Blue Water

View of Master Bedroom at Blue Water, showcasing Modern Design, Wood Headboard.
Image of Garden at Blue Water, featuring Open Concept Living, Modern Dining Room.
View of Open Concept Living at Blue Water, showcasing Modern Kitchen, Living and Dining Room.
View of Open Concept Living at Blue Water, showcasing Modern Dining Room, Contemporary Design.
View of Modern Bathroom at Blue Water, showcasing Walk-in Shower, Vessel Sink.
View of Modern Bathroom at Blue Water, showcasing Walk-in Shower, Rainfall Shower Head.
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Image of Garden at Blue Water, featuring Living Room, Modern Interior Design.View of Open Concept Living at Blue Water, showcasing Modern Interior Design, Living Room.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Updates

Blue Water is a boutique condo development, comprising 33 units in a prime location just 400 meters from the renowned Bacalar Lagoon. Developed by LatinCarib SA de CV , a company with over 32 years of experience in designing, developing, and selling residential complexes and custom homes, this project offers a range of property types, including Condos , Penthouses , and Studios . The development features avant-garde architecture with high-quality finishes and a commitment to sustainability, incorporating features like a water treatment plant and exclusive waste ducts to reduce environmental impact.

The strategic value of Blue Water lies in its unique combination of prime location, exclusive amenities, and potential for rental income. The development's proximity to downtown Bacalar, lagoon clubs, and restaurants, as well as its easy access to the federal highway and the Chetumal international airport, make it an attractive option for both residents and investors. The infinity pool , spa , gym , and exclusive Lagoon Club provide a resort-like atmosphere, while the coworking space , laundry room , elevators , 24/7 security , and shopping area cater to modern needs. With its select lock-off units ideal for vacation rental investments, Blue Water presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. Note that Blue Water does not offer developer financing, allowing buyers to explore external financing options that best suit their investment goals.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$201,041 - $538,850 USD
CITY
N/A
Bacalar
REGION
Bacalar North
BEDROOMS
N/A
1
2
3
TYPES
Condo
Penthouse
Studio
SURFACE
36.55
-
329
m2
AI RATING
Strategic
N/A
FINANCING PLANS
N/A
Available
DEVELOPER
LatinCarib SA de CV
DELIVERY DATE
May 2025
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Explore Financing Plans
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:

$350 - $550 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of high-maintenance amenities like the gym, spa, jacuzzi, and rooftop terrace, which suggest a luxury level of service and thus higher operational costs. The coworking space and concierge services also imply a higher level of staffing and maintenance. However, the relatively small number of units (33) helps to balance out these costs, as the expenses are distributed among a smaller group of homeowners. The price range of $201,041 to $538,850 USD further supports the expectation of a higher level of service and amenities, consistent with the estimated HOA fee range.

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.

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Image of Jacuzzi at Blue Water, featuring Rooftop Terrace, Private Jacuzzi.
Image of Swimming Pool at Blue Water, featuring Infinity Pool, Rooftop Terrace.
Image of Spa at Blue Water, featuring Spa Room, Wellness Center.
Image of Swimming Pool at Blue Water, featuring Rooftop Pool, Infinity Pool.
Image of Coworking Space at Blue Water, featuring Coworking Space, Business Center.
Image of Lounge at Blue Water, featuring Lobby Lounge, Modern Interior Design.
Image of Gym at Blue Water, featuring Fitness Center, Modern Gym.
Image of Lounge at Blue Water, featuring Building Lobby, Modern Lounge.
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Imagine waking up to the gentle lapping of waves against the shore, the warm sunlight dancing across the horizon, and the promise of a new day filled with endless possibilities. This is the essence of Blue Water , a luxury haven where the boundaries between land and sea dissolve, and the beauty of nature is woven into every aspect of life.

