PROPERTY INTELLIGENCE

Lua 3030

Playa del Carmen

Centro

INVESTMENT SNAPSHOT

MARKET CONFIDENCE

Speculative Growth

DELIVERY WINDOW

dic-2027

Overview Investment Thesis Amenities Neighborhood Prices Related Properties

Overview

Lua 3030 is a boutique condominium development of 24 units located in the Gonzalo Guerrero neighborhood of Playa del Carmen. The project offers a mix of studios, 1- and 2-bedroom apartments, and two penthouse units. All residences feature modern kitchens with granite countertops and electric stovetops, as well as dedicated washer-dryer space.

The building is designed for immediate occupancy and operational efficiency, featuring a rooftop pool, outdoor cinema, coworking space, BBQ and lounge areas, and a concierge service. Sustainable infrastructure includes solar panels, water collection systems, and a water softener. Additional amenities comprise an elevator, high-speed wifi, and on-site parking. This combination of residential amenities and operational features positions Lua 3030 as a self-contained asset in a high-demand urban area, offering a strategic entry point for investors seeking direct exposure to Playa del Carmen’s real estate market.

5-Year Outlook

5-Year Outlook Investment Calculator

Typology

Nightly Rate ($)

Occupancy %

Mgmt Fee %

Acquisition Cost

$394,336

Annual Carrying

$6,639

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:

$350 - $500 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of high-cost amenities like an elevator, concierge, and a rooftop with BBQ and lounge, which require ongoing maintenance and staffing. The pool and cinema also add to operational costs. However, the development is mid-range in price and has only 40 units, so costs are shared among a relatively small number of owners, pushing fees higher per unit. Solar panels may offset some utility costs, but the overall amenity package and unit count justify a monthly fee between $350 and $500 USD.

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 $264,983 USD

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

Acquisition Tax (ISABI): ~$8,744
Notary, Registry & Admin Fees: ~$7,427

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

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

Estimated Total One-Time Cost:
~$18,372 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

$161,517 - $274,490 USD

CITY

Playa del Carmen

REGION

Centro

BEDROOMS

TYPES

Condo

SURFACE

38.2

–

m²

AI RATING

Speculative Growth

FINANCING PLANS

Available

DEVELOPER

RICMEN CONSTRUCCIONES SA DE CV

DELIVERY DATE

dic-2027

Investment Thesis

Investment Memo: Lua 3030

Market: Playa del Carmen | Zone: Centro SPECULATIVE GROWTH

Analyst Verdict

Lua 3030 presents a speculative growth opportunity in the heart of Playa del Carmen's Centro district, with an entry price of $4,123 USD/m². This pricing is competitive for the area, which has seen average pre-sale prices ranging from $3,500 to $5,000 USD/m² for similar developments. The project's proximity to Fifth Avenue and the beach enhances its rental appeal, but the lack of verified market data and the developer's relatively short track record in the region introduce execution risk.

The developer, RICMEN CONSTRUCCIONES SA DE CV, has been active since 2015 and reports over 40 projects across Mexico, including in Quintana Roo. However, the absence of official verification for these claims and the project's pre-sale status with a delivery date of December 2027 mean that investors must weigh the potential for capital appreciation against the uncertainty of timely completion and quality. The unit mix, ranging from studios to two-bedroom layouts, targets both end-users and investors, but the lack of sales velocity data makes it difficult to gauge market acceptance.

Strength: Prime Centro location with high rental demand potential.

Risk: Unverified developer track record and long pre-sale timeline.

💰 Valuation & Yield Logic

Entry Basis: $4,123 USD/m² - Analyzed as Fair for this zone.
Rental Demand: Playa del Carmen's tourism-driven market supports strong short-term rental demand, with average ADRs around $150-$250 USD/night for similar units, but specific data for this project is unavailable.
Scarcity Factor: Centro is a high-demand area with limited new inventory, but the project's unit mix (40-90 m²) is typical for the market.

📍 Location Maturity

Centro is an established, high-traffic zone in Playa del Carmen, with mature infrastructure, walkable access to Fifth Avenue, beaches, and nightlife. The area is fully developed, with limited land for new projects, which supports long-term value appreciation.

