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This blog post gives you the real numbers on what condos cost in Riviera Maya in 2026, based on official data, local sources, and our own market research.
We constantly update this article to reflect the latest prices, trends, and transaction costs, so you always get current information.
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
- Quintana Roo recorded approximately 14% year-on-year housing price growth in 2025, making Riviera Maya one of Mexico's fastest-appreciating condo markets according to the Federal Mortgage Society.
- The SRE permit fee for setting up a fideicomiso (required for foreigners buying in the coastal zone) increased to 21,650 MXN as of January 1, 2026, a cost many first-time buyers overlook.
- Playa del Carmen condos now average around 70,800 MXN per square meter while Tulum sits lower at 57,200 MXN per square meter, creating a meaningful price gap within Riviera Maya itself.
- Tulum's condo rental market experienced a 40% slowdown in 2025 due to oversupply, with one-bedroom rents dropping from 9,000 to 6,000 MXN monthly in some central areas.
- Foreign buyers, primarily from the US and Canada, now account for roughly 60% of all property transactions in Tulum and a significant share in Playa del Carmen.
- Luxury beachfront condos in Riviera Maya command 100,000 to 200,000+ MXN per square meter, while inland properties in emerging neighborhoods start around 45,000 MXN per square meter.
- New-build condos typically carry a 15% to 30% premium over comparable resale units in Riviera Maya, driven by turnkey finishes and modern amenities that appeal to foreign investors.
- Short-term Airbnb rentals in well-located Riviera Maya condos generate 8% to 15% net returns annually, but standard condos in oversupplied Tulum zones now struggle to cover basic expenses.
- Total transaction costs for foreigners buying a Riviera Maya condo typically run 7% to 10% of the purchase price once you include ISABI tax, notary fees, and fideicomiso setup costs.
How much does a condo actually cost in Riviera Maya?
What is the average price per square meter for a condo in Riviera Maya in 2026?
As of early 2026, the estimated average price per square meter for a condo in Riviera Maya sits around 65,000 MXN (approximately 3,600 USD or 3,450 EUR), though this blended figure reflects the mix of higher-priced Playa del Carmen and more affordable Tulum listings.
The realistic price range per square meter for most Riviera Maya condos spans from about 45,000 MXN (2,500 USD / 2,400 EUR) for older inland units to 90,000 MXN (5,000 USD / 4,800 EUR) for newer buildings in prime walkable zones, with true beachfront properties pushing well above 100,000 MXN per square meter.
How much does a one-bedroom, a two-bedroom and a three-bedroom condo cost in Riviera Maya in 2026?
As of early 2026, a one-bedroom condo in Riviera Maya (typically around 55 square meters) costs approximately 3,600,000 MXN (200,000 USD / 192,000 EUR) based on the blended average price per square meter.
A two-bedroom condo (around 85 square meters) in Riviera Maya runs about 5,500,000 MXN (306,000 USD / 294,000 EUR), though prices can vary widely depending on whether you're looking in tourist-heavy Playa del Carmen or the more spread-out Tulum market.
For a three-bedroom condo (typically 120 square meters or more), expect to pay around 7,800,000 MXN (434,000 USD / 416,000 EUR), with larger units often found in gated communities like Playacar or higher-end Aldea Zama developments in Tulum.
By the way, you will find much more detailed price ranges across surfaces and neighborhoods in our Riviera Maya property pack.
What is the cheapest condo a foreigner can buy in Riviera Maya in 2026?
As of early 2026, the realistic minimum price a foreigner should budget for a condo in Riviera Maya is around 2,500,000 MXN (139,000 USD / 133,000 EUR), as anything significantly cheaper often comes with title irregularities or building administration problems.
At this entry-level price point in Riviera Maya, you're typically looking at a small studio or compact one-bedroom in an inland location like parts of Ejido in Playa del Carmen or certain areas of Tulum Centro, often in older buildings with basic finishes rather than modern amenities.
The main trade-offs at the cheapest Riviera Maya condo prices include being far from walkable tourist areas, limited rental potential, possible HOA fee delinquency in the building, and you still need to budget for the SRE fideicomiso permit fee (21,650 MXN) plus trust setup costs on top of the purchase price.
How much does a luxury condo cost in Riviera Maya in 2026?