  • 🌊 Oceanic Oasis: Step into the tranquility of the spa, where soothing treatments and stunning ocean views converge to rejuvenate the senses and nourish the soul.
  • 🏊‍♀️ Aquatic Bliss: Dive into the crystal-clear waters of the swimming pool, or unwind in the Jacuzzi, surrounded by lush gardens that seem to stretch on forever.
  • 🌴 Sunset Serenade: As day gives way to night, the rooftop terrace becomes the perfect vantage point to watch the sky turn pink, with the sound of gentle waves and warm breezes carrying the sweet scent of blooming flowers.
  • 📊 Productive Retreat: Find focus and inspiration in the coworking space, where natural light and the soothing sounds of nature create the ideal environment for creativity and productivity to thrive.
  • 🏨 Exclusive Arrival: Be greeted by the elegance of the lobby, a masterpiece of design that sets the tone for a life of luxury and sophistication, complete with a dedicated concierge to cater to every need.
  • 🍹 Cosmopolitan Nights: As the stars appear, the lounge transforms into a sophisticated hub of social activity, perfect for sipping cocktails, sharing stories, and making unforgettable memories with like-minded individuals.
  • 🏋️‍♀️ Wellness Sanctuary: Maintain your wellness routine in the private, residents-only gym, a state-of-the-art facility designed to help you reach your fitness goals, all while enjoying breathtaking ocean views.
Wellness & Recreation
  • 🏋️ Gym and Spa: Exclusive wellness areas for a healthy lifestyle.
  • 🌊 Swimming Pool and Jacuzzi: Relaxation and leisure in a serene setting.
  • 🌴 Garden: Peaceful green spaces for reflection and tranquility.
Social & Entertainment
  • 🍹 Lounge: Sophisticated social space for entertainment and connection.
  • 🌃 Rooftop Terrace: Panoramic views and a perfect spot for gatherings.
Services & Comfort
  • 📊 Coworking Space and Concierge: Productivity and convenience at your fingertips.
  • 🚪 Also Includes: Lobby, 24/7 security, and high-speed Wi-Fi for effortless living.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Blue Water is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏖️ Exclusive Ocean Views: The rooftop terrace with ocean view provides a scarce and high-impact feature that enhances the living experience and commands a significant value premium.
  • 💼 Integrated Coworking Space: Directly addresses the growing demand from digital nomads and remote workers, enabling longer-term stays and higher sustained occupancy.
  • 🧖 Premium Wellness Amenities: The combination of a swimming pool, gym, jacuzzi, and garden creates a holistic wellness environment, a primary decision driver for the target demographic of lifestyle-focused buyers and renters.
  • 📈 Strong Regional Tourism: The broader Quintana Roo region demonstrates robust demand, evidenced by an 80.0% hotel occupancy rate in the Cancún hub as of February 2025, which provides a positive tailwind for emerging destinations like Bacalar.
  • 🌴 Tranquil Brand Identity: The area's established reputation for nature and wellness appeals to a specific, high-value visitor profile focused on relaxation, which aligns directly with the asset's amenity offering.
Read the Full Data-Driven Analyst Report
In a market defined by a significant information vacuum, Blue Water represents a 'flight-to-quality' investment. Its comprehensive, self-contained lifestyle amenity package, including a coworking space and spa, establishes a clear quality differentiation. While investment decisions in Bacalar are currently reliant on strong regional tourism proxies, such as Cancún's 80.0% hotel occupancy, this asset's tangible and defensible value proposition is structured to attract premium, long-term demand, thereby insulating it from the speculative risks inherent in a data-poor environment. The project has demonstrated market traction, with 52% of its 33 total units sold.

💎 Competitive Advantages (Alpha)

The asset's intrinsic value is driven by a collection of scarce, high-demand features that create a distinct competitive moat and justify premium pricing. These alpha drivers are designed to capture specific, high-growth demand segments and elevate the residential experience beyond the market standard.

  • Integrated Coworking Space: Directly addresses the growing demand from digital nomads and remote workers, a key demographic identified in the market, enabling longer-term stays and higher sustained occupancy.
  • On-Site Spa and Concierge Services: Elevates the living experience to a premium, hotel-like standard. This comprehensive service layer is a critical differentiator that supports higher rental rates and asset valuation.
  • Rooftop Terrace with Ocean View: A scarce and high-impact feature in the Bacalar market that provides a distinct competitive advantage and commands a significant value premium for associated units.
  • Comprehensive Wellness Amenities: The combination of a swimming pool, gym, jacuzzi, and garden creates a holistic wellness environment, a primary decision driver for the target demographic of lifestyle-focused buyers and renters.


🛡️ Foundational Market Strengths (Beta)

While the investment thesis is predicated on asset-specific quality rather than unverified local market momentum, the project benefits from several stabilizing regional and macroeconomic factors. These elements provide a foundational layer of demand that supports the asset's long-term viability.

