Gobernador 28

Image of a Open Concept Living, featuring Indoor-Outdoor Flow and Private Patio.
Image of a Boutique-Style Lobby, featuring Lounge Seating Area and Wood Slat Paneling.
Image of a Reception Lobby, featuring Modern Design and Wood Slat Detailing.
Image of a Modern Bedroom, featuring Private Balcony and Floor-to-Ceiling Glass Door.
Image of a Lounge Area, featuring Stone Accent Wall and Light Wood Flooring.
Image of a Beach Town Community, featuring Coastal Living and Seaside Property.
Image of a Beach Town Living, featuring Coastal Development and Luxury Branding.
Image of a Rooftop Pool, featuring Rooftop Terrace and Ocean View.
Image of a Open Concept Living, featuring Dining Area and Indoor-Outdoor Flow.
Image of a Resort-Style Pool, featuring Modern Apartment Building and Private Balconies.
No items found.
Image of a Modern Bedroom, featuring Private Balcony and Floor-to-Ceiling Glass Door.Image of a Modern Bedroom, featuring Wooden Slat Partition and Upholstered Headboard.
Gobernador 28 is a meticulously designed condo development, comprising 104 residential units with a variety of floor plans, ranging from one to three-bedroom apartments. Each unit includes a dedicated parking space, ensuring convenience and exclusivity for residents. Developed by Grupo 28 , a 100% Mexican construction company with a focus on quality, durability, and profitability, this project promises a distinguished lifestyle. The available property types include Condos , catering to both families and savvy investors seeking a lucrative investment opportunity.

