As of June 2026, a normal apartment in Tulum costs about MXN 4.05 million, or about USD 235,000 and EUR 203,000, but the price you actually pay depends heavily on the neighborhood, the building quality, and whether the apartment is built for daily living or short-term rental income.
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We constantly update this blog post because Tulum apartment prices, mortgage conditions, taxes, and rental-market numbers can change quickly.
As of June 2026, Tulum is still a buyer-beware market where the headline price is only part of the real cost.
The most important thing for a foreign buyer is to compare the apartment price with closing costs, HOA fees, electricity, maintenance, and realistic rental demand.
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 average apartment price in Tulum in June 2026 is about MXN 4.05 million, but many normal buyers will shop between MXN 2.5 million and MXN 4.8 million.
- Tulum’s median apartment price per m² is about MXN 44,500, but beach-side and Tankah products can easily be more than double that level.
- The biggest trap in Tulum is not the purchase price, but buying a generic rental-style condo with high HOA fees and weak resale appeal.
- Foreign buyers should usually budget 7% to 9% above the purchase price for closing costs in Tulum in 2026.
- Tulum’s acquisition tax is now a serious cost because the municipal law points to a 4% rate, not the old 2% figure often repeated online.
- La Veleta and Region 15 offer real choice and negotiation room, but buyers must compare buildings street by street because infrastructure can change fast.
- Aldea Zama is still one of the best-known inland zones for foreign buyers, but the price premium only makes sense in strong buildings.
- Short-term rental returns in Tulum look much more fragile in 2026 because the market has many active listings and lower occupancy than many sales brochures suggest.
- Electricity is the utility to watch in Tulum because heavy air-conditioning can quickly push a small apartment into a much higher monthly cost.
How much do apartments really cost in Tulum in 2026?
What's the average and median apartment price in Tulum in 2026?
As of June 2026, the average listed apartment price in Tulum is about MXN 4.05 million, or around USD 235,000 and EUR 203,000, while the median apartment price is closer to MXN 3.7 million to MXN 3.9 million, or about USD 215,000 to USD 227,000 and EUR 186,000 to EUR 196,000.
That means the median apartment price per square meter in Tulum in June 2026 is about MXN 44,500 per m², or about USD 2,600 and EUR 2,200 per m², which is roughly MXN 4,100, USD 240, and EUR 210 per square foot.
For most standard apartments in Tulum in 2026, a realistic citywide range is MXN 31,000 to MXN 70,000 per m², or about USD 1,800 to USD 4,100 and EUR 1,600 to EUR 3,500 per m², with the highest numbers mostly linked to beach-side or luxury stock.
How much is a studio apartment in Tulum in 2026?
As of June 2026, a typical studio apartment in Tulum costs about MXN 2.0 million, or around USD 116,000 and EUR 100,000, in a normal inland buyer zone.
For entry-level to mid-range studios in Tulum, a realistic price range is MXN 1.4 million to MXN 2.6 million, or about USD 81,000 to USD 151,000 and EUR 70,000 to EUR 131,000, while high-end studios in Aldea Zama, Selvazama, Tankah, or beach-narrative projects can reach MXN 2.7 million to MXN 4.0 million, or about USD 157,000 to USD 232,000 and EUR 136,000 to EUR 201,000.
Most studio apartments in Tulum in 2026 are small investor-style units of about 35 m² to 50 m², so the price per m² can look high even when the total ticket is lower.
How much is a one-bedroom apartment in Tulum in 2026?
As of June 2026, a typical one-bedroom apartment in Tulum costs about MXN 2.8 million, or around USD 163,000 and EUR 141,000, in a normal buyer area such as La Veleta, Region 15, or Tulum Centro.
Entry-level to mid-range one-bedroom apartments in Tulum usually cost MXN 1.8 million to MXN 3.4 million, or about USD 105,000 to USD 198,000 and EUR 90,000 to EUR 171,000, while high-end one-bedroom apartments in Aldea Zama, Selvazama, or beach-side projects can cost MXN 3.8 million to MXN 5.0 million, or about USD 221,000 to USD 291,000 and EUR 191,000 to EUR 251,000.
Most one-bedroom apartments in Tulum in 2026 are about 50 m² to 70 m², although amenity-heavy buildings can make a small one-bedroom feel more expensive than a larger resale apartment nearby.
How much is a two-bedroom apartment in Tulum in 2026?
As of June 2026, a typical two-bedroom apartment in Tulum costs about MXN 4.2 million, or around USD 244,000 and EUR 211,000, in the main inland buyer zones.
