New connectivity
Its own international airport and the Maya Train reshape access with less dependence on Cancún.
Quintana RooExpanding
Tulum
Eco-chic luxury to live in and enjoy — not to count on a quick resale.
- Airport
- TQO · 25 min
- Brand
- Global destination
- Profile
- To use, not to flip
Overview
Tulum just got connected: the new Tulum International Airport and the Maya Train link it directly to the world, on top of its eco-chic luxury positioning. Development is low-density and jungle-integrated, with premium nightly rates. That said, let us be clear about the moment: there is oversupply and resale moves slowly. Today Tulum is bought to be used — a second home, a seasonal house, your own enjoyment — and rented while you hold it. If you need to be able to exit the asset on a short horizon, this is not your market; Cancún and Playa del Carmen serve that better.
Why this market matters
Buy it if you are going to use it. New connectivity and the global brand sustain the nightly rate, but the exit is slow: the thesis here is your own enjoyment plus rental income while you hold, on a long horizon — not a short-term resale.
Opportunity types
Second homeJungle villasEco-chic developmentsPremium vacation rental
Who this market fits
Second homeOwn use + rentalPremium rentalLong horizon
Established
Aldea Zamá
Indicators
- USD 196
- Average nightly rate
- 26%
- Median occupancy · 12 mo
- −15.9%
- Revenue per unit · 12 mo
- USD 200k+
- Entry ticket
Rate, occupancy and revenue come from short-stay operations over the last twelve measured months (Jul 2025–Jun 2026), on one methodology across all four markets. They are gross operating figures, not a yield on price, and they vary by submarket, product and management.
The Arano thesis
Buy it to live in it: global brand, slow exit
A brand with pricing power
Tulum sustains premium nightly rates that few destinations in the Americas match: the asset earns while you use it.
The exit is slow
With today’s oversupply, reselling takes time. Buy Tulum to enjoy and rent it, not to exit quickly; if you need liquidity, Cancún or Playa del Carmen serve that better.
Market profile
Arano readingShort-stay performanceFalling
Appreciation runwayPressured by supply
Exit liquidityLimited today
Market maturityExpanding
A qualitative scale from the analysis team comparing this market with the rest of the Cancún–Tulum corridor.
Submarkets
In Tulum the submarket is everything: the rate gap between zones is the corridor’s widest — and so is the gap in how long a resale takes. Choose for where you want to be, not for where you think you will exit fastest.
Established
Aldea Zamá
The most established sector, with complete infrastructure and proven demand.
Entry ticket
Starting at USD 200,000
In this zone
Emerging
La Veleta
Bohemian and densifying, with an accessible ticket near downtown.
Entry ticket
Starting at USD 150,000
In this zone
No published assets in this zone
Emerging
Región 8 & 15
New development minutes from the beach; the market entry point.
Entry ticket
Starting at USD 130,000
In this zone
No published assets in this zone
Premium
Zona Costera
Low-density beachfront; the market’s pricing ceiling.
Entry ticket
Starting at USD 500,000
In this zone
No published assets in this zone
Other assets in this market
View all exclusives
Catalysts
What is moving this market
2023
TQO Airport
Direct international flights to Tulum without passing through Cancún.
2024
Maya Train
Tulum station connects the destination with the southeast.
Ongoing
Jaguar Park
Planning and coastal protection beside the archaeological zone.
Insights
Market analysis
Practical reads for investing in this corridor: realistic yield, legal framework and entry strategy.
Legal framework5 min readBuying on the coast as a foreigner: how the bank trust works
Within the restricted zone, the bank trust is the safe, legal way for a foreigner to own. Here is what it actually involves.
Arano Investments Group
Yield6 min readWhat rental yield is realistic in the Riviera Maya
The 8% to 12% in circulation is gross, and it is published by people who sell. Here is what measured occupancy and the costs almost no brochure subtracts actually say.
Arano Investments Group
Strategy4 min readPre-construction or resale: deciding by your objective
Pre-construction offers entry price and build-phase appreciation; resale offers certainty and immediate cash flow. The right choice depends on your horizon.
Arano Investments Group
Markets
Markets we'd put our own money in.
0 km from CancúnCancún–Tulum corridor
Cancún
An established city with the country’s best-connected airport and year-round rental demand.
- Average nightly rate
- USD 129
- Median occupancy · 12 mo
- 37%
- Revenue per unit · 12 mo
- −5.2%
Private consultation
Private consultation
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Eco-chic luxury to live in and enjoy — not to count on a quick resale.
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