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Riviera Maya remains one of Mexico's most dynamic real estate markets, attracting buyers from around the world with its Caribbean coastline and growing infrastructure.
In this article, we break down the current housing prices in Riviera Maya as of the first half of 2026, and we constantly update this blog post to reflect the latest market data.
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 Riviera Maya.
Insights
- Riviera Maya property prices grew about 12% nominally from January 2025 to January 2026, but only 8% in real terms after accounting for Mexico's mid-single-digit inflation.
- New construction in Riviera Maya commands a premium of around 10% per square meter over existing homes, driven by bundled amenities and investor-ready rental positioning.
- Beachfront properties in Riviera Maya can exceed MXN 200,000 per square meter, while inland neighborhoods like Region 15 in Tulum start around MXN 40,000 per square meter.
- Condos and apartments dominate Riviera Maya's housing market at roughly 65% of listings, reflecting the corridor's appeal to investors and second-home buyers.
- Quintana Roo led Mexico in housing price growth in 2025 with approximately 14% year-over-year appreciation, outpacing the national average significantly.
- The typical discount from listing price to final sale price in Riviera Maya is around 6%, though cash buyers offering fast closings can negotiate discounts of up to 10%.
- Entry-level properties in Riviera Maya start around MXN 1.7 million (about $94,000), typically existing studios in outer Tulum or Playa del Carmen's Ejidal neighborhood.
- Over the past decade, Riviera Maya housing prices have risen approximately 120% nominally, but only about 35% in inflation-adjusted terms due to Mexico's cumulative inflation.
What is the average housing price in Riviera Maya in 2026?
The median housing price is more telling than the average in Riviera Maya because the luxury segment (beachfront penthouses, branded residences) pulls the average significantly higher, while the median reflects what a typical buyer actually pays.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources including Mexico's Sociedad Hipotecaria Federal, Inmuebles24, and INEGI, all of which we manually verified.
The median housing price in Riviera Maya in 2026 is approximately MXN 4.7 million ($261,000 or €240,000), while the average housing price sits higher at around MXN 6.2 million ($344,000 or €316,000). This gap exists because Riviera Maya has a thick luxury tail of high-end beachfront properties that push the average upward.
About 80% of residential properties in Riviera Maya in 2026 fall within the range of MXN 2.5 million to MXN 9 million (approximately $139,000 to $500,000 or €127,000 to €459,000).
A realistic entry range for Riviera Maya in 2026 is MXN 1.7 million to MXN 2.4 million ($94,000 to $133,000 or €87,000 to €122,000), which typically gets you an existing studio or compact one-bedroom of 30 to 45 square meters in neighborhoods like Ejidal in Playa del Carmen or Region 15 in Tulum.
Luxury properties in Riviera Maya in 2026 generally range from MXN 15 million to MXN 45 million ($833,000 to $2.5 million or €765,000 to €2.29 million), and at this level you can expect a beachfront or near-beach three to four bedroom penthouse of 180 to 300 square meters in areas like Playacar, Mayakoba, or Aldea Zama premium zones.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Riviera Maya.
Are Riviera Maya property listing prices close to the actual sale price in 2026?
The estimated difference between listing prices and final sale prices in Riviera Maya in 2026 is around 6%, with a typical range of 3% to 10% depending on the property and buyer profile.
This discount happens mainly because sellers build in negotiation room, especially for units that have been on the market for weeks or months. Cash buyers who can close quickly and with fewer contingencies often negotiate the steepest discounts, while financed purchases in prime locations tend to close closer to asking price.
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What is the price per sq m or per sq ft for properties in Riviera Maya in 2026?
As of early 2026, the median housing price per square meter in Riviera Maya is approximately MXN 69,000 ($3,833 or €3,517), while the average sits at around MXN 78,000 ($4,333 or €3,976). Per square foot, the median is about MXN 6,410 ($356 or €327) and the average is roughly MXN 7,246 ($403 or €369).
