Distrito Xcalacoco Beach

Image of Ocean View at Distrito Xcalacoco Beach, featuring Modern Bedroom, Neutral Decor.
Image of Ocean View at Distrito Xcalacoco Beach, featuring Open Concept Living, Modern Interior Design.
Image of Ocean View at Distrito Xcalacoco Beach, featuring Modern Living Room, Open Concept Design.
View of Modern Bedroom at Distrito Xcalacoco Beach, showcasing Spacious Bedroom, Neutral Decor.
View of Modern Architecture at Distrito Xcalacoco Beach, showcasing Luxury Entrance, Tropical Landscaping.
Image of Swimming Pool at Distrito Xcalacoco Beach, featuring Luxury Condominium, Modern Architecture.
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Image of Parking at Distrito Xcalacoco Beach, featuring Grand Entrance, Gated Community.View of Modern Bedroom at Distrito Xcalacoco Beach, showcasing Minimalist Design, Neutral Tones.
Distrito Xcalacoco Beach is a master-planned community located in Playa Xcalacoco, within the urban perimeter of Playa del Carmen, offering a unique blend of luxury and convenience. This development is a project by TM Real Estate Group , a Spanish holding company with over 55 years of international experience in real estate, tourism, and hospitality. Distrito Xcalacoco Beach features a range of properties, including beachfront condos , penthouses , and other luxury units, catering to diverse buyer preferences. With its prime location in the coveted Diamond Zone, this development provides private access to a first-class beach club , resort-style amenities, and a comprehensive lifestyle experience.

The strategic value of Distrito Xcalacoco Beach lies in its exclusive beachfront location , resort-style amenities , and eco-friendly construction . The development's proximity to Playa del Carmen's amenities and its private access to a first-class beach club make it an attractive option for those seeking a luxurious coastal lifestyle. The water park , wellness center , and fully equipped gym provide a comprehensive lifestyle experience, while the professional property management services ensure a hassle-free ownership experience. With its prime location and presale pricing , Distrito Xcalacoco Beach presents a strategic investment opportunity, positioned for long-term value. However, it is essential to acknowledge the potential risks associated with this investment, including market fluctuations and regulatory changes. Despite these risks, the development's unique features and strategic advantages make it an attractive option for savvy investors.

It is worth noting that Distrito Xcalacoco Beach does not offer developer financing, which may be a consideration for some investors. However, the development's flexible living options , including 1, 2, and 3-bedroom condos and elegant penthouses , as well as its optional premium appliance and turnkey furniture packages , make it an attractive option for those seeking a luxurious and convenient lifestyle. With its prime location , exclusive beach club access , and resort-style amenities , Distrito Xcalacoco Beach is a unique opportunity for investors and individuals seeking a luxurious coastal lifestyle.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$243,000 - $415,000 USD
CITY
N/A
Playa del Carmen
REGION
Xcalacoco
BEDROOMS
1
2
TYPES
Beachfront
Condo
Penthouse
SURFACE
66
-
133
m2
UNITS
19
Units Available
AI RATING
Blue Chip Asset
SALES VELOCITY
78
%
FINANCING PLANS
N/A
Available
DEVELOPER
TM Real Estate Group (Original Developer)
DELIVERY DATE
Immediate
DEVELOPER STATUS
LISTING UPDATE
January 27, 2026
Model / TypologySize (m²)BedroomsSales VelocityStarting Price (USD)Assets
1-Bedroom Condo
66.00 - 67.00
1
8 left
~$243,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
103SoldN/AN/AView
405Available$243,00067.00View
407Available$243,00067.00View
501Available$250,00066.00View
505Available$250,00067.00View
605Available$253,00067.00View
607Available$253,00067.00View
611Available$259,00066.00View
701Available$253,00066.00View
2-Bedroom Condo
100.00 - 133.00
2
11 left
~$365,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
109Available$379,000112.00View
204Sold$369,000105.00View
206Available$415,000133.00View
209Available$365,000100.00View
212Available$399,000120.00View
303Available$385,000103.00View
308Available$383,000126.00View
312Available$411,000124.00View
313Available$385,000103.00View
408Available$399,000125.00View
409Available$389,000100.00View
412Available$411,000120.00View
Condo
N/A
N/A
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101SoldN/AN/AView
102SoldN/AN/AView
104ReservedN/AN/AView
105SoldN/AN/AView
106SoldN/AN/AView
107SoldN/AN/AView
108SoldN/AN/A
110SoldN/AN/AView
111SoldN/AN/AView
112SoldN/AN/AView
201SoldN/AN/AView
202SoldN/AN/AView
203SoldN/AN/AView
205SoldN/AN/AView
207ReservedN/AN/AView
210SoldN/AN/AView
211SoldN/AN/AView
213SoldN/AN/AView
302SoldN/AN/AView
304SoldN/AN/AView
305SoldN/AN/AView
307SoldN/AN/AView
309SoldN/AN/AView
310SoldN/AN/AView
311SoldN/AN/AView
401SoldN/AN/AView
402SoldN/AN/AView
404SoldN/AN/AView
410ReservedN/AN/AView
502SoldN/AN/AView
503SoldN/AN/AView
504SoldN/AN/AView
506SoldN/AN/AView
507SoldN/AN/AView
508SoldN/AN/AView
509SoldN/AN/AView
510SoldN/AN/AView
511SoldN/AN/AView
512SoldN/AN/AView
513SoldN/AN/AView
601SoldN/AN/AView
602SoldN/AN/AView
603SoldN/AN/AView
604SoldN/AN/AView
606SoldN/AN/AView
608SoldN/AN/AView
609ReservedN/AN/AView
610SoldN/AN/AView
612SoldN/AN/AView
613SoldN/AN/AView
705ReservedN/AN/AView
706SoldN/AN/AView
707SoldN/AN/AView
710SoldN/AN/AView
711SoldN/AN/AView
Penthouse
N/A
N/A
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
702 PHSoldN/AN/AView
703 PHSoldN/AN/AView
704 PHSoldN/AN/AView
708 PHSoldN/AN/AView
709 PHSoldN/AN/AView
712SoldN/AN/AView
713SoldN/AN/AView
Residence
N/A
N/A
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
306SoldN/AN/AView
403SoldN/AN/AView
406SoldN/AN/AView
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-cost amenities like 24/7 security, a rooftop terrace, swimming pool, and jacuzzi, which are typically associated with higher maintenance costs. However, the moderate number of total units (86) and the luxury level indicated by the price range ($243,000 - $415,000 USD) suggest that the costs can be distributed relatively efficiently among the owners, preventing the HOA fees from being excessively high. The beach access and ocean view also imply a need for maintaining common areas and possibly staff, which adds to the costs but is balanced by the overall luxury and service expectations.

