Authored by the expert who managed and guided the team behind the Mexico Property Pack
Yes, the analysis of Tulum's property market is included in our pack
If you're thinking about buying an apartment in Tulum, you're probably wondering how much it actually costs in 2026.
This guide breaks down real prices, closing costs, neighborhood differences, and ongoing expenses so you can budget properly.
We update this blog post regularly to keep the numbers fresh and reliable.
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 Tulum.
Insights
- The median apartment price in Tulum in 2026 is around US$210,000, but the average jumps to US$275,000 because larger units pull it up significantly.
- Studios in Tulum often cost more per square meter than bigger apartments because developers package them as "investment-ready" with strong amenities.
- Foreigners buying near the coast in Tulum must budget an extra 1 to 2 percent in year one for the fideicomiso bank trust setup required by Mexican law.
- Aldea Zama commands a premium of roughly 30 to 50 percent over Región 15 on a per-square-meter basis for similar apartment types in Tulum.
- Tulum's property tax (predial) is surprisingly low compared to US cities because it's calculated on cadastral value, not market value.
- Electricity is the biggest utility wildcard in Tulum apartments, ranging from US$60 to US$180 monthly depending on how much you run the air conditioning.
- The all-in budget to buy an apartment in Tulum typically adds 6 to 11 percent on top of the purchase price once you include taxes, notary, and setup fees.
- New-build apartments in Tulum carry a premium of 10 to 25 percent over resale units, though developers often bundle furniture and management offers to sweeten the deal.
How much do apartments really cost in Tulum in 2026?
What's the average and median apartment price in Tulum in 2026?
As of January 2026, the median apartment price in Tulum is around US$210,000 (approximately MXN 3.8 million or EUR 193,000), while the average price sits higher at US$275,000 (about MXN 5 million or EUR 253,000) because larger and premium units pull the number up.
When it comes to price per square meter, the median in Tulum is roughly US$2,800 per m² (MXN 50,000 or EUR 2,575 per m²), while the average reaches US$3,200 per m² (MXN 57,500 or EUR 2,945 per m²), which translates to about US$260 to US$300 per square foot.
Most standard apartments in Tulum fall within a price range of US$150,000 to US$400,000 (MXN 2.7 million to MXN 7.2 million or EUR 138,000 to EUR 368,000), covering the majority of what a typical buyer will seriously consider.
How much is a studio apartment in Tulum in 2026?
As of January 2026, a typical studio apartment in Tulum costs between US$115,000 and US$165,000 (MXN 2.1 million to MXN 3 million or EUR 106,000 to EUR 152,000) for entry-level to mid-range options.
If you want better amenities or a prime location, expect to pay US$165,000 to US$220,000 (MXN 3 million to MXN 4 million or EUR 152,000 to EUR 202,000) for a nicer studio in Tulum.
Studios in Tulum typically range from 35 to 45 square meters, and they often price at the higher end of the per-square-meter scale because developers package them with strong amenities aimed at investors.
How much is a one-bedroom apartment in Tulum in 2026?
As of January 2026, a typical one-bedroom apartment in Tulum costs around US$185,000 (MXN 3.3 million or EUR 170,000) for a well-located 60 square meter unit.
The realistic price range for one-bedroom apartments in Tulum runs from US$150,000 to US$240,000 (MXN 2.7 million to MXN 4.3 million or EUR 138,000 to EUR 221,000), with the higher end covering better finishes and premium locations.
One-bedroom apartments in Tulum typically measure between 50 and 70 square meters, making them a popular "sweet spot" for buyers who want more space than a studio without the price jump of a two-bedroom.
How much is a two-bedroom apartment in Tulum in 2026?
As of January 2026, a typical two-bedroom apartment in Tulum costs around US$300,000 (MXN 5.4 million or EUR 276,000) for a good modern condo of about 95 square meters.
The realistic price range for two-bedroom apartments in Tulum spans US$230,000 to US$380,000 (MXN 4.1 million to MXN 6.8 million or EUR 212,000 to EUR 350,000), with higher prices reflecting premium locations like Aldea Zama or newer developments with strong amenities.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Tulum.
How much is a three-bedroom apartment in Tulum in 2026?
As of January 2026, a typical three-bedroom apartment in Tulum costs between US$320,000 and US$550,000 (MXN 5.8 million to MXN 9.9 million or EUR 295,000 to EUR 506,000), with large penthouses and lock-off units sometimes exceeding US$600,000.
