Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Mexico City's property market is included in our pack
This article covers the current housing prices in Mexico City, and we constantly update it to keep the data fresh and reliable.
We break down prices by neighborhood, property type, and budget so you know exactly what to expect.
All figures are based on January 2026 data from official Mexican sources.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Mexico City.
Insights
- Mexico City housing prices have grown about twice as fast as general inflation over the past year, with an 8.5% nominal increase versus 3.8% consumer price inflation.
- The gap between listing prices and actual closing prices in Mexico City averages around 6%, but can reach 10-12% in luxury neighborhoods like Polanco and Lomas de Chapultepec.
- Price per square meter in Mexico City varies by a factor of nearly seven, from MXN 25,000/m² in Iztapalapa to MXN 170,000/m² in prime Lomas de Chapultepec.
- Over the past 10 years, Mexico City property prices have risen roughly 85% in nominal terms, but only about 30% when adjusted for inflation.
- Apartments and condos make up about 70% of the Mexico City residential market, while standalone houses represent only 20% of listings.
- New construction in Mexico City typically costs about 12% more than comparable existing properties in the same neighborhood.
- Buyer closing costs in Mexico City, including transfer tax, notary fees, and registration, typically add 6% to 8% on top of the purchase price.
- With a budget of $200,000 (about MXN 3.6 million), buyers can find a decent 2-bedroom apartment in middle-class neighborhoods like Narvarte or Lindavista.
What is the average housing price in Mexico City in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed by a handful of ultra-expensive luxury properties.
We are writing this as of the first half of 2026 using the latest data collected from authoritative Mexican sources that we manually verified.
The median housing price in Mexico City in 2026 is MXN 3.2 million (about $179,000 or €152,000). The average housing price is higher at MXN 4.15 million (about $232,000 or €197,000) because luxury properties pull the average up.
About 80% of residential properties in Mexico City in 2026 fall within the MXN 1.8 million to MXN 7.5 million range (roughly $100,000 to $420,000 or €85,000 to €356,000).
A realistic entry-level budget in Mexico City in 2026 would be MXN 1.3 to 1.8 million ($73,000 to $100,000 or €62,000 to €85,000), which could get you an older 35-45 m² studio or 1-bedroom apartment in areas like Iztapalapa or Gustavo A. Madero.
Luxury properties in Mexico City in 2026 typically range from MXN 15 million to MXN 40 million ($840,000 to $2.2 million or €712,000 to €1.9 million), which would buy you a newer 180-250 m² apartment or penthouse in prime areas like Polanco or Lomas de Chapultepec with high-end finishes and amenities.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Mexico City.
Are Mexico City property listing prices close to the actual sale price in 2026?
In Mexico City in 2026, the estimated gap between listing prices and actual closing prices is about 6% lower at closing on average.
This happens because negotiation is culturally expected in Mexican real estate, and many sellers intentionally list higher knowing buyers will bargain. The discount can be as low as 3-5% in hot, liquid mid-market areas, but it often reaches 10-12% in luxury neighborhoods like Polanco where buyers have more leverage and bank appraisals frequently come in below asking prices.
Get fresh and reliable information about the market in Mexico City
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What is the price per sq m or per sq ft for properties in Mexico City in 2026?
As of early 2026, the median price per square meter in Mexico City is MXN 55,000 (about $3,070/m² or €2,610/m²), while the average is MXN 60,000/m² ($3,350/m² or €2,850/m²). In terms of square feet, that translates to a median of MXN 5,110/ft² ($286/ft² or €243/ft²) and an average of MXN 5,575/ft² ($311/ft² or €265/ft²).
Small, premium apartments in prime neighborhoods like Polanco and Roma-Condesa have the highest price per square meter in Mexico City, while larger, older properties in farther-out areas like Iztapalapa or Tláhuac have the lowest, mainly due to location desirability, building quality, and commute times.
The highest prices per square meter in Mexico City in 2026 are found in Lomas de Chapultepec and prime Polanco, ranging from MXN 95,000 to MXN 170,000/m². The lowest prices are in Iztapalapa and Tláhuac, typically between MXN 25,000 and MXN 40,000/m².