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
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Image of Lounge at Distrito Xcalacoco Beach, featuring Luxury Bar, Restaurant Area.
Image of Rooftop Terrace at Distrito Xcalacoco Beach, featuring Outdoor Dining, Rooftop Terrace.
Image of Lounge at Distrito Xcalacoco Beach, featuring Modern Restaurant, Property Bar.
Image of Lounge at Distrito Xcalacoco Beach, featuring Beach Club Entrance, Tropical Architecture.
Image of Rooftop Terrace at Distrito Xcalacoco Beach, featuring Outdoor Terrace, Ocean View.
Image of Lounge at Distrito Xcalacoco Beach, featuring Lounge Interior, Resort Bar.
Image of Rooftop Terrace at Distrito Xcalacoco Beach, featuring Rooftop Terrace, Outdoor Dining.
Image of Lounge at Distrito Xcalacoco Beach, featuring Resort Lounge, Modern Bar.
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Distrito Xcalacoco Beach is a masterclass in luxurious coastal living, where the boundaries between indoor and outdoor spaces are elegantly blurred, and every detail is meticulously crafted to create an atmosphere of refined sophistication. The grand entrance sets the tone for a journey through impeccably styled interiors, including clean and modern bedrooms, some of which boast stunning ocean views and private balconies, inviting all who enter to indulge in its many splendors and make the most of its idyllic, oceanfront setting.

