Authored by the expert who managed and guided the team behind the Mexico Property Pack
Everything you need to know before buying real estate is included in our Mexico Property Pack
If you're thinking about buying an apartment in Riviera Maya in 2026, you're probably wondering what it will actually cost you.
This guide breaks down real prices, hidden fees, and neighborhood differences so you can plan your budget with confidence.
We constantly update this blog post to reflect the latest market data and official 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 Riviera Maya.
Insights
- Riviera Maya apartment prices grew roughly 14% in 2025, which is nearly double the national average of 8.2%, making Quintana Roo the fastest-appreciating state in Mexico.
- Foreigners buying in Riviera Maya must use a bank trust called fideicomiso because the coast is in Mexico's restricted zone, adding 15,000 to 30,000 MXN in first-year setup costs.
- The price gap between Aldea Zama in Tulum and inland areas like La Veleta can reach 40% per square meter, even though they're only a few kilometers apart.
- HOA fees in Riviera Maya resort-style condos can exceed 15,000 MXN per month, which is higher than property taxes for an entire year in most buildings.
- Electricity bills in Riviera Maya apartments often reach 3,000 to 4,000 MXN monthly because air conditioning runs almost year-round in the tropical climate.
- Property tax in Riviera Maya is surprisingly low, with rates around 0.17% to 0.19% of the assessed value, resulting in annual bills of just a few thousand pesos for most apartments.
- New-build apartments in Riviera Maya typically cost 10% to 20% more than comparable resale units, but resale buildings may have higher HOA fees and deferred maintenance.
- The acquisition tax (ISAI) in Quintana Roo is fixed at 2% of the property value and is non-negotiable, making it the largest single closing cost for buyers.
How much do apartments really cost in Riviera Maya in 2026?
What's the average and median apartment price in Riviera Maya in 2026?
As of January 2026, the median apartment price in Riviera Maya is around 4,000,000 MXN (approximately $223,000 USD or €205,000 EUR), while the average price sits closer to 4,700,000 MXN ($262,000 USD or €241,000 EUR) because luxury beachfront units pull the average upward.
When looking at price per square meter, the Riviera Maya median is about 72,000 MXN/m² ($4,010 USD/m² or €3,690 EUR/m²), while the average reaches 78,000 MXN/m² ($4,340 USD/m² or €4,000 EUR/m²), which translates to roughly $373 to $403 per square foot.
Most standard apartments in Riviera Maya fall within a range of 2,500,000 to 8,000,000 MXN ($139,000 to $445,000 USD or €128,000 to €410,000 EUR), though beachfront properties and luxury penthouses can exceed these figures significantly.
How much is a studio apartment in Riviera Maya in 2026?
As of January 2026, a typical studio apartment in Riviera Maya costs around 2,500,000 MXN ($139,000 USD or €128,000 EUR), which reflects the regional median price per square meter applied to standard studio sizes.
Entry-level to mid-range studios in inland areas like Ejidal or La Veleta range from 1,900,000 to 2,300,000 MXN ($106,000 to $128,000 USD or €97,000 to €118,000 EUR), while high-end or luxury studios near the beach can reach 3,150,000 to 4,200,000 MXN ($175,000 to $234,000 USD or €161,000 to €215,000 EUR).
Studio apartments in Riviera Maya typically measure around 35 square meters (about 375 square feet), though newer developments sometimes offer slightly larger floor plans with more efficient layouts.
How much is a one-bedroom apartment in Riviera Maya in 2026?
As of January 2026, a typical one-bedroom apartment in Riviera Maya costs around 3,960,000 MXN ($220,000 USD or €203,000 EUR), based on the regional median of 72,000 MXN per square meter.
Entry-level to mid-range one-bedroom apartments range from 3,200,000 to 4,500,000 MXN ($178,000 to $250,000 USD or €164,000 to €230,000 EUR), while high-end units with premium amenities or beach proximity can reach 5,500,000 MXN ($306,000 USD or €282,000 EUR) or more.
One-bedroom apartments in Riviera Maya typically measure around 55 square meters (roughly 590 square feet), and this size is the most common configuration for both rental investments and personal use.
How much is a two-bedroom apartment in Riviera Maya in 2026?
As of January 2026, a typical two-bedroom apartment in Riviera Maya costs around 6,120,000 MXN ($341,000 USD or €313,000 EUR), which represents the median price per square meter applied to a standard 85-square-meter unit.
Entry-level to mid-range two-bedroom apartments range from 5,000,000 to 7,000,000 MXN ($278,000 to $390,000 USD or €256,000 to €359,000 EUR), while luxury two-bedroom units in prime locations like Playacar or Aldea Zama can reach 9,000,000 MXN ($501,000 USD or €461,000 EUR) or higher.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Riviera Maya.