  • Sustained Regional Tourism: The broader Quintana Roo region demonstrates robust demand, evidenced by an 80.0% hotel occupancy rate in the Cancún hub as of February 2025, which provides a positive tailwind for emerging destinations like Bacalar.
  • 'Pueblo Mágico' Designation: Bacalar's official designation attracts a resilient and culturally-focused tourism segment, offering a degree of insulation from the volatility affecting mass-market destinations.
  • Tranquil Brand Identity: The area's established reputation for nature and wellness appeals to a specific, high-value visitor profile focused on relaxation, which aligns directly with the asset's amenity offering.
  • Growing Expat Community: An established and expanding expatriate population provides a consistent baseline of residential and long-term rental demand, reducing dependency on transient tourism.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: An extreme information vacuum at the city level, with no official data on sales volume, pricing trends, or inventory, making it impossible to quantitatively validate local market health or supply/demand dynamics.
  • 🔴 Inventory Exposure: The asset's inventory is strategically positioned to mitigate market uncertainty. The high concentration of 12 two-bedroom units targets the market's most versatile segment, appealing to families, long-term renters, and remote workers. The limited availability of one-bedroom (3) and three-bedroom (1) units creates scarcity, positioning them as premium, high-demand products that are less susceptible to broad market fluctuations.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating reflects the asset's positioning as a premium, tangible investment in an opaque market. While the lack of local data is a systemic risk, Blue Water mitigates this through a superior amenity package that creates a defensible 'quality moat.' The inventory mix, with its scarce premium units and a core of versatile two-bedroom condos, is well-structured to capture diverse demand segments, reducing reliance on a single buyer profile.
  • 🟢 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 quality-focused end-user or a long-term holder with a high tolerance for ambiguity. This profile is likely a U.S. buyer capitalizing on USD strength, whose thesis is predicated on the asset's intrinsic, durable value and its ability to generate premium rental yields over a long horizon. This investor prioritizes the tangible lifestyle and quality guarantees that Blue Water offers over the unverified potential for speculative local market appreciation. The investment rationale must align with a cautious outlook, acknowledging that the primary U.S. consumer market shows a deeply pessimistic Expectations Index at recessionary levels, signaling a high risk of a future pullback in discretionary spending.
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: $208,180 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$6,870
  • Notary & Admin Fees: ~$4,869

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$13,939 USD
Approx. 6.7% 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 vibrant and exclusive community, Blue Water embodies the essence of Luxury Lagoon Living, offering an unparalleled waterfront experience that combines the serenity of nature with the allure of luxury. This prime address, just 400 meters from the renowned Bacalar Lagoon, is tailored for high-net-worth individuals and savvy investors seeking a unique blend of luxury, nature, and potential for rental income. The development's avant-garde architecture, premium amenities, and select lock-off units ideal for vacation rental investments make it an attractive proposition for those looking to elevate their lifestyle and investment portfolio.

The Doorstep Experience

The immediate surroundings of Blue Water are a testament to the area's evolving culinary and leisure scene, with a variety of establishments within walking distance. Residents can indulge in a sophisticated lifestyle, where every day can begin with a leisurely stroll to a nearby eatery or end with a cocktail at a trendy bar.
  • 🍴 Tigre Sun Club @ Asana Glamping Bacalar - Just a 6-minute walk away, this restaurant and bar offers the perfect setting for a casual meal or a night out, showcasing the area's ability to cater to diverse tastes and preferences.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a tapestry of experiences that cater to the active, the serene, and the discerning. From health and wellness to nature and convenience, every aspect of the lifestyle envisioned by Blue Water's Luxury Lagoon Living concept is meticulously covered.
  • 🏞️ Ecoparque Bacalar - A mere 4-minute drive away, this park is a haven for nature lovers and those seeking tranquility, underscoring the development's connection to natural beauty and outdoor activities.
  • 🏋️‍♀️ BACALAR JUNGLE GYM - For the fitness enthusiasts, this gym, just a 3-minute drive from the property, offers a unique workout experience, blending adventure with wellness, a key aspect of the luxury lifestyle.
  • 🌱 Evolution Center - Also a 3-minute drive away, this center contributes to the neighborhood's wellness scene, providing residents with easy access to health and fitness facilities, aligning with the development's focus on a holistic lifestyle.
  • 🛍️ Fruteria y Abarrotes Darleny - For daily essentials, this grocery store, a 5-minute drive from Blue Water, ensures that residents have convenient access to fresh produce and other necessities, highlighting the practicality of the location.
  • 🏋️ Power Gym - Another fitness option, located just a 5-minute drive away, catering to the diverse fitness needs of residents and reinforcing the area's commitment to active living.
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View of Modern Kitchen at Blue Water, showcasing Two-Tone Cabinets, Wood Grain Cabinetry.View of Modern Kitchen at Blue Water, showcasing Dining Area, Open Concept.View of Open Concept Living at Blue Water, showcasing Modern Interior Design, Living and Dining Area.

Bacalar

: Market Analysis

Bacalar is a tranquil 'Pueblo Mágico' (Magical Town) famed for its spectacular "Lagoon of Seven Colors," a vast freshwater lake with stunning shades of blue. It offers a serene and laid-back escape from the coastal crowds, perfect for kayaking, paddleboarding, and relaxing boat tours.
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