The strategic location of Gobernador 28 in Playa del Carmen, just 7 minutes from the sea , provides easy access to amenities and attractions, making it an exceptional investment vehicle. The development offers a range of luxury amenities, including a swimming pool, a sun-bathing area, a pickleball court, and an arcade game room, designed for relaxation and entertainment. With its prime location and exclusive features, Gobernador 28 presents a smart investment opportunity, positioned for long-term value. The project's competitive pricing, with the lowest price per square meter in the area , enhances its appeal as a high-yield investment. Attractive financing options are available, as Gobernador 28 offers developer financing, making it an even more viable and attractive investment choice for discerning investors.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
Starting from $125,365
CITY
N/A
Playa del Carmen
REGION
Ejidal
BEDROOMS
1
2
3
TYPES
Condo
SURFACE
65
-
145
m2
UNITS
31
Units Available
AI RATING
Strategic
SALES VELOCITY
69
%
FINANCING PLANS
N/A
Available
DEVELOPER
Grupo 28
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo
65.00
1
4 left
~$130,604
UnitStatusPrice (USD)Size (m²)Floor PlanImages
107SoldN/A65.00View
108SoldN/A65.00View
307SoldN/A65.00View
308Available$130,60465.00View
407SoldN/A65.00View
408Available$133,16665.00View
507SoldN/A65.00View
508Available$133,22965.00View
607Available$134,56165.00View
608SoldN/A65.00View
708SoldN/A65.00View
8SoldN/A65.00View
807SoldN/A65.00View
808SoldN/A65.00View
907SoldN/A65.00View
908SoldN/A65.00View
2-Bedroom Condo
94.00 - 108.00
2
27 left
~$170,142
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1SoldN/A108.00View
101SoldN/A99.00View
102Available$170,14299.00View
103Available$170,14299.00View
104Available$170,14299.00View
105SoldN/A94.00View
106SoldN/A94.00View
109SoldN/A99.00View
110SoldN/A99.00View
111SoldN/A99.00View
2SoldN/A108.00View
3SoldN/A108.00View
301Available$173,56299.00View
302SoldN/A99.00View
303Available$173,56299.00View
304Available$173,56299.00View
305SoldN/A94.00View
306SoldN/A94.00View
309Available$173,56299.00View
310Available$173,56299.00View
311Sold$173,56299.00View
4SoldN/A108.00View
401Available$175,29899.00View
402SoldN/A99.00View
403Available$175,29899.00View
405SoldN/A94.00View
406SoldN/A94.00View
409Available$175,29899.00View
410Available$175,29899.00View
411Available$175,29899.00View
412Available$175,29899.00View
5SoldN/A94.00View
501Sold$175,29899.00View
502SoldN/A99.00View
503SoldN/A99.00View
504SoldN/A99.00View
505SoldN/A94.00View
506Sold$172,93094.00View
509SoldN/A99.00View
510Available$177,05199.00View
511Available$177,05199.00View
6SoldN/A94.00View
601SoldN/A99.00View
602SoldN/A99.00View
603Available$178,82199.00View
604SoldN/A99.00View
605SoldN/A94.00View
606SoldN/A94.00View
609Available$178,82199.00View
610Available$178,82199.00View
611SoldN/A99.00View
701SoldN/A99.00View
702Sold$180,61099.00View
703Available$180,61099.00View
704SoldN/A99.00View
705SoldN/A94.00View
706SoldN/A94.00View
709SoldN/A99.00View
710Available$180,61099.00View
711Available$180,61099.00View
801Available$182,41699.00View
802SoldN/A99.00View
803SoldN/A99.00View
805SoldN/A94.00View
806SoldN/A94.00View
809SoldN/A99.00View
810Available$182,41699.00View
811SoldN/A99.00View
901Sold$184,24099.00View
902Available$184,24099.00View
903Available$184,24099.00View
904SoldN/A99.00View
905SoldN/A94.00View
906SoldN/A94.00View
909SoldN/A99.00View
910Available$184,24099.00View
911SoldN/A99.00View
3-Bedroom Condo
145.00
3
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
112SoldN/A145.00View
312SoldN/A145.00View
404SoldN/A145.00View
512SoldN/A145.00View
612SoldN/A145.00View
712SoldN/A145.00View
804SoldN/A145.00View
912SoldN/A145.00View
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Plan 90/1090.0%10.0%90% down payment (Enganche) and 10% on final delivery. This plan offers the lowest price, implying the highest discount.
Plan 70/20/1070.0%20.0%10.0%70% down payment (Enganche), 20% during construction, and 10% on final delivery.
Plan 60/30/1060.0%30.0%10.0%60% down payment, 30% during construction, and 10% on final delivery.
Plan 40/50/1040.0%50.0%10.0%40% down payment, 50% during construction, and 10% on final delivery. This plan corresponds to the highest list price.
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:

$250 - $450 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of moderate to high-cost amenities like a spa, rooftop terrace, swimming pool, jacuzzi, and concierge service. These amenities suggest a mid-to-high luxury level, consistent with the starting price of $125,365. However, the absence of extremely high-maintenance amenities like a staffed beach club or extensive 24/7 security services, along with the relatively large number of units (104) to share the costs, helps to keep the estimated HOA 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.

Official Price List
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Image of a Resort-Style Pool, featuring Sun Deck and Dual Jacuzzis.
Image of a Courtyard Pool, featuring Poolside Waterfall and Sun Deck.
Image of a Resort-Style Pool, featuring Lush Landscaping and Poolside Sundeck.
Image of a Boutique-Style Lobby, featuring Lounge Seating Area and Wood Slat Paneling.
Image of a Reception Lobby, featuring Modern Design and Wood Slat Detailing.
No items found.
Gobernador 28 is a masterful blend of luxurious design elements and serene natural beauty, crafting an inviting atmosphere that effortlessly merges indoor and outdoor spaces. The warm, golden lighting and meticulous modern interiors, adorned with decorative wood partitions and lush foliage, evoke a sense of resort-like tranquility, making every moment feel like a luxurious escape.

