Le 35 Residences

View of Studio Apartment at Le 35 Residences, showcasing Modern Kitchenette, Open Concept Living.
View of Kitchenette at Le 35 Residences, showcasing Modern Kitchen, Wood Cabinetry.
Image of Garden at Le 35 Residences, featuring Modern Bedroom, Accent Wall.
Image of Swimming Pool at Le 35 Residences, featuring Rooftop Pool, Modern Architecture.
Image of Rooftop Terrace at Le 35 Residences, featuring Modern Architecture, Apartment Building.
Image of Parking at Le 35 Residences, featuring Building Exterior, Modern Architecture.
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View of Modern Interior Design at Le 35 Residences, showcasing Built-in Cabinetry, Home Office Nook.View of Modern Interior Design at Le 35 Residences, showcasing Studio Apartment, Built-in Desk.
Le 35 Residences is a boutique collection of condos situated in a prime AAA location on 35th Avenue between 32nd and 34th Streets in Playa del Carmen. This development offers a unique blend of urban sophistication and coastal charm, with condo, residential, and studio properties available. Developed by Tony Bilodeau of Construction Midalto , a respected general contractor with over 20 years of experience, Le 35 Residences promises a high-quality living experience marked by efficiency and attention to detail.

The strategic value of Le 35 Residences lies in its prime location , providing unparalleled access to world-class dining, shopping, and beaches. Residents are just steps from essential services and renowned shopping streets, and a simple 10-minute stroll leads to the beautiful white sands of the Caribbean Sea. The development features a sleek, contemporary design with modern comforts, including a rooftop infinity pool and gym , ensuring a complete lifestyle experience. With its unique blend of convenience, adventure, and relaxation, Le 35 Residences presents a strategic investment opportunity, positioned for long-term value. Additionally, attractive financing options are available, as the developer offers financing, making this investment even more viable for discerning individuals and families seeking a sophisticated lifestyle in a prime coastal location. Despite potential risks, the opportunity exists due to the developer's experience and the property's prime location, making Le 35 Residences an attractive choice for those seeking effortless luxury living.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$108,890 - $328,617 USD
CITY
N/A
Playa del Carmen
REGION
Centro
BEDROOMS
0
1
2
TYPES
Condo
Studio
SURFACE
25.37
-
75
m2
UNITS
13
Units Available
AI RATING
High-Yield Opportunity
SALES VELOCITY
41
%
FINANCING PLANS
N/A
Available
DEVELOPER
Construction Midalto
DELIVERY DATE
Immediate Delivery
DEVELOPER STATUS
LISTING UPDATE
March 13, 2026
Model / TypologySize (m²)BedroomsSales VelocityStarting Price (USD)Assets
1-Bedroom Condo
37.01 - 43.30
1
6 left
~$167,651
UnitStatusPrice (USD)Size (m²)Floor PlanImages
104Available$174,63737.01View
105SoldN/A38.01View
201Available$203,76643.30View
202Available$203,76643.30View
203SoldN/A38.01View
204SoldN/A37.01View
301Available$209,87943.30View
302Available$209,87943.30View
303SoldN/A37.01View
304SoldN/A38.01View
401SoldN/A43.30View
402Available$216,17543.30View
501SoldN/A43.30View
502SoldN/AN/AView
2-Bedroom Condo
75.14
2
2 left
~$314,749
UnitStatusPrice (USD)Size (m²)Floor PlanImages
403Available$327,86375.14View
503Available$337,69975.14View
Studio
25.37 - 30.00
0
5 left
~$111,900
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1Available$141,97030.00View
102Available$141,97025.37View
103Available$141,97030.00View
2Available$116,56225.37View
3Available$137,83530.00View
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
PAYMENT PLAN 130%40%30%None
PAYMENT PLAN 250%20%30%DISCOUNT OF 2%
PAYMENT PLAN 370%30%DISCOUNT OF 4%
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 gym, swimming pool, and rooftop terrace. Although there's no mention of 24/7 security or extremely high-luxury features, the provided amenities suggest a mid-to-high level of service quality. The relatively small number of units (22) means that the cost per unit will be higher to maintain these amenities, but the price range of the condos ($108,890 - $328,617 USD) indicates that owners can afford and expect a certain level of quality in the services and maintenance provided.