Entry-level to mid-range two-bedroom apartments in Tulum usually cost MXN 2.8 million to MXN 5.2 million, or about USD 163,000 to USD 302,000 and EUR 141,000 to EUR 261,000, while high-end two-bedroom apartments in Aldea Zama, Selvazama, Tankah, or beach-side projects can cost MXN 5.5 million to more than MXN 8.0 million, or about USD 320,000 to USD 465,000 and EUR 276,000 to EUR 402,000.
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 June 2026, a typical three-bedroom apartment in Tulum costs about MXN 6.5 million, or around USD 378,000 and EUR 326,000, in serious inland zones such as La Veleta, Region 15, Aldea Zama, or Tulum Centro.
Entry-level to mid-range three-bedroom apartments in Tulum usually cost MXN 4.3 million to MXN 8.0 million, or about USD 250,000 to USD 465,000 and EUR 216,000 to EUR 402,000, while high-end three-bedroom apartments in Aldea Zama, Selvazama, Tankah, or beach-side areas can cost MXN 9.0 million to MXN 18.0 million or more, or about USD 523,000 to USD 1.05 million and EUR 452,000 to EUR 904,000.
Most three-bedroom apartments in Tulum in 2026 are about 115 m² to 160 m², so the best value often depends on layout quality, storage, parking, and HOA costs rather than size alone.
What's the price gap between new and resale apartments in Tulum in 2026?
As of June 2026, new-build apartments in Tulum usually sell for about 10% to 18% more than comparable resale apartments, although presale discounts can hide part of that gap.
For new-build apartments in Tulum in 2026, a realistic average is about MXN 48,000 to MXN 58,000 per m², or about USD 2,800 to USD 3,400 and EUR 2,400 to EUR 2,900 per m².
For resale apartments in Tulum in 2026, a realistic average is about MXN 38,000 to MXN 48,000 per m², or about USD 2,200 to USD 2,800 and EUR 1,900 to EUR 2,400 per m², with older Centro and La Veleta stock often cheaper than polished new projects.
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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 June 2026, a standard apartment in Tulum with a MXN 4.0 million purchase price needs an all-in budget of about MXN 4.3 million, or around USD 250,000 and EUR 216,000, once buyer costs are included.
That all-in budget normally includes the purchase price, acquisition tax, notary fees, registry costs, appraisal, certificates, legal review, and a fideicomiso setup for many foreign buyers.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Tulum property pack.
What down payment is typical to buy in Tulum in 2026?
As of June 2026, a foreign buyer financing a Tulum apartment should usually expect a down payment of 30% to 40%, which is about MXN 1.2 million to MXN 1.6 million, or about USD 70,000 to USD 93,000 and EUR 60,000 to EUR 80,000, on a MXN 4.0 million apartment.
Some Mexican banks or lenders may show minimum down payments closer to 20% to 30%, but non-resident foreign buyers often need more cash because their local credit profile is weaker.
A safer target in Tulum in 2026 is 35% to 45% cash upfront, because that leaves room for closing costs, exchange-rate movement, furniture, and early operating expenses.
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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 June 2026, apartment prices in Tulum vary from about MXN 30,000 to MXN 130,000 per m², or about USD 1,700 to USD 7,600 and EUR 1,500 to EUR 6,500 per m², depending on the neighborhood and beach proximity.
The most affordable Tulum apartment areas are usually Tumben Kaa, Aldea Tulum, Tulum Centro, and some parts of La Veleta, where typical prices are about MXN 30,000 to MXN 48,000 per m², or about USD 1,700 to USD 2,800 and EUR 1,500 to EUR 2,400 per m².
The most expensive Tulum apartment areas are Tulum Beach, Tankah Cuatro, Selvazama, Aldea Zama, and Region 8, where prices often range from MXN 55,000 to MXN 130,000 per m², or about USD 3,200 to USD 7,600 and EUR 2,800 to EUR 6,500 per m².
What neighborhoods are best for first-time buyers on a budget in Tulum in 2026?
As of June 2026, the best Tulum neighborhoods for first-time buyers on a budget are Tulum Centro, Tumben Kaa, and selected parts of La Veleta, with Aldea Tulum and Region 15 also worth checking carefully.
In those budget-friendly Tulum neighborhoods, a practical apartment price range is about MXN 1.8 million to MXN 3.8 million, or around USD 105,000 to USD 221,000 and EUR 90,000 to EUR 191,000.