How much is a three-bedroom apartment in Riviera Maya in 2026?
As of January 2026, a typical three-bedroom apartment in Riviera Maya costs around 8,640,000 MXN ($481,000 USD or €443,000 EUR), calculated using the regional median of 72,000 MXN per square meter on a 120-square-meter floor plan.
Entry-level to mid-range three-bedroom apartments range from 7,000,000 to 10,000,000 MXN ($390,000 to $557,000 USD or €359,000 to €513,000 EUR), while high-end or luxury three-bedroom units, especially penthouses with ocean views, can reach 14,000,000 MXN ($780,000 USD or €718,000 EUR) or well above.
Three-bedroom apartments in Riviera Maya typically measure around 120 square meters (about 1,290 square feet), and they are less common than smaller units, often found in family-oriented developments or luxury buildings.
What's the price gap between new and resale apartments in Riviera Maya in 2026?
As of January 2026, new-build apartments in Riviera Maya typically cost 10% to 20% more than comparable resale units, with the premium driven by modern amenities like rooftop pools, gyms, and coworking spaces that newer developments include.
New-build apartments in Riviera Maya average around 79,000 to 86,000 MXN per square meter ($4,400 to $4,790 USD/m² or €4,050 to €4,410 EUR/m²), depending on location and amenity package.
Resale apartments typically average around 65,000 to 72,000 MXN per square meter ($3,620 to $4,010 USD/m² or €3,330 to €3,690 EUR/m²), though older buildings may come with higher HOA fees or deferred maintenance costs that offset some of the savings.
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Can I afford to buy in Riviera Maya in 2026?
What's the typical total budget (all-in) to buy an apartment in Riviera Maya in 2026?
As of January 2026, the typical all-in budget to buy a standard one-bedroom apartment in Riviera Maya is around 4,240,000 to 4,400,000 MXN ($236,000 to $245,000 USD or €217,000 to €226,000 EUR), which includes the purchase price plus approximately 6% to 10% in buyer closing costs.
Beyond the purchase price, the all-in budget in Riviera Maya includes the property acquisition tax (ISAI) at 2%, notary fees around 1% to 2%, public registry fees near 0.5% to 1%, appraisal costs, administrative certificates, and for foreigners, the fideicomiso (bank trust) setup fee which can add 15,000 to 30,000 MXN or more in the first year.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Riviera Maya property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Riviera Maya.
What down payment is typical to buy in Riviera Maya in 2026?
As of January 2026, the typical down payment to buy an apartment in Riviera Maya ranges from 20% to 30% for Mexican residents, which on a 4,000,000 MXN property means 800,000 to 1,200,000 MXN ($45,000 to $67,000 USD or €41,000 to €61,000 EUR).
Most Mexican banks require a minimum down payment of 20% for mortgage approval, though some lenders may ask for 25% depending on your credit profile and the property type.
Foreigners or non-residents often need 30% to 50% down because lenders see higher risk with cross-border financing, currency fluctuations, and documentation requirements, and many foreign buyers in Riviera Maya simply pay cash to avoid these complications.
You can also read our latest update about mortgage and interest rates in Mexico.
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.
Which neighborhoods are cheapest or priciest in Riviera Maya in 2026?
How much does the price per m² for apartments vary by neighborhood in Riviera Maya in 2026?
As of January 2026, the price per square meter for apartments in Riviera Maya ranges from roughly 55,000 MXN/m² ($3,060 USD/m² or €2,820 EUR/m²) in budget areas to over 120,000 MXN/m² ($6,680 USD/m² or €6,150 EUR/m²) in prime beachfront locations.
The most affordable neighborhoods in Riviera Maya include Ejidal, outer Colosio, and west-of-highway developments in Playa del Carmen, as well as La Veleta, Región 15, and Chemuyil in the Tulum area, where prices typically hover around 55,000 to 65,000 MXN/m² ($3,060 to $3,620 USD/m² or €2,820 to €3,330 EUR/m²).
The most expensive neighborhoods include Playacar, Zazil-Ha, and the Centro golden zone in Playa del Carmen, plus Aldea Zama and Tankah Bay near Tulum, where prices often reach 90,000 to 120,000 MXN/m² ($5,010 to $6,680 USD/m² or €4,610 to €6,150 EUR/m²) or higher.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Riviera Maya.
What neighborhoods are best for first-time buyers on a budget in Riviera Maya in 2026?
As of January 2026, the three best neighborhoods for first-time buyers on a budget in Riviera Maya are Ejidal and outer Colosio in Playa del Carmen, plus La Veleta in Tulum, all offering lower price points while remaining connected to the main tourist corridors.
