Alux 33

View of Living Room at Alux 33, showcasing Bohemian Decor, Neutral Tones.
View of Modern Kitchen at Alux 33, showcasing Waterfall Island, Breakfast Bar.
Image of Ocean View at Alux 33, featuring Dining Room, Living Room.
View of Dining Room at Alux 33, showcasing Open Concept Living, Natural Light.
View of Dining Room at Alux 33, showcasing Modern Interior, Wood Furniture.
View of Modern Bathroom at Alux 33, showcasing Walk-in Shower, Rainfall Shower Head.
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Image of Ocean View at Alux 33, featuring Modern Bedroom, Ocean View.View of Modern Bedroom at Alux 33, showcasing Wood Accent Wall, Neutral Color Palette.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Alux 33 is a distinctive residential project in the heart of Puerto Morelos, conceived under the vision 'Del Mar a la Selva'—from the sea to the jungle. This development is strategically positioned to offer the best of the Riviera Maya, located just 20 minutes from Cancún and 25 minutes from Playa del Carmen , with the Tren Maya station a mere 10 minutes away. Residents will enjoy unparalleled access to natural wonders, including the world's second-largest coral reef and the famous Ruta de los Cenotes , blending a tranquil coastal lifestyle with convenient connectivity. The project consists of two modern towers, ' Fuego ' and ' Agua ,' offering a selection of 1, 2, and 3-bedroom residences , each designed to provide stunning beach views. Alux 33 is equipped with a comprehensive collection of luxury amenities aimed at enhancing wellness and leisure.

The strategic value of Alux 33 lies in its exclusive two-tower project with only 33 units , ensuring a private and secluded living environment. With guaranteed beach views from every residence , residents can enjoy the serene beauty of the Caribbean Sea. The development's robust set of amenities , including a 50-meter infinity pool , beach club , and yoga hall , cater to a luxurious and balanced lifestyle. The project's strategic location near the Tren Maya station provides effortless connectivity to Cancún , Playa del Carmen , and other major destinations, making it an ideal choice for discerning investors and lifestyle buyers. As a prime investment opportunity in the Riviera Maya , Alux 33 presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive beach club access. With developer financing available , investors can take advantage of attractive financing options, enhancing the investment viability of this exclusive retreat.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$220,944 - $605,008 USD
CITY
N/A
Puerto Morelos
REGION
Puerto
BEDROOMS
1
2
TYPES
Condo
SURFACE
48.48
-
107
m2
UNITS
18
Units Available
AI RATING
Strategic
SALES VELOCITY
63
%
FINANCING PLANS
N/A
Available
DEVELOPER
ESTRATEMEX
DELIVERY DATE
2026-06-01
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo ▼
48.48 - 53.53
1
14 left
~$229,649
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$229,64948.48
101Available$229,64948.48
102Available$229,64948.48
102Available$229,64948.48
103Available$229,64948.48
103Available$229,64948.48
104Available$229,64948.48
104Available$229,64948.48
202Available$244,60453.53
202Available$244,60453.53
303Available$249,02353.53
303Available$249,02353.53
304Available$249,02353.53
304Available$249,02353.53
2-Bedroom Condo ▼
107.08
2
4 left
~$566,476
UnitStatusPrice (USD)Size (m²)Floor PlanImages
601Available$566,476107.08ViewImg 1 Img 2 Img 3 Img 4 Img 5
601Available$566,476107.08ViewImg 1 Img 2 Img 3 Img 4 Img 5
602Available$566,476107.08ViewImg 1 Img 2 Img 3 Img 4 Img 5
602Available$566,476107.08ViewImg 1 Img 2 Img 3 Img 4 Img 5
Standard Condo ▼
N/A
N/A
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1SoldN/AN/A
2SoldN/AN/A
201SoldN/AN/A
201SoldN/AN/A
203SoldN/AN/A
203SoldN/AN/A
204SoldN/AN/A
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3SoldN/AN/A
301SoldN/AN/A
301SoldN/AN/A
302SoldN/AN/A
302SoldN/AN/A
4SoldN/AN/A
4SoldN/AN/A
401SoldN/AN/A
401SoldN/AN/A
402SoldN/AN/A
402SoldN/AN/A
403SoldN/AN/A
403SoldN/AN/A
404SoldN/AN/A
404SoldN/AN/A
501SoldN/AN/A
501SoldN/AN/A
502SoldN/AN/A
502SoldN/AN/A
503SoldN/AN/A
503SoldN/AN/A
504SoldN/AN/A
504SoldN/AN/A
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Cash Plan90.0%—10.0%None
Plus Plan10.0%—90.0%None
Flex+ Plan35.0%35.0%30.0%None
Flex Plan25.0%50.0%25.0%None
30/70 Plan30.0%—70.0%None
25/75 Plan25.0%—75.0%None
HOA Fees ESTIMATION

