Aerial view of Holbox townPhoto: @pirex

Isla Holbox · Quintana Roo

Titled properties in a protected destination

Two rental buildings, a commercial plaza and three lots. All titled. Together or separately.

The destination

A small island with a long season

#1Island in North AmericaCondé Nast Traveler Readers' Choice 2024 [1]
~90%Hotel occupancy, Easter 2026Up to 3,500 visitors a day. Por Esto [2]
1,666Hotel rooms on the island, 2023109 hotels. Sedetur [3]
0Cars on the streetsSand streets, golf carts and bikes
Sand streets, golf carts
Sand streets, golf cartsThe town moves on foot, bike and golf cart.Photo: dronepicr, CC BY 2.0
Punta Cocos
Punta CocosThe western tip, known for sunsets and bioluminescence from April to September.Photo: dronepicr, CC BY 2.0
Whale sharks
Whale sharksMid May to mid September. The island's best-known draw.Photo: dronepicr, CC BY 2.0
Flamingos
FlamingosOn the lagoon side, roughly April to October.Photo: dronepicr, CC BY 2.0
North shore from above
North shore from aboveTown, palms and a long, shallow beach.Photo: @pirex
Ferry from Chiquilá
Ferry from Chiquilá20 to 30 minutes, two operators, departures about every half hour.Photo: Yavidaxiu, CC BY-SA 3.0
KitesurfingSteady wind and shallow water make Holbox a known kite spot, with several local schools.

Getting there

Two to three hours from Cancún, then a short ferry

Cancún airport to Chiquilá by road, then the ferry. A direct ADO bus also runs from Tulum. [5]

The circle marks the general area. Exact property locations are shared with the full dossier. © OpenStreetMap contributors.

Why supply is scarce

Building here is limited by law

150 m²Minimum lot for a home250 m² mixed or commercial, 800 m² hotel [6]
3 levelsMaximum height, or 10.5 mLots cannot be subdivided [6]
2025Profepa closed two developmentsBuilt without federal environmental permit [7]

The island sits inside Yum Balam, a federal protected area. Titled property built with permits is hard to replace.

Holbox from abovePhoto: @pirex

What to know

The island, read plainly

Water and power

Outages happen (Feb 2025, Mar 2026). Properties run cistern, pump and backup power. [8]

Land tenure

Parts of the island are ejido or federal zone. The six properties here carry private title. Verify with your notary. [9]

Access

Ferry only. A small airstrip serves private and charter flights. [5]

Seasons

Peak season runs December to Easter (winter), mostly Northern European and Canadian guests. Summer brings whale shark season and European travel.

Holbox town street
The town: sand streets, palapas and golf carts. Photo: Coolhunter MX

Around the properties

Approximate, from the area around the properties. Golf cart times are door to door.

Market reference

The rental market in numbers

51%Occupancy
USD 145Average daily rate
~USD 24.1KAvg. annual revenue per listing
391Active listings

Third-party estimate (AirDNA, Oct 2026), trailing 12 months to Sep 2026. Market-wide reference, not this portfolio's performance. [10]

Hotel supply barely moves

Rooms 20201,551 20231,666 Hotels 2020112 2023109

Hotels and rooms on Holbox, Sedetur [3]

Safety, by municipality

Lázaro Cárdenas455Isla Mujeres552Cozumel2,179

Reported crimes (fuero común), 2025. SESNSP [11]. Lázaro Cárdenas includes Holbox, Chiquilá and Kantunilkín; about 0.8% of the state total, 3 homicides.

The portfolio

Six properties, together or separately

All six sit within a few blocks of each other in town, a short walk from the beach. Full portfolio about USD 4.5M.

