Related Properties
Olaya
No items found.
Olaya is a
modern development
that embodies the vibrant spirit of Playa del Carmen, offering a unique blend of
69 total units
for a diverse audience. This
condo development
is crafted for those seeking a complete lifestyle defined by comfort, vitality, and a deep connection to the ocean. Developed by
GRUPO R4
, a consolidated holding company with over
30 years of experience
in real estate development in the Mexican southeast, Olaya presents a strategic investment opportunity. Available property types include
Commercial Property
and
Condo
.
The strategic value of Olaya lies in its prime location in the heart of Playa del Carmen, with easy access to the Caribbean's vibrant lifestyle and natural beauty. Exclusive amenities such as a rooftop pool , spa , and gym cater to relaxation, wellness, and social engagement, offering a life of comfort and harmony. The development's unique blend of privacy and community makes it an attractive option for discerning individuals and families. With its extensive list of amenities, including a Kids Club , reception area , parking , and elevators , Olaya ensures a seamless living experience. As GRUPO R4 does not offer developer financing, investors should explore external financing options to capitalize on this opportunity.
The strategic value of Olaya lies in its prime location in the heart of Playa del Carmen, with easy access to the Caribbean's vibrant lifestyle and natural beauty. Exclusive amenities such as a rooftop pool , spa , and gym cater to relaxation, wellness, and social engagement, offering a life of comfort and harmony. The development's unique blend of privacy and community makes it an attractive option for discerning individuals and families. With its extensive list of amenities, including a Kids Club , reception area , parking , and elevators , Olaya ensures a seamless living experience. As GRUPO R4 does not offer developer financing, investors should explore external financing options to capitalize on this opportunity.
PRICE
N/A
Starting from $235,000
CITY
N/A
Playa del Carmen
REGION
Centro
BEDROOMS
1
SURFACE
41.84
-
113
m2
UNITS
34
Units Available
ANALYST RATING
Strategic
SALES VELOCITY
51
%
FINANCING PLANS
N/A
Available
DEVELOPER
GRUPO R4
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
November 20, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Olaya
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
1-Bedroom Condo ▼ 41.84 - 70.27 1 2 left ~$235,000
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Studio ▼ 41.84 - 60.08 1 19 left ~$245,000
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Explore Financing PlansHOA 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:
$350 - $550 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a rooftop terrace, spa, swimming pool, and beach access, which are indicative of a moderate to high luxury level. The concierge service also suggests a higher level of service quality. However, the relatively small number of units (69) helps to keep costs per unit lower. The price range starting from $235,000 further supports the expectation of a moderate to high HOA fee to maintain the quality and services 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 ListAvailability MapContact us
No items found.
Olaya is a masterful blend of modern luxury and eco-conscious sophistication, where the boundaries between indoors and outdoors are elegantly blurred. The combination of polished marble and raw concrete, along with the innovative 'living facade,' creates a captivating atmosphere that is both refined and inviting. As the soft, warm light of dusk falls, the luxurious outdoor spaces are bathed in a golden glow, accentuating the well-defined textures and stylish color palette that define this exclusive property.
- 🌊 Seaside Serenity: Wake up to breathtaking ocean views, and spend your days lounging on the pristine beach, just steps away from the tranquility of Olaya.
- 🏋️♀️ Wellness Oasis: The private, residents-only spa and gym offer a serene escape for mind and body, complete with tailored wellness programs and personalized services.
- 🍹 Sunset Lounge: As the day unwinds, gather at the rooftop lounge, where the warm glow of the setting sun meets the sophisticated ambiance of Olaya's exclusive social hub.
- 🌴 Garden Retreat: Find solace in the meticulously manicured garden, a peaceful oasis that invites reflection, relaxation, and connection with nature.
- 🛥 Beachside Bliss: With direct beach access, Olaya residents can indulge in a variety of water activities, from snorkeling and paddleboarding to simply basking in the warm Caribbean sun.
- 👥 Concierge Lifestyle: Experience the epitome of luxury with Olaya's dedicated concierge service, catering to every need and desire, from private dining to exclusive events and personalized excursions.
Wellness & Recreation- 🧖 Spa: Rejuvenate with personalized treatments for a serene lifestyle.
