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

Last updated on June 19, 2026

As of June 2026, a standard apartment in Toluca usually costs around MXN 1.1 million, which is about USD 63,000 or EUR 55,000, while better central apartments can cost much more near Centro, La Merced, Vértice and Universidad.

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We constantly update this blog post because apartment prices in Toluca in 2026 are moving with mortgage rates, local supply and the full opening of El Insurgente.

For a foreign buyer, Toluca is still much cheaper than Mexico City, but the best-connected neighborhoods are no longer as cheap as they used to be.

This guide focuses only on apartments in Toluca, so the prices below are not house prices, land prices or commercial property prices.

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 Toluca.

Insights

The typical apartment price in Toluca in 2026 is around MXN 1.1 million, but the average is closer to MXN 1.55 million because central and newer listings pull prices up.
A normal two-bedroom apartment in Toluca in 2026 usually costs MXN 950,000 to MXN 1.5 million, which makes this the most useful benchmark for buyers.
Centro, La Merced, Vértice and Universidad are the strongest growth areas, but a buyer should avoid paying more than MXN 25,000 per m² for ordinary stock.
Budget buyers should look beyond the cheapest listings and focus on practical two-bedroom apartments in Independencia, La Crespa, San Mateo Otzacatipan or San Lorenzo Tepaltitlán.
Closing costs in Toluca are not small, so a buyer should usually add 8% to 10% on top of the apartment price before thinking about furniture.
El Insurgente changes the Toluca apartment market because station-linked areas now have a clearer commuter story toward Santa Fe and Observatorio.
Studios are not the main apartment product in Toluca, so one-bedroom and two-bedroom units are easier to compare, rent and resell.
For a foreign buyer, the safer down payment assumption is 25% to 35%, not the lower deposit sometimes advertised to local salaried buyers.
HOA fees in Toluca are usually moderate, but older buildings can hide repair risks that are more expensive than the monthly maintenance fee suggests.

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 Toluca. If you’d like to learn more about us, you can check our presentation page.

How much do apartments really cost in Toluca in 2026?

What's the average and median apartment price in Toluca in 2026?

As of June 2026, the estimated median apartment price in Toluca is about MXN 1.1 million, or about USD 63,000 and EUR 55,000, while the estimated average apartment price in Toluca is closer to MXN 1.55 million, or about USD 89,000 and EUR 78,000.

This means the median apartment price per square meter in Toluca in 2026 is around MXN 14,500, or about USD 830 and EUR 725, while the median price per square foot is around MXN 1,350, or about USD 77 and EUR 67.

For most standard apartments in Toluca in 2026, a realistic working range is MXN 850,000 to MXN 1.8 million, or about USD 49,000 to USD 103,000 and EUR 43,000 to EUR 90,000.

Sources and methodology: we compared Propiedades.com, Vivanuncios and Inmuebles24 listing evidence. We used SHF as the official trend anchor, not as a listing-price source. We then adjusted the result with our own Toluca apartment checks and removed obvious listing outliers.

How much is a studio apartment in Toluca in 2026?

As of June 2026, a studio apartment in Toluca usually costs around MXN 700,000, or about USD 40,000 and EUR 35,000, because small apartments are less common than two-bedroom units.

For entry-level to mid-range studios in Toluca in 2026, a realistic range is MXN 600,000 to MXN 850,000, or about USD 34,000 to USD 49,000 and EUR 30,000 to EUR 43,000, while better central studios can reach MXN 900,000 to MXN 1.2 million, or about USD 51,000 to USD 69,000 and EUR 45,000 to EUR 60,000.

A typical studio apartment in Toluca is about 35 to 45 m², so the final price depends heavily on whether the unit has parking, security and a convenient location near Centro or the train corridor.

Sources and methodology: we used small-unit examples from Vivanuncios, Inmuebles24 and Lamudi. We treated studios carefully because Toluca has fewer true studios than Mexico City. We used our own price-per-meter checks to avoid confusing studios with compact one-bedroom apartments.

How much is a one-bedroom apartment in Toluca in 2026?

As of June 2026, a one-bedroom apartment in Toluca typically costs around MXN 1 million, or about USD 57,000 and EUR 50,000, when the unit is small, functional and not in the most expensive central stock.