PropertyTypeAreaAsking price
Casa Mar8 apartments631 m² · 6,792 sq ftUSD 1,450,000
Bodega building, Calle Jurel3 apartments203 m² · 2,185 sq ftUSD 590,000
Kuka Plaza4 retail units299 m² · 3,218 sq ftUSD 650,000
Corner lot, Calle San PedroCorner lot293 m² · 3,154 sq ftUSD 297,000
Corner lot, Calle JurelLot + structures759 m² · 8,170 sq ftUSD 850,000
Lot, Calle PámpanoLot518 m² · 5,576 sq ftUSD 595,000
Casa Mar

01 · Rental building

Casa Mar

USD 1,450,000

Land
631 m² · 6,792 sq ft
Units
8 furnished apartments, same floor plan
Status
Operating, titled

Why it's an opportunity. Finished, operating building with garden and palapa, where new rooms need a federal permit.

Bodega building, Calle Jurel

02 · Rental building

Bodega building, Calle Jurel

USD 590,000

Land
203 m² · 2,185 sq ft
Units
3 apartments, one two-story with private rooftop
Status
Operating, titled

Why it's an opportunity. Three different unit types in one building, including a two-story unit with private rooftop.

Kuka Plaza
Kuka Plaza, entrance to one of the unitsKuka Plaza, passage between the unitsKuka Plaza, inside one of the units

03 · Commercial

Kuka Plaza

USD 650,000

Land
299 m² · 3,218 sq ft
Units
Four commercial units, currently leased
Status
Titled

Why it's an opportunity. Street-level retail in town with tenants in place.

Corner lot, Calle San Pedro
Area around the lot. Photo: @pirex

04 · Land

Corner lot, Calle San Pedro

USD 297,000

Land
293 m² · 3,154 sq ft
Type
Vacant corner lot
Status
Ready to build, titled

Why it's an opportunity. Above the 250 m² mixed-use minimum, on a corner, next to Casa Mar.

Corner lot, Calle Jurel
Area around the lot. Photo: @pirex

05 · Land with structures

Corner lot, Calle Jurel

USD 850,000

Land
759 m² · 8,170 sq ft
Type
Laundry, a room and a palapa
Status
Titled

Why it's an opportunity. One of the larger lots in town, with existing structures.

Lot, Calle Pámpano
Area around the lot

06 · Land

Lot, Calle Pámpano

USD 595,000

Land
518 m² · 5,576 sq ft
Type
Vacant lot near the beach
Status
Ready to build, titled

Why it's an opportunity. Room for a residence or small mixed-use project close to the water.

Estimated return

What the rental buildings could earn

Estimate based on market data, not the property's actual performance.

Casa Mar

7.3% to 9.7%Net yield on asking
Units
8
Gross / year
USD 193K to 216K
Net / year
USD 106K to 140K

Bodega

6.7% to 8.9%Net yield on asking
Units
3
Gross / year
USD 72K to 81K
Net / year
USD 40K to 53K

How we got there

  1. Gross per unit: USD 24.1K (market average per listing) to USD 27.0K (USD 145 × 365 nights × 51%).
  2. Operating costs assumed at 35% to 45% of gross (management, cleaning, utilities, maintenance, platform fees).
  3. Net yield = net per year ÷ asking price. Before taxes, financing and closing costs.
  4. Kuka Plaza is leased to commercial tenants; its rent is shared with the dossier.

Gallery

As it stands today

Fit

Who this is for, and who it isn't

A good fit if you

  • Want income property where new supply is limited.
  • Can hold through seasonal swings.
  • Will work with a local manager or already run rentals.
  • Value title and permits over a low entry price.

Probably not for you if you

  • Need even income every month from day one.
  • Want to build large or tall.
  • Expect city-grade utilities without backup.
  • Want a quick flip.

Before you move money

What you get, and when

OpenBrochure, photos, property sheets, general location.
With LOI or NDAFloor plans, legal documents, title and permits, operating numbers.
Your sideIndependent notary, Public Registry search, federal zone and Yum Balam check. Foreign buyers in the restricted zone use a bank trust (fideicomiso).

Next step

Request the full dossier

Tell us what interests you. We reply with the dossier.

Or write to contact@investinholbox.com.