Entry-level three-bedroom apartments in Tulum start around US$320,000 (MXN 5.8 million or EUR 295,000), while luxury three-bedroom units in prime areas like Aldea Zama or near the beach can reach US$550,000 to US$650,000 (MXN 9.9 million to MXN 11.7 million or EUR 506,000 to EUR 598,000).
Three-bedroom apartments in Tulum typically range from 110 to 160 square meters, with penthouses featuring rooftop terraces often commanding a significant premium per square meter.
What's the price gap between new and resale apartments in Tulum in 2026?
As of January 2026, new-build apartments in Tulum typically cost 10 to 25 percent more than comparable resale units on a like-for-like basis in similar areas and finish levels.
The average price per square meter for new-build apartments in Tulum is around US$3,500 to US$4,000 per m² (MXN 63,000 to MXN 72,000 or EUR 3,220 to EUR 3,680 per m²), depending on location and developer.
Resale apartments in Tulum average closer to US$2,800 to US$3,200 per m² (MXN 50,000 to MXN 57,500 or EUR 2,575 to EUR 2,945 per m²), though the exact gap varies by neighborhood and how recently the building was completed.
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Can I afford to buy in Tulum in 2026?
What's the typical total budget (all-in) to buy an apartment in Tulum in 2026?
As of January 2026, the typical all-in budget to buy an apartment in Tulum is your purchase price plus 6 to 11 percent, meaning a US$250,000 apartment actually requires US$265,000 to US$277,500 (MXN 4.8 million to MXN 5 million or EUR 244,000 to EUR 255,000) to close.
The all-in budget includes the 4 percent acquisition tax, notary fees, public registry fees, appraisal costs, and potentially fideicomiso setup fees if you're a foreigner buying in the restricted coastal zone.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Tulum property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Tulum.
What down payment is typical to buy in Tulum in 2026?
As of January 2026, the typical down payment to buy an apartment in Tulum ranges from 20 to 35 percent, though many buyers (especially foreigners) pay cash, which means a US$250,000 apartment requires US$50,000 to US$87,500 upfront (MXN 900,000 to MXN 1.6 million or EUR 46,000 to EUR 80,500).
Most Mexican banks require a minimum down payment of 20 percent for mortgage financing, though requirements vary based on your residency status and income documentation.
To secure more favorable mortgage terms in Tulum, a down payment of 30 percent or higher is recommended, especially since Mexican mortgage rates tend to be significantly higher than in the US, Canada, or Europe.
You can also read our latest update about mortgage and interest rates in Mexico.
We made this infographic to show you how property prices in Mexico compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Which neighborhoods are cheapest or priciest in Tulum in 2026?
How much does the price per m² for apartments vary by neighborhood in Tulum in 2026?
As of January 2026, apartment prices per square meter in Tulum range from about US$2,100 per m² (MXN 37,800 or EUR 1,930 per m²) in affordable areas to over US$7,000 per m² (MXN 126,000 or EUR 6,440 per m²) in premium beachfront zones.
The most affordable neighborhoods for apartments in Tulum are Tulum Centro at US$2,100 to US$3,200 per m² (MXN 37,800 to MXN 57,600 or EUR 1,930 to EUR 2,945 per m²) and Región 15 at US$2,200 to US$3,600 per m² (MXN 39,600 to MXN 64,800 or EUR 2,025 to EUR 3,310 per m²).
The most expensive neighborhoods are the Zona Hotelera and Beach Road at US$4,500 to US$7,000+ per m² (MXN 81,000 to MXN 126,000+ or EUR 4,140 to EUR 6,440+ per m²) and Aldea Zama at US$3,000 to US$4,600 per m² (MXN 54,000 to MXN 82,800 or EUR 2,760 to EUR 4,230 per m²).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tulum.
What neighborhoods are best for first-time buyers on a budget in Tulum in 2026?
As of January 2026, the three best neighborhoods for first-time buyers on a budget in Tulum are Región 15, parts of La Veleta, and Tulum Centro, where entry prices are noticeably lower than in premium zones like Aldea Zama.
In these budget-friendly Tulum neighborhoods, you can find apartments ranging from US$120,000 to US$220,000 (MXN 2.2 million to MXN 4 million or EUR 110,000 to EUR 202,000), making them accessible for buyers who want to stay under US$250,000 all-in.