  • 🏠 Private Oasis: Retreat to your own plunge pool, surrounded by textured pool tiles and inviting lounge areas, perfect for relaxation and entertainment.
  • 🌟 Rooftop Serenity: The rooftop tennis courts and lounge areas offer breathtaking views and a sense of tranquility, ideal for unwinding and taking in the surroundings.
  • 🌿 Lush Refuge: The garden, complete with a soothing waterfall, provides a peaceful escape from the world, where you can connect with nature and rejuvenate your senses.
  • 🏋️‍♀️ Wellness Sanctuary: The private, residents-only gym and spa mean you can maintain your wellness routine and indulge in pampering treatments without ever leaving the comfort of Gobernador 28.
  • 🎾 Recreational Delight: Enjoy a game of pickleball or unwind in the Jacuzzi, surrounded by the luxurious amenities and stunning views that Gobernador 28 has to offer.
  • 🌃 Evening Entertainment: The lounge and rooftop terrace transform into exclusive social hubs, perfect for hosting gatherings or simply taking in the stunning views of the surrounding landscape.
Wellness & Recreation
  • 🏋️‍♀️ Private Gym: Exclusive residents-only fitness center for a healthy lifestyle.
  • 🌊 Swimming Pool and Jacuzzi: Relaxing water features for recreation and leisure.
  • 🎾 Pickleball Court: Active entertainment for a fun and social experience.
  • 🧖 Spa: Serene wellness space for rejuvenation and relaxation.
Social & Entertainment
  • 🏙️ Rooftop Terrace: Panoramic views and social space for entertainment and gatherings.
  • 👥 Lounge: Comfortable community area for socializing and relaxation.
  • 🎮 Arcade Game: Fun and entertainment for residents of all ages.
Services & Comfort
  • 🚪 Parking and Concierge: Convenient and secure parking with dedicated concierge support.
  • 🌿 Garden: Serene natural space for relaxation and tranquility.
  • 🛡️ Also Includes: 24/7 security, lobby, and other essential services for comfort and peace of mind.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Gobernador 28 is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏋️‍♀️ Active Lifestyle Hub: The property features a Pickleball court and integrated wellness amenities, creating a vibrant community that attracts active, social residents and renters.
  • 📈 Strategic Market Positioning: With a focus on 2-bedroom units, Gobernador 28 targets the broadest and most resilient market segment, mitigating the risk of oversupply and ensuring long-term demand.
  • 🚂 Infrastructure-Driven Growth: The area benefits from significant state-led investment in urban development, including the Tren Maya project, which will drive future growth and increase property values.
  • 📊 Professionalized Real Estate Market: The government's effort to formalize the real estate sector, with over 2,144 real estate advisors matriculated, increases transparency and investor confidence in the region.
  • 🚢 Cruise Sector Expansion: The Riviera Maya's strong growth in cruise passenger arrivals, up 8.9% year-to-date, provides a consistent and growing source of tourism demand, supporting the local rental market.
Read the Full Data-Driven Analyst Report
In a market where national tourism metrics show tepid growth, with international air arrivals increasing by only 1.5% year-to-date, Gobernador 28 is positioned to outperform by offering a superior, self-contained lifestyle product. The asset features a comprehensive and modern amenity package, including a Pickleball court, which serves as a key differentiator. Its robust amenity stack is a strategic necessity designed to capture premium rental rates and higher occupancy by attracting tenants who prioritize experience over generic accommodation, thereby insulating the asset from broader market supply pressures.

💎 Competitive Advantages (Alpha)

The asset's primary strength lies in its product-level attributes, which are engineered to create a defensible moat in a competitive rental landscape. These features directly address market demand for lifestyle-centric living, justifying premium pricing and fostering tenant retention, a critical factor in a market where national hotel occupancy has declined by 1.5% . This is evidenced by the project's strong absorption rate, with 70% of its 104 total units already sold.