Beachfront condos, branded residences, and amenity-heavy new builds command the highest price per square meter in Riviera Maya in 2026 because of location scarcity and strong short-term rental demand, while older walk-ups in car-dependent outer neighborhoods have the lowest prices due to distance from beaches and fewer amenities.
The highest prices per square meter in Riviera Maya in 2026 are found in Playacar and Mayakoba (MXN 90,000 to 180,000 per square meter) and beachfront strips (up to MXN 200,000 or more). The lowest prices appear in Ejidal in Playa del Carmen (MXN 45,000 to 60,000) and Region 15 in Tulum (MXN 40,000 to 58,000).
How have property prices evolved in Riviera Maya?
Compared to one year ago in January 2025, Riviera Maya housing prices have risen approximately 12% nominally and about 8% in real (inflation-adjusted) terms. This growth was driven by continued infrastructure improvements along the corridor and a supply mix increasingly skewed toward higher-end developments.
Looking back ten years to January 2016, Riviera Maya prices have climbed roughly 120% nominally but only about 35% in real terms after accounting for Mexico's cumulative inflation. This long-term appreciation reflects sustained tourism growth, international buyer demand, and the rise of short-term rental investment logic in prime micro-locations.
By the way, we've written a blog article detailing the latest updates on property price variations in Riviera Maya.
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 Riviera Maya.
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 Riviera Maya in 2026?
The Riviera Maya market in 2026 is dominated by condos and apartments at roughly 65% of listings, followed by single-family houses at 15%, townhouses at 10%, luxury villas at 7%, and penthouses at 3%, reflecting the corridor's strong appeal to investors and vacation-home buyers.
Average prices by property type in Riviera Maya as of the first half of 2026 are: studios and one-bedroom condos at around MXN 2.6 million ($144,000 or €133,000), two-bedroom condos at MXN 4.8 million ($267,000 or €245,000), three-bedroom condos at MXN 7.5 million ($417,000 or €382,000), townhouses at MXN 6 million ($333,000 or €306,000), single-family houses at MXN 7.2 million ($400,000 or €367,000), and luxury villas at MXN 22 million ($1.22 million or €1.12 million). The wide range between entry condos and luxury villas shows how diverse the Riviera Maya market truly is.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Riviera Maya?
- How much should you pay for an apartment in Riviera Maya?
- How much should you pay for a villa in Riviera Maya?
- How much should you pay for a condo in Riviera Maya?
- How much should you pay for lands in Riviera Maya?
How do property prices compare between existing and new homes in Riviera Maya in 2026?
New construction in Riviera Maya in 2026 typically commands a premium of around 10% per square meter compared to existing homes, with the difference ranging from 5% to 18% depending on the project and location.
This premium exists because new developments bundle in amenities like pools, gyms, coworking spaces, and controlled access, plus many are positioned as turnkey rental investments with management packages that appeal to foreign buyers.
Buying real estate in Riviera Maya can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Riviera Maya in 2026?
Playacar in Playa del Carmen is the premier gated community for expats, offering two to three bedroom condos and some houses with average prices ranging from MXN 7 million to 20 million ($389,000 to $1.11 million or €357,000 to €1.02 million). Prices here are elevated because Playacar combines beach walkability, 24-hour security, and mature landscaping that buyers pay a premium for.
Aldea Zama in Tulum attracts buyers seeking newer construction and a planned community feel, with mostly new condos and penthouses priced between MXN 4 million and 15 million ($222,000 to $833,000 or €204,000 to €765,000). The neighborhood commands strong prices due to its modern inventory and reputation as the center of Tulum's rental market.
Puerto Aventuras offers a quieter, marina-focused lifestyle with townhouses and larger family homes averaging MXN 4 million to 12 million ($222,000 to $667,000 or €204,000 to €612,000). Buyers choose Puerto Aventuras for its calmer residential atmosphere while still being close to tourism amenities.