Apartment prices in these budget-friendly Riviera Maya neighborhoods typically range from 2,000,000 to 4,000,000 MXN ($111,000 to $223,000 USD or €103,000 to €205,000 EUR), making them accessible entry points for buyers who want to own property in the region.
These neighborhoods offer good road access, proximity to supermarkets and local restaurants, and growing infrastructure, plus they tend to attract a mix of long-term renters which can help with rental income if you plan to invest.
The main trade-off is that these areas are not walkable to the beach, and some newer developments may lack the amenities or finishes you would find in pricier zones like Playacar or Aldea Zama.
Which neighborhoods have the fastest-rising apartment prices in Riviera Maya in 2026?
As of January 2026, the three neighborhoods with the fastest-rising apartment prices in Riviera Maya are Región 15 and La Veleta in Tulum, plus west-growth master-planned areas in Playa del Carmen, all benefiting from new development waves and infrastructure improvements.
These fast-appreciating Riviera Maya neighborhoods have seen estimated year-over-year price increases of 12% to 16%, outpacing even the already strong 14% state-level growth reported for Quintana Roo in 2025.
The main driver behind this rapid growth is a combination of new branded developments that reset price anchors, improved road access, and spillover demand from buyers priced out of premium areas like Aldea Zama and Playacar.
You can also read our latest update about property price forecasts in Riviera Maya.
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What extra costs will I pay on top of the apartment price in Riviera Maya in 2026?
What are all the buyer closing costs when you buy an apartment in Riviera Maya?
For a typical 4,000,000 MXN apartment in Riviera Maya, buyer closing costs total around 240,000 to 400,000 MXN ($13,400 to $22,300 USD or €12,300 to €20,500 EUR), not including fideicomiso setup fees for foreigners.
The main categories of closing costs in Riviera Maya include the property acquisition tax (ISAI), notary fees (Notario Público), public registry and inscription fees, appraisal or valuation costs, and administrative certificates like no-lien documents.
The largest single expense is typically the ISAI (Impuesto sobre Adquisición de Bienes Inmuebles), which is fixed at 2% of the property value under Quintana Roo state law and applies to every transaction.
Notary fees are somewhat negotiable and can vary between 1% and 2% depending on the complexity of the deal, while registry fees are usually fixed by the government, so there is limited room to negotiate most closing costs.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Riviera Maya?
Buyers in Riviera Maya should typically budget 5% to 7% of the purchase price for closing costs if they are Mexican citizens buying without a fideicomiso, or 6% to 10% if they are foreigners who need to set up a bank trust.
The realistic range that covers most standard apartment transactions in Riviera Maya falls between 5% and 10%, with the lower end applying to straightforward resale deals and the higher end reflecting new construction with more complex paperwork or foreign buyer requirements.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Riviera Maya in 2026?
What are typical HOA fees in Riviera Maya right now?
HOA fees are very common in Riviera Maya because most apartments are in condominium buildings with shared amenities like pools, security, elevators, and sometimes gyms or beach clubs, and the typical monthly HOA fee ranges from 2,500 to 6,500 MXN ($139 to $362 USD or €128 to €333 EUR) for mid-market condos.
In basic buildings with minimal amenities, HOA fees might start around 2,500 MXN per month ($139 USD or €128 EUR), while resort-style or beachfront luxury buildings can charge 6,500 to 15,000 MXN monthly ($362 to $835 USD or €333 to €769 EUR) or even more for properties with extensive services.
What utilities should I budget monthly in Riviera Maya right now?
The estimated total monthly utility cost for a typical apartment in Riviera Maya is around 2,200 to 5,500 MXN ($122 to $306 USD or €113 to €282 EUR), depending on your air conditioning usage and apartment size.
The realistic range of monthly utilities in Riviera Maya spans from about 2,000 MXN ($111 USD or €103 EUR) for a small, energy-conscious unit to over 6,000 MXN ($334 USD or €307 EUR) for larger apartments with heavy AC use during hot months.
Typical monthly utilities in Riviera Maya include electricity (CFE), water, gas for cooking or hot water if applicable, and internet service.
Electricity is by far the most expensive utility for Riviera Maya apartment owners because air conditioning runs almost year-round in the tropical climate, and monthly electricity bills commonly range from 1,200 to 4,000 MXN ($67 to $223 USD or €61 to €205 EUR) depending on your tariff and usage.
How much is property tax on apartments in Riviera Maya?
The estimated typical annual property tax (predial) for an apartment in Riviera Maya is around 3,000 to 15,000 MXN ($167 to $835 USD or €154 to €769 EUR), which is surprisingly low compared to property taxes in the United States or Europe.