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
Availability Map
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Image of Gym at Le 35 Residences, featuring Fitness Center, Private Gym.
Image of Gym at Le 35 Residences, featuring Fitness Center, Gym.
Image of Rooftop Terrace at Le 35 Residences, featuring Rooftop Terrace, Outdoor Lounge.
Image of Rooftop Terrace at Le 35 Residences, featuring Rooftop Terrace, Outdoor Lounge.
Image of Rooftop Terrace at Le 35 Residences, featuring Rooftop Terrace, Outdoor Lounge.
Image of Rooftop Terrace at Le 35 Residences, featuring Rooftop Terrace, Outdoor Kitchen.
Image of Rooftop Terrace at Le 35 Residences, featuring Outdoor Lounge, Rooftop Terrace.
Image of Swimming Pool at Le 35 Residences, featuring Rooftop Pool, Sundeck.
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The essence of Le 35 Residences is distilled in its masterful blend of modern design and natural beauty, crafting a living experience that is at once sophisticated and serene. With its sleek lines, expansive windows, and thoughtful integration of custom built-ins, the property embodies the perfect synergy of form and function, inviting residents to indulge in a life of effortless luxury in the heart of Playa del Carmen.

  • 🏠 Urban Oasis Living: Wake up to the warmth of natural light pouring through wide-angle windows, and unwind in the expansive living areas, meticulously designed to facilitate a seamless flow between different functional zones, all while being enveloped by the lush, jungle surroundings.
  • 🏋️‍♀️ Personal Wellness: Maintain your wellness routine in the private, residents-only gym, where the abundance of natural light and modern materials create an invigorating atmosphere, perfect for a rejuvenating workout.
  • 🍴 Culinary Delights: Savor the flavors of the region in the sleek kitchenettes, equipped with modern finishes and ample space for culinary exploration, or gather with friends and family in the grill area for an unforgettable alfresco dining experience.
  • 🌟 Rooftop Serenity: As the day unwinds, retreat to the rooftop terrace, where the infinity pool and lush surroundings converge to create a breathtaking oasis, perfect for relaxation under the warm Caribbean sun or a romantic evening stroll.
  • 🌿 Nature's Sanctuary: Find solace in the serene garden, a tranquil escape from the vibrant heart of Playa del Carmen, where the soothing sounds of nature and the gentle rustle of leaves create a sense of calm and serenity.
  • 🚗 Convenient Living: Enjoy the convenience of secure parking, allowing you to effortlessly explore the surrounding area, from the pristine beaches to the world-class dining and shopping destinations, all within easy reach from Le 35 Residences.
Wellness & Recreation
  • 🏋️ Gym: Maintain your wellness routine in the private, residents-only gym.
  • 🏊 Swimming Pool: Relax and unwind in the serene pool area.
  • 🌳 Garden: Escape to the tranquil garden oasis, perfect for meditation and relaxation.
Social & Entertainment
  • 🍔 Grill Area: Host gatherings and barbecues in the designated grill area.
  • 🍹 Lounge: Socialize and entertain in the stylish lounge, ideal for residents to connect.
  • 🌃 Rooftop Terrace: Enjoy breathtaking views and quality time with loved ones on the rooftop terrace.
Services & Comfort
  • 🅿️ Parking: Convenient and secure parking for residents, ensuring a hassle-free living experience.
  • 🛡️ Also Includes: 24/7 security and other essential services for comfort and peace of mind.
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March 13, 2026

Le 35 Residences offers a de-risked, immediate-yield opportunity in the heart of Playa del Carmen's rental market. The asset is fully built, removing all construction risk, but its slow sales velocity (41%) suggests the premium price point requires careful underwriting against projected rental income.

