Modern interior render with living area and kitchen

Modern apartment interior with living and kitchen area

Modern apartment interior with kitchen and living area

PROPERTY INTELLIGENCE

Centuria Zazil Ha

Playa del Carmen

Centro

INVESTMENT SNAPSHOT

MARKET CONFIDENCE

Watchlist / High Risk

DELIVERY WINDOW

ene-2026

Overview Investment Thesis Amenities Neighborhood Prices Related Properties

Overview

Centuria Zazil Ha is a 30-unit, 6-story condominium development located in Playa del Carmen, positioned 200 steps from 5th Avenue and the beach. The project offers a mix of studio, 1-bedroom, and 2-bedroom units, each featuring a private balcony. The property is defined by its direct access to the area's primary tourist corridor, providing a tangible link to the local economy.

The development's value proposition is anchored in its on-site amenities and structural design. Residents have access to a rooftop infinity pool with Caribbean views, a fully equipped gym, a sky bar, a game room, and common laundry facilities. The inclusion of a cinema and lounge areas extends the property's utility beyond standard residential offerings, while the rooftop BBQ and integrated WiFi support a high-occupancy rental model. This combination of prime location and comprehensive amenities positions the asset for sustained operational demand.

5-Year Outlook

5-Year Outlook Investment Calculator

Typology

Nightly Rate ($)

Occupancy %

Mgmt Fee %

Acquisition Cost

$285,619

Annual Carrying

$4,039

Gross Annual Income

—

Net Operating Income

—

Cap Rate

—

5-Year Projection

—

Estimates for planning only; final figures depend on the developer and market.

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:

$180 - $280 USD per month

Analyst's Reasoning: The estimate falls within this range due to the presence of several amenities that require regular maintenance and operational costs, such as a pool, gym, rooftop, and cinema. While the development has a relatively small number of units (8), which could lead to higher per-unit costs for shared amenities, the price range suggests a mid-tier development where operational costs are managed efficiently. The inclusion of laundry and wifi are typically lower impact on HOA, but the pool, gym, rooftop, and cinema contribute to the higher end of the estimate.

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.

Closing Costs

Estimated Closing Costs & Fideicomiso

Disclaimer: 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.

Select a Unit Type to See a Detailed Estimate:

Estimate based on a starting price of $271,405 USD

1. Percentage-Based Costs (Tied to Price):

Acquisition Tax (ISABI): ~$8,956
Notary, Registry & Admin Fees: ~$7,607

2. Fideicomiso (Bank Trust) Setup (Flat Fees):

SRE Government Permit: $1,200
Bank Establishment Fee: $1,000

Estimated Total One-Time Cost:
~$18,764 USD
This represents approximately 6.9% of the property's value.

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.

PRICE RANGE

$134,669 - $194,996 USD

CITY

Playa del Carmen

REGION

Centro

BEDROOMS

TYPES

Condo

SURFACE

30.39

–

m²

AI RATING

Watchlist / High Risk

FINANCING PLANS

Available

DEVELOPER

BE Broker Elite

DELIVERY DATE

ene-2026

Investment Thesis

Investment Memo: Centuria Zazil Ha

Market: Playa del Carmen | Zone: Centro Watchlist / High Risk

Analyst Verdict

Centuria Zazil Ha represents a highly speculative pre-sale opportunity in the desirable Zazil Ha/Centro district of Playa del Carmen. While the entry basis of $3,864 USD/m² is competitive for the Coco Beach proximity, the investment is severely handicapped by extreme execution risk. The developer, BE Broker Elite, lacks a verifiable track record or completed projects, making this a high-risk proposition for capital deployment.

Furthermore, secondary market listings indicate a potential delivery delay to July 2027, contradicting the initial January 2026 target. Given the saturation of studio and 1-bedroom inventory in the immediate vicinity, investors must weigh the yield potential against the substantial risk of construction delays or non-delivery. This asset is strictly for high-risk tolerance portfolios seeking aggressive capital appreciation upon completion.

Strength: Prime location in Zazil Ha near Coco Beach with strong short-term rental fundamentals.

Risk: Unverified developer (BE Broker Elite) with zero proven track record and evidence of delivery delays.

