I wasn’t sure what to expect when I went to Tulum, Mexico, last July to scout property investment opportunities. I’d heard it was a party town popular with eco-chic hippies and crypto bros…
While there’s some truth to that reputation, Tulum has so much more to offer, including a strong community feel in its residential areas. I was pleasantly surprised by everything I saw…
First Impressions: Green And Grounded
Found about two hours south of Cancún by car, the first thing that struck me was how green Tulum is. No big buildings mar the skyline; instead, lush jungle stretches in every direction.
At the heart of town lies the expansive Jaguar Nature Park. A close-to-nature feeling permeates everything…
Then there’s the beaches: powdery white sands meet brilliant Caribbean blues…
They’re undeniably beautiful but also thoughtfully developed. Beach clubs, bars, restaurants, and hotels line the shore, making it easy to enjoy the sea in comfort and style.
As the sun sets, the beach zone becomes a social hub, home to many of Tulum’s high-end hotels and restaurants—a place to see and be seen.
A Place That Feels Like Home
What surprised me most about Tulum was how residential certain pockets feel.
I stayed in La Veleta, an area dotted with boutique hotels and modern property developments. The streets are calm and tree-lined, with cafés, restaurants, and shops on every corner… I felt completely at home and at ease here.
Other areas like Aldea Zama are more polished, almost like high-end gated communities with luxury homes, manicured streets, and pedestrianized zones with upscale cafés, bars, and restaurants…
A Strong Sense Of Community
In these and other areas, there’s a genuine sense of community. Café conversations flit between English and Spanish… folks are out walking their dogs or exercising… no one appears rushed or stressed… people cycle from place to place…
Tulum seems to have all the ingredients for a happy life while still being a globally recognized tourist destination. It’s somewhere I’d be happy to return to again and again, whether for a short stay or something longer.
Property Market Snapshot
On my scouting trip, I met with developers, brokers, and property managers and toured construction sites and completed developments…
I was consistently impressed by the quality of every property opportunity I saw—the construction standards, the elegant finishes, the professionalism of management, and more.
Tulum is an architect’s playground, each building more creatively designed than the next. Boho-chic, Mediterranean, and Moroccan styles dominate and fit the town’s ethos well.
Property prices span a wide range, with studios around $150,000 to $200,000, two-bedroom condos averaging $200,000 to $400,000, and luxury villas reaching $1 million and more.
Rental yields for well-managed units near the beach or in popular neighborhoods like Aldea Zama or La Veleta average 6% to 10% annually, depending on amenities, location, and occupancy. Region 15 is one of the most active zones right now, with more space for larger developments to take shape.
Units with jungle views, rooftop pools, or hotel-style services can command premium nightly rates, especially during peak tourism season from December to April.
Short-term vacation rentals are a strong investment play; however, a growing number of digital nomads and semi-permanent residents are increasing demand for longer-term furnished rentals, especially those with co-working spaces or strong internet connections. Most buyers are international, mainly from the U.S., Canada, and parts of Europe.
Why Now?
Tulum has transformed rapidly from remote outpost to one of Mexico’s most talked-about markets. Growth hasn’t been without challenges, but several key factors are aligning right now…
Major infrastructure investment
Tulum International Airport opened in December 2023 and has been a game changer. It exceeded passenger projections and is expanding the number of destinations it serves.
Around the same time, the Tulum Maya Train Station opened, connecting it to the wider Riviera Maya. This 966-mile intercity railway loop links major tourist destinations across the region, including Cancún, Palenque, and Mérida.
Beyond the new airport and train line, two malls are under construction—including one with a luxury positioning that will host global retail names like H&M and Zara and another with a cinema—the first in Tulum. Walmart and Home Depot have also announced plans to open here.
A third beach access avenue was being paved while I was there last year and will significantly reduce congestion and improve access to the Hotel Zone from inland developments.
Legal and market maturity
What was once a wild west market has become far more regulated. Agents must now be certified to operate legally, increasing professionalism and buyer protection.
High levels of inventory also give buyers leverage. It’s a buyer’s market right now, particularly for pre-construction and early-phase developments.
A wide range of inventory
Most of the properties on offer are in developments rather than standalone homes. There’s little to no beachfront property available due to land-use restrictions and geography. Tulum is completely flat, so sea views aren’t common.
Instead, developers emphasize on-site amenities: pools, jungle landscaping, co-working spaces, yoga and meditation rooms, rooftop lounges, spas, and even concierge SUVs (a response to the infamously chaotic taxi system).
A Standout Opportunity In La Veleta
During my stay, I had the pleasure of experiencing a boutique luxury retreat in La Veleta—a 30-unit development centered around a lush, cenote-inspired pool.
Tropical landscaping frames the reception area and pathways, giving the property natural privacy and a sense of seclusion. Amenities include a 24-hour concierge, a gym with a smoothie bar, co-working lounge, massage rooms, a firepit, bike rentals, laundry service, and parking.
Natural materials like local woods, marble, and Mayan chukum plaster are used throughout, giving the property a peaceful, well-appointed, refined feel…
And it’s clearly popular with short-term visitors. Airbnb data collected from August 2024 to 2025 shows net rental income of $14,800 for penthouse studio units. That’s an almost 8% return.
We brought this opportunity to your fellow readers’ attention late last year, and units were snapped up quickly. Now, only four remain available. To learn more before they’re reserved, click here now.
What’s Next…
We’re getting ready to launch a new project from the same developer in Tulum. Keep an eye on your inbox—doors open this weekend…
To smooth travels and successful property buys,
Sophia Titley
Editor, Overseas Property Alert