🏗️ Developer Profile & Status

RICMEN CONSTRUCCIONES SA DE CV, founded in 2015, reports 40+ projects across Mexico, but official verification is lacking. This is a pre-sale launch with delivery expected in December 2027, adding execution risk.

Status: Pre-Sale Launch | Est. Completion: December 2027
*Analysis based on current market listings.

Amenities

🎬 Private Cinema: An intimate screening room for residents to enjoy films and events in a luxurious, controlled environment.
🍖 BBQ & Lounge Area: A dedicated outdoor grilling and social lounge, ideal for hosting gatherings and building community.

Wellness & Recreation

🏊 Resort-Style Pool: A central swimming pool surrounded by lush landscaping, offering a daily retreat for relaxation and recreation.
☀️ Rooftop Terrace: An elevated open-air space designed for sunbathing, yoga, and quiet contemplation with panoramic views.

Services & Comfort

🛎️ Concierge Services: On-site staff to assist with reservations, packages, and daily needs, enhancing convenience and security.
🚗 Parking & Elevator: Secure on-site parking and a private elevator, ensuring seamless access and comfort.
☀️ Solar & Wi-Fi: Energy-efficient solar infrastructure and high-speed Wi-Fi included, supporting sustainable and connected living.

20.6358588

-87.0729431

Lua 3030

Neighborhood

An address that places the best of the Riviera Maya at your fingertips. Lua 3030 is perfectly positioned in Playa del Carmen to offer a lifestyle that balances the tranquility of the Caribbean with the vibrant energy of a world-class culinary destination. Here, the daily routine is elevated by a neighborhood curated for those who seek both relaxation and authentic cultural experiences, all within a stone's throw of home.

The Doorstep Experience

The true essence of this address is revealed in the immediate surroundings, where the aroma of fresh coffee and baked goods defines the morning rhythm. The walkable, boutique atmosphere of the neighborhood provides a seamless extension of the living space, turning simple errands into delightful discoveries for residents who appreciate the finer details of daily life.

☕️ Bajo Cafe - A 2-minute stroll leads to this local favorite, perfect for a morning espresso or a casual afternoon coffee, setting a relaxed tone for the day.
🥐 Louis bakery and breakfast - Just 3 minutes away, this charming bakery offers artisanal pastries and hearty breakfasts, proving that the most important meal of the day is a true neighborhood event.
🍽️ Chez Papa - A 5-minute walk reveals this culinary gem, where the sophisticated flavors of French cuisine meet the laid-back elegance of the Riviera Maya, ideal for an intimate dinner.
🍰 Choux Choux Café - This delightful café, just 7 minutes on foot, is a haven for those with a sweet tooth, offering exquisite desserts and light bites that embody the area's creative spirit.
🥖 Carlota Home Bakery - A 10-minute walk leads to this home-style bakery, where the scent of fresh bread and the warmth of homemade treats create an irresistible reason to linger in the neighborhood.

Neighborhood Highlights

Beyond the doorstep, a world of rejuvenation and adventure awaits. The property’s strategic location ensures that residents can effortlessly transition from the peace of their condo to a sanctuary of wellness or an afternoon of exploration, all within a few minutes by car. This curated proximity is the cornerstone of a lifestyle designed for holistic well-being and discovery.

💆‍♀️ Holos Spa - A mere 2-minute drive offers a serene escape for holistic treatments, providing a sanctuary for residents to unwind and reconnect with themselves.
🌿 MÍA SPA, MASSAGE - Just 3 minutes away, this spa specializes in therapeutic massages, offering a convenient and professional retreat for daily stress relief.
🧖‍♀️ Playa Harmony Spa - A 4-minute drive leads to this wellness haven, where a range of beauty and relaxation services cater to those seeking a complete sense of harmony.
✨ Bric Spa - Located 5 minutes away, this spa provides a modern and tranquil atmosphere, perfect for a quick rejuvenation session or a full day of pampering.
🤿 THE CENOTE GUY - CENOTE DIVING - For the adventurous at heart, this expert-led diving outfitter is just 4 minutes away, offering unparalleled access to the region's famous cenotes and an unforgettable underground world.