Musa del Puerto

Image of Swimming Pool at Musa del Puerto, featuring Aerial View, Ocean View.
Image of Parking at Musa del Puerto, featuring Modern Architecture, Apartment Building Exterior.
View of Modern Bathroom at Musa del Puerto, showcasing Glass Shower, Rainfall Shower Head.
Image of Swimming Pool at Musa del Puerto, featuring Modern Architecture, Luxury Apartments.
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Image of Garden at Musa del Puerto, featuring Studio Apartment, Modern Interior Design.View of Open Concept Living at Musa del Puerto, showcasing Modern Living Room, Dining Area.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Updates

Musa del Puerto is a mixed-use project combining commercial spaces on the ground floor with five levels of residential apartments, creating a convenient and integrated lifestyle in Puerto Morelos. This development comprises 120 total units , with 24 apartments per floor , offering a variety of layouts to suit different needs, including lofts and one, two, and three-bedroom residences ranging from 45 to 118 m2 . Developed by Distrito Inmobiliario , a company that builds based on client inspiration and dreams, Musa del Puerto offers Commercial Property , Condo , and Loft types, ensuring a diverse range of options for investors and residents alike.

The strategic value of Musa del Puerto lies in its prime location and exclusive amenities , making it an attractive investment opportunity. Each apartment features a private balcony with stunning sea views , and residents have access to a sea-view rooftop pool , gym , and coworking space , fostering a vibrant community experience. With attractive payment plans and discounts available, Musa del Puerto presents a smart investment opportunity, positioned for long-term value due to its unique blend of modern living and natural Caribbean beauty. Furthermore, with developer financing options available, investors can enjoy flexible and lucrative investment terms, enhancing the overall viability of this exceptional investment opportunity.
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Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$6,050 - $1,380,000 USD
CITY
N/A
Puerto Morelos
REGION
Puerto
BEDROOMS
N/A
0
1
2
3
TYPES
Commercial Property
Condo
Loft
SURFACE
2.2
-
466
m2
AI RATING
Strategic
N/A
FINANCING PLANS
N/A
Available
DEVELOPER
Distrito Inmobiliario
DELIVERY DATE
N/A
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
OPCIÓN 130.0%—70.0%Sin Descuento
OPCIÓN 230.0%40.0%30.0%-4% discount
OPCIÓN 330.0%50.0%20.0%-8% discount
OPCIÓN 480.0%—20.0%-10% discount
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 - $600 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a rooftop terrace and swimming pool, which suggest a moderate to high level of luxury and maintenance costs. However, the absence of extremely high-maintenance amenities like 24/7 security, gyms, or staffed beach clubs helps to keep the estimate on the lower end. The ocean view and garden amenities also contribute to a higher level of service expected, but their maintenance costs are relatively lower. The wide price range of the units ($6,050 - $1,380,000 USD) indicates a varied level of luxury within the development, but the overall number of units (120) helps to distribute the costs, making the estimated range plausible.

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 tranquil beauty of the Caribbean, Musa del Puerto stands as a haven where luxurious living meets smart investment, offering a unique blend of modern amenities and breathtaking natural views. The property's design is a masterful blend of elegance and functionality, crafted to provide residents with a serene and exclusive lifestyle.