- 🏊 Swimming Pool: Maintain a healthy routine with lap swimming or leisurely dips.
- 🌿 Garden: Find tranquility amidst lush greenery, perfect for meditation or reading.
Social & Entertainment- 🍹 Lounge: Mingle with fellow residents in an elegant setting, fostering a sense of community.
- 🌅 Rooftop Terrace: Enjoy breathtaking ocean views while hosting gatherings or simply unwinding.
Services & Comfort- 🛥 Beach Access: Step directly into the Caribbean's vibrant lifestyle and natural beauty.
- 👥 Concierge: Experience personalized support for all needs, ensuring a hassle-free lifestyle.
- 📦 Also Includes: 24/7 security, parking, and a well-appointed lobby for convenience and peace of mind.
November 20, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Olaya
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 every morning to breathtaking ocean views, a protected attribute that cannot be diluted by future construction, directly supporting higher rental yields and resale values.
- 🧖 Luxury Spa and Concierge Services: Elevate your lifestyle with integrated spa and concierge services, attracting a higher-spending clientele and creating a defensible niche against market-wide pricing pressures.
- 🚂 Targeted Infrastructure Investment: Benefit from massive state-led capital projects, such as the Tren Maya, designed to enhance connectivity and drive tourism volume, ensuring strong future demand and supporting long-term value appreciation.
- 📈 Diversified Tourism Drivers: The cruise sector provides a robust and growing source of demand, with the Riviera Maya directly benefiting from this trend, offering a stable and vibrant rental market.
Read the Full Data-Driven Analyst ReportThe asset's combination of direct beach access and guaranteed ocean views provides a durable, non-replicable competitive advantage. In a market defined by state-sponsored upgrades but facing potential supply increases, Olaya's irreplaceable locational attributes position it as a premium asset. This allows it to command higher rental rates and attract a more discerning clientele, providing a defensible moat against the commoditization risk affecting standard inventory within a broader national tourism market facing headwinds, as evidenced by stagnant international air arrival growth of only +1.5% year-to-date.
💎 Competitive Advantages (Alpha)
The asset's intrinsic value is derived from a set of non-replicable features that insulate it from broader market volatility and justify a premium valuation. These attributes are critical in a market where Playa del Carmen's housing prices are already appreciating at 12.4% annually, significantly outpacing the national average of 8.4%. The property's premium features are positioned to capture and sustain this value appreciation.- Direct Beach Access: Provides a permanent, physical barrier to entry for competing developments, securing long-term desirability and pricing power.
- Guaranteed Ocean Views: A protected attribute that cannot be diluted by future construction, directly supporting higher rental yields and resale values against commoditized inland inventory.
- Integrated Spa & Concierge Services: Elevates the asset from standard residential to a lifestyle product, attracting a higher-spending clientele and creating a defensible niche against market-wide pricing pressures.
🛡️ Foundational Market Strengths (Beta)
While the investment thesis is predicated on asset-specific strengths, it is underwritten by a series of structural, state-led initiatives aimed at formalizing and upgrading the regional market. These macro-level tailwinds provide a baseline of stability and a pathway for long-term growth, even as national tourism metrics show signs of stagnation.- Targeted Infrastructure Investment: The region is the focus of massive state-led capital projects, most notably the Tren Maya, designed to enhance connectivity and drive tourism volume.
- Market Formalization and Professionalization: Government initiatives are actively improving market transparency, evidenced by the professional certification of 2,144 real estate advisors in the state, ranking it first nationally.
- Diversified Tourism Drivers: The cruise sector provides a robust and growing source of demand, with national passenger arrivals increasing by a strong +8.9% year-to-date, directly benefiting the Riviera Maya.
- Enhanced Legal Certainty: Large-scale land regularization programs, such as the recent formalization of 1,693 lots in Playa del Carmen's Colonia Luis Donaldo Colosio, signal a definitive move towards a more stable and secure investment environment.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: A potential housing supply bubble, evidenced by ambitious government development targets (43,600 INFONAVIT homes) that conflict with weak national data showing declining hotel occupancy (-1.5% YTD), which could lead to downward pressure on rental yields.
