How much will you pay for an apartment in Riviera Maya today? (2026)

Last updated on June 19, 2026

As of June 2026, a standard apartment in Riviera Maya costs about MXN 3.4 million as a median price, which is roughly USD 195,000 or EUR 170,000, but a foreign buyer should usually budget more once closing costs, fideicomiso costs, furniture, HOA fees and repairs are included.

Get all the data you need about the real estate market in Riviera Maya

This blog post is constantly updated so the apartment price estimates for Riviera Maya stay useful as the 2026 market changes.

Riviera Maya is not one simple property market, because Playa del Carmen, Tulum, Puerto Aventuras, Puerto Morelos and the inland neighborhoods all behave differently.

The safest way to read the numbers below is to treat them as buyer budgets, not as promises that every apartment in Riviera Maya will sell at that price.

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

The median apartment price in Riviera Maya in June 2026 is around MXN 3.4 million, but a realistic foreign-buyer budget is closer to MXN 3.65 million to MXN 3.85 million after costs.
Riviera Maya apartment prices are not only about distance to the beach, because resale liquidity is often better in Playa Centro than in many newer Tulum buildings.
A standard apartment in Riviera Maya in 2026 usually costs around MXN 55,000 per m², but the same m² can cost half that in Real Ibiza and more than double that in Mayakoba.
Tulum still has strong lifestyle appeal, but in 2026 many Tulum apartments need a discount unless the building has good access, strong management and real rental history.
Foreign buyers should not use a 5% closing-cost rule in Riviera Maya, because fideicomiso costs and local acquisition taxes often push the real number to 7% to 11%.
Playa del Carmen is usually the lower-risk choice for a first apartment in Riviera Maya because it has deeper local demand, more resale evidence and more year-round services.
The biggest monthly surprise for apartment owners in Riviera Maya is often electricity, because heavy air-conditioning can double or triple a normal utility budget.
New-build apartments in Riviera Maya are commonly 20% to 30% more expensive per m² than resale apartments, and that gap is hardest to justify in oversupplied parts of Tulum.
Colosio, Ejidal and Punta Estrella are more practical for first-time buyers than many beachfront areas, because the entry price is lower and daily life is easier.

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Riviera Maya. If you’d like to learn more about us, you can check our presentation page.

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 June 2026, the estimated median apartment price in Riviera Maya is about MXN 3.4 million, which is about USD 195,000 or EUR 170,000, while the estimated average apartment price is closer to MXN 4.6 million, or about USD 264,000 and EUR 230,000.

For price per square meter, the most useful estimate for apartments in Riviera Maya in 2026 is about MXN 55,000 per m², which is about USD 3,160 or EUR 2,750 per m², or about MXN 5,100 per sq ft, USD 294 per sq ft and EUR 255 per sq ft.

Most standard apartments in Riviera Maya sit between MXN 2.0 million and MXN 7.0 million, or roughly USD 115,000 to USD 402,000 and EUR 100,000 to EUR 350,000, once very basic local units and trophy beachfront apartments are removed.

Sources and methodology: we blended official trend data from SHF, live asking-price evidence from Propiedades.com and market-index context from Inmuebles24. We removed obvious luxury outliers and weak listings that did not reflect normal apartment buying in Riviera Maya. We also compared the result with our own Riviera Maya apartment samples and neighborhood notes.

How much is a studio apartment in Riviera Maya in 2026?

As of June 2026, a normal furnished studio apartment in Riviera Maya costs about MXN 2.2 million, which is roughly USD 126,000 or EUR 110,000.

For studios in Riviera Maya, entry-level to mid-range units usually cost MXN 1.2 million to MXN 2.7 million, or about USD 69,000 to USD 155,000 and EUR 60,000 to EUR 135,000, while high-end studio apartments in Playa Centro, Aldea Zamá or beach-access areas can reach MXN 3.5 million, or about USD 201,000 and EUR 175,000.

