2 Bedroom Investment Property Ambergris Caye – Belize Investment Analysis
2 Bedroom Investment
Investing in a 2-bedroom vacation rental property on Ambergris Caye, Belize, is generally considered a strong opportunity, primarily driven by the island’s booming tourism and favorable market trends.
Ambergris Caye is the most popular tourist destination in Belize. The island experiences a consistently rising demand for vacation rentals, which in turn pushes up occupancy and rates.
As an investment property within the professionally managed rental program, a 2-bedroom home in this resort community is expected to perform in the top tier of the local market.
2 Bedroom Rental Income KPI
2 Bedroom Average Rental Unit
- Occupancy Rate: 56%
- Average Daily Room Rate (ADR): $260.61 USD
- Average Annual Revenue: $44,300 USD
- RevPAR: $146.45 USD
2 Bedroom Average Rental Unit with Pool
- Occupancy Rate: 55%
- Average Daily Room Rate (ADR): $329.24 USD
- Average Annual Revenue: $54,500 USD
- RevPAR: $179.76 USD
2 Bedroom with 2 Bathrooms (En-suites)
- Occupancy Rate: 47%
- Average Daily Room Rate (ADR): $505.21 USD
- Average Annual Revenue: $63,800 USD
- RevPAR: $236.84 USD
2 Bedroom Return on Investment (ROI) Potential
Here is a breakdown of the key investment factors, including specific metrics and how a 2-bedroom unit fits in:
Net Rental Yields: Market data suggests potential net rental yields often range from 8% to 15% in prime locations, especially with professional rental management.
Property Appreciation: In addition to rental income, investors benefit from potential long-term property appreciation, a key driver of overall ROI in a high-demand Caribbean market.
Investment Profile: A 2-bedroom property is often positioned as a lower-risk investment with minimal upkeep compared to larger villas, appealing to smaller families or couples.
Investment in a 2 Bedroom
Here is a breakdown of the key metrics and calculations supporting this estimate:
Average Daily Rate (ADR)
High-performing 2-bedroom homes in and around San Pedro command premium nightly rates. A high-quality 2-bedroom property commands a premium nightly rate.
- The expected ADR ranges from $200 to $500+ USD, depending on the season.
Properties in upscale or luxury standing, with an ADR between $250 and $550 per night USD, are a realistic expectation for a well-appointed 2-bedroom home.
- Top 10% of Market: $500+ per night USD
- Top 25% of Market: $350+ per night USD
Occupancy Rate
Occupancy fluctuates with the seasons. High-end, professionally managed properties maintain stronger occupancy year-round. High-end and professionally managed rentals drive a high blended annual occupancy rate, typically between 55% and 65%.
- Peak Season (Dec-Apr): 70% – 85%+
- Shoulder Season (May-Aug): 50% – 65%
- Low Season (Sep-Nov): 35% – 50%
A realistic blended annual occupancy rate for a top-tier property in Mahogany Bay would be between 55% and 65%.
Annual Gross Income Calculation
$400 (Avg. ADR) x 365 days x 58% (Occupancy) = $84,680 Gross Annual Income
Standard 2 Bedroom Annual Gross Revenue: $44,300 USD
2 Bedroom with Pool Annual Gross Revenue: $54,500 USD
High-End 2 Bedroom Annual Gross Revenue: $63,800 USD
Luxury 2 Bedroom Annual Gross Revenue: $84,680 USD
High-end and Luxury Vacation Rentals
Peak Season: December to April (December, January, February, March, April)
Shoulder Season: May to July and November (May, June, July, November)
Low Season: August to October (August, September, October)
Median Rental Analysis
2 Bedroom Average Revenue Media
Nightly Rental Rate (ADR) on Median 2 Bedroom
- Peak Season Average: $213 USD per night
- Shoulder Season Average: $151 USD per night
- Low Season Average: $151 USD per night
Occupancy on Median 2 Bedroom
- Peak Season Average: 88% Occupancy
- Shoulder Season Average: 72% Occupancy
- Low Season Average: 58% Occupancy
Gross Annual Rental Income Median 2 Bedroom
- Peak Season Average: $22,492 USD
- Shoulder Season Average: $13,046 USD
- Low Season Average: $8,772 USD
- Total Gross Income Median 2 Bedroom: $44,311 USD
Top 50% Rental Analysis
2 Bedroom Average Revenue Top 50%
Nightly Rental Rate (ADR) on 2 Bedroom Top 50%
- Peak Season Average: $279 USD per night
- Shoulder Season Average: $198 USD per night
- Low Season Average: $158 USD per night
Occupancy 2 Bedroom Top 50%
- Peak Season Average: 88% Occupancy
- Shoulder Season Average: 72% Occupancy
- Low Season Average: 58% Occupancy
Gross Rental Income on 2 Bedroom Top 50%
- Peak Season Average: $29,462 USD
- Shoulder Season Average: $17,107 USD
- Low Season Average: $11,445 USD
- Annual Gross Income 2 Bedroom: $58,024 USD
Top 25% Rental Analysis (Luxury and High-End)
2 Bedroom Average Revenue Top 25%
Nightly Rental Rate (ADR) on 2 Bedroom Top 25%
- Peak Season Average: $361 USD per night
- Shoulder Season Average: $256 USD per night
- Low Season Average: $204 USD per night
Occupancy 2 Bedroom Top 25%
- Peak Season Average: 88% Occupancy
- Shoulder Season Average: 72% Occupancy
- Low Season Average: 58% Occupancy
Gross Rental Income on 2 Bedroom Top 25%
- Peak Season Average: $38,121 USD
- Shoulder Season Average: $22,118 USD
- Low Season Average: $14,789 USD
- Annual Gross Income Upscale 2 Bedroom: $75,030 USD
2 Bedroom Rental Income
While a specific average for 2-bedrooms varies by location and luxury level, they fall within the general market trend of rising rates.