How have property prices evolved in Mexico City?
Compared to one year ago (January 2025), Mexico City housing prices have risen by about 8.5% in nominal terms, or roughly 4.7% after adjusting for inflation. This growth was driven by limited new supply in central neighborhoods and resilient buyer demand despite relatively high mortgage rates.
Looking back 10 years to 2016, Mexico City property prices have increased by approximately 85% in nominal terms, which translates to about 30% in real (inflation-adjusted) terms. The main drivers were the strong re-rating of walkable, central neighborhoods like Roma, Condesa, and Polanco, combined with sustained urban demand and household formation.
By the way, we've written a blog article detailing the latest updates on property price variations in Mexico City.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Mexico City.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Mexico City in 2026?
In Mexico City in 2026, apartments and condos dominate the market at about 70% of listings, followed by houses at 20%, townhouses at 5%, penthouses at 3%, and lofts at 2%, mainly because the city's density and land scarcity make vertical living the practical choice for most residents.
Average prices by property type in Mexico City as of the first half of 2026 are: apartments at MXN 3.8 million ($212,000, €180,000), houses at MXN 6.5 million ($363,000, €309,000), townhouses at MXN 5.2 million ($290,000, €247,000), lofts at MXN 3.2 million ($179,000, €152,000), penthouses in prime areas at MXN 18 million ($1 million, €855,000), and large villas or estates at MXN 35 million ($1.96 million, €1.66 million).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Mexico City in 2026?
In Mexico City in 2026, new construction typically costs about 12% more than comparable existing properties in the same neighborhood.
This premium exists because new builds come with modern amenities like parking, elevators, and gyms, plus better layouts and lower maintenance costs in the early years, which many buyers are willing to pay extra for to avoid renovation hassles.
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How do property prices vary by neighborhood in Mexico City in 2026?
Polanco is Mexico City's most international neighborhood, popular among expats and executives who want to be close to Chapultepec Park and premium shopping. Newer 2-3 bedroom apartments here typically range from MXN 15 million to MXN 35 million ($840,000 to $1.96 million, €712,000 to €1.66 million) as of the first half of 2026.
Roma Norte attracts buyers who want a walkable, vibrant lifestyle with easy access to cafes, restaurants, and cultural venues. Renovated 1-2 bedroom apartments in Roma Norte typically cost between MXN 4.5 million and MXN 12 million ($251,000 to $670,000, €214,000 to €570,000) because of its central location and trendy appeal.
Condesa offers a similar vibe to Roma Norte but with a slightly more residential feel, thanks to its tree-lined streets and proximity to Parque México. Expect to pay between MXN 5 million and MXN 14 million ($279,000 to $782,000, €237,000 to €665,000) for a 1-3 bedroom apartment in this sought-after neighborhood.
You will find a much more detailed analysis by areas in our property pack about Mexico City. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range (MXN and $) | Avg Price/m² (MXN and $) | Avg Price/ft² (MXN and $) |
|---|---|---|---|---|
| Polanco | Luxury / Expat | 15M-35M (840k-1.96M) | 95k-140k ($5.3k-$7.8k) | 8.8k-13k ($490-$726) |
| Lomas de Chapultepec | Ultra-luxury / Family | 20M-60M ($1.12M-$3.35M) | 110k-170k ($6.1k-$9.5k) | 10.2k-15.8k ($570-$883) |
| Roma Norte | Popular / Walkable | 4.5M-12M ($251k-$670k) | 75k-110k ($4.2k-$6.1k) | 7k-10.2k ($391-$568) |
| Condesa | Popular / Parks | 5M-14M ($279k-$782k) | 75k-115k ($4.2k-$6.4k) | 7k-10.7k ($391-$594) |
| Santa Fe | Commute / Modern towers | 6M-16M ($335k-$894k) | 65k-95k ($3.6k-$5.3k) | 6k-8.8k ($336-$492) |
| Del Valle | Family / Central | 3.8M-9M ($212k-$503k) | 55k-80k ($3.1k-$4.5k) | 5.1k-7.4k ($286-$416) |
| Nápoles | Commute / Value-central | 3.5M-8M ($196k-$447k) | 55k-78k ($3.1k-$4.4k) | 5.1k-7.2k ($286-$405) |
| Narvarte | Value / Central | 2.5M-6M ($140k-$335k) | 45k-65k ($2.5k-$3.6k) | 4.2k-6k ($234-$337) |
| Coyoacán | Family / Character | 3.5M-10M ($196k-$559k) | 45k-70k ($2.5k-$3.9k) | 4.2k-6.5k ($234-$363) |
| San Ángel | Premium / Low-rise | 7M-18M ($391k-$1.01M) | 70k-110k ($3.9k-$6.1k) | 6.5k-10.2k ($363-$568) |
| Lindavista | Family / Value | 2.2M-5M ($123k-$279k) | 40k-55k ($2.2k-$3.1k) | 3.7k-5.1k ($208-$286) |
| Iztapalapa | Entry / Budget | 1.3M-3.2M ($73k-$179k) | 25k-40k ($1.4k-$2.2k) | 2.3k-3.7k ($130-$208) |
How much more do you pay for properties in Mexico City when you include renovation work, taxes, and fees?
