Can foreigners buy property in Riviera Maya Mexico?

Yes, foreigners can legally buy property in Riviera Maya through a fideicomiso (bank trust) system. This legal mechanism allows international buyers to have all ownership rights while complying with Mexican constitutional requirements for coastal properties within the restricted zone.

What is a fideicomiso and how does it work?

A fideicomiso is a bank trust that allows foreigners to legally own coastal properties in Mexico. The buyer becomes the beneficiary with all ownership rights including the ability to sell, rent, inherit, and modify the property. The trust is renewable every 50 years and provides complete legal protection.

What are the costs involved in buying property in Riviera Maya?

Total costs typically range from 6-8% of property value, including: fideicomiso setup ($3,000-5,000), notary fees (1-2%), property taxes, title insurance, and legal fees. Annual fideicomiso maintenance costs around $500-800 per year.

How long does the property buying process take in Mexico?

The complete process typically takes 45-90 days from offer acceptance to closing. This includes property inspection, title search, fideicomiso setup, final contract preparation, and closing procedures. Working with experienced agents can expedite the process.

What documents do foreign buyers need?

Required documents include: valid passport, proof of income/funds, tourist visa or resident status, RFC (Mexican tax ID), and bank account information. Some documents may need apostille certification depending on your country of origin.

Are there restrictions on property types foreigners can buy?

Foreigners can buy condos, houses, land, and commercial properties in Riviera Maya through fideicomiso. The only restriction is the need for the trust mechanism within the 50km coastal restricted zone. All property types are available for international investment.

A Comprehensive Guide for Foreign Investors on Buying Property in Riviera Maya

Led Gonzalez
Jul 26, 2025
5 min read

Updated: Oct 7, 2025

Investing in Property in Riviera Maya: A Comprehensive Guide for Foreign Buyers

Investing in property in Riviera Maya can be a thrilling opportunity. With breathtaking beaches, rich cultural experiences, and a growing rental market, it draws foreign investors eager for both vacation homes and viable income properties. However, understanding the legal processes involved can be confusing. This guide aims to break down these complexities, focusing on the fideicomiso process and other essential considerations for foreign buyers.

Understanding Buying Property in Riviera Maya as a Foreign Investor

Riviera Maya sits along the eastern coast of Mexico's Yucatán Peninsula. Known for its stunning beaches and ancient Mayan ruins, the area attracts many foreign investors. In fact, according to the National Institute of Statistics and Geography, approximately 40% of real estate transactions in this region involve foreign buyers.

Before committing, it is wise to explore the local market, evaluate various investment options, and consider the types of properties available, ranging from affordable condos to luxury villas.

The Legal Landscape for Foreign Buyers

Foreign investors can legally own property in Mexico, but certain rules apply, particularly in restricted zones (typically within 50 kilometers of the coast or 100 kilometers from borders). In these regions, direct ownership is restricted, but you can utilize a fideicomiso.

What is a Fideicomiso?

A fideicomiso is essentially a bank trust designed for foreign buyers. A Mexican bank acts as the trustee, holding the title on behalf of the foreign investor, ensuring compliance with local laws and protecting your rights.

The steps involved in setting up a fideicomiso include:

Select a Trustworthy Bank: Choose a reputable bank with experience in fiduciary services. For instance, banks like Banorte and HSBC are known for their reliable services in Mexico.
Draft the Fideicomiso Agreement: Collaborate with a local attorney to create a clear trust agreement detailing the terms and conditions, the beneficiaries, and specifics about the property.
Pay Trust Fees: Be aware of initial setup fees and annual maintenance fees, which can range from $500 to $1,200, depending on the bank.
Obtain the Trust Certificate: After establishing the trust, the bank issues a trust certificate, confirming your ownership rights.

Legal Requirements for Foreign Investors

Understanding the necessary legal documents and requirements simplifies the purchasing experience:

1. Valid Identification

You will need a valid passport for all transactions. Depending on your stay, a visa might also be required.

