Articles about investing in Tulum almost always talk about the city. This one is about a single unit: Adora 401, 45,27 m², in Región 15, for 125.000 dollars. It’s a listing from our catalog and the numbers below are its own, not an average.
What is verified
- Price: 125.000 USD.
- Size: 45,27 m².
- Price per square meter: 2.761 USD/m².
- Location: Av. Kukulkán Lt. 185, Región 15, Tulum.
- Development amenities: natural cenote, underground waterway, saltwater pool, yoga tower, temazcal and spa, restaurant.
How it compares within its own area
In Región 15 we have four more units with published price and size. Converted to dollars per square meter, here’s the breakdown:
- Muuk 310 — 90.000 USD, 47,56 m² → 1.892 USD/m²
- Noil Foresta Estudio — 1.850.000 MXN (103.369 USD), 45 m² →
2.297 USD/m² - Adora 401 — 125.000 USD, 45,27 m² →
2.761 USD/m² - Naia Uhm D202 — 149.000 USD, 51 m² →
2.922 USD/m²
Adora 401 sits third out of four: 46% above the cheapest unit in the area and 6% below the most expensive. It’s neither Región 15’s bargain nor the premium unit. What you pay extra versus Muuk are the development amenities —cenote, spa, restaurant—, and that’s exactly the call: whether those amenities will translate into more booked nights or just a higher maintenance fee.
The sticker price isn’t what you pay
On top of the 125.000 USD you need to add what everyone discovers at signing. In Quintana Roo, closing costs —acquisition tax, notary, registry and, for foreigners, the bank trust— typically run between 5% and 8% of the transaction value, and the trust also charges an annual fee. For this unit, that’s an additional 6.250 to 10.000 dollars.
If you plan to rent it out, the unit either comes furnished or it doesn’t: a 45 m² studio outfitted for vacation rental, with appliances and linens, rarely comes in under 8.000 to 15.000 dollars in Tulum.
With that, the real upfront investment is between
139.000 and 150.000 dollars, not 125.000. That’s the number any honest return should be calculated on.
What it needs to rent at for the numbers to pencil out
Note: this section is assumptions, not listing data. Neither this unit nor any of the four publishes verified actual rental income, and we’re not going to make one up. What we can do is the reverse math, which is how you decide:
- On an outlay of 145.000 USD, a 6% net annual return is 8.700 USD per year after expenses.
- With vacation-rental management, between platform commission, management, cleaning, maintenance, property tax and electricity, it typically takes 30% to 40% of gross revenue.
- To leave 8.700 net you need to gross on the order of 13.000 to 14.500 USD per year.
- That’s, for example, 120 nights at 110 USD, or
150 nights at 90 USD. In other words: actual occupancy between 33% and 41% of the year, every year.
That’s the test. Not “what is the developer promising?”, but
at what rate and with how many nights you hit that on this specific street?
The answer isn’t in a brochure: it’s in the occupancy history of the building itself or the two or three next door, which you can request.
The five questions before putting down a deposit
- What is the monthly maintenance fee? In developments with a cenote, spa and restaurant, it’s the most underestimated expense.
- Who manages the rental and at what commission? With or without exclusivity.
- How many identical units are in the same building? Forty identical studios competing on the same platform push the rate down.
- Is it delivered and titled? Delivered means income this year; pre-sale means income in two years and construction risk.
- What was the actual occupancy over the last twelve months? Request it in writing, with the platform report.
Who this makes sense for
For someone entering Tulum for the first time with a budget between 120.000 and
150.000 dollars, this unit is a reasonable starting point: compact size, an area with comparable product, and a development with amenities that support rate. For someone looking for the cheapest price per square meter in Región 15, the answer is a few lines up: Muuk 310.
If you want us to send you the full table of the five units in Región 15, with size, price, dollar per square meter and delivery status, write to us:
we’ll send it exactly as is, no embellishments, and with the questions above already put to the developer.
Price, size, location and amenities: our Adora 401 listing, reviewed on
September 30, 2026. Comparables: our inversionesdemexico.com catalog, same date; conversion at 17,897 MXN/USD (29/09/2026). The ranges for closing costs, furnishing, commissions and the rental scenarios are market estimates to guide the math, not verified figures for this unit: ask for them in writing before committing funds.
Versión en español: Un estudio de 45 m² en Región 15 por 125.000 USD: los números · Versão em português: Estúdio de 45 m² na Região 15 por US$ 125 mil: os números · Version française: Un studio de 45 m² dans la Région 15 pour 125 000 $US : les chiffres