In Mexico City in 2026, buyers should expect to pay an additional 6% to 8% of the purchase price in taxes, notary fees, and registration costs, plus potentially 3% to 15% more if renovation is needed.
For a property priced at $200,000 (about MXN 3.58 million), closing costs of around 7% would add roughly MXN 250,000 ($14,000), bringing your total to about MXN 3.83 million ($214,000). If you need a light renovation, budget another MXN 145,000 ($8,000), for a grand total of about MXN 3.97 million ($222,000).
For a property priced at $500,000 (about MXN 8.95 million), closing costs would add approximately MXN 625,000 ($35,000), bringing the total to about MXN 9.58 million ($535,000). A moderate renovation could add another MXN 670,000 ($37,500), pushing your all-in cost to roughly MXN 10.25 million ($572,500).
For a property priced at $1,000,000 (about MXN 17.9 million), expect closing costs of around MXN 1.25 million ($70,000), for a subtotal of MXN 19.15 million ($1.07 million). At this price point, many properties are newer and need minimal work, but budget MXN 270,000 to 540,000 ($15,000 to $30,000) for customization if desired.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Mexico City.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Mexico City
| Expense | Type | Estimated Cost Range (MXN and $) |
|---|---|---|
| ISAI (Property Transfer Tax) | Tax | About 2.5% to 4.5% of the purchase price, depending on the property value. Mexico City uses a progressive tax schedule, so higher-value properties pay a higher percentage. This is paid once at closing. |
| Notary Fees and Deeds | Fee | Approximately 1% to 2% of the purchase price, or roughly MXN 30,000 to MXN 150,000 ($1,700 to $8,400) depending on the transaction complexity. The notary handles all legal paperwork and title transfer. |
| Public Registry and Certificates | Fee | Around 0.3% to 1% of the purchase price plus fixed filing fees. This registers your ownership with the Mexico City property registry and typically costs MXN 10,000 to MXN 50,000 ($560 to $2,800). |
| Property Appraisal (Avalúo) | Fee | MXN 5,000 to MXN 20,000 ($280 to $1,120). Required by banks for mortgage financing and sometimes by notaries to verify the property value for tax purposes. |
| Legal Due Diligence | Fee (optional) | MXN 15,000 to MXN 80,000 ($840 to $4,470). Recommended for verifying clear title, checking for liens, and reviewing building permits. Especially important for older properties or those with complex ownership history. |
| Light Renovation | Renovation | About 3% to 6% of the purchase price. Covers paint, fixtures, minor kitchen and bathroom updates. For a MXN 4 million property, expect MXN 120,000 to MXN 240,000 ($6,700 to $13,400). |
| Full Renovation | Renovation | About 8% to 15% of the purchase price. Includes kitchen and bathroom remodels, flooring, and electrical or plumbing updates. For a MXN 4 million property, budget MXN 320,000 to MXN 600,000 ($17,900 to $33,500). |
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Mexico City in 2026 with different budgets?