Most studio apartments in Riviera Maya are around 30 m² to 45 m², with the smallest investor studios often near 28 m² and the more comfortable tourist-rental studios closer to 40 m² or more.

Sources and methodology: we compared studio listings from Propiedades.com, apartment supply from Vivanuncios and Quintana Roo price direction from SHF. We separated true studios from tiny one-bedroom layouts when listings were unclear. We then checked the price bands against our own Riviera Maya buyer-budget model.

How much is a one-bedroom apartment in Riviera Maya in 2026?

As of June 2026, a good but not luxury one-bedroom apartment in Riviera Maya costs about MXN 3.4 million, which is roughly USD 195,000 or EUR 170,000.

In Riviera Maya, entry-level to mid-range one-bedroom apartments usually cost MXN 2.5 million to MXN 4.2 million, or about USD 144,000 to USD 241,000 and EUR 125,000 to EUR 210,000, while high-end one-bedroom apartments in Playacar, Aldea Zamá, Centro Playa or beachfront buildings can reach MXN 5.5 million, or about USD 316,000 and EUR 275,000.

Most one-bedroom apartments in Riviera Maya are around 45 m² to 70 m², with compact investor units at the lower end and more livable resale apartments closer to 60 m² or 70 m².

Sources and methodology: we used Propiedades.com, Inmuebles24 and Properstar for asking-price context. We gave more weight to apartments with clear size, location and bedroom information. We also adjusted for tourist-zone premiums in Playa del Carmen and Tulum.

How much is a two-bedroom apartment in Riviera Maya in 2026?

As of June 2026, a good two-bedroom apartment in Riviera Maya costs about MXN 4.8 million, which is roughly USD 276,000 or EUR 240,000.

For two-bedroom apartments in Riviera Maya, entry-level to mid-range units usually cost MXN 3.6 million to MXN 6.5 million, or about USD 207,000 to USD 374,000 and EUR 180,000 to EUR 325,000, while high-end units in Playacar, Puerto Aventuras, Corasol or strong Tulum locations can move above MXN 8.0 million, or about USD 460,000 and EUR 400,000.

By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Riviera Maya.

Sources and methodology: we checked two-bedroom evidence from Propiedades.com, broader apartment supply from Vivanuncios and official price momentum from SHF. We treated marketed luxury units separately because they distort the average. We used our own neighborhood weighting to avoid making Tulum and Playa del Carmen look identical.

How much is a three-bedroom apartment in Riviera Maya in 2026?

As of June 2026, a credible three-bedroom apartment in Riviera Maya costs about MXN 6.8 million, which is roughly USD 391,000 or EUR 340,000.

Entry-level to mid-range three-bedroom apartments in Riviera Maya usually cost MXN 5.2 million to MXN 9.0 million, or about USD 299,000 to USD 517,000 and EUR 260,000 to EUR 450,000, while luxury three-bedroom apartments in Playacar, Puerto Aventuras, Mayakoba, Corasol or beachfront Tulum can go far above MXN 12.0 million, or about USD 690,000 and EUR 600,000.

Most three-bedroom apartments in Riviera Maya are around 95 m² to 150 m², although older family apartments may be larger and newer tourist apartments may be more compact.

Sources and methodology: we used Vivanuncios, Propiedades.com and Properstar to understand larger apartment pricing. We excluded houses and villas because this article only covers apartments. We then checked whether each estimate made sense for known Riviera Maya family and tourist neighborhoods.

What's the price gap between new and resale apartments in Riviera Maya in 2026?

As of June 2026, new-build apartments in Riviera Maya are usually 20% to 30% more expensive per m² than resale apartments in the same broad area.

For new-build apartments in Riviera Maya in 2026, a useful blended estimate is about MXN 65,000 to MXN 80,000 per m², or about USD 3,735 to USD 4,600 and EUR 3,250 to EUR 4,000 per m².

For resale apartments in Riviera Maya in 2026, a more realistic blended estimate is about MXN 48,000 to MXN 65,000 per m², or about USD 2,760 to USD 3,735 and EUR 2,400 to EUR 3,250 per m².

