Real estate in Mexico for citizens of Russia and the CIS
Mexico is one of the few destinations where everything lines up for international buyers at once: visa-free entry, a property market fully open to foreigners, short-term rental yields of 8–11% on the Caribbean coast and a clear path to residency without large minimum investments. The country’s defining feature is the coastal zone rule: within 50 km of the sea or 100 km of a border, foreign buyers hold property not in their own name but through a bank trust called a fideicomiso. This is a form of ownership, not a restriction — you can live there, rent it out, renovate, sell and pass it on to heirs. We manage the entire process, from property search and legal due diligence to payment from abroad and residency applications.
Can a Russian citizen buy property in Mexico
Foreigners have the full right to own property in Mexico. Anywhere in the interior — Mexico City, Mérida, Guadalajara — the property is registered directly in your name. In the coastal zone (50 km from the sea) — Cancún, Playa del Carmen, Tulum, Puerto Vallarta, Los Cabos — ownership goes through a bank trust called a fideicomiso: the bank holds the title while you are the sole beneficiary with the full set of ownership rights. The trust is issued for 50 years and is renewable; maintenance costs around $450–555 per year. The mechanism has existed for decades, with hundreds of thousands of transactions by American and Canadian buyers.
Rent and buy by city: Mexico City · Playa del Carmen · Cancún · Tulum · Mérida · Puerto Vallarta · Los Cabos
Listings in Mexico — currently for sale
Live listings from our partners. Open a card to see all photos, floor plans, available units, and a transaction cost breakdown.
Mexico City (1) →Playa del Carmen (5) →Cancún (18) →
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We’ll find the right match property in Mexico within 24 hours
Tell us your budget and goal — income, residence permit, or a home to live in. We will send you a selection of vetted properties in Mexico, we’ll calculate the real yield net of expenses and handle a turnkey transaction.
Property search and initial consultation — free of charge, no commitment. We respond promptly.
Residence permit / citizenship through real estate
Mexico has no direct ’property purchase residence permit’ — other grounds apply instead. The main route is temporary residency based on financial solvency, where you demonstrate savings or a regular income. Status is granted for one year, renewable up to four, after which permanent residency is obtained and, through naturalisation, citizenship. Owning property above a significant value strengthens your application. Residency unlocks a CURP and RFC, which in turn give you a bank account, the ability to buy a car, and a legal framework for rental income. We manage the application together with SVOY Legal.
Yield and investment
The Caribbean coast delivers the best yields in the country: Tulum — 9–12% on short-term rentals, Cancún and Playa del Carmen — 7–11%, Pacific-side Puerto Vallarta and Los Cabos — 6–9%. Long-term rentals are steadier but lower — 5–7%. These figures are achievable with sound management, but you need to subtract a property management fee of 15–20%, seasonality and maintenance. We calculate yields for specific properties, not on the basis of average market promises.
Calculate yield: Cancún · Calculate yield: Tulum · Calculate yield: Playa del Carmen — with non-resident tax, which other calculations do not deduct.
How the transaction works
Property search tailored to your goal → offer and deposit → legal title and permits check → fideicomiso setup at the bank (for coastal zones) → closing with a notary → title registration. Timeline: 4–8 weeks, of which trust formation takes 3–6 weeks. In Mexico, the transaction is handled by a notario público — a public official who is personally responsible for a clean title. For coastal areas, especially Tulum, a separate step is required: verifying the land’s origin, as ejido (communal land) plots do not convey proper ownership rights.
How to pay from Russia and the CIS
A direct transfer from a Russian bank to a Mexican bank will not go through. We process payment through legal routes — timed to the closing date so that the funds are in place for signing, not after. Where required, the source of funds is documented through SVOY Accountant: the notary and fiduciary bank are obliged to verify the origin of the money, and the larger the transaction, the closer the scrutiny.
We’ll find the right option for your needs
What do you need?
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What we handle
Finding a property
We are gathering options in Mexico to match your goal and budget — from verified sources, not generic catalogues.
Legal review
We verify title, encumbrances, permits, and the developer’s track record before you pay a deposit.
Yield calculation
We calculate the real return net of taxes, maintenance, management fees and seasonality.
Payments from Russia and the CIS
We process the payment through a legal route — in sync with the transaction date.
Turnkey transaction
We support you from contract to title registration, explaining every document along the way.
Residence permit and status
We review residency options and manage the application process together with SVOY Legal, if that is your goal.
What is most likely holding you back
How do I transfer the money?
This is the first question that stops most deals. We plan the payment route before the deposit is paid and process the payment legally and on time — tailored to your amount and bank.
What if the property has issues?
Before the deposit, we verify ownership title, encumbrances and permits. If a property carries risk, we say so plainly and suggest an alternative.
I don’t know the language or the laws
We handle the entire transaction and explain every document before signing. You know exactly what you’re paying for at every step.
Frequently asked questions
Can a Russian citizen buy property in Mexico?
Yes, with no citizenship restrictions. Inland properties can be purchased directly in your name; in the coastal zone (Cancún, Tulum, Playa del Carmen, Puerto Vallarta, Los Cabos) they are held through a bank trust — fideicomiso — with full ownership rights.
What is a fideicomiso and is it risky?
This is a bank trust: the bank formally holds the title, while you are the sole beneficiary and may live in, rent out, renovate, sell, or bequeath the property. The trust runs for 50 years with renewal, and annual maintenance is around $450–555. The mechanism has worked for decades — the property is not part of the bank’s assets, and the bank cannot dispose of it without your written instruction.
Do Russian citizens need a visa for Mexico?
No visa is required for entry — an electronic authorisation is sufficient. This is one of the key advantages of the destination: you can view a property in person without any visa procedures.
What are the entry costs and transaction fees?
Liquid properties from $150,000 on the Caribbean coast, from $90,000 in Mérida, from $250,000 in Los Cabos. Transaction costs of 5–7% on top of the price: property transfer tax ISAI of around 2%, notary, registration, and trust setup.
What taxes does the owner pay?
The annual property tax (predial) is low — a fraction of a percent of the cadastral value. Rental income is taxable, and for that you need an RFC. When selling, a non-resident pays capital gains tax under significantly less favourable rules than a resident — it is worth planning your exit strategy before you enter.
How to pay for a purchase from Russia?
Via legal channels, synchronised with the notary closing date. Where required, source of funds is confirmed through Svoy Bukhgalter.
Does buying property lead to a Mexican residence permit?
Automatically — no. Residency is granted on the basis of financial solvency: proof of savings or regular income. Temporary status for one year, renewable up to four, then permanent. Property strengthens your application and demonstrates ties to the country.
Which city to choose?
Cancún — sea, airport, infrastructure and yield. Tulum — maximum growth and maximum risk. Playa del Carmen — balance and a welcoming expat community. Mérida — safety, families, purchase without a trust. Mexico City — work, healthcare, a mild climate, direct purchase. Los Cabos and Puerto Vallarta — premium properties oriented towards the US market.
Real estate in Mexico — we start with your goal
Submit a request — we’ll come back with specific options and a straightforward breakdown, and not with a generic presentation.