Property tax in Riviera Maya is calculated by applying a rate of approximately 0.17% to 0.19% to the assessed tax base value, which is determined by the highest of several valuations including the cadastral value, and this base is often lower than the actual market price.
Depending on property value and municipality, annual property tax in Riviera Maya can range from a few thousand pesos for modest apartments to 20,000 MXN or more for high-value units, though most buyers find the predial bill much more manageable than they expected.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Riviera Maya.
What's the yearly building maintenance cost in Riviera Maya?
The estimated typical yearly building maintenance cost for apartment owners in Riviera Maya is around 20,000 to 50,000 MXN ($1,110 to $2,780 USD or €1,030 to €2,560 EUR) for items inside your unit, based on budgeting 0.5% to 1.0% of the property value annually.
The realistic range of yearly maintenance costs in Riviera Maya spans from about 15,000 MXN ($835 USD or €769 EUR) for newer buildings with quality construction to over 60,000 MXN ($3,340 USD or €3,070 EUR) for older buildings or units exposed to heavy salt air and humidity.
Typical owner-paid maintenance expenses in Riviera Maya include AC servicing (essential in this climate), appliance repairs, repainting due to humidity damage, dehumidifier upkeep, and occasional corrosion-related fixes on fixtures and hardware.
Common area maintenance is generally covered by your HOA fees, though it is worth checking whether the building has an adequate reserve fund for big-ticket projects like elevator replacement, roof membrane repairs, or facade resealing.
How much does home insurance cost in Riviera Maya?
The estimated typical annual home insurance cost for an apartment in Riviera Maya is around 3,000 to 10,000 MXN ($167 to $557 USD or €154 to €513 EUR), covering contents, liability, and basic storm-related risks.
The realistic range of annual home insurance costs spans from about 3,000 MXN ($167 USD or €154 EUR) for basic contents and liability coverage to 15,000 MXN or more ($835+ USD or €769+ EUR) if you add comprehensive storm coverage, higher contents limits, or insure a higher-value property.
Home insurance is not strictly mandatory for apartment owners in Riviera Maya, but it is strongly recommended given the region's exposure to hurricanes and tropical storms, and most prudent buyers include it in their annual budget.
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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 |
|---|---|---|
| Banco de México (Banxico) - FIX Rate | Mexico's central bank publishing the official reference exchange rate. | We used the FIX rate to convert all MXN prices into USD consistently throughout the article. |
| Banco de México (Banxico) - SIE Directory | Banxico's official time-series catalog used by analysts and institutions. | We used it to validate that our exchange rate benchmark is part of an official daily series. |
| SHF (Sociedad Hipotecaria Federal) | Federal housing finance institution and main producer of Mexico's housing price index. | We used SHF data to understand how fast Riviera Maya prices are changing relative to national trends. |
| El País | Major national newspaper attributing figures directly to SHF official data. | We used it to cross-check national growth rates and market composition of new versus resale homes. |
| PorEsto | Local Quintana Roo newspaper clearly attributing data to SHF with state context. | We used it to anchor Quintana Roo's faster growth rate versus the national average. |
| Congreso de Quintana Roo - Solidaridad Tax Law | Official municipal finance law from the state congress repository. | We used it to quantify property tax rates for Playa del Carmen and surrounding areas. |
| Congreso de Quintana Roo - Tulum Tax Law | Official legal text for the Municipality of Tulum with published reforms. | We used it to quantify Tulum-area property tax rates and estimate annual predial costs. |
| Congreso de Quintana Roo - ISAI Law | State-level law establishing the property acquisition tax rate and base. | We used it to anchor the 2% ISAI rate as the largest non-negotiable buyer closing cost. |
| CONDUSEF | Mexico's official financial consumer protection agency. | We used it to reference that home insurance products are regulated and comparable across insurers. |
| CONUEE | Federal energy-efficiency agency explaining the official electricity tariff structure. | We used it to explain how household electricity pricing works and why bills vary. |
| Expansión | Major business outlet pointing readers to official CFE tariff sources. | We used it to help explain how buyers can identify their electricity tariff and budget accordingly. |
| Lamudi - Riviera Maya Report | Large property portal publishing structured market snapshots. | We used it as a historical baseline for Tulum prices and rolled forward using SHF growth rates. |
| Properstar | Provides transparent median price-per-meter metrics with methodology explanation. | We used it as our primary current market snapshot for Playa del Carmen apartment prices. |
| BBVA México | Major Mexican bank explaining the legal mechanism foreigners use in the restricted zone. | We used it to frame the fideicomiso requirement and include trust fees in our all-in cost estimates. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mexico. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.