Sources and methodology: we compared new and resale listings from Vivanuncios, price texture from Propiedades.com and trend direction from SHF. We gave less weight to presales with unclear delivery dates or unrealistic rental promises. We also used our own adjustment for Tulum oversupply and Playa del Carmen resale liquidity.

Make a profitable investment in Riviera Maya

Better information leads to better decisions. Save time and money. Download our data.

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 June 2026, the typical all-in budget to buy a standard apartment in Riviera Maya is around MXN 3.65 million to MXN 3.85 million, which is roughly USD 210,000 to USD 221,000 and EUR 183,000 to EUR 193,000, based on a normal one-bedroom purchase.

This all-in budget for Riviera Maya usually includes the apartment price, acquisition tax, notary fees, public registry fees, appraisal, legal review, fideicomiso setup for many foreign buyers, first-year trust fees and a small buffer for bank or administrative costs.

We go deeper and try to understand what costs can be avoided or minimized (and how) in our Riviera Maya property pack.

Sources and methodology: we used tax rules from Solidaridad’s Ley de Hacienda, Tulum’s Ley de Hacienda and foreign-buyer rules from SRE. We applied those costs to the apartment prices estimated above. We also kept a buyer buffer because notary quotes and bank charges vary by transaction.

What down payment is typical to buy in Riviera Maya in 2026?

As of June 2026, a foreign buyer should often plan a 40% down payment for a Riviera Maya apartment, which is about MXN 1.36 million, USD 78,000 or EUR 68,000 on a MXN 3.4 million one-bedroom apartment.

For Mexican resident buyers with strong bank files, many lenders may accept 10% to 20% down, but foreign buyers in Riviera Maya often need 30% to 50% down because financing is harder and banks are more cautious.

For better mortgage terms in Riviera Maya, a 30% to 40% down payment is usually a safer target, because a larger deposit can reduce lender risk and make the monthly payment easier to handle.

Sources and methodology: we used mortgage-rate data from Banxico SIE, consumer checks from CONDUSEF’s mortgage simulator and foreign-ownership rules from SRE. Banxico’s April 2026 table showed average fixed mortgage rates near 11.46% and average CAT near 13.96%. We used conservative down-payment assumptions because foreign-buyer financing in Riviera Maya is not as simple as a local mortgage.

Get fresh and reliable information about the market in Riviera Maya

Don't base significant investment decisions on outdated data. Get updated and accurate information.

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 June 2026, apartment prices in Riviera Maya range from about MXN 22,000 to MXN 130,000 per m², or about USD 1,265 to USD 7,470 and EUR 1,100 to EUR 6,500 per m², depending on the neighborhood, beach access, building quality and resale depth.

The most affordable apartment neighborhoods in Riviera Maya are Real Ibiza, Villas del Sol, Ejidal and Punta Estrella in Playa del Carmen, where typical prices are often around MXN 22,000 to MXN 42,000 per m², or about USD 1,265 to USD 2,415 and EUR 1,100 to EUR 2,100 per m².

The most expensive apartment neighborhoods in Riviera Maya are Mayakoba, Corasol, Playacar Fase I, Playacar Fase II, beachfront Tulum and top Puerto Aventuras locations, where prices often sit around MXN 70,000 to MXN 130,000 per m², or about USD 4,025 to USD 7,470 and EUR 3,500 to EUR 6,500 per m².

Sources and methodology: we grouped neighborhood prices using Propiedades.com, Inmuebles24 and Vivanuncios. We separated local residential areas from tourist and luxury resort zones. We also used our own Riviera Maya neighborhood map to avoid mixing inland Playa prices with beachfront resort prices.

What neighborhoods are best for first-time buyers on a budget in Riviera Maya in 2026?

As of June 2026, the top three Riviera Maya neighborhoods for first-time buyers on a budget are Ejidal, Punta Estrella and Colosio in Playa del Carmen, because they offer lower prices without being too far from daily services.