These neighborhoods offer solid amenities including new developments with pools and gyms, plus good access to the town center and restaurants, without the premium prices of beachfront or Aldea Zama.
The main trade-off is that infrastructure can be uneven, especially in Región 15, so buyers should check road conditions, drainage, and whether the building's HOA is well-established before committing.
Which neighborhoods have the fastest-rising apartment prices in Tulum in 2026?
As of January 2026, the three Tulum neighborhoods showing the fastest-rising apartment prices are Aldea Zama, La Veleta (particularly areas with improved infrastructure), and well-positioned parts of Región 15.
Year-over-year price increases in these fast-appreciating Tulum neighborhoods are estimated at 8 to 15 percent, though this varies significantly by micro-location and specific development quality.
The main driver behind rapid price growth in these areas is a combination of new development concentration, infrastructure improvements like paved roads and better services, and Aldea Zama's "brand" appeal that attracts buyers willing to pay for walkability and predictability.
You can also read our latest update about property price forecasts in Tulum.
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What extra costs will I pay on top of the apartment price in Tulum in 2026?
What are all the buyer closing costs when you buy an apartment in Tulum?
For a typical US$250,000 apartment in Tulum, total buyer closing costs run approximately US$15,000 to US$27,500 (MXN 270,000 to MXN 495,000 or EUR 13,800 to EUR 25,300), covering all taxes, fees, and setup costs.
The main categories of closing costs in Tulum include the acquisition tax (4%), notary fees, public registry fees, appraisal and certificates, and potentially fideicomiso bank trust fees for foreigners buying in the restricted coastal zone.
The largest closing cost for buyers in Tulum is the acquisition tax at 4 percent of the property value, which on a US$250,000 apartment equals US$10,000 (MXN 180,000 or EUR 9,200).
Some closing costs are negotiable or variable, particularly notary fees and whether you need legal review, though the acquisition tax and registry fees are fixed by law.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Tulum?
On average, buyers should budget 6 to 9 percent of the purchase price for closing costs when buying an apartment in Tulum without a fideicomiso, or 7 to 11 percent if a fideicomiso bank trust is required for foreigners.
The realistic range that covers most standard apartment transactions in Tulum is 6 to 11 percent, with the lower end for Mexican nationals paying cash and the higher end for foreigners who need the fideicomiso setup plus bank fees in year one.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Tulum.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mexico versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the ongoing monthly and yearly costs of an apartment in Tulum in 2026?
What are typical HOA fees in Tulum right now?
HOA fees (called "mantenimiento" in Mexico) are very common for apartments in Tulum, and a typical monthly fee ranges from US$120 to US$300 (MXN 2,160 to MXN 5,400 or EUR 110 to EUR 276) for most one-to-two-bedroom condos with standard amenities like a pool and security.
For luxury buildings in Tulum with rooftop pools, concierge services, and extensive common areas, HOA fees can reach US$300 to US$600+ per month (MXN 5,400 to MXN 10,800+ or EUR 276 to EUR 552+), so it's important to ask about this before buying.
What utilities should I budget monthly in Tulum right now?
The total monthly utility cost for a typical apartment in Tulum runs approximately US$95 to US$275 (MXN 1,710 to MXN 4,950 or EUR 87 to EUR 253), with wide variation based on air conditioning usage.
Depending on apartment size and how much you run the AC, monthly utilities in Tulum can range from US$70 on the low end (minimal AC use) to US$300+ if you're cooling a larger unit during the hottest months.
The typical monthly utility budget in Tulum includes electricity (US$60 to US$180), water and sewer (US$10 to US$35), and internet (US$25 to US$60).
Electricity is by far the most expensive utility for apartment owners in Tulum because the tiered tariff system means heavy air conditioning use can push your bill into a much higher bracket.
How much is property tax on apartments in Tulum?
The typical annual property tax (predial) for an apartment in Tulum is surprisingly low, often just US$100 to US$400 (MXN 1,800 to MXN 7,200 or EUR 92 to EUR 368) per year for a standard condo, because it's calculated on cadastral value rather than market value.
In Tulum, the predial tax rate for urban built properties is 0.0017 (0.17%) of the cadastral value, which is usually significantly lower than the actual purchase price you paid.