With $100,000 (about MXN 1.79 million), your options in Mexico City are limited to older, smaller units in outer neighborhoods: an existing 35-45 m² studio in Iztapalapa, an existing 45-55 m² 1-bedroom in Tláhuac near metro lines, or an existing 50-60 m² small 2-bedroom in Gustavo A. Madero with basic finishes.
With $200,000 (about MXN 3.58 million), you enter the middle market and can find: an existing 60-75 m² 2-bedroom apartment in Narvarte in a mid-2000s building, an existing 70-90 m² 2-bedroom in Lindavista with parking, or an existing 55-70 m² 1-2 bedroom in less central parts of Coyoacán.
With $300,000 (about MXN 5.37 million), your options improve significantly: an existing 80-95 m² 2-bedroom in Del Valle with good family space, an existing 65-80 m² 1-2 bedroom in Roma Norte in a smaller or older building, or an existing 95-120 m² 3-bedroom in Nápoles for value-conscious buyers who want to stay central.
With $500,000 (about MXN 8.95 million), you can access quality properties: a newer 95-120 m² 2-bedroom in Santa Fe with building amenities, an existing 140-200 m² townhouse or house in Coyoacán that may need updates, or an existing 110-140 m² 2-3 bedroom in less prime parts of Condesa.
With $1,000,000 (about MXN 17.9 million), you enter the premium segment: a new 160-220 m² 3-bedroom in Polanco outside the very top-tier streets, an existing 220-320 m² character house in San Ángel, or a high-floor 180-250 m² unit in a Santa Fe luxury tower.
With $2,000,000 (about MXN 35.8 million), you have access to Mexico City's finest properties: a prime 220-300 m² new-build apartment in the best parts of Polanco, a large 400-600 m² house in Lomas de Chapultepec, or an ultra-prime penthouse with premium finishes and terraces in Polanco or Lomas.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Mexico City.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Mexico City, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Sociedad Hipotecaria Federal (SHF) | SHF is Mexico's public housing-finance institution, and its index is the most widely cited official benchmark for housing prices in the country. | We used SHF to anchor market direction and track how prices change over time. We adjusted their national figures upward to reflect Mexico City's position as the country's most expensive market. |
| Banco de México (Banxico) Exchange Rates | Banxico is Mexico's central bank, and its FIX rate is the official reference exchange rate used for financial and commercial purposes. | We used Banxico's MXN/USD and MXN/EUR rates to convert all peso figures into dollars and euros consistently. We applied rates from late 2025 as our January 2026 baseline. |
| INEGI Consumer Price Index (INPC) | INEGI is Mexico's national statistics institute, and the INPC is the country's official measure of consumer inflation. | We used INEGI's inflation data to calculate real (inflation-adjusted) price changes for 1-year and 10-year comparisons. We also verified that housing prices have been rising faster than general inflation. |
| Banxico Inflation Dashboard (SIE) | This is the central bank's structured portal for tracking inflation and related economic indicators in real time. | We used Banxico's recent inflation readings to keep our January 2026 estimates aligned with the latest economic environment. We applied a 3.8% inflation rate for our nominal versus real calculations. |
| CDMX ISAI Tax Schedule | This is the Mexico City government's official publication of the legal property transfer tax schedule. | We used this document to estimate buyer taxes and closing costs, particularly the ISAI transfer tax. We combined it with notary and registration fee ranges to calculate total all-in costs. |
| CDMX Registry Fee Schedule | This is the official Mexico City government publication of property registration rights and fees. | We used this to estimate public registry costs when calculating total closing expenses. We combined these with ISAI and notary fees to produce realistic all-in purchase cost examples. |
| Inmuebles24 Index | Inmuebles24 is one of Mexico's largest property portals, and their index provides transparent, listing-based price benchmarks with a clearly defined methodology. | We used this index to anchor typical price-per-m² levels seen in active listings. We then applied a negotiation discount to move from asking prices to estimated closing prices. |
| BIS/FRED Real Residential Property Prices | This Bank for International Settlements series, republished by the Federal Reserve Bank of St. Louis, is a widely used international benchmark for real housing price trends. | We used this as a cross-check for long-run real price direction over 10 years. We ensured our estimates were consistent with this broader international benchmark. |