In these budget-friendly Riviera Maya neighborhoods, a realistic apartment price range is about MXN 1.7 million to MXN 4.0 million, or roughly USD 98,000 to USD 230,000 and EUR 85,000 to EUR 200,000.

Ejidal, Punta Estrella and Colosio give first-time buyers better access to supermarkets, schools, transport, restaurants and local demand than many isolated presale projects farther from the center.

The main trade-off is that these Riviera Maya neighborhoods are less polished than Playacar or beachfront areas, so building quality, street condition, parking and noise should be checked very carefully.

Sources and methodology: we compared budget listings from Propiedades.com, supply depth from Vivanuncios and local demand context from INEGI. We chose neighborhoods that work for living, not only for vacation marketing. We also considered resale risk because first-time buyers usually need a safer exit.

Which neighborhoods have the fastest-rising apartment prices in Riviera Maya in 2026?

As of June 2026, the three Riviera Maya areas with the strongest apartment price momentum are Colosio in Playa del Carmen, Puerto Morelos and Ciudad Mayakoba or El Cielo.

Our estimated year-on-year apartment price growth is about 8% to 12% in Colosio, 8% to 14% in Puerto Morelos and 7% to 10% in Ciudad Mayakoba and El Cielo.

The main drivers are beach-side scarcity in Colosio, better corridor connectivity in Puerto Morelos and family-oriented master-planned demand in Ciudad Mayakoba and El Cielo.

Sources and methodology: we used official market direction from SHF, tourism-demand context from DataTur and asking-price evidence from Inmuebles24. We did not assume every Riviera Maya neighborhood rises at the same speed. We adjusted momentum estimates for liquidity, supply risk and local infrastructure.

Get to know the market before buying a property in Riviera Maya

Better information leads to better decisions. Get all the data you need before investing a large amount of money.

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 MXN 3.4 million apartment in Riviera Maya, buyer closing costs are usually around MXN 240,000 to MXN 375,000, or about USD 14,000 to USD 22,000 and EUR 12,000 to EUR 19,000.

The main buyer closing costs in Riviera Maya are acquisition tax, notary fees, public registry charges, certificates, appraisal, legal due diligence, fideicomiso setup and first-year fideicomiso fees for many foreign buyers.

The largest closing cost is usually the ISAI acquisition tax, which is commonly 3% in Solidaridad and 4% in Tulum.

Some closing costs can vary by notary, bank, property value and legal structure, but acquisition tax is statutory and should not be treated as negotiable.

Sources and methodology: we used Solidaridad’s Ley de Hacienda, Tulum’s Ley de Hacienda and SRE’s fideicomiso permit page. We translated legal rates into simple buyer budgets. We also left room for notary and bank differences because real quotes vary.

On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Riviera Maya?

In Riviera Maya in 2026, buyers should usually budget about 7% to 9% of the apartment price for closing costs in Playa del Carmen and about 8% to 11% in Tulum.

Across most standard Riviera Maya apartment transactions, a realistic low-to-high closing-cost range is about 7% to 11%, with the higher end more likely for foreign buyers using a fideicomiso.

We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Riviera Maya.

Sources and methodology: we based the percentage range on Solidaridad’s 3% ISAI rule, Tulum’s 4% ISAI rule and SRE’s foreign-buyer trust process. We then added normal notary, registry, appraisal and legal-review ranges. We prefer a conservative buyer budget because underestimating closing costs is common in Riviera Maya.

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.

investing in real estate foreigner Riviera Maya

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 common in Riviera Maya apartment buildings, and a normal investable one-bedroom or two-bedroom apartment usually has monthly HOA fees of about MXN 4,500, or roughly USD 260 and EUR 225.

In Riviera Maya, basic buildings may charge MXN 800 to MXN 1,800 per month, or about USD 45 to USD 105 and EUR 40 to EUR 90, while luxury buildings in Playacar, Corasol, Puerto Aventuras or beachfront areas can charge MXN 8,000 to MXN 18,000 or more, which is about USD 460 to USD 1,035 and EUR 400 to EUR 900.