A typical nightly rate for a 2-bedroom condo was recently advertised at around $134 to over $200 USD, depending on amenities and location. Still, the market-wide average ADR was approximately $284 USD in early 2025 (year-to-date).
- 2 Bedroom Occupancy: The overall occupancy rate has shown a significant upward trend, indicating strong and growing demand.
- 2 Bedroom ADR: The market average daily rate is also rising (e.g., up 15% in early 2025 YTD), showing strong pricing power for property owners.
- 2 Bedroom Revenue: The average annual revenue per unit of around $43,200 USD in 2024 shows solid income potential.
- 2 Bedroom RevPAR: Ambergris Caye’s RevPAR growth (Compounded Annual Growth Rate of over 12%) has been outperforming the Caribbean and U.S. averages, highlighting the market’s strong performance in converting available rooms into actual revenue.
Key Performance Indicators (KPIs)
General market data for all vacation rentals on Ambergris Caye (San Pedro area) provides strong context:
2 Bedroom Seasonality and Rental Rates
Rental performance is highly seasonal, which influences both the Average Daily Rate (ADR) and Occupancy.
High Season (Dry Season): December to April (Peak tourist season).
- ADR & Occupancy: Highest rates and occupancy, with Peak Monthly Occupancy reaching as high as 82% (e.g., in March).
Low Season (Wet Season): May to November (Fewer crowds and lower prices).
- ADR & Occupancy: Lower, with Low Monthly Occupancy dipping around 39% (e.g., in August). This period offers a chance for maintenance and discounted stays, but revenue generation slows down.
Shoulder Season: Periods in between the peak and low seasons.
Seasonality Analysis & Trends in San Pedro
Peak Season (January, February, March, December)
- Revenue averages $6,596 per month USD
- Occupancy rates average 71.8%
- Daily rates average $374 per night USD
Shoulder Season (April, June, July, November)
- Revenue averages $4,900 per month USD
- Occupancy rates are around 53.3%
- Daily rates hold near $381 per night USD
Low Season (May, August, September, October)
- Revenue drops to an average $3,320 per month USD
- Occupancy decreases to an average of 37.6%
- Daily rates adjust to an average $369 per night USD
During the high season, San Pedro achieves its highest earning potential, with average monthly revenue per unit reaching $7,383 USD and occupancy rates of 60% to 70%.
How to Have a Successful Rental Property
Dustin Rennie
Belize Data Expert
Author: Dustin Rennie
The rental income data and market analysis presented in this report were prepared by Dustin Rennie, utilizing proprietary market research, active rental performance tracking, and transactional insights gathered across Belize’s residential and vacation rental sectors. The data reflects a combination of historical rental trends, occupancy benchmarks, local market intelligence, and real-time observations from properties managed, marketed, and sold throughout Belize. Dustin’s experience advising both local and international investors provides additional context to the projections and investment assumptions included in this analysis.
Dustin Rennie is one of the Caribbean and Central America’s most recognized real estate professionals. Dustin has established himself as a leading authority on Belize real estate and investment opportunities.
Known for combining market intelligence with a global investment perspective, Dustin has consistently ranked among the top-performing RE/MAX agents worldwide and has received numerous international industry awards and recognitions.
Beyond real estate, Dustin Rennie is recognized for his contributions to Belize’s economic growth and investment landscape. He frequently speaks on topics related to real estate, tourism, infrastructure, and international investment
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