You will find a much more detailed analysis by areas in our property pack about Riviera Maya. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (MXN / $) | Per m² (MXN / $) | Per ft² (MXN / $) |
|---|---|---|---|---|
| Playacar (PDC) | Expat / Gated | 7M-20M / $389k-$1.11M | 90k-150k / $5,000-$8,333 | 8.4k-13.9k / $464-$774 |
| Centro (PDC) | Walkable / Commute | 3.5M-9M / $194k-$500k | 65k-95k / $3,611-$5,278 | 6k-8.8k / $335-$490 |
| Zazil-Ha (PDC) | Beach-Adjacent | 4M-12M / $222k-$667k | 75k-120k / $4,167-$6,667 | 7k-11.1k / $387-$619 |
| Gonzalo Guerrero (PDC) | Central / Popular | 3.2M-8M / $178k-$444k | 60k-90k / $3,333-$5,000 | 5.6k-8.4k / $310-$464 |
| Luis Donaldo Colosio (PDC) | Growth / Value | 3M-7.5M / $167k-$417k | 55k-80k / $3,056-$4,444 | 5.1k-7.4k / $284-$403 |
| Ejidal (PDC) | Entry / Value | 1.7M-4.5M / $94k-$250k | 45k-60k / $2,500-$3,333 | 4.2k-5.6k / $232-$310 |
| Mayakoba Area (PDC) | Luxury / Resort | 10M-40M / $556k-$2.22M | 110k-180k / $6,111-$10,000 | 10.2k-16.7k / $568-$929 |
| Puerto Aventuras | Family / Marina | 4M-12M / $222k-$667k | 55k-95k / $3,056-$5,278 | 5.1k-8.8k / $284-$490 |
| Akumal | Quiet / Premium Pockets | 5M-18M / $278k-$1M | 70k-130k / $3,889-$7,222 | 6.5k-12.1k / $361-$671 |
| Aldea Zama (Tulum) | Expat / New | 4M-15M / $222k-$833k | 80k-130k / $4,444-$7,222 | 7.4k-12.1k / $413-$671 |
| La Veleta (Tulum) | Popular / Mid | 2.8M-9M / $156k-$500k | 55k-85k / $3,056-$4,722 | 5.1k-7.9k / $284-$439 |
| Region 15 (Tulum) | Entry / Growth | 1.7M-6M / $94k-$333k | 40k-58k / $2,222-$3,222 | 3.7k-5.4k / $206-$299 |
How much more do you pay for properties in Riviera Maya when you include renovation work, taxes, and fees?
When you factor in all costs, buyers in Riviera Maya in 2026 typically pay 8% to 15% more than the purchase price for a turnkey property, and up to 20% to 30% more if significant renovation is needed.
For a property around $200,000 (MXN 3.6 million) in Riviera Maya, expect to pay approximately 7% in closing costs (taxes, notary, registration), which adds around MXN 250,000 or $14,000. Your total investment for a ready-to-use property would be approximately MXN 3.85 million or $214,000.
For a $500,000 property (MXN 9 million), the same 7% closing costs add about MXN 630,000 ($35,000), bringing your total to roughly MXN 9.63 million or $535,000 for a property that needs no work.
At the $1,000,000 level (MXN 18 million), expect closing costs around 8% (higher-value transactions often involve more complex legal work), adding approximately MXN 1.44 million ($80,000), for a total investment of about MXN 19.44 million or $1.08 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Riviera Maya.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Riviera Maya
| Expense | Category | Estimated Cost Range (MXN / $) |
|---|---|---|
| Acquisition Tax and Registration | Taxes | Approximately 3% to 5% of the purchase price. For a MXN 5 million property, expect MXN 150,000 to 250,000 ($8,300 to $13,900). This covers the property transfer tax and registration with the public registry. |
| Notary and Legal Fees | Fees | About 1.5% to 3% of the purchase price. For a MXN 5 million property, budget MXN 75,000 to 150,000 ($4,200 to $8,300). The notary handles the deed preparation and ensures legal compliance. |
| Due Diligence | Fees | MXN 15,000 to 40,000 ($830 to $2,220). This covers title searches, permit verification, and legal review of the property's documentation to ensure a clean purchase. |
| Light Furnishing or Refresh | Renovation | MXN 50,000 to 200,000 ($2,800 to $11,100). This includes minor updates like paint, basic furniture, and small repairs to make a unit move-in ready. |
| Medium Renovation | Renovation | MXN 300,000 to 700,000 ($16,700 to $38,900). Covers updates like new kitchen cabinets, bathroom fixtures, flooring replacement, and air conditioning upgrades. |
| Heavy Renovation | Renovation | MXN 1,000,000 or more ($55,600+). This involves significant structural changes, complete kitchen and bathroom remodels, electrical and plumbing updates, and high-end finishes. |
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 Riviera Maya in 2026 with different budgets?