The realistic range of annual property tax in Tulum varies from under US$100 for smaller units with low cadastral values to US$500+ for larger apartments with higher official valuations, though this remains much lower than property taxes in most US cities.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tulum.
What's the yearly building maintenance cost in Tulum?
The typical yearly building maintenance cost for apartment owners in Tulum runs US$1,500 to US$3,600 (MXN 27,000 to MXN 64,800 or EUR 1,380 to EUR 3,310) when you annualize the monthly HOA fees.
The realistic range of yearly maintenance costs in Tulum spans from US$1,400 for basic buildings with minimal amenities to US$7,000+ for luxury developments with extensive facilities, plus smart owners budget an additional 0.5 to 1 percent of property value annually for their own unit's upkeep.
Building maintenance costs in Tulum typically cover pool and common area upkeep, security, cleaning, landscaping, and building insurance, with individual unit repairs like AC servicing handled separately by owners.
In most Tulum condos, building maintenance is the same as HOA fees, though owners should expect to spend extra on their own unit's wear-and-tear given the humid tropical climate that increases servicing frequency.
How much does home insurance cost in Tulum?
The typical annual home insurance cost for an apartment in Tulum ranges from US$300 to US$900 (MXN 5,400 to MXN 16,200 or EUR 276 to EUR 828), covering contents, liability, and basic structure for a standard condo.
Depending on coverage level and property value, annual home insurance in Tulum can range from US$250 for basic policies on smaller units to US$1,200+ if you add higher limits, hurricane-related riders, or insure high-value contents.
Home insurance is technically optional for apartment owners in Tulum, but it's strongly recommended given the coastal location and hurricane exposure, and some mortgage lenders or fideicomiso trustees may require it.
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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 Tulum, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Banco de México (Banxico) | Mexico's central bank publishing the official FIX exchange rate. | We used Banxico's FIX rate to convert all MXN listing prices into USD consistently throughout this article. |
| SHF Housing Price Index | Federal housing finance institution tracking official price trends. | We used SHF data to understand new-versus-used price behavior and validate that our Tulum estimates align with national trends. |
| SHF Q2 2025 Report | Official publication referencing Banxico mortgage rate data. | We used this to explain that Mexican mortgage rates are higher than in the US or Europe, affecting affordability. |
| Municipality of Tulum Tax Law | Official municipal tax law published by the Quintana Roo Congress. | We used this as the ground truth for Tulum's 4% acquisition tax and 0.0017 predial rate. |
| Quintana Roo Congress Law Portal | Official state congress site publishing state and municipal tax laws. | We used this to confirm that acquisition-tax obligations are rooted in state legislation. |
| SRE Fideicomiso Permit | Mexican foreign ministry explaining legal requirements for foreigners. | We used this to explain the fideicomiso bank trust concept and its 50-year term for residential use. |
| Quintana Roo Public Registry | State government's official property registry authority. | We cited this to support that deed registration is a formal, state-run step in the buying process. |
| CENACE Electricity Tariffs | Official publication of regulated electricity tariffs for basic supply. | We used this as the authoritative base for how residential electricity is tariffed in Mexico. |
| CONUEE Tariff Explainer | Federal agency explaining how household electricity tariffs work. | We used this to explain why electricity costs jump when consumption increases due to AC use. |
| CAPA Quintana Roo Water Tariffs | State water utility publishing official tariff documents. | We used this to confirm that water and sewer charges are tariff-based and estimate monthly costs. |
| Lamudi Tulum Listings | Major Mexican property portal with large listing volume. | We sampled recent listing prices and sizes to estimate price-per-square-meter across Tulum neighborhoods. |
| Vivanuncios Tulum | Large classifieds and real estate portal widely used in Mexico. | We used this as an independent check on price ranges and market breadth in Tulum. |
| Mercado Libre Inmuebles | Major Latin American marketplace with high-volume listing source. | We used this to sanity-check neighborhood-level pricing with real examples in Aldea Zama. |
| Notaría Pública 10 Cancún | Licensed notary in Quintana Roo explaining typical closing costs. | We used this to triangulate the realistic all-in closing cost range buyers experience in the region. |
| Mexperience | Long-running, widely cited Mexico practical guide with consistent methodology. | We used this as a buyer-friendly checklist of what typically appears on a closing statement. |
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.
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