HOA Fee Estimation

Based on the amenities and luxury level of this property, the estimated monthly HOA (Maintenance) fee is expected to be in the range of:

$450 - $850 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of high-maintenance amenities like the infinity pool, gym, yoga hall, and staffed beach club. These amenities suggest a higher level of luxury and service, which is consistent with the upper-end price range of the development. However, the moderate number of total units (33) helps to distribute the costs, preventing the HOA fees from being excessively high. The laundry center and poker room, while nice amenities, do not significantly add to the maintenance costs, and the rooftop terrace, although a desirable feature, is not as costly to maintain as some of the other amenities listed.

Disclaimer: This is a data-driven estimate provided for planning purposes only. The final, official HOA fee will be confirmed by the developer or property administration.

Official Price List
Availability Map
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Image of Swimming Pool at Alux 33, featuring Aerial View, Beachfront Property.
Image of Rooftop Terrace at Alux 33, featuring Rooftop Bar, Outdoor Lounge.
Image of Rooftop Terrace at Alux 33, featuring Outdoor Lounge, Beachfront Bar.
Image of Lounge at Alux 33, featuring Beach Club, Outdoor Lounge.
Image of Lounge at Alux 33, featuring Ocean View Lounge, Rooftop Terrace.
Image of Beach Access at Alux 33, featuring Beachfront, Private Cabanas.
Image of Beach Access at Alux 33, featuring Ocean View, Beachfront.
Image of Swimming Pool at Alux 33, featuring Ocean View, Infinity Pool.
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Immersed in the unparalleled luxury of Alux 33, every moment is a testament to the essence of exclusive Riviera retreat living. With its meticulously crafted spaces and breathtaking beach views, this elite residential haven redefines the boundaries of luxury beachfront living, offering an exquisite blend of natural beauty, sophisticated amenities, and effortless connectivity to the world's most coveted destinations.

  • 🏖️ Seaside Bliss: Wake up to guaranteed beach views from every residence, where the gentle caress of ocean breezes and the warm glow of sunrise invite you to start your day in paradise.
  • 🌊 Aquatic Oasis: The 50-meter infinity pool and exclusive beach club become your private sanctuaries, where every moment of leisure is infused with the serenity of turquoise waters and the vibrant energy of the Riviera Maya.
  • 🧘‍♀️ Mindful Moments: Find your inner balance in the serene yoga hall, surrounded by the soothing ambiance of a luxurious retreat, where wellness and tranquility entwine to nourish both body and soul.
  • 🎲 Nightly Indulgence: As evening descends, the poker room transforms into a sophisticated hub of entertainment, where the thrill of the game meets the elegance of a private club, exclusively reserved for the discerning residents of Alux 33.
  • 🌃 Rooftop Serenity: The rooftop terrace, with its breathtaking vistas of the Caribbean horizon, becomes your personal haven for relaxation and entertainment, a place where the boundaries of time and space dissolve into the infinite beauty of the night sky.
Wellness & Recreation
  • 🏋️‍♀️ Private Gym: Exclusive residents-only fitness center for a personalized wellness routine.
  • 🧘 Yoga Hall: Serene space for mindfulness and yoga practice, enhancing mental and physical balance.
  • 🏊‍♀️ Infinity Pool: 50-meter pool offering breathtaking views and endless swimming possibilities.
Social & Entertainment
  • 🌃 Rooftop Terrace: Elevated entertainment area with stunning views, perfect for sophisticated gatherings.
  • 🃏 Poker Room: Exclusive space for private gaming and socializing, adding a touch of luxury and excitement.
  • 🏖️ Beach Club: Private access to beach amenities, ensuring a unique and indulgent coastal experience.
Services & Comfort
  • 🛍️ Laundry Center: Convenient on-site laundry facilities for effortless living.
  • 🚪 Prime Location: Strategically located near the Tren Maya station, offering seamless connectivity to major destinations.
  • 📦 Convenience Services: Includes laundry center and other practical amenities for a comfortable lifestyle.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Alux 33 is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏖️ Exclusive Beach Club Access: The property's private Beach Club provides a high-value, tangible amenity that directly enhances the coastal lifestyle proposition, a critical differentiator in a competitive beachfront corridor.
  • 🧘 Wellness-Focused Lifestyle: The dedicated Yoga Hall caters specifically to the identified wellness-focused resident and tourist profile, a demographic less sensitive to broad market fluctuations.
  • 🌟 Premium Social and Leisure Spaces: The Rooftop Terrace and Infinity Pool deliver premium social and leisure spaces that elevate the asset's perceived value and rental appeal above local competitors lacking such facilities.
  • 🗺️ Strategic Geographic Position: The asset is situated in Puerto Morelos, providing direct access to major infrastructure like the Cancún International Airport while maintaining a distinct identity separate from the larger, more saturated hubs of Cancún and Playa del Carmen.
  • 🌿 Established Niche Market: Puerto Morelos has a well-defined brand as a 'boutique' destination focused on ecotourism and diving, attracting a specific buyer and tourist profile that is less correlated with mega-resort market trends.
Read the Full Data-Driven Analyst Report
In a cooling and increasingly competitive Riviera Maya market, evidenced by a -2.8% YoY decline in hotel occupancy for the Cancún bellwether market , Alux 33 is strategically positioned to outperform. The asset's comprehensive lifestyle amenity package, particularly the inclusion of a Beach Club, Yoga Hall, and Rooftop Terrace, provides a distinct competitive advantage. This curated offering directly targets a resilient demographic of wellness-focused buyers and renters, mitigating the risks associated with broad market saturation by presenting a superior, non-commoditized product.

