Water is a sensitive tracer of physical conditions in star-forming regions because of its large abundance variations between hot and cold regions. We use spectrally resolved observations of rotational lines of H$_2$O and its isotopologs with Herschel/HIFI to constrain the physical conditions of the water emitting region toward the high-mass protostar AFGL2591. We use analytical estimates and rotation diagrams to estimate T$_{ex}$ and column densities of H$_2$O of the envelope, the outflow, and a foreground cloud. Furthermore, we use the non-LTE radiative transfer code to estimate the temperature and volume density of the H$_2$O emitting gas. Assuming LTE, we estimate an T$_{ex}$ of 42 K and a column density of 2$\times$10$^{14}$ cm$^{-2}$ for the envelope and 45 K and 4$\times$10$^{13}$ cm$^{-2}$ for the outflow, in beams of 4" and 30", respectively. Non-LTE models indicate a kinetic temperature of 60-230 K and a volume density of 7$\times$10$^6$-10$^8$ cm$^{-3}$ for the envelope, and a kinetic temperature of 70-90 K and a gas density of 10$^7$-10$^8$ cm$^{-3}$ for the outflow. The o/p ratio of the foreground absorption is 1.9$\pm$0.4, suggesting a low temperature. In contrast, the o/p ratio seen in absorption by the outflow is 3.5$\pm$1.0, as expected for warm gas. The water abundance in the envelope is 10$^{-9}$, similar to the low values found for other high- and low-mass protostars, suggesting that this abundance is constant during the embedded phase of high-mass star formation. The water abundance in the outflow is 10$^{-10}$, which is 10$\times$ lower than in the envelope and in the outflows of high- and low-mass protostars. Since beam size effects can only increase this estimate by a factor of 2, we suggest that the water in the outflow is affected by dissociating UV radiation due to the low extinction in the outflow lobe.