For entry-level to mid-range one-bedroom apartments in Toluca in 2026, a realistic range is MXN 850,000 to MXN 1.3 million, or about USD 49,000 to USD 74,000 and EUR 43,000 to EUR 65,000, while better central or newer one-bedroom apartments often sit around MXN 1.3 million to MXN 1.8 million, or about USD 74,000 to USD 103,000 and EUR 65,000 to EUR 90,000.

A typical one-bedroom apartment in Toluca is about 45 to 60 m², with the more attractive units often offering one parking space and better access to Centro, Universidad, Vértice or La Merced.

Sources and methodology: we compared Propiedades.com, Vivanuncios and Inmuebles24. We separated true one-bedroom units from lofts and small two-bedroom apartments. We then checked whether the price made sense against local rents and resale demand.

How much is a two-bedroom apartment in Toluca in 2026?

As of June 2026, a typical two-bedroom apartment in Toluca costs around MXN 1.1 million, or about USD 63,000 and EUR 55,000, which makes this the best benchmark for a normal buyer.

For entry-level to mid-range two-bedroom apartments in Toluca in 2026, a realistic range is MXN 650,000 to MXN 1.5 million, or about USD 37,000 to USD 86,000 and EUR 33,000 to EUR 75,000, while higher-end two-bedroom units in central or newer buildings can reach MXN 1.8 million to MXN 3.5 million, or about USD 103,000 to USD 200,000 and EUR 90,000 to EUR 175,000.

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

Sources and methodology: we used Propiedades.com, Vivanuncios and Inmuebles24 for current asking prices. We treated two-bedroom apartments as the main Toluca product because supply is deeper. We then cross-checked the result with rent evidence from Lamudi.

How much is a three-bedroom apartment in Toluca in 2026?

As of June 2026, a typical three-bedroom apartment in Toluca costs around MXN 2.25 million, or about USD 129,000 and EUR 113,000, when the unit has a practical size and a decent central or semi-central location.

For entry-level to mid-range three-bedroom apartments in Toluca in 2026, a realistic range is MXN 1.3 million to MXN 3 million, or about USD 74,000 to USD 171,000 and EUR 65,000 to EUR 150,000, while better central or premium three-bedroom apartments can reach MXN 3 million to MXN 5 million, or about USD 171,000 to USD 286,000 and EUR 150,000 to EUR 250,000.

A typical three-bedroom apartment in Toluca is about 90 to 130 m², and the price changes quickly when the unit has two parking spaces, an elevator, security or a stronger location near La Merced, Universidad, San Bernardino or Centro.

Sources and methodology: we reviewed larger-unit listings on Inmuebles24, Vivanuncios and Mitula. We used Propiedades.com to keep the citywide price level realistic. We adjusted large apartments for parking, building age and location quality.

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

As of June 2026, new-build apartments in Toluca usually cost about 15% to 30% more than comparable resale apartments, especially when the building has security, parking, an elevator or a stronger central location.

The estimated average price for new-build apartments in Toluca in 2026 is around MXN 20,000 per m², or about USD 1,145 and EUR 1,000 per m², which is around MXN 1,860, or USD 106 and EUR 93 per square foot.

The estimated average price for resale apartments in Toluca in 2026 is around MXN 15,000 per m², or about USD 860 and EUR 750 per m², which is around MXN 1,395, or USD 80 and EUR 70 per square foot.

Sources and methodology: we compared new and resale examples on Inmuebles24, Vivanuncios and Propiedades.com. We used Proyectos México to understand the train effect. We did not treat luxury listing prices as the normal city benchmark.

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Can I afford to buy in Toluca in 2026?

What's the typical total budget (all-in) to buy an apartment in Toluca in 2026?

As of June 2026, a buyer should plan an all-in budget of about MXN 1.2 million to MXN 1.3 million, or about USD 69,000 to USD 74,000 and EUR 60,000 to EUR 65,000, to buy a standard apartment in Toluca.

This all-in budget usually includes the apartment price, acquisition tax, notary fees, registry fees, appraisal, certificates, bank costs if there is a mortgage, and a small buffer for legal review or translation.

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

Sources and methodology: we combined price estimates from Propiedades.com, tax rules from Estado de México legislation and mortgage references from CONDUSEF. We used Banxico to frame mortgage costs. We then added a buyer-friendly buffer because foreign buyers often face extra paperwork.

What down payment is typical to buy in Toluca in 2026?