  • Pickleball Court & Social Hubs: The inclusion of a high-demand amenity like a Pickleball court, alongside an integrated Spa, Rooftop Terrace, and Arcade, creates a complete lifestyle ecosystem. This strategy is designed to attract a specific, active demographic and reduce tenant churn by offering an experience unavailable in competing investor-grade properties.
  • Hotel-Style Services: The provision of a dedicated Concierge elevates the residential experience to hotel-grade standards. This service layer is a key component in justifying premium rental rates for both long-term residents and vacation renters, positioning the asset in the upper quartile of the market.
  • Dedicated Parking: In a dense and developing urban core, the inclusion of dedicated parking is a critical practical amenity. It directly solves a significant resident pain point, enhances the asset's appeal, and provides a tangible advantage over older or less thoughtfully designed inventory.


🛡️ Foundational Market Strengths (Beta)

While the investment thesis is primarily driven by asset-level alpha, it is supported by significant, state-sponsored initiatives aimed at formalizing and improving the regional market infrastructure. These macro-level tailwinds provide a stabilizing influence and suggest a long-term trajectory toward a more mature and transparent investment environment.

  • Targeted Infrastructure Investment: The state government (SEDETUS) is executing a massive urban development plan, which includes the transformative Tren Maya project and the recent regularization of 1,693 lots in Playa del Carmen's Colonia Luis Donaldo Colosio, unlocking significant value and formalizing land tenure.
  • Market Professionalization: A proactive government effort to formalize the real estate sector is underway, evidenced by the matriculation of 2,144 real estate advisors in the state, ranking it first nationally. This initiative is designed to increase transparency and investor confidence.
  • Cruise Sector Expansion: The Riviera Maya is a direct beneficiary of strong growth in the cruise sector. National cruise passenger arrivals have increased by a robust 8.9% year-to-date through July 2025, providing a consistent and growing source of tourism demand for the region.
  • Regulatory Modernization: The ongoing updates to the Urban Development Plans (PDUCPs) for Playa del Carmen signal a clear government intention to create a more stable and predictable regulatory framework, reducing long-term development risk.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A potential housing supply 'bubble' driven by ambitious regional development targets, which could outpace near-term demand and exert downward pressure on rental yields and occupancy rates if tourism growth does not accelerate to absorb new inventory.
  • 🔴 Inventory Exposure: The asset's inventory is heavily concentrated in 2-bedroom units (15 available), a strategic position that targets the broadest and most resilient market segment (couples, small families, and sharers). This focus mitigates the risk of oversupply by avoiding the more niche, price-sensitive 1-bedroom market and the higher-cost, slower-moving 3-bedroom market, aligning the product with core market demand.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating is justified by the asset's deliberate product-market fit. While the macro environment presents a risk of oversupply, Gobernador 28's superior amenity package and its inventory focus on the versatile 2-bedroom typology create a defensible market position designed to attract and retain tenants at a premium, thereby mitigating exposure to generalized 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 well-capitalized, product-focused principal with a long-term investment horizon and a high tolerance for macro volatility. This investor understands that in a high-supply market—evidenced by regional projections for over 43,000 new INFONAVIT homes—superior amenities and a curated lifestyle offering are the primary drivers of value. They prioritize tangible, building-level advantages ('Alpha') over reliance on broad market growth ('Beta'), particularly given headwinds from the primary U.S. buyer market, where the forward-looking Expectations Index signals a high probability of recession. The investor seeks a high-quality, turnkey asset engineered to outperform its local peer group through product differentiation rather than market timing.
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: $130,604 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$4,310
  • Notary & Admin Fees: ~$3,661

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$10,171 USD
Approx. 7.8% 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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Immerse Yourself in the Vibrant Community of Cruz de los Servicios, Playa del Carmen

For discerning investors and buyers seeking a high-return, luxury residential opportunity in a high-growth beach town market, Gobernador 28 presents a unique blend of smart investment and luxury beach lifestyle. This strategic location offers residents unparalleled access to a vibrant community, complete with luxury amenities, high-end services, and stunning natural beauty. With potential returns of 10-12% and significant capital gains, this development is poised to deliver exceptional value to its residents.