As of early 2026, luxury condos in Riviera Maya start at approximately 10,000,000 MXN (556,000 USD / 533,000 EUR) for well-appointed units in premium locations, with ultra-luxury beachfront penthouses ranging from 25,000,000 to 90,000,000+ MXN (1,400,000 to 5,000,000+ USD).
What defines a luxury condo in Riviera Maya is typically true beachfront access (not just "five minutes to the beach"), resort-grade amenities like beach clubs and concierge services, high-end finishes, private terraces with ocean views, and often hotel-branded management that handles everything from maintenance to rentals.
The neighborhoods known for luxury Riviera Maya condos include Playacar Phase 1 (gated beachfront community), Puerto Aventuras (marina-front living), the beachfront zone of Playa del Carmen, and select developments in the Tulum beach road zone, though the latter comes with infrastructure challenges despite the premium prices.
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What is the usual price difference between new-build and resale condos in Riviera Maya in 2026?
As of early 2026, new-build condos in Riviera Maya typically carry a premium of 15% to 30% over comparable resale units, meaning a 5,000,000 MXN (278,000 USD / 267,000 EUR) resale condo might cost 5,750,000 to 6,500,000 MXN as a new-build with similar specifications.
The factor that most significantly affects this price gap in Riviera Maya is whether the new-build includes "Instagram-ready" amenities (rooftop pools, co-working spaces, wellness centers) and turnkey furnishing packages, which can push the premium toward 30% or higher, while older resale condos in prime walkable locations with strong rental histories can actually command prices close to new developments.
Are condo prices rising or falling in Riviera Maya in 2026?
As of early 2026, condo prices in Riviera Maya are still rising overall, with Quintana Roo recording approximately 14% year-on-year growth in 2025 according to the Federal Mortgage Society (SHF), making it one of Mexico's fastest-appreciating real estate markets.
The main factor driving Riviera Maya condo prices upward is sustained foreign investment combined with tourism demand, plus major infrastructure improvements like the Maya Train and Tulum International Airport that are increasing the region's accessibility and long-term appeal.
However, this price trend varies significantly across Riviera Maya neighborhoods: Playa del Carmen's core tourist zones continue seeing strong appreciation, while parts of Tulum (especially oversupplied condo areas like La Veleta and Region 15) are experiencing softer pricing and rental rate declines due to the sheer volume of new inventory hitting the market.
You can also read our latest update about property price forecasts in Riviera Maya.
What has been the 5-year condo price trend in Riviera Maya in 2026?
As of early 2026, Riviera Maya condo prices have increased by an estimated 60% to 80% over the past five years, with some sources reporting average annual appreciation of 12% to 15% in Quintana Roo during this period, significantly outpacing Mexico's national average.
The peak period for Riviera Maya condo price growth was 2021-2023, when pandemic-era demand (the region stayed relatively open) combined with limited supply created a surge that pushed prices up dramatically, particularly in Tulum where appreciation exceeded 15% annually during this boom phase.
Please note that you will find much more detailed price analyses and forecasts in our property pack covering the real estate market in Riviera Maya.
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 extra costs should I expect when buying a condo in Riviera Maya?
What are the total transaction costs when buying a condo in Riviera Maya in 2026?
As of early 2026, total transaction costs for buying a condo in Riviera Maya typically run between 5% and 8% of the purchase price for Mexican buyers, but foreigners should budget 7% to 10% once fideicomiso-related fees are included.
The specific fee categories that make up Riviera Maya transaction costs include ISABI (the Quintana Roo state acquisition tax at around 2%), notary fees (1% to 2%), public registry fees, property certificates, appraisal costs, and for foreigners, the SRE permit fee plus bank trust setup and legal fees.
The largest single expense for most Riviera Maya condo buyers is typically the notary fee combined with registration costs, which together can exceed 2% to 3% of the purchase price, though foreigners may find that fideicomiso setup costs rival this amount depending on the bank and legal representation they choose.
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 hidden fees do condo buyers often overlook in Riviera Maya?
The most commonly overlooked fee in Riviera Maya is the annual fideicomiso trustee fee, which ranges from 5,000 to 15,000 MXN (280 to 830 USD / 270 to 800 EUR) per year depending on the bank, and catches many foreign buyers off guard after they've budgeted only for the initial setup.
