TULUM: PROFITABILITY INDEXES 2023
Tulum is in constant growth of areas, so it is important to always keep updated on the statistics of profitability by area in case you are looking for a return on investment. So in order to obtain good rental income, it is necessary to have something that people are looking for a lot, but the supply is low.
In this email I want to help you by giving you an update from AIRDNA that will confirm how the current market is doing.
As you can see in the following map we are studying the options inside Tulum.
Currently there are about 9,721 properties listed for vacation rentals in Tulum.
These are divided as follows:
- 1REC: 4644 units
- 2REC: 2570 units
- 3REC: 948 units
- 4REC: 409 units
- +5REC: 452 units
In November 2020 there were around 4,600 units listed in Tulum, and in November 2023 there are already 9,721 properties, demonstrating the growth of the area in only 3 years.
Properties in Tulum are listed on platforms such as Airbnb, Vrbo and others.
AIRBNB: 7355 properties
VRBO: 784 properties
BOTH: 1667 properties
Throughout the year, occupancy has been changing depending on the season in which Tulum was found, as owners generally choose to rent their units on a long-term basis in the off-season.
The overall occupancy rate of the properties according to the number of nights the units were occupied.
1-90: 4941 properties
91-180: 2889 properties
181-270: 1940 properties
271-365: 2183 properties
In this zone there are 3,031 listed units, which are divided as follows
- 1REC: 1,023 properties
- 2REC: 1,131 properties
- 3REC: 366 properties
- 4REC: 106 properties
- +5REC: 116 properties
In Aldea Zama the current market decreased the occupancy rate, due to a decrease in occupancy throughout the year, so much so that there is a decrease of 18% in the overall revenue collection compared to last year, generating approximately $601,900.00 MXN per year in the unit with more occupied days per year, and considering that it must be rented at $3,600.00 MXN per day.
There are 953 listed in this zone, of which they are divided into:
1REC: 400 properties
2REC: 231 properties
3REC: 93 properties
4REC: 64 properties
+5REC: 53 properties
In La Veleta there was also a decrease in the current market, so much so that there is a 24% decrease in the overall revenue collection compared to last year, generating approximately $636,800.00 MXN per year in the unit with the most occupied days per year, and considering that it should be rented at $3,700.00 MXN per day.
There are 2,099 listed in this zone, divided into:
1REC: 1,050 properties
2REC: 397 properties
3REC: 135 properties
4REC: 75 properties
+5REC: 58 properties
Region 15 also presented a decrease in the current market, however, it was one of the areas with the lowest percentage decrease. The decrease was 1% in the overall revenue collection compared to last year, generating approximately $416,600.00 MXN per year in the unit with the most occupied days per year, and considering that it must be rented at $2,500.00 MXN per day.
In this zone there are 1,327 properties listed, of which it is important to mention that in this zone there are not only Condominiums, but also hotels, so in this case the zone is divided into:
1REC: 848 properties
2REC: 140 properties
3REC: 46 properties
4REC: 12 properties
+5REC: 29 properties
In the Center, there was also a decrease in the current market, with a 20% decrease in general revenue collection compared to last year, generating approximately $312,200.00 MXN per year in the unit with the most occupied days per year, and considering that it must be rented at $1,900.00 MXN per day
In this zone there are 523 listed, it is important to emphasize that the hotel zone, as its name says, is composed mostly of hotels, so the income will be higher compared to other areas of Tulum, so in this case the zone is divided into:
1REC: 295 units
2REC: 30 units
3REC: 27 units
4REC: 17 units
+5REC: 42 units
The Hotel Zone also presented a decrease in the current market, with a 33% decrease in general income compared to last year, generating approximately $2,200,000.00 MXN per year in the unit with the most occupied days per year, and considering that it must be rented at $14,500.00 MXN per day.
In this area there are 75 listed, it is important to emphasize that villas Tulum is an area that is growing, so it currently does not have so many units listed, so it could be an area to invest.
1REC: 49 properties
2REC: 23 properties
3REC: 1 property
4REC: 0 property
+5REC: 1 property
Villas Tulum is growing so it has also been capturing the attention of those who visit Tulum, which is why it presented a growth in rents of 15% in the capture of general income compared to last year, for the rents generating approximately $225,800.00 MXN per year in the unit with more days occupied per year, and considering that it should be rented at $1,400.00 MXN per day.
Focusing on any of the Zones seen, we can see that the annual income will change depending on supply and demand, so it is important to mention that this will depend on how well managed the units in vacation rental plans are.
An example of what will indicate how successful your unit will be will depend on the administration; since there are owners who are the ones who manage their properties and do not know the average price index within the same area so their prices are low to the market, it will also depend on how updated they have their prices according to the season, since it is not the same a stay in low season, as in high season, which usually there is a minimum 50% difference in price between seasons.
Comparison of those who decide to leave their rentals in the hands of expert rental agencies, who manage the units considering all parameters of the region, season and even the details that make the unit different from the others.
Based on the statistics, we can see that the units with the best opportunities for growth and profitability are those with +3 bedrooms.
Depending on what you are looking for, you can review what are the important points to consider when purchasing your next property.
- The growing market of families arriving with 2 children is growing due to the arrival of the Green School in Aldea Zamá (families are looking for places where they can bike or walk their children to school).
- People looking for a HOME OFFICE space. They are people who used to rent 2 rooms but after the pandemic, they need a private and adapted space to work.
- The trend to convert one of the bedrooms into an office is generating a solution for your concentration and privacy. Here if you can adapt a separate entrance as in the Lock off.
- Groups of friends and couples traveling together. 3 bedrooms can accommodate up to 6 people or 3 couples and makes it a great experience for traveling groups.
- Digital nomads who become friends or group of friends who arrive and want to share a common space and services. Instead of paying for a 1 bedroom up to $1,700 plus utilities, this becomes a good opportunity to reduce their rental utilities and share long term, they can pay around $3,000 usd or $3,500 usd per month for the whole unit, this makes it very affordable for groups of friends.