As of June 2026, a foreign buyer should usually expect a down payment of 25% to 35%, which is about MXN 375,000 to MXN 525,000, or about USD 21,000 to USD 30,000 and EUR 19,000 to EUR 26,000, on a MXN 1.5 million apartment in Toluca.

The minimum down payment for many bank-backed purchases in Mexico can be around 10% to 20%, but a foreign buyer should not assume the easiest local-buyer scenario will apply.

A safer target for favorable mortgage terms in Toluca is 30% down, because the larger deposit gives the bank more comfort and gives the buyer a stronger margin if prices or rates move.

Sources and methodology: we used CONDUSEF, Banxico and current bank-market assumptions for Mexican mortgages. We used Toluca apartment prices from Propiedades.com to turn percentages into pesos. We made the foreign-buyer assumption more conservative than a local salaried-buyer assumption.

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Which neighborhoods are cheapest or priciest in Toluca in 2026?

How much does the price per m² for apartments vary by neighborhood in Toluca in 2026?

As of June 2026, apartment prices across Toluca neighborhoods usually range from about MXN 10,000 to MXN 35,000 per m², or about USD 570 to USD 2,000 and EUR 500 to EUR 1,750 per m².

The most affordable apartment areas in Toluca, including Independencia, La Crespa, San Mateo Otzacatipan, Santa María Totoltepec and San Lorenzo Tepaltitlán, usually sit around MXN 10,000 to MXN 17,000 per m², or about USD 570 to USD 970 and EUR 500 to EUR 850 per m².

The most expensive apartment areas in Toluca, including Toluca de Lerdo Centro, La Merced, San Bernardino, Universidad, Ciprés and Benito Juárez, often sit around MXN 20,000 to MXN 35,000 per m², or about USD 1,145 to USD 2,000 and EUR 1,000 to EUR 1,750 per m².

Sources and methodology: we used neighborhood-level evidence from Propiedades.com, listing examples from Vivanuncios and current supply checks on Inmuebles24. We treated small-sample neighborhood values with caution. We gave more weight to areas with enough listings and clear buyer demand.

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

As of June 2026, the top three budget-friendly neighborhoods for first-time apartment buyers in Toluca are Independencia, La Crespa and San Mateo Otzacatipan, with San Lorenzo Tepaltitlán also worth checking.

In these budget-friendly Toluca neighborhoods, a realistic apartment price range is about MXN 650,000 to MXN 1.25 million, or about USD 37,000 to USD 71,000 and EUR 33,000 to EUR 63,000.

These areas can work because they offer lower entry prices, practical two-bedroom stock, local shops, transport access and a buyer pool tied to normal local jobs rather than only premium demand.

The trade-off is that the cheapest apartment in Toluca may have weaker building maintenance, less walkability or a less attractive street, so the exact block matters more than the neighborhood name.

Sources and methodology: we compared lower-price listings on Vivanuncios, Propiedades.com and Mitula. We checked whether the areas had enough apartment stock to be useful for buyers. We focused on realistic first purchases, not the cheapest legal-risk listings.

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

As of June 2026, the fastest-rising apartment areas in Toluca are likely Toluca de Lerdo Centro, La Merced and Vértice, with Universidad and San Bernardino also showing strong upside.

These fast-appreciating Toluca neighborhoods are likely seeing about 7% to 12% year-over-year apartment price growth, with the strongest gains near central services, employment, universities and train-linked mobility.

The main driver is the full operation of El Insurgente to Observatorio in 2026, which gives central Toluca a clearer connection to Santa Fe and the west side of Mexico City.

Sources and methodology: we used Proyectos México, Tren El Insurgente and SHF to frame growth drivers. We then compared current apartment asking prices on Inmuebles24. We treated growth as an estimate, not as a guaranteed forecast.

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What extra costs will I pay on top of the apartment price in Toluca in 2026?

What are all the buyer closing costs when you buy an apartment in Toluca?

For a typical MXN 1.1 million apartment in Toluca, buyer closing costs are usually about MXN 85,000 to MXN 115,000, or about USD 4,900 to USD 6,600 and EUR 4,300 to EUR 5,800.

The main closing costs in Toluca are acquisition tax, notary fees, Public Registry fees, appraisal, no-debt certificates, cadastral documents, mortgage costs if financed and sometimes legal or translation support.