  • 💎
    Asset Profile Modern, fully-built studio, 1 & 2-bedroom apartments with a rooftop pool and gym, designed for the tourist rental market.
  • 📈
    Financial Logic Capitalize on the strong short-term rental demand by acquiring a turnkey asset. The investment thesis hinges on achieving high occupancy and ADRs to justify the premium entry price and generate an attractive yield.
  • 📍
    Location Alpha Prime downtown location, steps from 30th and 34th streets and a 10-minute walk to the beach, ensuring constant access to tourist foot traffic and amenities.
  • 🛡️
    Risk Assessment The key risk is commercial, not executional; the slow sales pace for a finished building warrants scrutiny of its market pricing and positioning.
Read the Full Data-Driven Analyst Report

Investment Memo: Le 35 Residences

Market: Playa del Carmen | Zone: Located in the heart of Playa del Carmen, 45 minutes south of the Cancun airport, Steps away from Fifth Avenue, 30th Avenue, and 34th Street, 10-minute walk to the Caribbean Sea, Easy access to grocery stores, restaurants, and banks High-Yield Opportunity

Analyst Verdict

Le 35 Residences presents a compelling, de-risked investment opportunity by offering an immediate-delivery asset in the core of Playa del Carmen, a market characterized by high international demand and limited inventory near the beach. The elimination of construction and delivery risk is a significant advantage, allowing an investor to immediately tap into a robust short-term rental market. The property's prime location, within walking distance to Fifth Avenue and the Caribbean Sea, positions it to attract tourists and digital nomads, who are key drivers of the local rental economy. The developer, Construction Midalto, brings 20 years of construction experience from the Canadian market, which provides a degree of confidence in the build quality, even as this represents their entry into Mexico.

The primary risk factor is the project's commercial velocity. With the building complete and ready for occupancy, a 41% sold status is a significant red flag that suggests a potential misalignment between the asset's pricing and current market appetite. This could be due to the developer's lack of local market experience, leading to a suboptimal pricing or marketing strategy. While the Playa del Carmen market is strong, it is also mature and competitive, with many new developments vying for investor attention. A thorough underwriting of rental income potential against the entry basis is critical to ensure the sluggish sales are a source of opportunity (a mispriced asset) rather than a warning of underlying issues.

Strength: Immediate delivery in a prime, high-demand tourist location, eliminating all construction and timing risk.
Risk: Slow sales velocity (41% sold) for a completed project indicates potential market rejection or pricing misalignment.

💰 Valuation & Yield Logic

  • Entry Basis: $4,614 USD/m² - Analyzed as Premium for this zone, considering the average price for condos is closer to $2,800/m², though premium locations command higher rates.
  • Rental Demand: High. The average daily rate (ADR) for Airbnbs in Playa del Carmen is around $118-$138, with top properties commanding over $245. A well-located 2-bedroom can generate over $3,700 USD monthly in high season.
  • Scarcity Factor: The inventory mix of studios, 1-beds, and 2-bed lock-off units caters effectively to the diverse short-term rental market, from solo digital nomads to families.

📍 Location Maturity

The zone is fully established and mature. Located in the heart of downtown Playa del Carmen, it benefits from existing infrastructure, high foot traffic, and proximity to premier attractions like Fifth Avenue. Major regional projects like the Maya Train are set to further bolster connectivity and tourism.

🏗️ Developer Profile & Status

The developer is Construction Midalto, a general contractor with a 20-year track record in Quebec, Canada, with verified projects including LYSÄ Ste-Foy (56 apartments). While experienced in residential construction, this is their first known project in Mexico. The project status is 'Immediate Delivery', which completely mitigates any construction or execution risk.

Status: 41% Sold | Est. Completion: Check Contract
*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 $167,651 USD

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

  • Acquisition Tax (ISABI): ~$5,532
  • Notary, Registry & Admin Fees: ~$3,921

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

  • SRE Government Permit: $1,200
  • Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$11,654 USD
This represents approximately 7.0% 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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Le 35 Residences embodies the essence of The Exclusive Urban Retreat , where sophistication meets coastal charm, offering discerning investors and individuals a unique blend of urban luxury and coastal lifestyle. This prime AAA location in the heart of Playa del Carmen, minutes from Fifth Avenue's world-class dining and shopping, sets the stage for a dynamic lifestyle that values exclusivity, convenience, and potential for profitable investment. With its sleek contemporary design and full suite of amenities, the development is perfect for those seeking a vibrant lifestyle, while its limited availability of only 22 exclusive units ensures a sense of community and prestige.

