


Playa del Carmen
: Market Analysis









Presentation VideoDeveloper ProfileOfficial BrochureLOCATION| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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1-Bedroom Condo ▼ 56.76 - 88.11 1 53 left ~$110,000
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1-Bedroom Penthouse ▼ 105.08 - 105.80 1 2 left ~$586,441
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2-Bedroom Condo ▼ 75.26 - 85.14 2 17 left ~$114,400
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2-Bedroom Penthouse ▼ 155.84 2 2 left ~$803,145
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3-Bedroom Condo ▼ 96.33 - 138.47 3 8 left ~$563,733
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Explore Financing PlansHOA Fees ESTIMATIONBased on the amenities and luxury level of this property, the estimated monthly HOA (Maintenance) fee is expected to be in the range of:
$250 - $600 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of high-maintenance amenities like a swimming pool, spa, gym, and jacuzzi, which are typically associated with higher operational costs. However, the absence of 24/7 security and staffed beach clubs helps to moderate the costs. Additionally, the luxury level indicated by the price range suggests a higher quality of service expected, contributing to the higher end of the estimate. The moderate number of total units (100) also helps to distribute the costs, preventing the estimate from being excessively high.
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 ListAvailability Map








Wellness & RecreationSocial & EntertainmentServices & ComfortAtzaro Residences is a speculative pre-sale opportunity in Playa del Carmen's Zazil-Ha zone. The investment thesis is undermined by severe execution risk stemming from an unproven developer and weak sales velocity, which are not justified by the premium price point.
Read the Full Data-Driven Analyst ReportAtzaro Residences presents a high-risk, speculative investment profile dominated by significant developer execution risk. The developer, identified as Grupo Tsalach, lacks a verifiable portfolio of completed projects, which is a critical flaw in a pre-sale offering. This lack of market trust is likely reflected in the slow sales velocity, with only 18% of inventory sold. While the project's location in the desirable Zazil-Ha neighborhood is a clear strength, the premium entry price does not adequately compensate for the risk of construction delays, quality issues, or even project failure.
Despite the red flags, the macro-level thesis for Playa del Carmen remains intact, supported by strong tourism and infrastructure investment. Should the developer manage to deliver a quality product on schedule, investors could realize upside. However, this is a gamble on an unproven entity. The investment should only be considered by capital with a very high tolerance for risk and after extensive legal due diligence on the developer's financial standing and project permits. The current risk/reward profile is unfavorable for institutional capital.
Zazil-Ha is an established and desirable residential zone undergoing continued modernization. It offers a strategic balance, providing walking distance to 5th Avenue and beaches while being situated outside the most intense tourist congestion.
The developer is identified as Grupo Tsalach, an entity with a minimal public track record, posing a significant execution risk. The project is in Pre-Sale with construction underway and an estimated delivery of June 2025.
Fideicomiso and Closing Costs SIMULATORDisclaimer: These are data-driven estimates for planning purposes only. The final calculation (cálculo) and all legal fees are confirmed by your Notary Public (Notario Público) at the time of closing.
Estimate based on a starting price of $586,441 USD
1. Percentage-Based Costs (Tied to Price):
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
Recurring Annual Cost
You should also budget for the Annual Fideicomiso Fee of approximately ~$600 USD, paid to the bank each year to maintain your trust.
5-Year Outlook Investment Calculator





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