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Tijuana's property market has experienced dramatic price increases, making it Mexico's most expensive border city.
As of September 2025, residential properties in Tijuana command an average price of MXN 54,505 per square meter for apartments and MXN 35,065 per square meter for houses. The city's proximity to the US border, growing expat community, and nearshoring trends have driven property values up by 24-27% over the past year, with premium coastal and downtown areas leading these increases.
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Tijuana's property prices have surged 24-27% annually, with apartments averaging MXN 54,505/m² and houses MXN 35,065/m².
Downtown and coastal areas command the highest premiums, while new builds cost 37% more than older properties.
| Property Type | Average Price per m² (MXN) | Annual Change |
|---|---|---|
| Apartments (Residential) | 54,505 | +27% |
| Houses (Residential) | 35,065 | +24% |
| New Construction | 60,839 | +15-20% |
| Older Properties | 44,396 | +20-25% |
| Downtown/Zona Centro | 75,000-84,712 | +12.8% |
| Coastal Areas | 65,000-72,000 | +10-15% |
| Suburban Areas | 47,000-54,719 | +8-12% |
What's the current average price per square meter in Tijuana?
As of September 2025, the average price per square meter in Tijuana is MXN 54,505 for apartments and MXN 35,065 for houses.
These prices represent significant increases from previous years, driven by cross-border demand and limited inventory. Apartments command higher prices per square meter due to their concentration in prime urban areas and modern amenities.
The Tijuana residential market has become Mexico's most expensive border city, with price growth outpacing most other Mexican urban centers. Foreign investment and nearshoring trends continue to push demand beyond available supply.
Commercial properties command even higher rates, with prime office space reaching USD $21.40 per square meter monthly, making Tijuana one of Mexico's most expensive commercial markets.
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How does the price per square meter vary between downtown, coastal, and suburban areas?
Price variations across Tijuana neighborhoods are substantial, with downtown and coastal areas commanding significant premiums over suburban locations.
| Area | Price Range (MXN/m²) | Key Characteristics |
|---|---|---|
| Downtown/Zona Centro | 75,000-84,712 | Highest appreciation, luxury market, business district |
| Playas de Tijuana (Coast) | 65,000-72,000 | Beachfront properties, high expat demand |
| Zona Dorada | 70,000-80,000 | Premium area, often priced in USD |
| Suburban (Otay, Juárez) | 47,000-54,719 | More affordable, growing infrastructure |
| Peripheral Areas | 39,000-47,000 | Entry-level pricing, developing neighborhoods |
What is the average price per square meter for residential properties specifically?
Residential properties in Tijuana show distinct pricing patterns between apartments and houses, with apartments commanding higher per-square-meter rates.
Apartments average MXN 54,505 per square meter, reflecting their concentration in prime locations with modern amenities. These properties typically offer better security, shared facilities, and proximity to business districts.
Houses average MXN 35,065 per square meter, providing more space but often located in suburban areas with lower land values. The price difference reflects location premiums and construction density variations.
Luxury residential developments in Zona Centro and coastal areas can exceed MXN 80,000 per square meter, while affordable housing projects in peripheral areas start around MXN 30,000 per square meter.
What is the average price per square meter for commercial properties?
Commercial property pricing in Tijuana varies significantly by property type and location, with office space commanding the highest rates.
Prime office space averages USD $21.40 per square meter monthly, making Tijuana one of Mexico's most expensive office markets. This reflects strong demand from international companies establishing nearshoring operations.
Retail space in prime coastal areas like Playas de Tijuana reaches USD $13 per square meter monthly. High-traffic commercial corridors and shopping centers command premium rates due to consumer spending power and tourist activity.
Industrial properties, while not typically measured per square meter for small transactions, benefit from Tijuana's strategic position for manufacturing and logistics operations serving the US market.
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How much have prices per square meter changed over the past 12 months?
Tijuana's property market experienced dramatic price increases over the past year, with some of Mexico's highest appreciation rates.
Apartments saw a 27% increase in average price per square meter, driven by limited new construction and strong demand from cross-border buyers. This represents one of the steepest residential price increases in Mexico.
Houses experienced a 24% increase in per-square-meter pricing, slightly lower than apartments but still substantially above national averages. Suburban areas led much of this growth as buyers sought more affordable alternatives to downtown properties.
Premium coastal and central areas experienced increases up to 12.8% annually, with some luxury developments seeing even higher appreciation as international buyers competed for limited inventory.
What is the projected trend for prices per square meter over the next year?
Price growth in Tijuana is expected to moderate but continue rising through 2026, with annual increases projected between 3-7%.
The dramatic 24-27% increases of the past year are unlikely to repeat as inventory gradually increases and higher interest rates impact buyer demand. Market correction pressure is building as prices reach levels that challenge local affordability.
Ongoing demand from expats, nearshoring companies, and cross-border investment will likely sustain gradual price growth. Infrastructure improvements including border crossing expansions and transit projects support continued appreciation.
