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Existence
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Existence
is a boutique collection of
36 luxury condos
situated on the pristine island of Cozumel, a designated
UNESCO Biosphere Reserve
. This development is a project by
Existence Developments
, a team of architects, marketers, and structural engineers specializing in high-impact architectural projects with strategic value. The available property types include
Beachfront
,
Condo
, and
Residential
units, ranging from
120 m² to over 150 m²
, each meticulously designed to offer maximum comfort and a unique connection with the environment.
The strategic value of Existence lies in its prime location, which offers direct access to the National Reef Park for unparalleled snorkeling and diving experiences. Each of the 36 luxury units features private pools and stunning Caribbean views , while residents also enjoy preferential access to an exclusive beach club , enhancing the overall luxury oceanfront living experience. The development's location within a UNESCO Biosphere Reserve ensures a unique blend of luxury and environmental responsibility. With only 7 units currently available , Existence presents a strategic investment opportunity, positioned for long-term value due to its exclusive community and prime location. Attractive financing options are available, making this investment even more viable for discerning individuals seeking a luxurious, eco-friendly, and exclusive Caribbean lifestyle.
The strategic value of Existence lies in its prime location, which offers direct access to the National Reef Park for unparalleled snorkeling and diving experiences. Each of the 36 luxury units features private pools and stunning Caribbean views , while residents also enjoy preferential access to an exclusive beach club , enhancing the overall luxury oceanfront living experience. The development's location within a UNESCO Biosphere Reserve ensures a unique blend of luxury and environmental responsibility. With only 7 units currently available , Existence presents a strategic investment opportunity, positioned for long-term value due to its exclusive community and prime location. Attractive financing options are available, making this investment even more viable for discerning individuals seeking a luxurious, eco-friendly, and exclusive Caribbean lifestyle.
PRICE
N/A
$402,189 - $437,297 USD
CITY
N/A
Cozumel
REGION
Beachfront
BEDROOMS
2
SURFACE
131.6
-
156
m2
UNITS
7
Units Available
ANALYST RATING
Strategic
SALES VELOCITY
81
%
FINANCING PLANS
N/A
Available
DEVELOPER
Existence Developments
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
November 26, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Existence
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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2-Bedroom Condo ▼ 123.20 - 155.70 2 7 left ~$402,189
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Explore Financing Plans| Financing Plan | Down Payment | During Construction | On Delivery | Key Benefits & Terms |
|---|---|---|---|---|
| Standard 30/70 | 30.0% | 70.0% | — | Standard payment plan with 30% down payment and 70% during construction. |
| 3% Discount Plan | 30.0% | 20.0% | 50.0% | Payment plan with a 3% discount. |
| 6% Discount Plan | 30.0% | 40.0% | 30.0% | Payment plan with a 6% discount. |
| 8% Discount Plan | 30.0% | 50.0% | 20.0% | Payment plan with an 8% discount. |
| 10% Discount Plan | 80.0% | 20.0% | — | Payment plan with a 10% discount. |
HOA Fees ESTIMATIONHOA 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 - $700 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a spa, swimming pool, rooftop terrace, and beach access, which are typically high-maintenance and contribute to higher HOA fees. Additionally, the luxury level indicated by the price range suggests a higher quality of service expected, further supporting the estimated range. However, the moderate number of total units (36) helps to distribute these costs, preventing the fees 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.
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Immersed in the unparalleled beauty of a UNESCO Biosphere Reserve, Existence redefines the essence of luxury oceanfront living, where the boundaries between nature and sophistication blur. Every aspect of this exclusive community is meticulously designed to provide a serene, eco-friendly, and indulgent lifestyle, tailored to the desires of high-net-worth individuals seeking a unique Caribbean experience.
- 🌊 Oceanic Awakening: Begin each day with breathtaking ocean views from the comfort of your private pool, or step into the crystal-clear waters of the Caribbean for an unforgettable snorkeling experience.
- 🏖️ Beachside Serenity: Enjoy preferential access to an exclusive beach club, where pristine sands, crystal waters, and personalized service create the ultimate beach experience, perfect for relaxation or water sports.
- 🌴 Rooftop Tranquility: As the sun sets, retreat to the rooftop terrace, where the warmth of the fire pit, the infinity pool, and stunning vistas of the ocean converge to create an unforgettable evening ambiance.
