Buying · Playa del Carmen
Buying as a foreigner
Playa del Carmen is less than 50 km from the sea, so as a foreigner you buy through a bank trust. Here is how it works and what it costs.
Last reviewed: Oct 14, 2026 · General information, not legal advice: check it with a notary.
The restricted zone
50 km from the beach
The Constitution bars foreigners from holding direct title to land within 100 km of the borders and 50 km of the beaches. All of Playa del Carmen sits inside that strip.[1]
You can still buy
The law opens two paths: a trust with a bank or, for non-residential use, a Mexican company. Either way you get the use, enjoyment and rental income of the property.[2]
Inland, in your own name
Outside the strip you can take title directly, after signing an agreement with the SRE not to invoke your government's protection over that property.[1][2]
The fideicomiso
Who is who
The bank (trustee) holds title; you are the beneficiary and you decide: live there, rent it out, sell it, leave it to your heirs.[2]
50 years, renewable
The maximum term is 50 years and it is extended when you ask. Ask in time: a late extension pays a higher federal fee.[2][3]
The bank files the permit
You don't go to the SRE: the bank does. The law gives it 5 working days to answer (30 at a regional office); with no answer, the permit counts as granted.[2]
Substitute beneficiaries
The trust names who receives your rights if you die. Ask the notary how it fits with your will.[4]
Selling later
You assign your rights to another foreigner, or the bank conveys the property to a Mexican buyer. Always before a notary.[4][5]
What it costs
SRE fees
The permit costs 21,649 pesos, plus 596 to review the application: amounts in force until December 31, 2026.[3][6]
What the bank charges
Banks don't publish their fees. Market guides quote 500 to 3,000 USD to set up and 500 to 800 USD a year (2025-2026). Get written quotes from two or three banks.[5][7]
Changes and assignments
Changing beneficiaries or assigning rights usually costs 300 to 700 USD in bank fees, plus the notary.[5]
Pick a sound bank
In 2025, after US sanctions, CIBanco's trusts moved to Banco Multiva. Check who your trustee is.[8]
Through a company
For non-residential use
A Mexican company with foreign partners can own directly in the strip if the use isn't housing: a shop, a hotel, land to develop. It must notify the SRE within 60 working days.[2][3]
Not for your home
For housing, even that company needs a trust. And a company means bookkeeping and tax filings all year.[2]
“Apto para extranjeros”
Not a legal term
No law defines it. What counts: a deed registered at the Public Registry and a bank willing to take the property into a trust. Ask for a copy of the deed before you reserve.[2]
Ejido land
Ejido land can't go into a trust until it has full ownership (dominio pleno): a RAN title registered at the Public Registry. Before that, it isn't private property.[9]
Frequently asked questions
- Can a foreigner buy property in Playa del Carmen?
- Yes, through a bank trust: the bank holds title and you hold the rights to use, rent and sell, for 50 years, renewable.
- How much does a fideicomiso cost in Mexico?
- The SRE permit costs about 22,250 pesos in 2026. The bank charges on top: 500 to 3,000 USD to set up and 500 to 800 USD a year, according to market guides.
- What happens after 50 years?
- You request an extension and the trust carries on. Do it before it expires: late costs more.
- Can I rent out a property held in a trust?
- Yes. The law includes rental income in your rights over the property.
Sources
- 1.Cámara de Diputados. Constitución Política de los Estados Unidos Mexicanos, art. 27 (reforma 7 oct. 2026)
- 2.Cámara de Diputados. Ley de Inversión Extranjera, arts. 10 a 14 (reforma 27 may. 2024)
- 3.Cámara de Diputados. Ley Federal de Derechos, arts. 25 y 187 (reforma 7 nov. 2025)
- 4.mley.mx. Reglamento de la Ley de Inversión Extranjera, art. 11 (reforma 17 ago. 2016)
- 5.Buy Playa. How fideicomisos work: renewals, modifications and costs (11 nov. 2025)
- 6.Secretaría de Relaciones Exteriores. Artículo 27 constitucional: costos y tiempos (vigentes hasta el 31 dic. 2026)
- 7.Homia. Fideicomiso cost in Mexico: 2026 guide (1 may. 2026)
- 8.Expansión. Multiva mantiene empleados de CIBanco y asegura manejo integral de fideicomisos (19 ago. 2025)
- 9.Cámara de Diputados. Ley Agraria, arts. 64 a 86 (reforma 14 nov. 2025)
Buying guides
- Buying as a foreigner
- Closing costs
- Deeds and ejido land
- Buying pre-construction
- Buying to rent out
- Mortgages