US residents. Unfurnished residential letting is VAT-exempt (LIVA art. 20 II); furnished or short-term letting adds 16% VAT. Source: LISR. In Tulum's predominantly short-term (Airbnb) market the 16% VAT and the state lodging tax come on top of the 25%; the stored rate is for a long-term unfurnished let.

Who can buy in Tulum

Fideicomiso trust in the coastal and border strip; freehold elsewhere. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Tulum is built from asking prices from listings. It was last refreshed on 2026-10-17. We rate our confidence in this market’s data low — treat the figures as indicative and check them before acting. We recompute every market the same way, which is what lets Tulum be compared with a country average or another city.

Sources: thelatinvestor.com · airbtics.com · airroi.com. Snapshot: 2026-10-17.