- 🌿 Nature's Harmony: Stroll through the beautifully landscaped garden, a tranquil oasis that brings you closer to nature, or unwind with a rejuvenating spa treatment, tailored to soothe both body and mind.
- 🚣 Diving Paradise: With direct access to the National Reef Park, discover an underwater world of vibrant marine life, a true paradise for snorkeling and diving enthusiasts, right at your doorstep.
- 🌃 Evening Luxury: As night falls, the lounge transforms into a sophisticated hub, perfect for socializing, enjoying a cocktail, or simply taking in the breathtaking views of the ocean under the starlit sky.
Wellness & Recreation- 🧖 Spa: Rejuvenate in a serene oasis, perfect for relaxation and wellness.
- 🏊 Swimming Pool: Enjoy stunning ocean views while maintaining your fitness routine.
- 🌺 Garden: Stroll through lush greenery, connecting with nature in a tranquil setting.
Social & Entertainment- 🔥 Fire Pit: Gather around warm flames, fostering community and connection among residents.
- 🍹 Lounge: Unwind in an elegant space, ideal for socializing and entertainment.
- 🌃 Rooftop Terrace: Savor breathtaking views, perfect for hosting exclusive gatherings.
Services & Comfort- 🚗 Parking: Convenient and secure parking, ensuring effortless mobility.
- 🏖️ Beach Access: Direct access to pristine beaches, enhancing the luxury oceanfront lifestyle.
- 🛡️ Also Includes: 24/7 security, concierge services, and more, providing unparalleled comfort and peace of mind.
November 26, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Existence
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🏖️ Unbeatable Beach Access: Enjoy direct, private access to the beach, a rare luxury that secures both your lifestyle and the property's long-term desirability.
- 🌊 Guaranteed Ocean Views: Wake up to breathtaking ocean views every day, a premier feature that distinguishes Existence from other properties and attracts high-end renters.
- 🌴 Luxury Amenities: The Rooftop Terrace and Spa offer an elevated user experience, targeting a top-tier rental demographic that is less sensitive to price and more focused on quality.
- 📈 Growth in Cruise Tourism: With national cruise passenger arrivals surging by +8.9% year-over-year, Existence is well-positioned to capture this high-growth demand and deliver strong returns.
- 🏝️ Established Destination Profile: Cozumel's long-standing reputation as a safe, lifestyle-oriented destination provides a stable demand floor, supporting the property's long-term value appreciation.
Read the Full Data-Driven Analyst ReportIn a market bifurcated between booming cruise tourism (+8.9% YoY) and softening national lodging metrics (-1.5% hotel occupancy), assets offering a premium, non-replicable user experience are positioned to capture the highest-value segment of visitors and investors. Existence's anchor strengths—direct beach access and guaranteed ocean views—are engineered to insulate the asset from potential oversupply in the commoditized rental market, providing a durable competitive advantage in a correcting economic environment.
💎 Competitive Advantages (Alpha)
The asset's primary investment merit derives from a specific set of non-replicable features designed to secure premium rental rates and attract a discerning clientele, thereby mitigating the risks associated with broader market softness.- Direct Beach Access & Guaranteed Ocean Views: These are scarce, premier features that serve as the primary value driver, differentiating the property from inland competitors that are more exposed to the market-wide -1.5% decline in lodging occupancy.
- Comprehensive Luxury Amenities: The inclusion of a Rooftop Terrace and Spa elevates the user experience, targeting a top-tier rental demographic less sensitive to price and more focused on quality—a critical factor for outperformance in a market facing macroeconomic headwinds.
🛡️ Foundational Market Strengths (Beta)
While the investment is predicated on asset-specific advantages, it is supported by distinct and measurable strengths within the Cozumel micro-market that provide a degree of structural support against national-level headwinds.- Targeted Sector Growth: The investment directly aligns with the strongest segment of Mexico's tourism economy. National cruise passenger arrivals have surged by +8.9% year-over-year (DATATUR, July 2025), positioning Cozumel, a primary global port, to capture this specific high-growth demand.
- Demonstrated Economic Resilience: The local economy has a documented history of outperformance during regional crises. During the 2019 sargassum event, Cozumel's economy grew +0.5% while the broader Riviera Maya region contracted by -3.3%, indicating a structural resilience.
- Established Destination Profile: Cozumel's long-standing reputation as a safe, lifestyle-oriented destination provides a stable demand floor, a critical consideration amid macroeconomic uncertainty defined by pessimistic U.S. consumer outlooks and Mexico's high 11.25% policy rate.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: Potential lodging oversupply risk, evidenced by a national decline in hotel occupancy (-1.5% YoY) that could compress rental yields for undifferentiated properties.
