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Riviera Audit/Zones/Tulum
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: HIGH
Score
82
Risk
elevated
Trend
flat
Predial (Property Tax)
0.17%
Safety Trend
falling
Avg STR Yield
6.3%
Verified Participants
5
82
Intelligence Score
flat
Tulum — Zone Map
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Development Score
ApprovedPendingLapsed
Aldea Zama Expansion
coastal — 120 units
Tulum Wellness Resort
construction — 85 units
TROBBU TULUM
construction — units
MAIIM / Maiim Condominium
construction — 38 units
SELVARUM
construction — units
Land Tenure — Agrarian Registry (RAN)
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
CHANCHENejido
CHANCHEN CHICOejido
FRANCISCO UH MAYejido
HONDZONOTejido
JACINTO PATejido
MANUEL ANTONIO AY.ejido
N.C.P.E. MACARIO GOMEZejido
RUINAS DE COBAejido
SACAMUCUYejido
SAN JUANejido
TULUMejido
YAXCHEejido
Price History
$2,821
May
$3,340
May
$2,818
Jun
$3,507
Jun
$3,674
Jul
$2,828
Aug
$3,970
Aug
$2,680
Sep
Price Trend (24mo)
Sep: $3082/m² (Extrapolated)Sep$3082Sep: $3102/m² (Modeled)Oct: $3107/m² (Extrapolated)Oct: $3121/m² (Modeled)Oct$3121Nov: $3124/m² (Extrapolated)Nov: $3142/m² (Modeled)Dec: $3144/m² (Extrapolated)Dec$3144Dec: $3154/m² (Modeled)Jan: $3148/m² (Extrapolated)Jan: $3155/m² (Modeled)Jan$3155Feb: $3143/m² (Extrapolated)Feb: $3147/m² (Modeled)Mar: $3134/m² (Extrapolated)Mar$3134Mar: $3135/m² (Modeled)Apr: $3119/m² (Extrapolated)Apr: $3119/m² (Modeled)Apr$3119May: $3122/m² (Extrapolated)May: $3119/m² (Modeled)Jun: $3120/m² (Extrapolated)Jun$3120Jun: $3111/m² (Modeled)Jul: $3095/m² (Modeled)Aug: $3084/m² (Observed)Aug$3084Aug: $3069/m² (Modeled)Sep: $3026/m² (Observed)Sep$3026
Observed (real data)
Modeled (1-4 recent sales)
Extrapolated (<1 sale)
STR Yield Data
1br8.2% yield$87.5/night
2br4.5% yield$175/night
Active Intelligence Alerts
Judge Orders Possession Return in Tulum Land Dispute
legal
Sep 9
Judge Orders Land Possession Return in Tulum Ejido Dispute
legal
Sep 8
Ocean Tulum condo project warned for unpermitted marketing
compliance
Sep 7
State warns against Ocean Tulum sales and rentals
compliance
Sep 6
Sianjuan — MIA under review
environmental
Jul 19
Beryl (Category 2) — Landfall near Puerto Morelos and Mahahual area with impacts near Tulum. Damage types reported include downed palapas, power outages, and road flooding; no dollar loss figure provided.
hurricane
Jun 1
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