| Global Property Guide | Global Property Guide is an independent research firm that compiles housing market data across countries using consistent methodologies. | We used this source to confirm Mexico City's position as the most expensive market in Mexico. We cross-referenced their price levels with our SHF-based estimates. |
| El País Mexico (Housing Prices) | El País is a major international newspaper with dedicated Mexico coverage, providing reliable reporting on economic and real estate trends. | We used their reporting to confirm that housing inflation has been running well above CPI inflation in Mexico. We incorporated this context to explain why buyers feel prices never come down. |
| El País Mexico (Inflation Update) | El País provides timely coverage of Mexican economic data, including official inflation releases from INEGI and Banxico. | We used their late 2025 inflation reporting to establish the 3.8% inflation backdrop for our real versus nominal calculations. We applied this rate to derive inflation-adjusted price changes. |
| Gob.mx (Mexican Government Portal) | This is the official portal of the Mexican federal government, providing access to official statistics, laws, and public institution data. | We used gob.mx to access SHF housing price index documentation and verify the methodology behind official housing statistics. We also verified exchange rate and inflation data sources. |
| INEGI (National Statistics Institute) | INEGI is Mexico's official statistics agency, responsible for producing the country's most reliable demographic, economic, and geographic data. | We referenced INEGI for official consumer price index data and economic context. We used their methodology documentation to ensure our inflation adjustments followed standard practices. |
| Inmuebles24 | Inmuebles24 is one of Mexico's largest online property listing platforms, with millions of active listings across all major cities. | We analyzed listing data from Inmuebles24 to understand current asking prices across neighborhoods. We applied negotiation discounts to estimate actual transaction values. |
| CONDUSEF | CONDUSEF is Mexico's financial consumer protection agency, providing guidance on mortgages, banking products, and real estate transactions. | We referenced CONDUSEF materials to understand typical mortgage and transaction processes in Mexico. We used this to inform our closing cost estimates and buyer guidance. |
| SAT (Tax Administration Service) | SAT is Mexico's federal tax authority, responsible for all tax collection and compliance at the national level. | We consulted SAT resources to understand federal tax implications of property transactions. We ensured our tax estimates reflected current federal requirements alongside CDMX local taxes. |
| CDMX Finance Ministry | This is Mexico City's official finance ministry, responsible for local taxation, budgets, and financial transparency. | We used their published tax schedules and fee structures to calculate accurate ISAI transfer tax and registration costs. We verified all CDMX-specific closing cost components. |
| Colegio de Notarios | The Colegio de Notarios is the professional association of notaries in Mexico, who are required for all real estate transactions. | We referenced notary fee guidelines to estimate the 1-2% notary cost range. We used their published information to explain the notary's role in Mexican property purchases. |
| BBVA Mexico Research | BBVA Mexico is one of the country's largest banks and publishes regular economic research on housing markets and mortgage trends. | We consulted BBVA's housing market analyses to cross-check price trends and mortgage market conditions. We used their research to inform our commentary on financing conditions. |
| Santander Mexico | Santander Mexico is a major mortgage lender with substantial market share in the residential housing finance sector. | We referenced Santander's mortgage products and market commentary to understand current lending conditions. We used this context to explain how financing affects buyer behavior. |
| Scotiabank Mexico | Scotiabank Mexico is an active mortgage lender with regular publications on housing market conditions. | We consulted Scotiabank materials to understand mortgage rate environments and lending standards. We incorporated this into our analysis of buyer demand resilience. |
| Lamudi Mexico | Lamudi is a major property listing platform in Mexico, providing market reports and price indices for different regions. | We cross-referenced Lamudi listings to verify price ranges across neighborhoods. We compared their data with Inmuebles24 to ensure consistency in our estimates. |
| Metros Cúbicos | Metros Cúbicos is a property portal focused on the Mexican market, with detailed neighborhood-level listing data. | We analyzed listings from Metros Cúbicos to supplement our neighborhood price range estimates. We used their data to verify price-per-m² figures across different areas of Mexico City. |
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