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Every place in SESY World · Browse by sector or search
Furnished apartments, studios, penthouses and villas · 6 or 12-month contracts · pet friendly · Aldea Zamá · La Veleta · Región 15 · Downtown Tulum · Short stays → · For sale →
Six neighborhoods, six different lives. Rents below are the real long term range we see this season — click any row to filter the homes above.
| Area | Who it suits | Getting around | Good to know | Typical rent / month | Homes |
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Every home in every area is pet friendly — one dog or cat included — furnished, and rented on a 6 or 12-month contract with one month's refundable deposit. Short stays and vacation rentals →
Tulum.rent exists to bring validated rentals to Tulum, Mexico. Every home on this list is verified by a broker who has been inside it, and every contract follows the practices that renting in Tulum actually runs on — so both the person renting and the owner of the property are protected. We work with both sides, because a rental only holds when it is fair on both sides. That is the bridge to a well-lived life in this paradise.
Before it was a rental market it was a walled Maya port. Tulum comes from the Yucatec Maya word tulu'um, meaning wall or fence — a name given by later travellers for the stone wall that still rings the clifftop site. The Maya themselves called the city Zamá, "dawn" or "morning", because it faces the sunrise over the Caribbean — which is exactly where the name of the neighbourhood Aldea Zamá comes from, the same one most of the apartments on this page sit in. If you want to read further into the language and the sources, the Mayan Library keeps an open archive of Maya history, language and heritage.
𓁹 Zamá, dawn — read the fuller word history at the Mayan Library →Every contract on this page starts at six months. Tulum.rent is a Tulum-only rental list. Every home is furnished, contracted for six months or more, and confirmed available by a broker who has physically been inside it. For short stays click here → Rents are quoted in Mexican pesos per month, with electricity and gas billed separately by usage and WiFi plus building maintenance usually included.
Long term rentals in Tulum move fast: a well-priced two-bedroom in Aldea Zamá is typically gone within a week of listing. Rents soften between May and October and tighten from November through March. If a home you want already shows the RENTED! stamp, message us anyway — we hold a waitlist per building and most owners give us notice a month before a unit frees up.
The neighborhood guide above lays out all six areas side by side — who each one suits, how you get around, what to watch for and the real rent range this season. Click any row and the list filters to that area.
The Tulum Ruins sit at the northern end of the beach road, about ten minutes by bike from Aldea Zamá and five from Región 15 — close enough that most tenants end up going before breakfast, when the site opens and the light is best. The beach hotel zone south of them is where the design hotels live, Be Tulum among them; it is a lovely stretch to spend a day on, and a difficult one to live on year-round, which is why long term tenants almost always settle inland in Aldea Zamá, La Veleta or Región 15 and ride to the coast.
Tulum with kids works better than most people expect: La Veleta and Tulum Country Club are the quiet, low-traffic options, several buildings have playgrounds and gated access, and the cenotes and Jaguar Park are a short drive. Families usually take a 12-month contract because the monthly rate drops and the school year lines up. If you are planning holidays to Tulum rather than a move, six months is our minimum here — short stays from one month and vacation stays from two nights are opening soon on our short-stay page.
Luum Zamá · Lik Zamá · Real Zamá · Itzá · Kaan · Kune · Tulum 101 · Ximbal · Prana · Nequén — most of them in or a few minutes from Aldea Zamá, the centre of Tulum's long term rental market.
Every home on this list is pet friendly. One pet — a dog or a cat — is included. More than one needs the owner's approval and may carry an additional deposit. The deposit is the same everywhere: one month's rent, refundable after the move-out inspection.
Passport, proof of income or funds, first month's rent and one month's refundable deposit. No Mexican residency required for furnished contracts. Viewings and contract handling cost tenants nothing — the owner pays the broker fee.
Clear title deed, ready to build. The lowest price per m² in a fully developed part of Tulum — two blocks from Chedraui Selecto, minutes from Jaguar Park and the archaeological ruins.
MXN 2,990,000Long term is what we do — the other two are opening progressively.
A one-year contract is the cheapest way to live in Tulum — owners discount the monthly rent against the longer commitment.
Browse the homes →Our baseline contract. Slightly higher per month than a year, furnished and ready to move in.
Browse the homes →Monthly furnished stays with utilities and cleaning included — for trial months and remote-work seasons.
Request availability →Nightly and weekly stays in the beach zone and Aldea Zamá, fully serviced, released on demand.
Request availability →Six months is the minimum on every home listed here. Some owners offer 12 months at a lower monthly rate.
Currently from about MXN 8,000 for a 39 m² studio up to MXN 75,000 for a three-bedroom penthouse in Aldea Zamá. Most one and two-bedroom apartments sit between MXN 12,000 and MXN 28,000.
One month's rent as a refundable security deposit plus the first month in advance, on every home we list. It comes back after the move-out inspection.
Tulum comes from the Yucatec Maya tulu'um, "wall" or "fence", after the stone wall around the clifftop site. The Maya name for the city was Zamá, "dawn" — the origin of the Aldea Zamá neighbourhood name. More on Maya language and history at the Mayan Library.
Yes. Alongside Tulum apartments for rent we list villas — currently a three-bedroom private villa of 220 m² with its own pool in Downtown Tulum. Villas are fewer and move faster, so ask us to flag the next one.
La Veleta and Tulum Country Club are the calmest areas for families — low traffic, gated buildings, playgrounds in several developments, and cenotes and Jaguar Park nearby. Families usually take the 12-month contract for the lower monthly rate.
Yes — all our long term rentals are pet friendly. One pet (dog or cat) is included in the contract. Two or more need the owner's approval and may carry an extra deposit.
Usually, yes. Six months is our standard minimum; a 12-month contract normally gets a lower monthly rate because the owner is committing for longer. Both rates are shown on the listings that offer them.
WiFi and building maintenance or HOA are usually included. Electricity (CFE) and gas are billed separately by usage. Each listing states what is included.
Aldea Zamá if you work online and want everything walkable. La Veleta if you want quiet and better value. Región 15 or Downtown if budget comes first.
No. A passport, proof of income or funds and the deposit are enough for most furnished long term contracts. Some buildings ask for a Mexican guarantor on unfurnished 12-month leases.
This page is long term only — six-month minimum contracts, furnished, direct with the owner. Short-stay inventory is opening soon: for short stays click here →
No. Viewings and contract handling are free for tenants — the owner pays the broker fee.
Owners ask us to keep addresses private so units aren't visited without a broker. Send the pre-qualification on any listing and the exact address comes back with the broker's reply.
Tulum.rent is founded by Josef Sánchez — librarian, systems architect and coach, and the person behind the SESY ecosystem. josef.sesy.ai
Real estate was never far away. His father is a civil engineer, and the circle he grew up around was full of people who build for a living: architects, designers and constructors whose work shaped how he reads a property — names like Frida Escobedo, Ariel Rojo, Alejandro Alarcón Fierro and Lic. Eduardo, among others, were part of the conversation long before any of this became a business.
That upbringing is exactly why this site exists in the form it does. A home is not a photo gallery — it is documents, maintenance, ownership and a contract that holds. Tulum.rent applies a librarian's discipline to a rental market that badly needed one: every listing verified, every term written down, every property traceable to a real owner. Renting well is not a luxury product. It is what makes living in Tulum feel like the paradise people came here for.
Read more about the founder →Tulum was Zamá — dawn — long before it was an address. Discover the archive, and claim a free Maya reading.
Every SESY property is one instrument in the same orchestra. Tulum.rent is the rental node — the rest of the table is one click away.