The largest closing cost is usually the acquisition tax or transfer-related tax, because Estado de México transaction costs are meaningful compared with the apartment price.

Some costs can vary, especially notary fees, bank fees and legal-support costs, but a buyer cannot simply negotiate away taxes and official registry charges.

Sources and methodology: we used the Código Financiero del Estado de México, the Toluca predial portal and CONDUSEF. We cross-checked totals against typical notary and mortgage practices. We rounded the result because the exact amount depends on the declared value, cadastral value and financing structure.

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

For an apartment in Toluca, a buyer should usually budget 7.5% to 9% of the purchase price for closing costs in a cash purchase.

For most standard apartment transactions in Toluca, the realistic low-to-high range is about 7% to 10.5%, with mortgage purchases usually sitting higher because bank and registration costs add more items.

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

Sources and methodology: we used the Estado de México fiscal code, CONDUSEF and current Toluca apartment-price estimates from Propiedades.com. We separated cash purchases from mortgage purchases. We added a practical range because foreign buyers can face extra documentation costs.

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What are the ongoing monthly and yearly costs of an apartment in Toluca in 2026?

What are typical HOA fees in Toluca right now?

HOA fees are common in Toluca apartment buildings, and a normal mid-market apartment usually has a monthly HOA fee of about MXN 1,000, or about USD 57 and EUR 50.

In Toluca in 2026, HOA fees usually range from MXN 300 to MXN 700 per month for basic older buildings, MXN 700 to MXN 1,500 for normal mid-market buildings, and MXN 2,500 to MXN 4,000 or more for premium central buildings, which is about USD 17 to USD 229 and EUR 15 to EUR 200.

Sources and methodology: we reviewed HOA examples on Inmuebles24, Vivanuncios and current rental listings on Lamudi. We used local building type as the main filter. We rounded the range because HOA fees depend on elevators, security, parking and building age.

What utilities should I budget monthly in Toluca right now?

For a typical one-bedroom or two-bedroom apartment in Toluca in 2026, monthly utilities usually cost about MXN 1,500, or about USD 86 and EUR 75.

A realistic monthly utility range in Toluca is about MXN 1,150 to MXN 2,450, or about USD 66 to USD 140 and EUR 58 to EUR 123, depending on apartment size, gas use, internet plan and household habits.

This utility budget usually includes electricity, water, drainage, gas and internet, but it does not include mobile phone plans, streaming services or building HOA fees.

Gas or internet often becomes the largest regular utility cost in Toluca, while electricity is usually less painful than in hotter Mexican cities because daily air-conditioning is not normally needed.

Sources and methodology: we used CFE, Agua y Saneamiento de Toluca and CAEM. We cross-checked those official sources with live rental listings where utilities were mentioned. We kept the estimate practical because actual bills depend on usage.

How much is property tax on apartments in Toluca?

For a standard apartment in Toluca, annual property tax is often about MXN 2,500, or about USD 143 and EUR 125, although the exact amount depends on the cadastral account.

Property tax in Toluca is calculated through the municipal predial system and is usually linked to cadastral value, which is often lower than the full market price of the apartment.

For most apartment owners in Toluca in 2026, a realistic annual predial range is about MXN 800 to MXN 10,000, or about USD 46 to USD 570 and EUR 40 to EUR 500, depending on apartment value and cadastral classification.

Sources and methodology: we used the Toluca predial portal, the Código Financiero del Estado de México and current apartment-value estimates from Propiedades.com. We treated predial as property-specific, not as one fixed citywide rate. We rounded the range so readers can budget before checking the exact cadastral account.

What's the yearly building maintenance cost in Toluca?

For a standard apartment owner in Toluca, yearly building maintenance exposure is usually around MXN 6,000 to MXN 12,000, or about USD 340 to USD 690 and EUR 300 to EUR 600.

A realistic yearly maintenance range is about MXN 5,500 to MXN 20,000, or about USD 315 to USD 1,145 and EUR 275 to EUR 1,000, depending on building age, elevator use, waterproofing needs, security and repairs.

These costs usually cover shared cleaning, lighting, small repairs, water-system upkeep, roof or waterproofing work, elevator maintenance if relevant and occasional building improvements.

In Toluca, basic maintenance may be included in the HOA fee, but larger repairs or special assessments can be charged separately, especially in older buildings with weak reserves.