With $100,000 (approximately MXN 1.8 million), options in Riviera Maya are tight but still possible: you could find an existing studio of 30 to 35 square meters in Region 15 (Tulum), an existing small one-bedroom of around 40 square meters in Ejidal (Playa del Carmen), or an existing studio in outer La Veleta (Tulum).
With $200,000 (approximately MXN 3.6 million), you have more choices: a newer or renovated one-bedroom condo of 45 to 55 square meters in Gonzalo Guerrero (Playa del Carmen), an existing two-bedroom condo of 65 to 80 square meters in Luis Donaldo Colosio (Playa del Carmen), or an existing one to two bedroom condo of 55 to 70 square meters in La Veleta (Tulum).
With $300,000 (approximately MXN 5.4 million), you can access: an existing two-bedroom condo of 75 to 95 square meters in Centro (Playa del Carmen), a new two-bedroom condo of 70 to 90 square meters in Aldea Zama (Tulum), or an existing townhouse of 110 to 140 square meters in Puerto Aventuras.
With $500,000 (approximately MXN 9 million), solid mid-range options include: an existing three-bedroom condo of 120 to 160 square meters in Playacar (Playa del Carmen), a newer large two to three bedroom of 110 to 150 square meters in Zazil-Ha (Playa del Carmen), or an existing house of 180 to 250 square meters in Puerto Aventuras.
With $1,000,000 (approximately MXN 18 million), you enter the luxury segment: a new three to four bedroom penthouse of 180 to 250 square meters in Playacar (Playa del Carmen), a high-end villa of 250 to 400 square meters in premium Akumal pockets, or a new luxury condo of 160 to 220 square meters in top Aldea Zama projects (Tulum).
With $2,000,000 (approximately MXN 36 million), there is an active market in ultra-prime segments: a new beachfront penthouse of 250 to 350 square meters in Playacar's beachfront strip, a new resort-area villa of 400 to 600 square meters near Mayakoba, or an ultra-prime beachfront home of 350 to 600 square meters in select Akumal or similar coastal areas.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Riviera Maya.
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 Riviera Maya, 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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Inmuebles24 | Major Mexican property portal publishing a consistent, clearly stated price-per-square-meter index from actual listings. | We used their Quintana Roo price-per-square-meter level and typical apartment examples as ground truth for what buyers see. We then adjusted forward to January 2026 using official appreciation rates. |
| Sociedad Hipotecaria Federal (SHF) | Mexico's official housing-finance development bank and publisher of the country's main official house-price index. | We used SHF as our official speedometer for housing-price growth at both national and state levels. We applied their reported growth rates to estimate January 2026 price levels. |
| INEGI | Mexico's national statistics institute and the official publisher of consumer price inflation data. | We used INEGI's inflation data to calculate real (inflation-adjusted) price changes over one-year and ten-year periods. We also used it to keep nominal versus real comparisons consistent. |
| Banco de México (Banxico) | Mexico's central bank provides the official FIX exchange rate and comprehensive inflation tables. | We used Banxico to convert MXN figures into USD and EUR using a January 2026 working rate anchored to their published methodology. We also cross-checked the inflation environment. |
| BIS / FRED | BIS is the main international compiler of cross-country housing indicators, and FRED is a reputable data distributor. | We used the BIS real house-price index to cross-check that our ten-year real growth assumptions align with Mexico's broader housing trend. |
| Softec | Long-running Mexican real-estate research consultancy whose products explicitly cover Riviera Maya municipalities. | We used Softec as a qualitative cross-check on what sells and what is being built in terms of product mix. We did not use it as a sole price source since full reports are not publicly verifiable. |
| Por Esto! | Regional Quintana Roo news outlet that reports on local housing market data and SHF findings. | We used their reporting to confirm SHF's state-level growth figures for Quintana Roo. We cross-referenced their coverage with official SHF publications for accuracy. |
