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Where to buy for vacation rentals in the Riviera Maya.

Winners in vacation rentals are not those with the prettiest pool. They understand the stay map: walkability, access, services, and building rules. In the Riviera Maya, a few blocks can change your occupancy and your ADR (Average Daily Rate). Here’s where and why.

What a 5-night stay feels like

Picture your guests: late arrival, need self check-in (smart lock), coffee on foot, beach minutes away, and prompt WhatsApp. That experience cuts friction and drives 5★ reviews. That’s the logic behind winning zones.

Zones that tend to work and why

  • Playa del Carmen (Centro, Zazil, Coco Beach): walkable, 3–7-night stays, fast turnover. Great for well-equipped studios and 1BRs.
  • Tulum (Aldea Zama, Region 15): higher ADR (average nightly rate) and longer stays. Mind access, building rules, and utilities.
  • Puerto Morelos and Akumal: family and mature profiles, lower turnover but more careful guests; amenities matter more than being right on 5th Avenue.

Note: when we say STR (Short-Term Rental) we mean night/week rentals on platforms like Airbnb/Booking run as a hospitality business.

What to check before you sign

  • Condo bylaws: explicit STR (short-term rental) allowance.
  • Land use and permits: ask for evidence, not promises.
  • Future supply 12–24 months out: avoid micro-areas set to double inventory.
  • P&L (Profit & Loss) with real costs: cleaning, consumables, replacements, utilities, management.

Common mistakes

  • Buying for the “photo,” not the location.
  • Underestimating replacements and SLA (Service Level Agreement) with cleaning/maintenance.
  • Ignoring night noise or construction. Do a night visit.
Mini case study

A studio three blocks from the beach, with grocery and cafés five minutes away, often sustains occupancy even if you trim ADR (average nightly rate) in low season. The same studio 15 minutes on foot with no nearby grocery relies on discounts to fill.

Request a P&L (profit and loss) by neighborhood and unit type with auditable assumptions. Stress-test occupancy and ADR at ±10%. If cash flow holds, you’re set.