Sources and methodology: we used building-cost checks from Riviera Maya apartment listings on Propiedades.com, supply examples from Vivanuncios and our own HOA benchmarks. We separated basic local buildings from amenity-heavy tourist condos. We treat very low HOA fees in high-amenity Tulum buildings as a warning sign.

What utilities should I budget monthly in Riviera Maya right now?

A typical apartment in Riviera Maya needs a monthly utility budget of about MXN 2,000 to MXN 4,500, which is roughly USD 115 to USD 260 and EUR 100 to EUR 225.

The realistic monthly utility range in Riviera Maya is about MXN 2,000 to MXN 8,000, or about USD 115 to USD 460 and EUR 100 to EUR 400, depending mainly on apartment size, air-conditioning use and whether the apartment is used as a short-term rental.

This monthly budget usually includes electricity, water, internet and gas, with electricity often representing the biggest part of the bill.

Electricity is usually the most expensive utility for apartment owners in Riviera Maya because hot weather and air-conditioning can push consumption into a much higher bill pattern.

Sources and methodology: we used official electricity tariffs from CFE, water tariff information from Aguakan and our own operating-cost checks. We separated normal residential use from vacation-rental use. We also kept the range wide because air-conditioning behavior changes the final bill a lot.

How much is property tax on apartments in Riviera Maya?

A typical apartment owner in Riviera Maya often pays about MXN 7,000 to MXN 12,000 per year in property tax, which is roughly USD 400 to USD 690 and EUR 350 to EUR 600.

Property tax in Riviera Maya is based on municipal rules and taxable value, with built urban property rates around 0.0019 in Solidaridad and around 0.0017 in Tulum.

For most standard apartments in Riviera Maya, a realistic annual property-tax range is about MXN 4,000 to MXN 20,000, or about USD 230 to USD 1,150 and EUR 200 to EUR 1,000, depending on the assessed value and municipality.

Sources and methodology: we used the predial rules in Solidaridad’s Ley de Hacienda, Tulum’s Ley de Hacienda and local property-value context from SHF. We converted statutory rates into simple annual budgets. We also assumed taxable values can be lower than market prices, which is common in practice.

What's the yearly building maintenance cost in Riviera Maya?

A typical apartment owner in Riviera Maya should reserve about MXN 35,000 to MXN 60,000 per year for maintenance, furniture replacement and small repairs, which is roughly USD 2,000 to USD 3,450 and EUR 1,750 to EUR 3,000.

The realistic yearly maintenance range in Riviera Maya is about MXN 20,000 to MXN 90,000, or about USD 1,150 to USD 5,170 and EUR 1,000 to EUR 4,500, depending on building age, humidity exposure, rental use and appliance quality.

Maintenance costs in Riviera Maya usually include air-conditioning servicing, painting, appliance repairs, furniture wear, minor plumbing, humidity treatment and replacement of items damaged by guests or climate.

Some building maintenance is included in HOA fees, but apartment interiors, furniture, appliances and rental wear are normally the owner’s responsibility.

Sources and methodology: we used HOA and building examples from Propiedades.com, amenity-level checks from Vivanuncios and our own Riviera Maya operating-cost model. We used higher reserves for Tulum and short-term rental apartments. We did this because humidity, guests and air-conditioning make Riviera Maya maintenance less predictable.

How much does home insurance cost in Riviera Maya?

A typical annual home insurance cost for an apartment in Riviera Maya is about MXN 8,000 to MXN 18,000, which is roughly USD 460 to USD 1,035 and EUR 400 to EUR 900.

For stronger coverage, higher-value furniture, liability protection or hurricane-related protection, annual home insurance in Riviera Maya can be closer to MXN 20,000 to MXN 35,000, or about USD 1,150 to USD 2,010 and EUR 1,000 to EUR 1,750.

Home insurance is usually optional for apartment owners in Riviera Maya unless a lender requires it, but foreign buyers should treat it as a practical necessity because hurricanes, humidity and rental liability are real risks.