  • 🏖️ Beachfront Bliss: Wake up to the sound of waves gently lapping at the shore, and spend your days lounging on the pristine beach, with private access to a first-class beach club, where every need is catered to.
  • 🌊 Aquatic Oasis: The resort-style swimming pool and Jacuzzi become your private haven, surrounded by lush gardens and offering breathtaking ocean views, perfect for relaxation and entertainment.
  • 🏋️‍♀️ Wellness Retreat: Maintain your wellness routine in the fully equipped gym, or find your inner peace in the serene surroundings of the garden, where the soothing sounds of nature create a sense of tranquility.
  • 🍴 Gourmet Delights: The open-concept living, dining, and kitchen areas are perfect for hosting dinner parties, with the kitchen island at the heart of the action, and the stunning ocean views providing a breathtaking backdrop.
  • 🌅 Rooftop Serenity: The rooftop terrace offers a panoramic view of the surrounding landscape, perfect for watching the sunset, or enjoying a romantic dinner under the stars, with the sound of the waves gently lapping at the shore.
  • 🛋️ Peaceful Retreat: The luxurious bedrooms are designed to be a peaceful haven, with clean lines, modern furnishings, and stunning ocean views, creating the perfect atmosphere for rest and relaxation.
Wellness & Recreation
  • 🏊 Swimming Pool: Relax and unwind in the private pool, perfect for residents seeking a serene escape.
  • 🧖 Jacuzzi: Soak in the warm waters, ideal for rejuvenating after a long day.
  • 🌳 Garden: Stroll through the beautifully landscaped gardens, providing a peaceful atmosphere for residents.
Social & Entertainment
  • 🍹 Lounge: Mingle with fellow residents in the stylish lounge area, perfect for socializing and entertainment.
  • 🏞️ Rooftop Terrace: Enjoy breathtaking ocean views from the rooftop terrace, ideal for hosting gatherings and events.
Services & Comfort
  • 🚪 Parking and Security: Includes secure parking and 24/7 security for added peace of mind.
  • 🏖️ Beach Access: Private access to the beach, providing residents with a luxurious and convenient coastal lifestyle.
  • 🌟 Ocean View: Wake up to stunning ocean views, enhancing the overall living experience.
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January 27, 2026

This resale unit in Distrito Xcalacoco Beach offers a rare, de-risked entry into Playa del Carmen's exclusive 'Diamond Zone'. It represents a Blue Chip opportunity to acquire a modern, turnkey asset with immediate cash flow potential in a market with proven capital appreciation.

  • 💎
    Asset Profile Modern 1 or 2-bedroom resale unit in a premium, low-density community originally developed by TM Real Estate Group.
  • 📈
    Financial Logic Premium entry price is justified by location, with strong short-term rental demand supporting high ADRs and a projected 10-14% annual appreciation for this asset type.
  • 📍
    Location Alpha Situated in the tranquil Xcalacoco 'Diamond Zone', 600m from the beach and 15 minutes from downtown, offering a blend of exclusivity and accessibility.
  • 🛡️
    Risk Assessment Zero construction risk. Key risks are market-driven, related to tourism fluctuations, and property-specific, tied to HOA management and unit condition.
Read the Full Data-Driven Analyst Report

Investment Memo: Distrito Xcalacoco Beach

Market: Playa del Carmen | Zone: Located in Playa Xcalacoco, the Diamond Zone of Playa del Carmen, One of the last beachfront developments, Within the urban perimeter with privileged access and full services, High capital appreciation ensured by its premium location, 600 meters from the beach, Surrounded by nature and tranquility, Just 15 minutes from downtown Playa del Carmen, Located in one of the fastest-growing areas of the Riviera Maya BLUE CHIP ASSET

Analyst Verdict

This resale opportunity at Distrito Xcalacoco Beach represents a strategic acquisition of a de-risked, turnkey asset in one of Playa del Carmen's most exclusive and rapidly appreciating submarkets. The investment thesis is anchored by the property's prime location within the 'Diamond Zone,' which commands premium valuations due to its tranquility, proximity to luxury resorts, and scarcity of new developments. As a completed asset originally built by the highly reputable TM Real Estate Group, the investment bypasses all construction and delivery risks, offering the potential for immediate rental income in a market characterized by strong international demand from North American buyers and digital nomads.

The Playa del Carmen market is projected to see continued growth in 2026, with one and two-bedroom condos being the most sought-after property types for both lifestyle buyers and investors. While the entry price of $3,574 USD/m² is at a premium compared to the city-wide average of approximately $2,800 USD/m², it is justified by the superior location and quality of the Xcalacoco area. The potential for strong short-term rental yields, combined with a projected annual appreciation of 10-14% for this asset class, positions this property as a secure, cash-flowing investment with significant upside for capital preservation and growth.

Strength: Zero execution risk in a prime, high-appreciation 'Diamond Zone' location with immediate rental income potential.
Risk: Relies on sustained tourism and international investment; potential for high HOA fees and maintenance costs typical of premium properties.

💰 Valuation & Yield Logic

  • Entry Basis: $3,574 USD/m² - Analyzed as Premium for this zone, justified by scarcity and location value.
  • Rental Demand: High. Top 25% of comparable Playa del Carmen properties achieve Average Daily Rates (ADR) of $136+, with peak season rates averaging $135. This asset should perform in the upper quartile.
  • Scarcity Factor: Located in one of the last beachfront development zones in Playa del Carmen, with the original project being 78% sold out, indicating proven demand.