💰 Valuation & Yield Logic

Entry Basis: $3,864 USD/m² - Analyzed as Fair for this zone.
Rental Demand: Zazil Ha commands strong year-round occupancy for studios and 1-beds due to its walkability to the beach and 5th Avenue.
Scarcity Factor: Low scarcity; the inventory mix of 40m² studios and 65m² 1-bedroom units is highly commoditized in this specific micro-market.

📍 Location Maturity

Zazil Ha is an established yet continuously densifying zone, bridging the gap between the bustling Centro and the upscale Coco Beach enclave.

🏗️ Developer Profile & Status

Pre-Sale Launch. BE Broker Elite has 0 years of experience and no verified completed projects, presenting maximum execution risk.

Status: Pre-Sale Launch | Est. Completion: Check Contract
*Analysis based on current market listings.

Amenities

🍖 BBQ & Lounge Area: A dedicated outdoor grilling and seating zone, perfect for hosting friends and family in a relaxed setting.
🎬 Private Cinema: An intimate screening room for movie nights and entertainment, offering a premium experience without the crowds.

Wellness & Recreation

🏊 Resort-Style Pool: A large swimming pool surrounded by tropical landscaping, offering a daily retreat for relaxation and exercise.
🏋️ Fitness Center: A well-equipped gym with modern cardio and strength equipment, supporting an active lifestyle without leaving the property.
🌅 Rooftop Terrace: An open-air space with panoramic views, ideal for yoga, stretching, or unwinding at sunset.

Services & Comfort

🧺 On-Site Laundry: In-unit laundry facilities provide convenience and reduce the need for external services.
📶 High-Speed Wi-Fi: Reliable internet connectivity throughout the common areas, supporting remote work and streaming.
🛎️ Resident Services: Includes secure parking, 24/7 security, and a welcoming lobby, ensuring a safe and hassle-free living experience.

20.6391993

-87.0673583

Centuria Zazil Ha

Neighborhood

An address that places the best of Playa del Carmen at your fingertips, Centuria Zazil Ha offers residents a vibrant urban experience where convenience meets culinary delight. This condo development is strategically positioned to immerse you in the authentic local scene, ensuring every day is filled with discovery and ease.

The Doorstep Experience

Within a short stroll from Centuria Zazil Ha, a world of artisanal flavors and inviting atmospheres awaits, perfect for those who appreciate the finer, everyday pleasures.

🥐 FRANCESCA the Italian Bakery - Just a 4-minute walk, this charming bakery and cafe offers residents a delightful start to their day with authentic Italian pastries and coffee.
🍞 Panificación Castillo - A mere 6-minute walk leads to this local bakery, providing fresh bread and treats for a true taste of local life.
🍻 Club de la Cerveza - An easy 9-minute walk brings you to this popular spot, ideal for unwinding with a craft beer and savoring the local bar scene.
🍽️ La Perla Pixan Cuisine & La Carboneria - Experience authentic Mexican flavors and a lively atmosphere just a 10-minute walk away, perfect for an immersive dining experience.
🍹 La Bodeguita del Medio Playa del Carmen - Enjoy Cuban rhythms and classic cocktails at this iconic bar and restaurant, an 11-minute walk from the property.

Neighborhood Highlights

Beyond the immediate vicinity, a short drive from Centuria Zazil Ha reveals a curated selection of wellness and leisure options, enhancing the sophisticated lifestyle available to residents.

💆‍♀️ Quinto Elemento Spa Playa del Carmen - Indulge in rejuvenating treatments just a 2-minute drive away, offering a serene escape for residents.
🍔 Resaka's Park - A quick 2-minute drive leads to this local favorite, providing a casual dining option for a relaxed meal.
✨ Diamond Spa Massages - Enjoy convenient access to relaxation and self-care with this spa located just a 1-minute drive from the development.
🥊 The Union Muay Thai & Boxing Gym - For those seeking an active lifestyle, a premier gym is only a 2-minute drive away, offering top-tier training facilities.
🌸 Maralba Spa - Another excellent option for wellness and pampering, this spa is conveniently located just a 2-minute drive from the property.