Nautilus Research · Open Data

Luxury property prices in the Riviera Maya — open data (August 2026)

The typical price per square meter in the Riviera Maya luxury segment —the median, the midpoint value— is $100,000 MXN/m² (≈ $5,737 USD/m²) as of August 2026, computed over 1,975 available units across 66 developments in the Nautilus inventory —including unique oceanfront homes and villas—. By sublocation, robust medians range from $67,804 MXN/m² in Blvd. Colosio (Cancún) to $141,324 MXN/m² in Bahía Tankah (Tulum). The full aggregated dataset is downloadable as a CSV under a CC-BY 4.0 license.

1,975available units
$100,000 MXN/m²overall median
66 developmentsacross 10 sublocations
Aug 2026data cutoff
In short (August 2026): the luxury price per m² in the Riviera Maya has a median of $100,000 MXN/m² (≈ $5,737 USD) —half of the properties cost more and half less—, across 1,975 available units.
  • Most expensive sublocation: Bahía Tankah, Tulum — $141,324 MXN/m² (≈ $8,108 USD), driven by oceanfront villas.
  • Most accessible sublocation: Blvd. Colosio, Cancún — $67,804 MXN/m² (≈ $3,890 USD).
  • Median by city: Playa del Carmen $102,210 · Cancún $99,997 · Tulum (beach) $127,247 · Puerto Aventuras $78,825 MXN/m².
Main table

How much does a square meter cost by city and zone in the Riviera Maya?

Median price per m² in Mexican pesos, grouped by city and by sublocation, computed over the available units we track (minimum 8 per sublocation) and including unique homes and villas. USD conversion at a 17.43 exchange rate. Within each city, sorted from highest to lowest.

Price per m² across available luxury units by city and sublocation — Nautilus inventory, 1,975 units, August 2026 cutoff.
City / Sublocation Units (n) Median $/m² (MXN) USD equivalent Range (MXN/m²)
Cancún
Zona Hotelera 624 $130,725 ≈ $7,500 $127,236 – $145,318
Puerto Cancún 175 $97,265 ≈ $5,580 $76,964 – $110,556
Costa Mujeres 65 $85,423 ≈ $4,901 $73,011 – $154,922
Blvd. Colosio 594 $67,804 ≈ $3,890 $59,685 – $85,210
Median Cancún 1458 $99,997 ≈ $5,737 —
Playa del Carmen
Centro 175 $118,853 ≈ $6,819 $111,888 – $125,210
Playacar 160 $100,546 ≈ $5,769 $83,444 – $113,894
Corasol 94 $85,208 ≈ $4,889 $76,963 – $90,312
Median Playa del Carmen 429 $102,210 ≈ $5,864 —
Tulum
Bahía Tankah 22 $141,324 ≈ $8,108 $120,151 – $182,846
Bahía Solimán 16 $118,222 ≈ $6,783 $112,881 – $127,789
Median Tulum 38 $127,247 ≈ $7,300 —
Puerto Aventuras
Puerto Aventuras 55 $78,825 ≈ $4,522 $70,487 – $84,501
Riviera Maya · overall median 1,975 $100,000 ≈ $5,737 —

n = available units with a computable $/m² in that sublocation; the "Median [City]" rows summarize each city. The "range" is the interquartile range (p25–p75): where the middle 50% of units fall. Rows marked "· N development(s)" reflect one or two properties and include unique oceanfront homes and villas. Land lots are excluded. The full aggregated dataset is in the downloadable CSV.

Second table

How much of the inventory is already taken?

Of the units we track in each sublocation, the share already listed as unavailable —sold, on deposit, reserved or blocked— in the developer's latest list. Cut-off 28 July 2026, over 2,683 units with a known status.

Inventory taken by city and sublocation — Nautilus inventory, 2,683 units tracked, cut-off 28 July 2026.
City / SublocationTracked (n)Taken% takenDevelopments
Cancún
Zona Hotelera72810114%5
Blvd. Colosio6788412%4
Puerto Cancún28010437%10
Costa Mujeres20314069%5
Playa del Carmen
Centro2386326%5
Playacar2306629%12
Corasol1747342%7
Tulum
Bahía Tankah25936%5
Bahía Solimán20420%4
Puerto Aventuras
Marina1074542%6
Total (sublocations shown)2,68368926%—

This is a cumulative figure, not a rate. The inventory records no sale date, so it does not say how much sold in a period: it says how much of everything we have tracked has left the market. The status is whatever the developer's list declared on its date. “Taken” groups sold, on deposit, reserved and blocked because the lists do not separate those consistently. These are not closing prices: we have no access to deeds. The base differs from the table above, because here we also count units that are no longer available. We omit sublocations with fewer than 20 units or fewer than 3 developments: below that, the figure would identify a single developer.