💎 Competitive Advantages (Alpha)

The asset's primary competitive advantages are derived from a specific and targeted amenity package designed to attract a niche demographic and command premium value, insulating it from the commoditized offerings in the broader market. These features directly address the demand for experiential value over standardized space.

  • Beach Club Access: Provides a high-value, tangible amenity that directly enhances the coastal lifestyle proposition, a critical differentiator in a competitive beachfront corridor.
  • Dedicated Yoga Hall: Caters specifically to the identified wellness-focused resident and tourist profile, a demographic less sensitive to broad market fluctuations.
  • Rooftop Terrace and Infinity Pool: Delivers premium social and leisure spaces that elevate the asset's perceived value and rental appeal above local competitors lacking such facilities.


🛡️ Foundational Market Strengths (Beta)

Beyond its specific features, the investment is anchored in the stable, underlying characteristics of its micro-location. These factors provide a buffer against the regional volatility impacting the wider Riviera Maya.

  • Strategic Geographic Position: The asset is situated in Puerto Morelos, providing direct access to major infrastructure like the Cancún International Airport while maintaining a distinct identity separate from the larger, more saturated hubs of Cancún and Playa del Carmen.
  • Established Niche Market: Puerto Morelos has a well-defined brand as a 'boutique' destination focused on ecotourism and diving, attracting a specific buyer and tourist profile that is less correlated with mega-resort market trends.
  • Authentic Community Environment: The town's established, small-town character offers a stable and desirable living environment, providing a durable appeal distinct from more transient regional tourist centers.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: Potential for price and rental yield stagnation due to regional market saturation, as evidenced by the -2.8% YoY decline in hotel occupancy for the Cancún bellwether market.
  • 🔴 Inventory Exposure: The asset's inventory risk is concentrated in 1-Bedroom units (14 available), which are well-positioned to attract a wider pool of lifestyle buyers and investors in a price-sensitive market. The complete sell-out of 'Standard' units indicates initial product-market fit, while the low count of remaining 2-Bedroom units (4 available) establishes them as a scarce, premium offering.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating reflects a deliberate investment into a differentiated asset within a challenging regional market. While broad indicators suggest consolidation, the demonstrated sell-through of standard units and the remaining inventory's alignment with value-seeking lifestyle buyers confirm the asset's specific appeal, mitigating exposure to generalized market softness. .
  • 🟢 Core Rationale: The asset's unique Alpha Drivers are positioned to insulate its premier units from broader market pressures, while offering a long-term value proposition for its standard inventory.