Tulum Centro offers daily convenience, Tumben Kaa offers a lower entry price, and La Veleta offers a large choice of apartments with more room to negotiate.
The main trade-off is that these Tulum areas can have weaker prestige, uneven road quality, or many similar condos competing for the same resale and rental demand.
Which neighborhoods have the fastest-rising apartment prices in Tulum in 2026?
As of June 2026, the fastest-rising apartment-price areas in Tulum appear to be Region 8, Region 15 with Kukulcan access, and Selvazama, with selected Tankah inventory also showing scarcity-driven strength.
For those fast-appreciating Tulum areas, a realistic 2025 to 2026 asking-price increase is about 6% to 12%, while La Veleta looks slower at about 0% to 5% because supply is deeper.
The main driver is the same in each area: buyers pay more for a stronger access story, a planned-community image, beach proximity, or scarce polished inventory.
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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 MXN 4.0 million apartment purchase in Tulum, buyer closing costs are usually about MXN 280,000 to MXN 360,000, or around USD 16,000 to USD 21,000 and EUR 14,000 to EUR 18,000.
The main closing-cost categories in Tulum are acquisition tax, notary fees, public registry costs, appraisal, certificates, legal review, and fideicomiso setup for many foreign individual buyers.
The largest closing cost in Tulum is usually acquisition tax, because the municipal tax law points to a 4% rate for property acquisition.
Some costs can vary, especially notary fees, legal review, appraisal, bank fees, and fideicomiso setup, but the tax itself should not be treated as a negotiable seller discount.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Tulum?
For an apartment in Tulum in 2026, buyers should usually budget 7% to 9% of the purchase price for closing costs.
A clean cash resale may come closer to 6.5% to 8%, while a financed foreign-buyer purchase, presale, or transaction with weak paperwork can move closer to 8% to 10% or more.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Tulum.
Buying real estate in Tulum 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.
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 are common in Tulum condo buildings, and a typical apartment owner should budget about MXN 3,000 to MXN 7,000 per month, or around USD 175 to USD 407 and EUR 151 to EUR 352, for a normal inland apartment.
In Tulum in 2026, basic buildings may charge about MXN 1,800 to MXN 4,000 per month, or about USD 105 to USD 232 and EUR 90 to EUR 201, while premium buildings with pools, elevators, security, rental management, or beach-side maintenance can charge MXN 8,000 to MXN 20,000 or more, or about USD 465 to USD 1,162 and EUR 402 to EUR 1,004.
What utilities should I budget monthly in Tulum right now?
For a typical apartment in Tulum, a normal owner-occupier should budget about MXN 2,200 to MXN 5,500 per month for utilities, or around USD 128 to USD 320 and EUR 110 to EUR 276.
The realistic monthly utility range in Tulum is about MXN 1,800 to MXN 4,000 for a careful small-apartment user, or about USD 105 to USD 232 and EUR 90 to EUR 201, and MXN 5,000 to MXN 12,000 or more for heavy air-conditioning or short-term rental use, or about USD 291 to USD 697 and EUR 251 to EUR 603.
The typical Tulum utility budget includes electricity, water, internet, gas, and sometimes cleaning or linen costs if the apartment is used as a rental.
Electricity is usually the most sensitive utility in Tulum because air-conditioning use can make a small condo much more expensive to operate.
How much is property tax on apartments in Tulum?
For a normal MXN 4.0 million apartment in Tulum, annual property tax is roughly MXN 6,800 before discounts if the taxable base matches that value, or about USD 400 and EUR 340.
Tulum property tax is calculated from the relevant tax base, and the municipal law lists a 0.0017 rate, which is 0.17%, for built urban property.
Depending on apartment value and taxable base, a realistic annual property-tax range for many Tulum apartments is about MXN 3,400 to MXN 12,000, or about USD 200 to USD 700 and EUR 170 to EUR 600.
What's the yearly building maintenance cost in Tulum?
A Tulum apartment owner should usually budget about 0.5% to 1.0% of the apartment value per year for private maintenance reserves, which is about MXN 20,000 to MXN 40,000, or around USD 1,200 to USD 2,300 and EUR 1,000 to EUR 2,000, on a MXN 4.0 million apartment.
For newer inland apartments, yearly maintenance may stay near MXN 12,500 to MXN 30,000, or about USD 700 to USD 1,700 and EUR 600 to EUR 1,500, while beach-side, older, or heavily rented units can need MXN 60,000 or more, or about USD 3,500 and EUR 3,000.