Methodology

Where does this data come from?

The source is the Nautilus Real Estate inventory: 1,975 available units across 66 developments across Cancún, Playa del Carmen, Tulum and Puerto Aventuras, using each developer's official list prices and including unique oceanfront homes and villas — not estimates or prices scraped from listing portals. The data cutoff is August 10, 2026, and USD prices are converted to MXN at an exchange rate of 17.43 (Banxico FIX). Price per m² is computed as price over livable floor size; we exclude land lots (whose $/m² is not comparable to built residences) and values outside a plausibility band of $25,000–$400,000 MXN/m² to filter out data-entry mismatches. We publish only zone-level aggregates (median and interquartile range), never per-unit data. We use the median —the midpoint price, where half of the units cost more and half less— and not the average, so that the handful of multimillion-dollar properties don't inflate the figure or distort the picture of the market. The table includes sublocations with 8 or more units.

Download the full dataset

CSV and JSON with median $/m² by city and sublocation (aggregated, computed over 1,975 available units): city, sublocation, n, median MXN, median USD, the p25–p75 interquartile range and the number of developments. Use it in your analysis, blog or report. The inventory-taken cut is separate, in taken by sublocation (CSV, cut-off 28 Jul 2026). And if branded residences are your focus: the Nautilus Report · Riviera Maya Branded Premium measures what the brand really costs (+23% within the same area).

CC-BY 4.0 license — you are free to use and adapt the data; we only ask for attribution to "Nautilus Real Estate" with a link to https://www.nautilusrealestate.mx.

Download CSV Download JSON
Frequently asked questions

About this data

Where does this data come from and how often is it updated?+
It comes from the Nautilus Real Estate inventory: 1,975 available units across 66 luxury developments in Cancún, Playa del Carmen, Tulum and Puerto Aventuras, using each developer's official list prices and including unique oceanfront homes and villas. The cutoff for this edition is August 10, 2026, and the pipeline is regenerated with every inventory update. These are not estimates or portal-scraped data: they are the actual prices these units are offered at. We publish only zone-level aggregates (medians), not per-unit data.
Can I use this data in my blog, thesis or report?+
Yes. The dataset is published under a Creative Commons CC-BY 4.0 license: you may copy, redistribute and adapt it, including for commercial purposes, as long as you credit the source. The required attribution is "Nautilus Real Estate" with a link to https://www.nautilusrealestate.mx. The CSV includes the license note in its header.
Why does the price per m² vary so much between zones?+
Because the product is different in each zone: the Zona Hotelera of Cancún is dominated by branded residences and oceanfront towers (median of $130,725 MXN/m²), while Blvd. Colosio and Costa Mujeres lean toward condos with lagoon or golf views ($67,804 and $85,423 MXN/m²). Stage and unit size also matter. We use the median because it is robust to extreme values.
Which is the most and least expensive zone in the Riviera Maya?+
The most expensive luxury sublocation is Bahía Tankah, in Tulum, with a median of $141,324 MXN/m² (≈$8,108 USD), driven by oceanfront villas such as Casa Cenote and Villa Arghy. The most accessible is Blvd. Colosio, in Cancún, at $67,804 MXN/m² (≈$3,890 USD) — a 2.1x difference. The overall Riviera Maya median is $100,000 MXN/m² (≈$5,737 USD) as of August 2026.
How much is the price per m² in Cancún, Playa del Carmen, Tulum and Puerto Aventuras?+
Median by city as of August 2026: Playa del Carmen $102,210 MXN/m² (≈$5,864 USD), Cancún $99,997 MXN/m² (≈$5,737 USD), Tulum $127,247 MXN/m² across its beach zones Bahía Tankah and Bahía Solimán (≈$7,300 USD), and Puerto Aventuras $78,825 MXN/m² (≈$4,522 USD). Puerto Aventuras is currently the most accessible luxury zone per m²; oceanfront Tulum, the most expensive.
Do you use the average or the median?+
We use the median, not the average. The median is the midpoint price: half of the properties cost more and half less. We do not use the average (the mean) because in the luxury segment a handful of multimillion-dollar villas would inflate the figure and give a distorted picture of the market. The median reflects the real typical price and is the same standard used by leading real estate indices.
Want to see the properties behind the numbers?

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