🎯 Ideal Investor Profile

The ideal investor is a lifestyle-oriented, value-focused buyer with a medium-to-long-term investment horizon. This profile prioritizes the asset's tangible quality and unique amenity package over short-term market momentum. They must possess a high tolerance for uncertainty and be capitalized to withstand potential market softness, which is driven by recessionary signals from the primary U.S. consumer market and regional saturation pressures. This investor recognizes the asset's potential to generate superior, stable returns by catering to a resilient niche market, even as the broader region undergoes a period of consolidation.
Fideicomiso and Closing Costs SIMULATOR

Estimated Closing Costs & Fideicomiso

Disclaimer: These are data-driven estimates for planning purposes only. The final calculation and legal fees are confirmed by your Notary Public (Notario Público) at the time of closing.

Estimate based on price: $229,649 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$8,336
  • Notary & Admin Fees: ~$5,371

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$15,908 USD
Approx. 6.9% of value
5-Year Outlook Investment Calculator

5-Year Outlook Calculator

Gross Annual Income$0
Net Operating Income$0
Capitalization Rate0.0%
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Located in the heart of a unique coastal setting, Alux 33 embodies the essence of luxury coastal living, where the ocean meets the jungle. This exclusive beachfront retreat is designed for high-net-worth individuals and families seeking a serene, luxurious lifestyle, with a focus on nature lovers, retirees, and investors looking for a high-return lifestyle. The strategic location near Cancún, Playa del Carmen, and the Tren Maya offers easy access to major destinations and investment opportunities, making it an ideal choice for those who value convenience and exclusivity.

The Doorstep Experience

The immediate surroundings of Alux 33 are a testament to the area's thriving culinary and wellness scene, with a variety of establishments within walking distance. Residents can indulge in a range of activities, from rejuvenating spa treatments to savoring local cuisine, all within a short stroll from their luxurious beach-view residences.
  • 🌿 Layla Health & Wellbeing - A 5-minute walk leads to this serene oasis, offering a range of spa treatments and wellness programs, perfect for residents seeking a holistic lifestyle.
  • 🍴 Muelle Once - This esteemed restaurant is just an 8-minute walk away, serving up delectable dishes that showcase the region's culinary expertise, catering to the refined tastes of residents.
  • 🍴 Mangata - Another gastronomic gem, Mangata is a short 8-minute walk from Alux 33, offering an unforgettable dining experience that highlights the area's vibrant food scene.
  • ☕️ Café Amancia - For a casual coffee or snack, residents can stroll over to Café Amancia, just 8 minutes away, and enjoy the warm atmosphere and exceptional service.
  • 🐟 Pelicanos - This highly-recommended restaurant is a 9-minute walk from the property, specializing in fresh seafood and providing residents with an exquisite dining experience.


Neighborhood Highlights

The surrounding neighborhood of Alux 33 is a treasure trove of exciting experiences, from beach clubs to botanical gardens, all within a short drive. Residents can enjoy a range of activities, from relaxation and leisure to exploration and adventure, making the most of their luxurious coastal lifestyle.
  • 🌊 Day & Night Beach Club - Just a 5-minute drive away, this vibrant beach club offers the perfect setting for relaxation and entertainment, complete with stunning ocean views and exceptional amenities.
  • 🌴 My Paradise Beach Club - This tropical paradise is a 4-minute drive from Alux 33, featuring a stunning beach, crystal-clear waters, and a range of amenities, making it an ideal spot for residents to unwind and soak up the sun.
  • 🏖️ Unico Beach - Another gem in the neighborhood, Unico Beach is a 4-minute drive away, offering a secluded and picturesque setting, perfect for residents seeking a peaceful retreat from the hustle and bustle of daily life.
  • 🌳 Parque la Colonia - For a dose of nature and fresh air, residents can drive to Parque la Colonia, just 6 minutes away, and enjoy the beautiful scenery, walking trails, and recreational activities on offer.
  • 🌿 Jardín Botanico Dr. Alfredo Barrera Marín - This stunning botanical garden is an 8-minute drive from Alux 33, featuring a vast collection of plant species, walking trails, and scenic views, making it a must-visit destination for nature lovers and residents seeking a peaceful escape.
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Image of Ocean View at Alux 33, featuring Ocean View Bedroom, Waterfront Property.Image of Ocean View at Alux 33, featuring Open Concept Living, Modern Kitchen.Image of Ocean View at Alux 33, featuring Living Room, Ocean View.

Puerto Morelos

: Market Analysis

Nestled between the bustle of Cancun and Playa del Carmen, Puerto Morelos is a tranquil fishing village that preserves a charming, small-town atmosphere. Its main draw is the protected national reef park just offshore, offering the region's best and most accessible snorkeling and diving.
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