2. RFC (Federal Taxpayer Registry)

Registering with the Mexican tax system will provide you with an RFC number. This number is essential for taxation and is often mandatory for property purchases.

3. Closing Costs

Prepare for closing costs ranging between 5% and 10% of the property's value. These costs include notary fees, taxes, and various administrative expenses.

Choosing the Right Property

Riviera Maya offers an array of properties to suit different needs: condos, villas, and land. Your investment goals—be they vacation enjoyment, rental income, or future resale—should guide your decision.

Types of Properties to Consider

Condos: Commonly found in developments with amenities like pools and gyms. For instance, many investors find success renting out condos in Playa del Carmen, where rental yields can reach 8% per year.
Villas: Perfect for families or groups, these properties provide additional privacy and space. For example, villas in Tulum are often rented for $300 to $600 per night during peak seasons.
Land: Buying land gives you the freedom to build your dream property. However, this option requires careful attention to local zoning laws.

Working with Professionals

The real estate landscape can be intricate. Partnering with professionals helps streamline your journey:

1. Real Estate Agents

Work with an experienced real estate agent familiar with the local market dynamics. They can assist you in finding properties that align with your investment goals and budget.

2. Legal Advisors

Hiring a lawyer with expertise in Mexican property law is vital. They ensure all agreements are fair and protect your investment from potential legal complications.

3. Notary Public

A notary public is required to finalize property transactions in Mexico, verifying that all paperwork is accurate and legally binding.

Finalizing the Purchase

Once you have identified the right property, follow these steps to complete your purchase:

Offer and Negotiation: Make an offer through your real estate agent and discuss terms to reach an agreement.
Sign the Promissory Agreement: After both parties settle on the terms, a promissory agreement is signed, usually involving a deposit of around 5% to 10%.
Closing the Deal: Work with your notary public to finalize the documents and transfer ownership via the fideicomiso.

Understanding Property Taxes

As a property owner, familiarize yourself with local tax obligations. While property taxes in Mexico are relatively low—averaging around 0.1% to 0.3% of the property's assessed value—they must be understood to avoid future penalties.

1. Annual Property Tax (Predial)

This annual tax is determined by the assessed value of the property and is typically a small percentage.

2. Capital Gains Tax

If you sell your property, capital gains tax may apply, which can be up to 30%. Keep thorough records of your property price and any expenses incurred during ownership to accurately assess potential tax liabilities.

Maintaining Your Property

If your investment is intended for rental income, consider hiring a management company. They can effectively handle tenant inquiries, routine maintenance, and maximize your rental earnings, often achieving an average occupancy rate of 75% to 85%.

The Benefits of Investing in Riviera Maya

Investing in Riviera Maya offers numerous advantages. The region's popularity as a tourist destination ensures a steady demand for rental properties. Additionally, the area's natural beauty and cultural richness enhance its appeal.

Economic Growth and Development

Riviera Maya has seen significant economic growth in recent years. New infrastructure projects, such as roads and airports, are underway, making the region even more accessible. This growth translates to increased property values and rental potential.

Cultural Experiences and Lifestyle

Living in Riviera Maya means immersing yourself in vibrant culture. From local cuisine to traditional festivals, the lifestyle here is rich and diverse. This cultural experience adds value to your investment, making it more than just a financial decision.

Wrapping Up Your Investment Journey

Investing in property in Riviera Maya holds considerable promise for foreign buyers. Understanding the fideicomiso process and legal requirements will help you move through the property market with ease. Collaborating with local professionals and thoroughly researching your options will enhance your investment experience in this stunning coastal region.

High angle view of a beautiful beachfront property in Riviera Maya — High angle view of a beautiful beachfront property

Seize the opportunity buying property in Riviera Maya as a foreign investor. Whether seeking a vacation retreat or a revenue-generating property, being informed will guide your way to successful investment.