  • 🌊 Oceanic Awakening: Start your day with the gentle caress of ocean breezes on your private balcony, overlooking the vast expanse of turquoise waters that seem to stretch on forever.
  • 🏊‍♀️ Aquatic Serenity: Find solace in the crystal-clear waters of the swimming pool, perfectly positioned to capture the warm sunlight and stunning ocean views, creating a serene oasis for relaxation.
  • 🚗 Convenient Luxury: Enjoy the ease and convenience of secure parking, ensuring that your vehicle is safe and readily available, allowing you to focus on the more pleasurable aspects of your Musa del Puerto lifestyle.
  • 🌴 Garden Oasis: Stroll through the beautifully manicured garden, a vibrant tapestry of colors and scents, providing a peaceful retreat from the world and a chance to reconnect with nature's beauty.
  • 🏙️ Rooftop Elegance: Experience the epitome of luxury on the rooftop terrace, where the blend of sophisticated design, stunning ocean views, and warm Caribbean evenings creates the perfect setting for exclusive gatherings and unforgettable moments.
Wellness & Recreation
  • 🏊 Swimming Pool: Enjoy relaxation and exercise with breathtaking ocean views.
  • 🌳 Garden: Serene green spaces perfect for meditation and tranquility.
Social & Entertainment
  • 🌅 Rooftop Terrace: Unwind with stunning sea views, ideal for social gatherings and sunset viewing.
Services & Comfort
  • 🅿️ Parking: Convenient and secure parking for residents, ensuring hassle-free living.
  • 🌊 Ocean View: Wake up to breathtaking ocean vistas, enhancing the living experience.
  • 📦 Also Includes: 24/7 security and other standard amenities 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. Musa del Puerto is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌊 Ocean Views Forever: The property's ocean view units provide a non-replicable and highly sought-after feature, ensuring long-term value and a premium lifestyle.
  • 🏞️ Boutique Destination: Puerto Morelos's established identity as a center for ecotourism and relaxed lifestyle attracts a specific, resilient demographic, securing a stable rental market.
  • 🚗 Convenience and Accessibility: The property's on-site parking and strategic location between Cancún and Playa del Carmen offer a critical logistical advantage, enhancing usability and rental appeal.
  • 📈 Growth and Appreciation: With national tourism data showing robust growth, Musa del Puerto is well-positioned to capture a distinct market segment, mitigating direct competition with the potentially oversaturated luxury tier.
  • 🌴 Unique Lifestyle Offering: The property's rooftop terrace directly leverages its prime coastal location, creating a premium social and rental feature that enhances the lifestyle offering and differentiates it from competing inventory.
Read the Full Data-Driven Analyst Report
This investment is predicated on acquiring a strategically positioned, entry-level asset in a correcting regional market. While the broader Riviera Maya corridor is exhibiting signs of saturation, evidenced by a -2.8% year-over-year decline in hotel occupancy for the key bellwether, Cancún, Musa del Puerto is structured to outperform. Its core thesis rests on the durable value of its non-replicable ocean views and its positioning in the distinct, quieter sub-market of Puerto Morelos. This targets a value-oriented demographic less exposed to the saturation pressures impacting the luxury segment, presenting a counter-cyclical opportunity for capital preservation and long-term appreciation.

💎 Competitive Advantages (Alpha)

The asset's intrinsic features provide a defensible moat against commoditization and market softness. These alpha drivers are not dependent on broad market momentum but are inherent to the property's physical construction and location, justifying a premium and ensuring long-term value retention.

  • Ocean View Units: The offering of ocean views represents a finite, non-replicable feature that commands a structural value premium. In a coastal market, this is the primary driver of pricing power and a critical hedge against the commoditization affecting inland or obstructed properties.
  • Rooftop Terrace: This high-impact amenity directly leverages the asset's prime coastal location, creating a premium social and rental feature that enhances the lifestyle offering and differentiates it from competing inventory.
  • On-site Parking: A critical logistical advantage in a developing town center. This feature reduces significant friction for both long-term residents and commercial tenants, directly improving usability and rental appeal.


🛡️ Foundational Market Strengths (Beta)

The asset is anchored in the stable and distinct sub-market of Puerto Morelos, which benefits from macro-regional drivers while maintaining an insulated local character. These foundational strengths provide a degree of stability against the headwinds observed in the broader Riviera Maya.

  • Strategic Location: Puerto Morelos is situated directly between the major infrastructure hubs of Cancún and Playa del Carmen, providing direct access to the Cancún International Airport. This logistical advantage underpins its accessibility to the international market, which is critical given that national tourism data shows robust aggregate growth of +21.7% YoY .
  • Boutique Destination Identity: The town's established identity as a center for ecotourism and a relaxed lifestyle attracts a specific, resilient demographic. This niche positioning insulates it from the competitive pressures and saturation affecting mega-resort destinations.
  • Durable "Small-Town" Demand: The persistent authentic character of Puerto Morelos serves as a durable demand driver for residents and tourists seeking an alternative to more developed and saturated coastal cities, ensuring a consistent baseline of interest.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: Regional market saturation and cooling demand, quantitatively evidenced by the -2.8% YoY decline in hotel occupancy in the primary regional proxy, Cancún.
  • 🔴 Inventory Exposure: The asset's inventory presents a bifurcated risk profile. The high volume of available 1-Bedroom (50) and Commercial (50) units faces direct exposure to absorption risk should the regional cooling trend persist or worsen. Conversely, the pronounced scarcity of 2-Bedroom (1) , 3-Bedroom (3) , and Studio (2) units positions them as premium, defensive holdings likely to attract less price-sensitive, end-user demand and command pricing power.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating reflects the asset's specific positioning as a counter-cyclical play. While the high volume of 1-bedroom and commercial units requires a clear absorption strategy in a softening regional market, the 'Entry-Level' price point and unique alpha drivers like ocean views create a compelling value proposition. This allows the asset to capture a distinct market segment, mitigating direct competition with the potentially oversaturated luxury tier. The scarce larger units provide a stable, premium anchor to the inventory mix.
  • 🟢 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

