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Property in Mexico

Tulum, Cancun, Playa del Carmen, Los Cabos — Caribbean + Pacific, FREEHOLD via fideicomiso

from $120,000Starting price
8-12% Airbnb at resortsYield

Ownership: FREEHOLD via fideicomiso (bank trust) in the coastal zone

Mexico — Tulum, Caribbean, Los Cabos

Market

Property market in Mexico

Mexico is the largest Latin American market for foreign investors. 9-12% annual price growth in Quintana Roo (Riviera Maya) in 2025-2026. Foreigners can buy property in the "restricted zone" (50 km from the coast, 100 km from the borders) only via a fideicomiso (a 50-year renewable bank trust) — this has been the standard scheme since the 1970s and grants ALL ownership rights. The main clusters: Riviera Maya (Cancun + Playa del Carmen + Tulum — Caribbean), Los Cabos (Cabo San Lucas + San Jose del Cabo — Pacific Ocean, premium), Puerto Vallarta (Pacific cultural). Prices range from $120K for a Tulum condo to $5M+ for Los Cabos villas.

  • A foreigner in the restricted zone (50 km from the coast) buys via a fideicomiso — a 50-year bank trust(Constitution of Mexico, art.27)
  • Cancun + Playa del Carmen + Tulum — 70% of Mexico's tourist flow(Caribbean Club Project)
  • Playa del Carmen: ~$3,900/sqm; Tulum: ~$3,175/sqm(Mavato, 2026)
  • ISAI (acquisition tax) 2% + fideicomiso setup $2-3K + notary 1-2%(SHCP)
  • Annual fideicomiso maintenance: $600-1000(Caribbean Club)
  • Quintana Roo: +9-12% annual price growth 2025-2026(Pasport.online, 2026)

Prices

Price per m² by city and district — Mexico

LocationPrice per m²Comment
Cancun (Hotel Zone)$2 800–4 500mass-market tourist cluster
Playa del Carmen~$3 900mid-tier, Quinta Avenida premium (Mavato, 2026)
Tulum~$3 175eco-premium; condo oversaturation since 2025 (Mavato, 2026)
Los Cabos (San Lucas)$4 500–8 000Pacific Ocean, premium residences
Puerto Vallarta$2 500–4 000cultural Pacific
Mexico City (Polanco)$3 500–6 000premium urban

Ownership

Ownership for foreigners in Mexico

A foreigner is prohibited from owning property directly in the Restricted Zone (50 km from the coast, 100 km from the borders). Access is via a fideicomiso — a bank trust with a Mexican bank as custodian. The foreigner holds ALL ownership rights: to live, rent out, sell, rebuild and bequeath. The trust term is 50 years with renewal.

  • Restricted Zone: 50 km from the coast + 100 km from the borders — a fideicomiso is mandatory
  • Fideicomiso setup fee: $2-3K, annual fee: $600-1,000
  • SEDETUS watchlist: some Tulum projects lack permits — due diligence is mandatory
  • Caribbean Hurricane Season (August-October) — choose projects with windproof construction

Source: Constitution of Mexico art.27, Foreign Investment Law

Taxes

Taxes on purchase and ownership in Mexico

TaxRateWhen paid
ISAI (acquisition tax)2%one-time at the transaction (SHCP)
Notary fees1-2%one-time at registration (Notarial College)
Fideicomiso setup$2-3Kone-time at trust creation (trustee banks)
Fideicomiso annual$600-1 000/yearannually for trust maintenance (trustee banks)
Predial (annual)0,05-0,2%annually on value (municipality)
Rental income tax25%gross-deduction for non-residents (SAT)
Capital gains25-35%on sale; reinvestment possible (SAT)

Residency

Residency through property purchase in Mexico

~$435,000 (Temporary Resident via real estate)Minimum investment
2-4 monthsProcessing time

Temporary Resident Visa (4 years) for property investments from ~$435K (or proof of $4,200/month income). After 4 years transition to Permanent Resident, after 5 years — citizenship (with the right to retain the Russian passport). Covers spouse and children. Visa-free for Russians for 180 days (in practice residency is needed for long-term banking and tax infrastructure).

Source: Ley de Migración, INM

Rental yield

Rental yield by city in Mexico

CityTypeGrossNet
Cancun (Hotel Zone)Condo, Airbnb8–12%5–8%
Playa del CarmenCondo, Airbnb8–12%5–8%
TulumEco-villa, Airbnb8–12%5–7%
Los CabosPremium villa6–9%4–6%
Puerto VallartaCondo, mixed6–9%4–6%

FAQ

Frequently asked questions about buying property in Mexico

What is a fideicomiso in Mexico?

A fideicomiso is a bank trust, the standard scheme for property purchases by foreigners in the Restricted Zone (50 km from the coast) since the 1970s. A Mexican bank acts as custodian of the title, while the foreign buyer holds ALL rights: to live, rent out, sell, rebuild and bequeath. The trust term is 50 years with the right to renew. It is not leasehold, not limited ownership — it is full FREEHOLD via a banking structure.

Tulum, Cancun or Playa del Carmen?

Cancun — the mass-market Hotel Zone + Puerto Cancun, developed infrastructure, direct flights. Playa del Carmen — mid-tier, $3,900/sqm, Russian-speaking audience. Tulum — eco-premium (~$3,175/sqm), jungle + cenotes + Mother Nature. Since 2025 the Tulum condo segment has been oversaturated — choose carefully. For mass-market ROI — Cancun. For lifestyle — Tulum.

What is the rental yield in the Riviera Maya?

8-12% Airbnb in high season (December-April), 10-15% total return (capital appreciation 8-12% + rental 4-6%). A Tulum villa at $1,000+/night at peak, a Playa del Carmen 2BR at $500/night. The main risk in Tulum is overdevelopment in 2025 — choose only projects with SEDETUS approval.

What taxes apply in Mexico for foreigners?

On purchase: 2% ISAI (acquisition tax) + 1-2% notary fees. Total 3-4% one-time. Fideicomiso setup fee: $2K-3K. Annual fideicomiso maintenance: $600-1000. During ownership: predial (property tax) 0.05-0.2% of value. Capital gains tax on sale 25-35% (can be reinvested tax-free). Rental income tax 25%.

What are the risks in Mexico?

The main ones: 1) Safety — choosing mature tourist zones (Quintana Roo, Los Cabos — safe for tourists; avoid remote states); 2) SEDETUS watchlist — some Tulum projects lack permits; 3) Caribbean hurricanes (August-October); 4) Taxes higher than in the Dominican Republic. Protection — choosing top developers (Bosque Real, Riviera Real Estate, projects with SEDETUS approval).

How much does a square metre cost in the Riviera Maya?

Cancun (Hotel Zone) — $2,800-4,500/sqm. Playa del Carmen — ~$3,900/sqm (Quinta Avenida premium). Tulum — ~$3,175/sqm (since 2025 the condo segment is oversaturated). Los Cabos — $4,500-8,000/sqm (Cabo San Lucas + San Jose del Cabo, premium). Puerto Vallarta — $2,500-4,000/sqm.

Can you obtain Mexican residency through real estate?

There is no direct link, but a Temporary Resident Visa (4 years) is issued for property investments from ~$435K (or proof of $4,200/month income). After 4 years → Permanent Resident, after 5 years → citizenship. Covers spouse and children. Visa-free for Russians for 180 days.

Other destinations

Explore other markets

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