Premium areas may see continued strong growth while suburban markets may experience more moderate increases as new development projects add supply to meet demand.
What are the highest and lowest prices per square meter currently being listed?
Tijuana's property market shows extreme price ranges, reflecting the city's diverse neighborhoods and property types.
The highest prices reach MXN 84,712 per square meter in premium locations including Zona Centro, Zona Río, and exclusive coastal neighborhoods. These properties typically feature luxury finishes, modern amenities, and prime locations.
The lowest prices start around MXN 39,000 per square meter in peripheral neighborhoods including Otay, Buena Vista, and Juárez. These areas offer entry-level pricing but may lack infrastructure and amenities.
Most market activity occurs between MXN 47,000-70,000 per square meter, representing middle-market properties in established neighborhoods with good access to services and transportation.
It's something we develop in our Mexico property pack.
How does the price per square meter in Tijuana compare to other major Mexican cities?
| City | Avg House Price (MXN/sq ft) | Market Position |
|---|---|---|
| Tijuana | 3,201 | Most expensive border city, 5th nationwide |
| Mexicali | 2,294 | Regional competitor, 28% lower |
| Ciudad Juárez | 1,893 | Manufacturing hub, 41% lower |
| Nuevo Laredo | 2,105 | Trade corridor, 34% lower |
| Matamoros | 1,756 | Gulf coast border, 45% lower |
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What is the average price per square meter for newly built properties versus older ones?
New construction in Tijuana commands significant premiums over existing properties, reflecting modern amenities and updated building standards.
Newly built properties average MXN 60,839 per square meter, representing a 37% premium over older properties. These developments typically feature modern layouts, energy-efficient systems, and contemporary finishes that appeal to international buyers.
Older or second-hand properties average MXN 44,396 per square meter, offering value opportunities for buyers willing to update or renovate. Many established neighborhoods feature solid construction but may require modernization.
The price gap reflects buyer preferences for move-in ready properties and the costs associated with bringing older buildings up to contemporary standards including security systems, modern utilities, and updated building codes.
What is the average rental price per square meter in Tijuana?
Tijuana's rental market reflects the city's high property values, with monthly rents per square meter varying significantly by location and property type.
Residential rentals in prime locations command monthly rates between MXN 390-400 per square meter for high-end studio and one-bedroom units. These properties typically feature modern amenities and premium locations.
Average apartment rentals range from MXN 20,697-29,814 monthly depending on size and location, translating to approximately MXN 250-350 per square meter for typical residential units.
Commercial rentals command higher rates, with office space reaching USD $21.40 per square meter monthly and prime retail space achieving USD $13 per square meter monthly in coastal areas.
What are the typical additional costs per square meter such as property tax, maintenance, or HOA fees?
Property ownership in Tijuana involves several per-square-meter costs beyond the purchase price that buyers must factor into their investment calculations.
1. **HOA fees**: MXN 78.46 per square meter monthly for boutique properties, with lower rates for high-density developments2. **Property taxes**: MXN 2,000-5,000 annually for standard homes, up to MXN 10,000 for large or tourist properties3. **Municipal services**: Water, waste, and lighting fees averaging MXN 2,000-5,000 annually4. **Maintenance reserves**: Typically 1-2% of property value annually for upkeep and repairs5. **Security fees**: Additional costs in gated communities or buildings with private security servicesThese costs can add MXN 100-200 per square meter annually to ownership expenses, varying significantly by property type and location within Tijuana.
What are the main factors influencing the price per square meter in Tijuana right now?
Multiple market forces are driving Tijuana's property price increases, creating a complex interplay of demand and supply factors.
Cross-border demand from US buyers and expat residents represents the primary price driver, with many seeking affordable alternatives to San Diego's expensive market while maintaining cross-border access.
Nearshoring trends and expansion of foreign companies in Tijuana create employment growth and housing demand. Manufacturing and service companies relocating operations from Asia to Mexico drive both residential and commercial property demand.
Limited land availability for new developments creates artificial scarcity, particularly in prime downtown and coastal areas where geographic constraints limit expansion possibilities.
Infrastructure improvements including border crossing upgrades, BRT transit systems, and utility modernization enhance property values by improving accessibility and quality of life.
It's something we develop in our Mexico property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Tijuana's property market has experienced unprecedented growth, with prices per square meter rising 24-27% annually across all property types.
While price appreciation is expected to moderate in 2026, ongoing cross-border demand and nearshoring trends will likely sustain continued growth in this strategic border city.
Sources
- The Latinvestor - Tijuana Real Estate Trends
- Global Property Guide - Mexico Price History
- Realtor.com - Playas de Tijuana Properties
- Solili - Mexico Office Market Report
- The Latinvestor - Tijuana Price Forecasts
- The Latinvestor - Tijuana Property Market
- Properstar - Tijuana Property Listings
- Rentberry - Tijuana Rental Market