The Doorstep Experience

The immediate surroundings of Gobernador 28 are a testament to the area's thriving community, where residents can indulge in their daily desires within a short walking distance. From casual dining to specialty shopping, every aspect of the neighborhood is designed to enhance the luxury beach lifestyle.
  • ☕️ Paraíso Café - Just a 5-minute walk away, this charming café is the perfect spot for residents to enjoy a morning coffee or a casual breakfast, setting the tone for a day filled with possibilities.
  • 📈 business coffee pdc - Located merely 6 minutes walking distance from the development, this coffee shop caters to the professional needs of residents, providing a convenient space for meetings and work sessions, thereby enhancing the overall luxury lifestyle experience.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a tapestry of exciting attractions and amenities, all within a short drive from Gobernador 28. These highlights not only enrich the living experience but also contribute to the area's allure, making it an attractive proposition for discerning investors and buyers.
  • 🌊 Cenote xca-ha - A mere 9-minute drive leads residents to this breathtaking natural wonder, a cenote that embodies the raw beauty of the region, offering a unique opportunity for exploration and adventure.
  • 🏞️ Xca-Ha Park - Also just 9 minutes away by car, this park is a haven for outdoor enthusiasts, providing ample space for recreation and relaxation, and underscoring the development's commitment to a balanced, luxury lifestyle.
  • 🏋️‍♀️ Evolve - For the fitness-conscious resident, Evolve gym is a 10-minute drive away, offering state-of-the-art facilities and expert training, aligning perfectly with the high standards of luxury and wellness expected from Gobernador 28.
  • 💆‍♀️ Angie's Maya Wellness Massage Spa - Located 12 minutes from the development, this spa is a sanctuary for mind and body, providing bespoke massage and wellness treatments that epitomize the luxury and pampering available to residents.
  • 🏋️‍♂️ The Gym Playa del Carmen - With its comprehensive range of fitness equipment and classes, this gym, just an 11-minute drive away, caters to all fitness levels, ensuring residents can maintain their active lifestyle with ease and convenience.
  • 💅 Veronicas Massage Gold - A 10-minute drive from Gobernador 28, this spa specializes in gold standard massage therapies, promising residents a truly indulgent experience that aligns with their expectations of luxury and sophistication.
  • 🌸 GH Spa & Nail Boutique - Offering a 9-minute drive from the development, this boutique spa combines wellness with beauty treatments, ensuring residents can enjoy a holistic approach to their wellbeing, reflective of the development's commitment to luxury living.
  • 🏋️ Sport Gym - For those who prioritize fitness, Sport Gym is just a 7-minute drive away, providing a modern and well-equipped space for residents to pursue their fitness goals, further enhancing the luxury lifestyle experience offered by Gobernador 28.
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Image of a Courtyard Pool, featuring Poolside Waterfall and Sun Deck.Image of a Resort-Style Pool, featuring Sun Deck and Dual Jacuzzis.Image of a Resort-Style Pool, featuring Lush Landscaping and Poolside Sundeck.

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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Playa del Carmen
Centro
Concierge, Doorman, Receptionist, Guest Services, Valet, Conserje, Lounge, Common Area, Living Room, Clubroom, Salon, Sitting Area, Sala de estar, Salón, Rooftop Terrace, Sky Deck, Roof Deck, Rooftop Patio, Rooftop Garden, Terraza en la azotea, Azotea, Terraza, Jacuzzi, Hot Tub, Spa, Whirlpool, Bañera de hidromasaje, Lobby, Entrance Hall, Foyer, Vestibule, Reception Area, Vestíbulo, Entrada, Ocean View, Sea View, Waterfront View, Coastal View, Beachfront View, Vista al mar, Garden, Yard, Green Space, Outdoor Area, Jardín, Swimming Pool, Pool, Plunge Pool, Lap Pool, Aquatic Center, Piscina, Alberca
304618
770577