Real returns · 2025 data
What the Riviera Maya actually yields.
No brochure numbers: real net returns today are single-digit, not the 8-15% of pre-sales. A well-managed villa runs ~8% net; a Playa condo, 4-6%; a standard Tulum condo, 0-3%. These are the 2025 figures, and what explains them.
Realistic net cap rate by product
| Product | Net cap rate | Note |
|---|---|---|
| Well-managed luxury villa (Tulum/Playa) | ~8% net | The best-yielding product and the best at holding value. |
| Mid-luxury condo, Playa del Carmen | 4-6% net | Realistic and consistent in a liquid market. |
| Branded condo-hotel, Cancún hotel zone | 5-7% net | With a branded rental program. |
| Standard Tulum condo | 0-3% net | Many don’t cover costs after the oversupply. |
Entry ticket by product (2025)
- Beachfront luxury condoUSD 450k – 1.2M
- Mid-luxury 2-bedroom condoUSD 180k – 320k
- Luxury villa / houseUSD 600k – 2.5M
- Land like Retorno San José (Tulum)USD 80k – 250k
- Branded condo-hotel (Cancún)USD 350k – 900k
Run your own numbers with the ROI calculator and closing costs.
Real returns, no makeup.
- What does a property in the Riviera Maya actually yield?
- As of 2025, real net cap rates are: well-managed luxury villa ~8%, mid-luxury condo in Playa del Carmen 4-6%, branded Cancún condo-hotel 5-7%, and standard Tulum condo 0-3% (many don’t cover costs). The double-digit returns promised by pre-construction brochures no longer hold; real returns depend on buying well and managing.
- Why are real returns lower than brochure numbers?
- Pre-sale brochures projected optimistic occupancy and rates (8-15%) that reality didn’t sustain, especially in Tulum after oversupply. A net cap rate deducts maintenance, management, vacancy, taxes and RETUR-Q. Once subtracted, the realistic return drops to single digits for most products.
- How does RETUR-Q affect vacation-rental returns?
- RETUR-Q requires registering the accommodation (platform folio, municipal license, Civil Protection clearance) to legally operate on Airbnb, with fines for non-compliance. It adds cost and paperwork and excludes properties that can’t be registered — so you must confirm rental viability BEFORE buying.
- Which product gives the best returns in the Riviera Maya?
- A well-managed luxury villa (~8% net) and a branded Cancún condo-hotel (5-7%) lead today, above the generic rental condo. Playa del Carmen offers the most reliable balance (4-6%) thanks to its liquidity and 70%+ occupancy. The standard Tulum condo carries the highest yield risk.
Methodology & sources
Net cap rates and tickets as of 2025, cross-referenced from AMPI, Tinsa, BBVA Research, Airbtics/AirDNA and 20 years of HH’s direct operation in the Riviera Maya. These are indicative ranges by product and zone; a specific property’s return depends on its location, management and purchase price. Not a guaranteed projection.