This opportunity is suited for a value-oriented portfolio investor with a medium-to-long-term horizon and a high tolerance for market uncertainty. The ideal profile is not a momentum speculator but a strategic buyer capitalized to manage a potentially extended lease-up or sell-out period, as suggested by the current sales velocity of 12% . This investor recognizes the durable, tangible appeal of Puerto Morelos's boutique market and prioritizes value-preserving features like ocean views over speculative, market-wide appreciation, particularly in a context where forward-looking U.S. consumer expectations have fallen to recessionary levels.
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: $175,690 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$6,378
  • Notary & Admin Fees: ~$4,109

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$12,687 USD
Approx. 7.2% 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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Located in the heart of Puerto Morelos, Musa del Puerto embodies the essence of the Caribbean Lifestyle Hub, offering discerning investors and homeowners a unique blend of modern amenities, natural beauty, and lucrative investment opportunities in a tranquil Caribbean setting. This strategic location elevates the lifestyle of its residents, providing stunning sea views, modern apartments, and attractive payment plans, making luxury affordable and investment attractive.

The Doorstep Experience

The immediate surroundings of Musa del Puerto are a testament to the area's vibrant lifestyle, with a plethora of amenities and services within walking distance. Residents can enjoy a relaxing morning stroll to Layla Health & Wellbeing, a holistic wellness center offering a range of services to nourish both body and mind. The area's culinary scene is also on full display, with popular eateries like Muelle Once and Café Amancia offering a diverse range of flavors and dining experiences.
  • 🌟 Layla Health & Wellbeing - A 3-minute walk from Musa del Puerto, this wellness center provides residents with a convenient and holistic approach to health and wellbeing.
  • 🍴 Muelle Once - Just a 6-minute walk away, this popular restaurant offers a unique dining experience, showcasing the area's vibrant culinary scene.
  • ☕️ Café Amancia - A 7-minute stroll from the property, this charming café provides the perfect setting for a casual coffee or work session, highlighting the area's walkability and convenience.
  • 🍽️ Mangata - With a 9-minute walk, residents can indulge in a diverse range of cuisines at this popular restaurant, further emphasizing the area's culinary delights.
  • 🍴 Pelicanos - A 7-minute walk from Musa del Puerto, this restaurant offers a unique blend of flavors and dining experiences, contributing to the area's reputation as a culinary hotspot.


Neighborhood Highlights

Beyond the immediate surroundings, the neighborhood offers a wide range of attractions and amenities that cater to the diverse interests of Musa del Puerto's discerning residents. From the stunning beaches to the vibrant nightlife, every aspect of this Caribbean Lifestyle Hub is designed to elevate the lifestyle of its residents.
  • 🌴 Day & Night Beach Club - A mere 6-minute drive from the property, this beach club offers a unique blend of relaxation and entertainment, perfect for residents seeking a vibrant beach experience.
  • 🏖️ My Paradise Beach Club - With a 5-minute drive, residents can indulge in a luxurious beach experience, complete with fine dining and entertainment options, further enhancing the area's reputation as a tropical paradise.
  • 🌊 Unico Beach - A 5-minute drive from Musa del Puerto, this stunning beach offers a serene and picturesque setting, perfect for residents seeking a tranquil retreat from the hustle and bustle of daily life.
  • 🏞️ Parque la Colonia - With a 6-minute drive, residents can explore this vibrant park, which offers a range of recreational activities and stunning natural beauty, highlighting the area's commitment to outdoor spaces and community engagement.
  • 🌿 Jardín Botanico Dr. Alfredo Barrera Marín - A 8-minute drive from the property, this botanical garden offers a unique opportunity for residents to connect with nature and explore the area's rich biodiversity, further emphasizing the area's natural beauty and ecological significance.
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View of Modern Living Room at Musa del Puerto, showcasing Open Concept Living, Dining Area.View of Modern Dining Room at Musa del Puerto, showcasing Open Concept Living, Marble Dining Table.View of Open Concept Living at Musa del Puerto, showcasing Modern Dining Room, Kitchenette.

Puerto Morelos

: Market Analysis

Nestled between the bustle of Cancun and Playa del Carmen, Puerto Morelos is a tranquil fishing village that preserves a charming, small-town atmosphere. Its main draw is the protected national reef park just offshore, offering the region's best and most accessible snorkeling and diving.
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