Closing costs when buying in Playa del Carmen: what you pay beyond the price

Closing costs are a set of payments that happen around the signing of the deed. In Playa del Carmen the main ones are: the ISABI, the tax on acquiring the property; the notary's fees; the registration fees at the Public Property Registry; the appraisal; and, for foreign buyers, setting up the fideicomiso plus its annual fee.

As a general reference, in the Riviera Maya the total tends to land between 6% and 10% of the property value, and the top of that range is where purchases involving a fideicomiso fall (Housebuy.mx, accessed Jul 14, 2026; NAS Playa, 2025 guide; TheLatinvestor, 2026). The real percentage depends on the amount, on which notary handles it, and on the value the authority uses as the base, so ask for a written breakdown before signing anything.

The ISABI (property acquisition tax) is almost always the biggest single line on a closing statement. In Playa del Carmen, whose municipality was renamed from Solidaridad to Playa del Carmen in March 2025, the rate rose to 4% effective December 10, 2025, after Decree 167 was published; before that it was 3% (Housebuy.mx, accessed Jul 14, 2026).

One detail catches many buyers off guard: the 4% is not always calculated on the price you paid. The law uses the highest value among the sale price, the cadastral value, and the appraisal as its base. That is why the figure can come out a little higher than expected, and why the notary confirms it against the official values on your transaction.

Notary fees in Playa del Carmen run about 1% to 2% of the value, plus 16% VAT on their services. Public Registry registration fees usually land around 0.5% to 1%. The appraisal, done by an authorized valuer, tends to cost between USD 300 and 500 and includes items such as the no-lien certificate (NAS Playa, 2025 guide, accessed Jul 14, 2026).

If you are buying as a foreigner along the coastal strip, you also need a fideicomiso, a bank trust: a Mexican bank holds title in trust for you, with full rights to use, rent, sell and bequeath. Setup is usually quoted in dollars, with amounts of about USD 1,000 to 1,500, plus an annual bank fee that runs around USD 500 to 700 for the first year, depending on the trustee (NAS Playa, 2025 guide, accessed Jul 14, 2026). These amounts vary by bank and by year, so it is worth asking the bank for current figures before reserving.

Take a purchase price of $4,000,000 MXN, a round figure chosen only to show the order of magnitude. With ISABI at 4% (assuming the price is the highest base), the tax comes to roughly $160,000 MXN. Add notary fees, VAT and registration fees, and the percentage-based portion lands, approximately, between $226,000 and $293,000 MXN, roughly 5.7% to 7.3% of the price.

On top of that come the items quoted in dollars: the appraisal (about USD 300 to 500) and the fideicomiso (setup of USD 1,000 to 1,500 plus its annual fee). With everything together, the total lands within the overall 6% to 10% range. All of these figures are estimates and they vary: the exact number depends on the base value the authority sets, on the notary, and on the exchange rate that day. Figures as of July 14, 2026, for informational purposes; this is not tax or legal advice. For a number tailored to your purchase, ask the notary and a tax advisor.

At Marbella, the 35-residence Mediterranean tower on Avenida 25 Norte, the current price of every home is published on the pricing and availability page, from the Bígaro (one bedroom, one bath) to the Edúlis penthouse. Run the same math on any of them. Tours are by appointment via WhatsApp, any day of the week.