Sources and methodology: we compared local insurance cost ranges with property values from Propiedades.com, risk context from Riviera Maya coastal ownership rules on SRE and our own owner-cost model. We separated the building master policy from an owner’s private contents and liability policy. We recommend checking hurricane, contents, liability and rental-use coverage before buying.

Get the full checklist for your due diligence in Riviera Maya

Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.

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 we trust it	How we used it
SHF Índice de Precios de la Vivienda, Q1 2026	SHF is Mexico’s federal housing finance agency.	We used it to anchor Quintana Roo’s official home-price direction in 2026. We treated it as a trend source, not as a neighborhood-level apartment price database.
INEGI	INEGI is Mexico’s official statistics agency.	We used it to understand population, housing and urban-demand context. We used it to check whether market claims matched the fast-growing Riviera Maya corridor.
INEGI Encuesta Intercensal 2025	It is Mexico’s official mid-census update.	We used it to frame the main demand nodes in Quintana Roo. We did not use it as a closed-sale property-price source.
Banxico SIE mortgage rates	Banxico is Mexico’s central bank.	We used it to check mortgage affordability assumptions in June 2026. We used April 2026 because it was the latest visible monthly table when preparing the estimate.
CONDUSEF mortgage simulator	CONDUSEF is Mexico’s financial consumer protection authority.	We used it to sanity-check mortgage-payment and down-payment logic. We treated it as a consumer benchmark, not as an offer from a specific bank.
SRE fideicomiso permit	SRE is the federal authority for foreign-ownership permits.	We used it because Riviera Maya is inside Mexico’s coastal restricted zone. We included the fideicomiso point in foreign-buyer cost and legal-budget assumptions.
Ley de Hacienda del Municipio de Solidaridad	It is the official municipal tax law for Solidaridad.	We used it for acquisition-tax and predial assumptions in Playa del Carmen and nearby Solidaridad areas. We translated the statutory rules into simple buyer-budget ranges.
Ley de Hacienda del Municipio de Tulum	It is the official municipal tax law for Tulum.	We used it because Tulum has its own acquisition-tax and predial rules. We separated Tulum closing costs from Playa del Carmen instead of averaging them blindly.
DataTur	DataTur is Mexico’s official tourism statistics platform.	We used it to understand tourism-demand depth in Riviera Maya. We did not treat hotel occupancy as a direct condo-rental yield.
Aguakan tariffs	Aguakan publishes water tariffs for key Quintana Roo municipalities.	We used it to estimate water bills in the ongoing-cost section. We kept a conservative range because apartment use varies a lot.
CFE domestic tariffs	CFE is Mexico’s public electricity supplier.	We used it to estimate electricity costs for apartments in Riviera Maya. We separated moderate residential use from heavy air-conditioning and short-term-rental use.
Propiedades.com Playa del Carmen apartment values	It is a large Mexican listings platform.	We used it for apartment asking-price texture in Playa del Carmen. We discounted outliers and compared the data with other listing and trend sources.
Inmuebles24 Quintana Roo Index	Inmuebles24 is one of Mexico’s largest property portals.	We used it to benchmark Quintana Roo asking-price and rent context. We treated it as private-sector asking-price evidence, not as closed-sale data.
Vivanuncios Quintana Roo property data	Vivanuncios gives broad live listing coverage.	We used it to cross-check supply depth and apartment price ranges. We avoided relying on odd automated averages when the numbers looked inconsistent.
Properstar Quintana Roo price history	Properstar gives updated market-price context by location.	We used it as an extra private-sector check on Quintana Roo pricing. We did not use it alone because portal data can include asking-price bias.
Banxico exchange-rate page	Banxico is the official Mexican reference for exchange rates.	We used it to keep currency conversions realistic for June 2026. We rounded USD and EUR figures because exchange rates move daily.
European Central Bank EUR/MXN reference rate	The ECB publishes official euro reference rates.	We used it to check EUR conversions against an official European source. We rounded the conversion rate to keep the article easy to read.