Other hidden fees that surprise first-time Riviera Maya condo buyers include HOA reserve fund contributions (often a lump sum at closing), amendment fees if you need to add beneficiaries to your trust, and the cost of bringing a unit to "rental-ready" condition with quality furnishings, professional photography, and reliable internet infrastructure.
These hidden Riviera Maya fees typically become due at different stages: the fideicomiso setup costs hit at closing, the annual trustee fee arrives every year thereafter, HOA special assessments can strike anytime (especially after hurricane season), and rental-readiness costs come when you decide to generate income from the property.
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Which neighborhoods are best for buying a condo in Riviera Maya?
What are the most popular neighborhoods for foreign condo buyers in Riviera Maya in 2026?
As of early 2026, the three most popular neighborhoods for foreign condo buyers in Riviera Maya are Gonzalo Guerrero and Zazil-Ha in Playa del Carmen (both walkable to the beach and Fifth Avenue), and Aldea Zama in Tulum (a master-planned community that has become the default choice for international investors seeking a Tulum address).
What makes these Riviera Maya neighborhoods particularly attractive to foreign buyers is the combination of walkability, established infrastructure, and rental track record: Gonzalo Guerrero and Zazil-Ha offer immediate access to Playa's restaurant and nightlife scene without being in the tourist chaos, while Aldea Zama provides paved roads, reliable electricity, and a concentration of amenity-rich developments that make property management easier.
The typical price range for condos in these popular Riviera Maya neighborhoods spans from about 3,500,000 MXN (195,000 USD / 187,000 EUR) for a basic one-bedroom to 8,000,000+ MXN (445,000+ USD / 427,000+ EUR) for larger two or three-bedroom units with premium finishes and rooftop amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Riviera Maya.
Which areas have the cheapest condos in Riviera Maya in 2026?
As of early 2026, the three areas with the cheapest condos in Riviera Maya are parts of Ejido and Colonia Luis Donaldo Colosio in Playa del Carmen, and Tulum Centro (the town side rather than the beach road), where you can find entry-level units below the area averages.
In these more affordable Riviera Maya areas, expect to pay between 2,000,000 and 3,500,000 MXN (111,000 to 195,000 USD / 107,000 to 187,000 EUR) for a one or two-bedroom condo, though the lower prices come with trade-offs in location, building quality, and rental potential.
Which neighborhoods have the best rental demand for condos in Riviera Maya in 2026?
As of early 2026, the three Riviera Maya neighborhoods with the best rental demand for condos are Gonzalo Guerrero in Playa del Carmen, Centro/Downtown Playa del Carmen, and the beachfront zone of Tulum (though this last one carries higher acquisition costs and infrastructure challenges).
Typical rental yields in these high-demand Riviera Maya neighborhoods range from 6% to 10% net for well-managed properties, with short-term Airbnb rentals in prime Playa del Carmen locations potentially reaching 8% to 12% during strong occupancy years, while Tulum luxury villas can hit 8% to 15% but standard Tulum condos now face yield compression due to oversupply.
The main factor driving rental demand in these Riviera Maya neighborhoods is walkability to both the beach and dining/entertainment options, which translates to consistent bookings year-round rather than just peak-season occupancy, something that inland or car-dependent locations struggle to match.
You can also read our detailed analysis about the rental yields for condos in Riviera Maya.
What neighborhoods should I avoid when buying a condo in Riviera Maya in 2026?
As of early 2026, Riviera Maya condo buyers should generally exercise caution in heavily oversupplied Tulum zones like parts of La Veleta and Region 15, areas with chronic infrastructure problems (unpaved roads, unreliable water/power), and any location where you cannot independently verify clean title and stable HOA finances.
The main reason these Riviera Maya areas are considered less desirable is that the combination of construction oversupply (particularly in Tulum), poor infrastructure, and sometimes murky land title histories creates both lifestyle headaches and investment risks, with some condo owners in these zones now reporting rental income that barely covers expenses due to the price wars among competing listings.
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 is the condo buying process like in Riviera Maya?
What are the steps to buying a condo as a foreigner in Riviera Maya?
The condo buying process for foreigners in Riviera Maya involves approximately six to eight main steps from initial property search to final ownership transfer, though the exact count depends on whether you're buying new-build (with staged payments) or resale.