- 🔴 Inventory Exposure: While the broader market faces yield compression risk from potential oversupply, the asset's available 2-Bedroom luxury condos are structurally insulated. Their premium amenity stack (beach access, spa, ocean views) is designed to attract a discerning clientele less sensitive to price and more focused on experience, thereby commanding higher rental premiums and occupancy rates than standard market inventory.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating reflects the asset's premium positioning as a direct countermeasure to the primary market risk of lodging oversupply. While commodity-level inventory may face yield compression, Existence's combination of scarce features (beach access, ocean views) and luxury amenities is engineered to attract a top-tier rental demographic, securing premium rates and insulating it from broader 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 capital-secure individual or entity with a long-term investment horizon and a high tolerance for risk. This profile understands the nuances of a bifurcated market, recognizing that the +8.9% YoY growth in cruise arrivals provides a unique micro-market opportunity despite a national -1.5% decline in hotel occupancy. The investor prioritizes tangible, non-replicable assets like direct beach access as a primary mitigant against yield compression. Given significant macroeconomic headwinds, including U.S. recessionary signals and Mexico's 11.25% policy rate, the investor must be well-capitalized, capable of withstanding market volatility and potentially leveraging developer incentives, such as the 10% discount offered for an 80% down payment, to secure a favorable cost basis for long-term capital appreciation.Fideicomiso and Closing Costs SIMULATOREstimated 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 $437,297 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$14,431
- Notary, Registry & Admin Fees: ~$8,707
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$25,337 USD
This represents approximately 5.8% of the property's value.
~$25,337 USD
This represents approximately 5.8% 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 Calculator5-Year Outlook Calculator
Gross Annual Income$0
Net Operating Income$0
Capitalization Rate0.0%
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Located within the breathtaking UNESCO Biosphere Reserve, Existence embodies the essence of luxury harmony with nature, offering high-net-worth individuals a unique opportunity to experience exclusive oceanfront living. This address is a haven for those seeking a luxurious, eco-friendly, and exclusive Caribbean lifestyle, with unparalleled access to snorkeling and diving opportunities. The development is strategically positioned to provide residents with direct access to the National Reef Park, private pools, stunning Caribbean views, and preferential access to an exclusive beach club, ensuring a luxurious oceanfront living experience.
With only 7 units currently available, Existence offers a rare opportunity for high-net-worth individuals to experience the ultimate in luxury harmony with nature, exclusive oceanfront living, and unparalleled access to snorkeling and diving opportunities, all within a secluded and tranquil community.
The Exclusive Neighborhood Experience
The neighborhood surrounding Existence is a testament to the area's natural beauty and luxury, with a curated selection of establishments that cater to the refined tastes of its residents. From exquisite dining experiences to exclusive beach clubs, every aspect of this address has been designed to provide a secluded and tranquil lifestyle, perfect for those seeking to escape the ordinary.- 🏖️ PalMar Snorkel Beach Club - Just a 1-minute drive away, this beach club offers residents the perfect spot to unwind and enjoy the stunning Caribbean views, while also providing unparalleled access to snorkeling and diving experiences.
- 🌊 Cenote El Aerolito - An 8-minute drive from the property, this breathtaking cenote is a natural wonder that residents can explore, showcasing the area's unique blend of luxury and environmental responsibility.
- 🍴 The Cabana Beach - Chankanaab - Located just 5 minutes away, this esteemed restaurant offers an exquisite dining experience, with a focus on fresh, local ingredients and stunning ocean views, perfect for residents seeking a sophisticated culinary experience.
- 🌴 Bahía de Uvas Beach - A mere 4-minute drive from the property, this picturesque beach is a tranquil oasis, ideal for residents seeking a secluded and peaceful retreat.
- 🍹 Tikila Bar - Although a 19-minute drive away, this trendy bar is a hotspot for those seeking a vibrant nightlife experience, offering residents a unique opportunity to connect with the local community and enjoy the area's exclusive entertainment options.
With only 7 units currently available, Existence offers a rare opportunity for high-net-worth individuals to experience the ultimate in luxury harmony with nature, exclusive oceanfront living, and unparalleled access to snorkeling and diving opportunities, all within a secluded and tranquil community.