The Doorstep Experience

The neighborhood surrounding Le 35 Residences is a vibrant tapestry of culinary delights, artisanal shops, and local hangouts, all within a short walking distance. This immediate walkable area is a testament to the property's strategic positioning, offering residents a seamless blend of urban sophistication and coastal charm.
  • ☕️ Bajo Cafe - Just a 4-minute walk away, this cafe is a perfect spot for residents to grab their morning coffee, embodying the convenience and walkability of the neighborhood.
  • 🥐 Basic Foodie - A 6-minute stroll leads to this charming bakery and cafe, where residents can indulge in artisanal pastries and sandwiches, highlighting the area's burgeoning culinary scene.
  • 🌿 La Canopée - This serene cafe, only 7 minutes away on foot, offers a tranquil atmosphere for residents to unwind and enjoy a cup of coffee or a light meal, showcasing the neighborhood's ability to balance urban energy with relaxation.
  • 🎂 Choux Choux Café - For those with a sweet tooth, this bakery and cafe, a 9-minute walk from the property, is a must-visit, offering an array of delicious cakes and pastries that cater to the sophisticated tastes of the development's residents.
  • 🥐 Ressio Cafe - Located just 8 minutes away on foot, this cozy cafe is a great spot for residents to catch up on work or meet with friends, underscoring the neighborhood's vibrant, community-driven atmosphere.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a plethora of experiences that cater to the diverse interests of Le 35 Residences' residents. From wellness and fitness to pristine beaches and vibrant urban experiences, the area is a haven for those seeking a dynamic, sophisticated lifestyle.
  • 🧖 Holos Spa - Just a 3-minute drive away, this spa offers a serene escape for residents to rejuvenate and pamper themselves, highlighting the development's focus on wellness and self-care.
  • 💆‍♀️ MÍA SPA, MASSAGE - A 4-minute drive leads to this boutique spa, where residents can indulge in bespoke massage treatments and beauty services, embodying the luxury and exclusivity of the property.
  • 🏋️‍♀️ Evolve - For fitness enthusiasts, this gym, only a 4-minute drive away, offers state-of-the-art equipment and personalized training sessions, catering to the active lifestyle of the development's residents.
  • 🏖️ Encanto Beach - A 6-minute drive from the property, this stunning beach is a perfect spot for residents to soak up the sun, enjoy water sports, or simply relax in a serene coastal setting, highlighting the development's unparalleled access to pristine Caribbean beaches.
  • 💅 Veronicas Massage Gold - Located just 5 minutes away by car, this spa specializes in gold-standard massage therapies, providing residents with a luxurious and rejuvenating experience that aligns with the property's high-end lifestyle.
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View of Modern Living Room at Le 35 Residences, showcasing Japandi Interior Design, Open Concept Layout.
🏦
FINANCING UPDATE ·

Le 35 Residences: 9.79% ROI Projected

📍 Playa del Carmen, Mexico

Key Insight:Le 35 Residences projects a 9.79% Return on Investment (ROI) for properties.

A typical 30 M2 property has a cost of $109,890.05 USD (1,999,999.00 Pesos). The total acquisition cost, including closing fees, is $118,681.26 USD. Annual net revenue is projected at $11,617.46 USD, based on detailed income and expense projections.

Financing
Playa del Carmen
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View of Modern Living Room at Le 35 Residences, showcasing Japandi Interior Design, Open Concept Layout.View of Modern Kitchen at Le 35 Residences, showcasing Breakfast Bar, Light Wood Cabinets.Image of Swimming Pool at Le 35 Residences, featuring Aerial View, Modern Architecture.

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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