Sources and methodology: we checked maintenance examples from Inmuebles24, Vivanuncios and rental-market signals from Lamudi. We separated ordinary monthly maintenance from special repairs. We used a conservative range because building condition matters more than neighborhood averages.

How much does home insurance cost in Toluca?

For an apartment in Toluca, basic to standard home insurance usually costs about MXN 3,000 to MXN 6,000 per year, or about USD 170 to USD 340 and EUR 150 to EUR 300.

A realistic annual insurance range in Toluca is about MXN 1,500 to MXN 12,000, or about USD 86 to USD 690 and EUR 75 to EUR 600, depending on coverage, contents, theft protection, water damage and earthquake protection.

Home insurance is usually optional for cash buyers in Toluca, but it is commonly required by lenders when the apartment is financed with a mortgage.

Sources and methodology: we used mortgage-practice references from CONDUSEF, cost assumptions from Mexican insurance comparators and apartment values from Propiedades.com. We also considered central Mexico earthquake exposure. We kept the range broad because coverage levels vary a lot.

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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 Toluca, 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
Sociedad Hipotecaria Federal, Índice SHF	It is Mexico’s official housing price index.	We used it to anchor Toluca’s housing-price trend. We did not use it as a direct apartment listing source.
SHF Q1 2025 housing index release	It gives an official comparable baseline before 2026.	We used it to compare Toluca with national housing-price movement. We adjusted 2026 estimates with live listing evidence.
Propiedades.com Toluca apartment values	It is a large Mexican portal with city and property-type data.	We used it as a lower-to-mid market anchor for Toluca apartments. We also used it to identify neighborhood-level price differences.
Vivanuncios Toluca apartment listings	It is a major public marketplace in Mexico.	We used it to check current asking prices and entry-level apartment stock. We ignored clear outliers and legal-risk style listings.
Inmuebles24 Toluca listings	It is an established real estate platform in Mexico.	We used it to verify new-build and resale asking prices. We also checked maintenance-fee examples where available.
Lamudi Toluca apartment rentals	It is a recognized property portal for Mexican rentals.	We used it to test whether rent levels supported the sale-price estimates. We also used it to understand renter demand by area.
Vivanuncios Toluca rental listings	It shows live rental evidence in the local market.	We used it to cross-check monthly rent and utility assumptions. We treated listing text carefully because included services vary.
Banco de México housing credit indicators	Banxico is Mexico’s official central bank.	We used it to frame mortgage affordability and lending costs. We paired it with CONDUSEF because buyers need practical loan comparisons.
CONDUSEF mortgage simulator	CONDUSEF is Mexico’s official consumer finance regulator.	We used it to frame mortgage deposits and buyer affordability. We made the foreign-buyer assumption more conservative than a local-buyer case.
Código Financiero del Estado de México	It is the legal source for state fiscal rules.	We used it to understand acquisition tax and official transaction charges. We simplified the legal information into buyer-friendly ranges.
Toluca municipal predial portal	It is the official municipal property-tax portal.	We used it to confirm predial is handled by cadastral account. We estimated annual tax using typical cadastral-to-market relationships.
Agua y Saneamiento de Toluca 2026 payment notice	It is the local water utility source for Toluca.	We used it to confirm the 2026 water-payment context. We combined it with tariff references to estimate monthly water costs.
CAEM water tariff source	It points to official water and drainage tariff information.	We used it to frame water, drainage and wastewater costs. We rounded the result because each account can differ.
CFE household tariff page	CFE is the official electricity tariff publisher.	We used it to estimate normal domestic electricity costs. We separated regular household use from high-consumption DAC risk.
Tren El Insurgente official site	It is the official project site for the train.	We used it to understand which Toluca areas gained connectivity. We treated the train as a major local demand driver.
Proyectos México, Tren Interurbano México-Toluca	It is a government-backed infrastructure project source.	We used it to confirm the operating phases through Observatorio in 2026. We used that to support the train-linked neighborhood analysis.
USD to MXN 2026 exchange-rate history	It gives a public exchange-rate history for 2026.	We used it to choose a rounded USD conversion rate. We used simple rounded conversions so readers can process prices quickly.
EUR to MXN 2026 exchange-rate history	It gives a public exchange-rate history for 2026.	We used it to choose a rounded EUR conversion rate. We kept currency conversions approximate because exchange rates move daily.