The key steps for foreigners buying a Riviera Maya condo include: property search and due diligence, making an offer and signing a purchase agreement, paying the reservation deposit (typically 5% to 10% for resales), applying for the SRE fideicomiso permit, setting up the bank trust with your chosen trustee bank, completing the notary closing process, and finally registering the property and receiving keys.
The step that typically takes the longest in Riviera Maya is the fideicomiso permit and bank trust setup, which can add four to eight weeks to the timeline because it requires SRE approval and coordination between your attorney, the bank, and the notary, though straightforward transactions in Playa del Carmen often move faster than complex Tulum deals.
Before starting the Riviera Maya condo purchase process, foreigners should prepare a valid passport, proof of funds or financing, a Mexican tax ID (RFC) if generating rental income, and ideally a Power of Attorney if they cannot be physically present for all signings, with the POA often requiring apostille or legalization depending on where it's signed.
You can also read our blog article about what foreigners can buy and own in Riviera Maya.
How long does it take to complete a condo purchase in Riviera Maya?
The typical timeframe to complete a Riviera Maya condo purchase from accepted offer to ownership transfer is six to twelve weeks for foreigners, with straightforward resales in established buildings closing faster (six to eight weeks) and more complex transactions or new-builds taking longer.
Factors that speed up the Riviera Maya purchase process include having financing or funds already in place, working with an experienced attorney familiar with the specific notary, and buying in a building with clean documentation, while delays commonly arise from title issues, seller document problems, SRE permit backlogs, or bank trust setup complications.
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What are the ongoing costs of owning a condo in Riviera Maya?
What are the typical recurring monthly condo costs in Riviera Maya in 2026?
As of early 2026, the estimated total typical monthly cost for owning a condo in Riviera Maya (including maintenance fees, reserve contributions, and utilities) ranges from 5,000 to 12,000 MXN (280 to 670 USD / 270 to 640 EUR) for a standard one or two-bedroom unit, depending on building amenities and usage patterns.
Monthly common area or maintenance fees in Riviera Maya typically range from 2,500 to 8,000 MXN (140 to 445 USD / 135 to 430 EUR), with simpler buildings at the low end and resort-style developments with pools, gyms, and security at the higher end.
The typical monthly sinking fund or reserve contribution for Riviera Maya condos is usually included in the maintenance fee or runs as an additional 500 to 2,000 MXN (28 to 111 USD / 27 to 107 EUR), though some buildings charge this separately or assess it annually.
Monthly utility costs for a standard Riviera Maya condo average 1,500 to 4,500 MXN (83 to 250 USD / 80 to 240 EUR), with electricity (especially air conditioning in the hot months) being the largest variable and internet typically running 500 to 1,000 MXN monthly.
What are the typical annual condo ownership costs in Riviera Maya in 2026?
As of early 2026, the estimated total typical annual condo ownership cost in Riviera Maya (including property tax, insurance, and fideicomiso fees for foreigners) runs approximately 15,000 to 35,000 MXN (835 to 1,945 USD / 800 to 1,870 EUR), on top of monthly recurring expenses.
The typical annual property tax (predial) for a Riviera Maya condo is relatively low compared to many countries, usually ranging from 2,000 to 8,000 MXN (111 to 445 USD / 107 to 430 EUR) depending on the cadastral value and municipality, making Mexico attractive for property owners used to higher tax jurisdictions.
Annual condo insurance in Riviera Maya typically costs 3,000 to 10,000 MXN (167 to 556 USD / 160 to 535 EUR) for contents and liability coverage, though hurricane-prone coastal properties may see higher premiums, and you should verify what the building master policy covers versus what you need individually.
Other significant annual costs Riviera Maya condo owners should budget for include the fideicomiso trustee fee (5,000 to 15,000 MXN for foreigners), potential special assessments for building repairs, and professional property management fees if you're renting the unit (typically 20% to 35% of rental income).
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.
What do expats and locals really say about buying condos in Riviera Maya?
Do most expats regret or recommend buying a condo in Riviera Maya in 2026?
As of early 2026, the general sentiment among expats about buying a condo in Riviera Maya is positive overall, with most recommending the purchase for lifestyle reasons (beach access, weather, community), though satisfaction levels depend heavily on whether buyers did proper due diligence on their specific building and location.
The most common reason expats recommend Riviera Maya condo ownership is the ability to lock in a piece of the Caribbean lifestyle at prices still below comparable US or European coastal markets, combined with the practical benefit that a well-located unit can generate rental income covering most carrying costs when you're not using it.