📍 Location Maturity

Xcalacoco is an established, high-end residential and tourist zone known for its tranquil beaches and luxury hotels. It is considered a developing area for new master-planned projects, benefiting from infrastructure improvements while maintaining a low-density feel.

🛡️ Asset Condition & Legal

As a resale asset, construction risk is zero. The primary due diligence shifts to the physical condition of the specific unit, the financial health and regulations of the HOA, and ensuring a clean title for immediate transfer.

Status: Single Unit Listing | Est. Completion: Ready for Title Transfer
*Analysis based on current market listings.
Fideicomiso and Closing Costs SIMULATOR

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.

Estimate based on a starting price of $243,000 USD

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

  • Acquisition Tax (ISABI): ~$8,019
  • Notary, Registry & Admin Fees: ~$5,684

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

  • SRE Government Permit: $1,200
  • Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$15,903 USD
This represents approximately 6.5% 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.

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 Playa del Carmen's coveted Diamond Zone, Distrito Xcalacoco Beach embodies the essence of sophisticated beachfront living, offering a unique blend of luxury, convenience, and endless possibilities. This luxurious coastal retreat is designed to cater to the discerning tastes of affluent individuals and families, as well as savvy investors seeking high-yielding vacation rental opportunities. With its exclusive beachfront location, resort-style amenities, and eco-friendly construction, Distrito Xcalacoco Beach presents a compelling investment opportunity, poised for high capital appreciation and strong rental yields.

The Doorstep Experience

The immediate surroundings of Distrito Xcalacoco Beach are a testament to the area's vibrant lifestyle, with a plethora of amenities and attractions within walking distance. Residents can indulge in the finest culinary delights, unwind with a cocktail, or simply soak up the sun-kissed atmosphere, all just a stone's throw from their luxurious beachfront homes.
  • 🍸 The Gin Bar - A mere 2-minute stroll leads to this esteemed bar, where residents can savor expertly crafted cocktails and enjoy the company of like-minded individuals, fostering a sense of community and belonging.
  • 🥗 Natural - Cafe and Juice Bar - For those seeking a healthier lifestyle, a 20-minute walk brings you to this haven of wholesome cuisine, where nutritious meals and refreshing juices await, catering to the well-being of residents and their families.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds as a treasure trove of relaxation, entertainment, and gourmet experiences, all accessible within a short drive. From rejuvenating spa treatments to exhilarating water parks, every corner of this sophisticated beachfront community has been carefully curated to provide an unparalleled quality of life.
  • 🧖 The Spa by The Fives - Just a 2-minute drive away, this world-class spa beckons with its promise of serenity and pampering, offering residents the perfect retreat from the stresses of everyday life.
  • 🌊 MVNGATA Beach Club & Rooftop - A 4-minute drive leads to this vibrant beach club, where residents can bask in the sun, indulge in gourmet cuisine, and enjoy breathtaking ocean views, embodying the epitome of sophisticated beachfront living.
  • 🏖️ Xcalacoco Beach Club & Spa - With its private beach access and luxurious spa facilities, this 3-minute drive destination is the ultimate haven for relaxation and leisure, catering to the diverse needs of residents and their guests.
  • 🧘 Spa del Mar Massage Xcalacoco Beach - For those seeking a more personalized wellness experience, a 5-minute drive brings you to this serene oasis, where skilled therapists await to rejuvenate both body and mind.
  • 🏋️ Sandos Caracol Spa & Gym - Residents can maintain their fitness regimes and pamper themselves at this comprehensive spa and gym facility, just a 15-minute drive away, ensuring a holistic approach to wellness.
  • 🎢 Sandos Caracol Aqua Park - Fun for all ages, this exciting aqua park is a mere 17-minute drive from Distrito Xcalacoco Beach , promising an unforgettable experience for residents and their loved ones.
  • 🍴 Sands restaurant - For a truly exceptional dining experience, a 15-minute drive leads to this esteemed restaurant, where gourmet cuisine and exceptional service come together to create unforgettable moments.
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View of Modern Bedroom at Distrito Xcalacoco Beach, showcasing Luxury Bedroom, Minimalist Interior.View of Open Concept Living at Distrito Xcalacoco Beach, showcasing Modern Interior, Living Room.Image of Garden at Distrito Xcalacoco Beach, featuring Open Concept Living, Modern Interior Design.

Playa del Carmen

: Market Analysis

Playa del Carmen is the energetic heart of the Riviera Maya, defined by its bustling, pedestrian-only Fifth Avenue packed with shops, restaurants, and bars. It offers a lively, cosmopolitan hub with vibrant beach clubs, making it the perfect central base for exploring the entire region.

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