| El País México | Major international newspaper with dedicated Mexico coverage and reporting on housing market trends. | We used El País to contextualize national housing price trends and compare Quintana Roo's performance against the broader Mexican market. |
| Local Notary Practitioners | Notaries in Mexico handle all real estate transactions and have direct knowledge of closing costs and tax rates. | We consulted with local practitioners to compile accurate estimates for acquisition taxes, notary fees, and registration costs in Quintana Roo. |
| Local Real Estate Agents | Agents working in Riviera Maya have firsthand knowledge of negotiation patterns and actual closing prices. | We interviewed agents to estimate the typical discount from listing to closing price. We also used their insights to validate neighborhood-level pricing. |
| Local Contractors | Contractors in the Riviera Maya corridor provide current quotes for renovation work at various levels. | We gathered 2025-2026 renovation quotes to establish realistic cost ranges for light, medium, and heavy renovation projects in the region. |
| Realtor.com | International property listing platform with some Riviera Maya coverage for cross-reference purposes. | We used Realtor.com to cross-check listing prices for properties marketed to international buyers. We compared their prices against local platforms for consistency. |
| Zillow | Major U.S.-based real estate platform with limited Mexico coverage but useful for international buyer perspectives. | We reviewed Zillow's Mexico listings to understand how properties are priced for the U.S. buyer market. We used this to validate our USD price conversions. |
| Numbeo | Crowdsourced cost-of-living database with real estate price data from user submissions. | We used Numbeo to cross-check our price-per-square-meter estimates against user-reported data. We weighted it lightly due to its crowdsourced nature. |
| Global Property Guide | International real estate research site providing cross-country price comparisons and investment data. | We referenced Global Property Guide to contextualize Riviera Maya prices against other international resort markets. We used it for comparative benchmarking only. |
| Lamudi Mexico | Major Mexican property portal with extensive Quintana Roo listings and market reports. | We cross-referenced Lamudi listings against Inmuebles24 to validate price ranges. We used both platforms to ensure our estimates reflected the full market picture. |
| Vivanuncios | Popular Mexican classifieds platform with significant real estate listings including Riviera Maya properties. | We reviewed Vivanuncios for entry-level and mid-market listings. We used it to validate pricing at the lower end of the Riviera Maya market. |
| SAT (Mexico Tax Administration) | Mexico's tax authority provides official information on property-related taxes and fiscal obligations. | We referenced SAT guidelines to confirm tax rates applicable to property purchases. We used this to ensure our acquisition tax estimates were accurate. |
| CONDUSEF | Mexico's financial consumer protection agency providing guidance on mortgages and real estate transactions. | We used CONDUSEF resources to understand typical financing costs and buyer protections. We referenced their guidance when discussing total purchase costs. |
| Quintana Roo State Government | The state government publishes local tax rates and regulations affecting property transactions. | We reviewed state government publications to confirm local acquisition tax rates. We also checked for any recent changes to property registration requirements. |
| BBVA Mexico Research | Major bank with an economic research division publishing regular housing market analyses. | We referenced BBVA's housing market reports to understand lending trends and buyer demographics. We used their research to contextualize demand drivers. |
| Banorte | Leading Mexican bank publishing periodic economic and real estate market research. | We reviewed Banorte's market analyses for insights on financing availability. We also used their reports to understand how mortgage rates affect buyer behavior. |
| Riviera Maya Developer Sales Offices | Direct contact with new development sales teams provides accurate pre-sale and launch pricing. | We gathered current pricing from active developments to validate our new construction estimates. We also used this to understand amenity packages and financing options offered. |
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