Building maintenance in Tulum usually covers wear inside the apartment, appliance replacement, humidity damage, repainting, furniture repairs, small plumbing issues, and rental guest wear.
This private maintenance reserve is separate from HOA fees because the HOA usually covers shared areas, not everything inside your own apartment.
How much does home insurance cost in Tulum?
A typical annual home insurance budget for an apartment in Tulum is about MXN 10,000 to MXN 18,000, or around USD 600 to USD 1,000 and EUR 500 to EUR 900, for a normal one-bedroom or two-bedroom inland condo.
A realistic insurance range in Tulum is about MXN 6,000 to MXN 35,000 per year, or about USD 350 to USD 2,000 and EUR 300 to EUR 1,800, depending on coverage, property value, hurricane exposure, contents, liability, and rental use.
Home insurance is usually optional for cash apartment owners in Tulum, but it is often required by lenders and strongly recommended because coastal Quintana Roo has storm and water-damage risk.
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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 we trust it | How we used it |
|---|---|---|
| Propiedades.com Tulum apartment values | It is a large Mexican property portal with live listing-based market statistics. | We used it as the main Tulum apartment-price anchor for June 2026. We checked its average price, median size, and price per m² against other portals. |
| Inmuebles24 Tulum apartment listings | It is one of Mexico’s major real estate marketplaces. | We used it to check active apartment supply in Tulum. We focused on patterns, not single listings. |
| Vivanuncios Tulum apartment listings | It shows a broad pool of current Tulum apartments for sale. | We used it to cross-check entry prices, new-build supply, and apartment sizes. We treated duplicate and promotional listings carefully. |
| Renta o Venta Tulum listings | It provides current Tulum apartment listings with price, size, and neighborhood details. | We used it as an extra supply check. We compared its listings with other portals to avoid relying on one marketplace. |
| Sociedad Hipotecaria Federal indicators | It is Mexico’s federal housing-finance institution. | We used it to frame wider Quintana Roo housing-price direction. We did not use it as a Tulum neighborhood-level apartment index. |
| BBVA Research, Situación Inmobiliaria México 2026 | It is a major bank research unit with housing and mortgage-market analysis. | We used it to understand Mexico’s 2026 housing and credit context. We used it for macro direction, not for Tulum street-level prices. |
| Ley de Hacienda del Municipio de Tulum | It is the official municipal tax law for Tulum. | We used it for acquisition tax and predial calculations. We treated it as stronger than agency blogs or outdated buyer guides. |
| Quintana Roo Congress Tulum tax-law page | It hosts the official legal record and reform history. | We used it to verify the legal source and update status. We cross-checked the PDF and reform context. |
| Consejo del Notariado de Quintana Roo | It is the official notarial council portal for Quintana Roo. | We used it to frame notary and formalization costs. We still recommend a property-specific notary quote before purchase. |
| CONDUSEF mortgage simulator | CONDUSEF is Mexico’s financial consumer-protection agency. | We used it to frame mortgage down payments and initial disbursement. We adjusted the result for foreign-buyer limits in Tulum. |
| Banco de México housing-credit indicators | Banxico is Mexico’s central bank. | We used it to understand mortgage-cost context. We did not use it to estimate Tulum apartment prices. |
| Banco de México exchange-rate data | Banxico publishes official peso exchange-rate data. | We used it for MXN to USD conversions. We rounded the conversions to keep the article easy to read. |
| European Central Bank EUR/MXN data | The ECB publishes official euro reference exchange rates. | We used it for MXN to EUR conversions. We rounded euro figures so readers can process prices quickly. |
| SEDATUS Quintana Roo urban development programs | It is the state urban-development authority. | We used it to understand official planning and growth geography. We compared planning context with neighborhood-level listing patterns. |
| Tulum cadastral value tables project | It is published by the Tulum municipality. | We used it as a signal of cadastral valuation direction. We did not use proposed 2027 values as final 2026 tax bills. |
| AirROI Tulum short-term rental data | It publishes current Tulum STR metrics and active-listing counts. | We used it to understand rental-market pressure and yield risk. We treated it as private-sector rental data, not official tourism statistics. |
| CFE domestic tariff portal | CFE is Mexico’s national electricity utility. | We used it to estimate electricity sensitivity for Tulum apartments. We converted tariff logic into practical monthly utility budgets. |
| CFE tariff agreements page | It publishes official tariff notices and monthly tariff references. | We used it to verify 2026 tariff context. We paid special attention to air-conditioning risk in Tulum. |
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