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.
COVERAGE BUILDINGEJIDO: HIGH
Score AI estimate
45
Risk AI estimate
Coverage building
Trend
—
Acquisition Tax Official
4%
once, at closing · Art. 50
Safety Trend AI estimate
falling
Avg STR Yield (est.) AI estimate
6.3%
Verified Participants Measured
37
45
Cautious
Zone Score · City Level
AI estimate
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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 price
$2,774/m²
Middle half of listings
$2,109 – $3,585/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 |
| Villas Tulum | $3,402 | $1,846 – $4,815 | 16 |
| Zama Village | $3,219 | $2,186 – $3,888 | 12 |
| Coba | $3,112 | $3,022 – $3,599 | 8 |
| Postal code 77762 | $2,873 | $2,001 – $4,178 | 12 |
| Centro Tulum | $2,870 | $2,273 – $3,694 | 105 |
| Postal code 77765 | $2,864 | $2,248 – $3,612 | 59 |
| Aldea Zamá | $2,825 | $2,127 – $3,429 | 221 |
| La Veleta | $2,737 | $2,232 – $3,374 | 160 |
| Postal code 77760 | $2,736 | $2,134 – $3,377 | 63 |
| Aldea Zama | $2,537 | $2,084 – $3,792 | 19 |
| Tulum Country Club | $2,501 | $2,421 – $2,525 | 9 |
| La Veleta | $2,444 | $1,778 – $2,567 | 8 |
| Región 15 | $2,413 | $1,970 – $2,827 | 38 |
| Tumben Kaa | $2,068 | $1,892 – $2,848 | 12 |
| Aldea Tulum | $1,629 | $1,013 – $2,749 | 17 |
913 apartment listings collected up to 2026-10-25 from EasyBroker, Inmuebles24, propiedades.com, realtor.com. Neighbourhoods with fewer than 8 listings are not shown. TuLugar figures are its apartment 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 the listing prices above. 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 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 price median for the same neighbourhood.
| Month | Area | $/m² | Listings | Source |
|---|---|---|---|---|
| Oct 2026 | Zone-wide | $2,917 | 159 | propiedades.com listings |
| Oct 2026 | Zone-wide | $2,670 | 424 | EasyBroker listings |
| Oct 2026 | Zone-wide | $2,472 | 63 | Inmuebles24 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 |
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
Riviera Audit consensus estimate, modelled from zone prices and the market data we track; not measured from booking records. Check against actual rental records before relying on it. Month: Aug 2026.
Found by AI search of press and government sites; check the source before relying on an item.
Hotel Coco Beach, coastal Tulum - Breakwater/Rompeolas — MIA denied
Environmental permit (MIA)
Sianjuan — MIA under review
Environmental permit (MIA)
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.
Named storm
Hurricane Beryl (category unreported) — Made a near-miss/regional-impact approach to Quintana Roo, driving storm preparations, tourism disruption, and coastal impacts across affected zones. No verified Quintana Roo-specific insured-loss or economic-damage total was found.
Named storm
Hurricane Grace (Category 1) — Landfall just south of Tulum with roofs torn off homes and structural damage. About 84,000 customers lost power in Cancún and 65,000 without power in Playa del Carmen, Cozumel, and Tulum combined.
Named storm
Grace (Category 1) — Impacted Tulum as a Category 1 hurricane. No specific economic or insurance-loss figure reported.
Named storm
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Leave a review →Neighborhoods in Tulum
Sub-zone scores are neighbourhood-level and scored on their own dates; the Tulum zone score above is the city-level composite. A gap between them is not a contradiction.
Aldea Zamá
prime51
SUB-ZONE · scored Oct 19, 2026
Región 15
prime28
SUB-ZONE · scored Aug 12, 2026
Región 8
established29
SUB-ZONE · scored Aug 12, 2026
La Veleta
established21
SUB-ZONE · scored Aug 12, 2026
Centro Tulum
established24
SUB-ZONE · scored Aug 12, 2026
Holistika
prime51
SUB-ZONE · scored Oct 26, 2026
Región 12
emerging42
SUB-ZONE · scored Oct 26, 2026
Tankah
emerging32
SUB-ZONE · scored Aug 12, 2026
Bahía Soliman
prime55
SUB-ZONE · scored Oct 26, 2026
Tulum Country Club
established24
SUB-ZONE · scored Aug 12, 2026
Hotel Zone
prime57
SUB-ZONE · scored Oct 26, 2026
Selvazama
prime52
SUB-ZONE · scored Oct 26, 2026
The Riviera Maya, measured.