The most common reason expats regret their Riviera Maya condo purchase is buying in a building with poorly managed HOA finances or high owner delinquency rates, which leads to deferred maintenance, surprise special assessments, and declining property values, something that's particularly acute in some of the rapid-development Tulum buildings that went up during the boom years.
What unexpected challenges do foreign condo owners face in Riviera Maya?
The most common unexpected challenge foreign Riviera Maya condo owners face is the seasonal sargassum seaweed problem, which can affect both personal beach enjoyment and short-term rental performance during heavy accumulation periods, something few buyers fully anticipate when purchasing based on perfect beach photos.
Other unexpected challenges that surprise foreign Riviera Maya condo owners include the accelerated wear and maintenance needs from salt air and humidity (A/C units, appliances, and building exteriors deteriorate faster than expected), the infrastructure gaps in rapidly developed areas (road quality, water pressure, power reliability), and the complexity of navigating Mexican bureaucracy for everything from utility transfers to building permit disputes.
Finally, please note that we have made a list of potential risks, scams and pitfalls when buying a new property in Riviera Maya.
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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 Mexico (Banxico) | Mexico's central bank publishes the official FIX exchange rate used nationwide. | We used Banxico to convert all MXN condo prices to USD and EUR, ensuring currency consistency throughout this article. |
| SHF (Sociedad Hipotecaria Federal) | The federal housing finance institution publishes Mexico's official housing price index. | We used SHF data to verify Quintana Roo's price growth rates and overall market direction for Riviera Maya condos. |
| BBVA Research | A major bank research unit with transparent, data-driven real estate analysis. | We used BBVA Research to triangulate which states lead price growth and to provide context on affordability pressures. |
| SRE (Secretaria de Relaciones Exteriores) | The federal ministry responsible for fideicomiso permits and official fee schedules. | We used SRE to provide the exact official fee for the restricted-zone fideicomiso permit as of January 2026. |
| Properstar | A transparent listing aggregator that clearly states its methodology and timestamps updates. | We used Properstar to estimate current condo prices per square meter in Playa del Carmen and Tulum as of early 2026. |
| AirDNA | An established short-term rental analytics provider widely used by investors. | We used AirDNA to identify which Riviera Maya neighborhoods have the strongest rental demand and occupancy rates. |
| SEDETUR Quintana Roo | The official state tourism authority publishing hotel and tourism demand data. | We used SEDETUR to support our rental demand analysis and understand tourism volume driving condo rental markets. |
| SECTUR Datatur | Mexico's official tourism data platform with government-verified statistics. | We used Datatur to confirm that Cancun and Tulum are major gateway markets for foreign arrivals affecting rental demand. |
| Quintana Roo ISABI Law | The official state legal text governing property acquisition tax rates. | We used this to anchor the transaction costs section to a real legal source for ISABI rates in Riviera Maya. |
| BBVA Mexico | A major regulated bank explaining its restricted-zone fideicomiso product. | We used BBVA to corroborate how the fideicomiso enables foreign residential ownership in Riviera Maya's coastal zone. |
| Banorte | One of Mexico's largest banks commonly used as a trustee for foreign buyers. | We used Banorte as additional bank-side confirmation that restricted-zone fideicomisos are standard products. |
| SESNSP Open Crime Data | The official federal public security dataset with verifiable crime statistics. | We used SESNSP to inform our guidance on neighborhood safety and how buyers can reality-check security claims. |
| CONUEE Electricity Tariffs | The federal commission publishing official electricity rate information. | We used CONUEE to provide context on utility costs and explain why electricity bills vary significantly by season. |
| CONDUSEF Insurance Comparisons | Mexico's consumer protection agency publishing insurance product comparisons. | We used CONDUSEF as the anchor for our condo insurance cost estimates and to verify typical coverage options. |
| El Economista | A major national newspaper that explicitly attributes data to SHF sources. | We used El Economista reporting to capture SHF growth rates when direct SHF pages were access-restricted. |
| Global Property Guide | An international real estate research platform with consistent cross-country methodology. | We used Global Property Guide to contextualize Mexico's housing market performance and verify SHF-reported trends. |
We have made this infographic to give you a quick and clear snapshot of the property market in Mexico. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.