- 🔴 Inventory Exposure: The asset's inventory mix presents a bifurcated risk profile. The high concentration of studios (19 available units) is most exposed to potential market oversupply and rate commoditization. Conversely, the limited availability of 1-Bedroom (2 units) and 2-Bedroom (4 units) condos caters to a less saturated market segment (couples, families) and is better positioned to leverage the asset's premium amenities, offering greater resilience against market-wide pricing pressures.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating reflects the asset's premium positioning within a market undergoing significant structural upgrades but facing near-term supply risk. While the high volume of studio units is exposed to commoditization, the asset's core value is anchored by its limited 1- and 2-bedroom inventory and irreplaceable alpha drivers like direct beach access, which justify its long-term value proposition against market volatility. .
- 🟢 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 suitable for a well-capitalized investor with a medium-to-long-term horizon focused on acquiring a high-quality, defensible asset. The ideal profile prioritizes durable yield and capital preservation derived from unique property features over speculative gains from broad market momentum. This investor must possess a high tolerance for macro volatility, particularly the risks associated with a potential U.S. recession, as signaled by the forward-looking U.S. Consumer Expectations Index. They understand the local supply risks but are investing in the asset's superior location and amenity stack as a strategic hedge against commoditization in a correcting market.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 $245,000 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$8,085
- Notary, Registry & Admin Fees: ~$5,731
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$16,016 USD
This represents approximately 6.5% of the property's value.
~$16,016 USD
This represents approximately 6.5% 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%
Contact us
In the heart of Playa del Carmen, Olaya embodies the essence of "Immersive Luxury by the Sea," offering discerning individuals and families a serene, stylish, and connected lifestyle. This address is a masterful blend of comfort, harmony, and vibrant Caribbean lifestyle, with the turquoise sea at its doorstep. As part of "The Caribbean Haven," Olaya promises an exclusive and aspirational living experience, complete with a rooftop pool, spa, and gym, ensuring a life of unparalleled luxury and well-being.
The Doorstep Experience
The immediate surroundings of Olaya are a testament to the area's thriving culinary scene and vibrant nightlife, with a plethora of dining, entertainment, and leisure options just a short stroll away. Residents can indulge in the finest local and international cuisine, enjoy craft cocktails, or simply unwind in style, all within walking distance from the comfort of their luxurious homes.- 🍹 Raices Mixology Bar - Just 2 minutes away, this bar is a haven for those who appreciate the art of mixology, offering an extensive array of cocktails that cater to every taste and preference.
- 🍰 Carlota Home Bakery - A 5-minute walk leads to this charming bakery, where the sweet aroma of freshly baked goods fills the air, perfect for a quick breakfast or an afternoon treat.
- 🍴 Eat Bar - Located just 4 minutes away, this eatery offers a diverse menu that satisfies any craving, from casual bites to more substantial meals, all in a welcoming and trendy atmosphere.
- 🍫 Ah Cacao Chocolate Café - For those with a sweet tooth, this café, reachable within 5 minutes, is a chocolate lover's paradise, offering a variety of chocolate-based treats and drinks in a cozy setting.
- 🍹 Bar Loco - Also just 5 minutes away, this bar is the perfect spot to enjoy a cocktail or a cold beer in a lively and sociable environment, making it an excellent choice for meeting friends or making new ones.
Neighborhood Highlights
Beyond the immediate doorstep, the neighborhood unfolds with a myriad of experiences tailored to enhance the lifestyle of Olaya residents. From rejuvenating spa treatments to invigorating workouts, every aspect of well-being is catered for, ensuring that life at Olaya is nothing short of extraordinary.- 🧖♀️ Spa Sensation Massage - A mere 3-minute drive away, this spa is dedicated to providing the ultimate relaxation experience, with a range of massages and treatments designed to soothe both body and mind.
- 🌿 Angie's Maya Wellness Massage Spa - Also 3 minutes by car, this wellness center offers a holistic approach to health, combining traditional massage techniques with modern spa facilities to create a truly rejuvenating experience.
- 🏋️♀️ The Gym Playa del Carmen - For the fitness enthusiasts, this gym, just a 2-minute drive away, provides state-of-the-art equipment and professional trainers, ensuring that residents can maintain their active lifestyle with ease and convenience.
- 🌸 Maya Beach Wellness Massage Spa - A 4-minute drive leads to this beachside spa, where the tranquility of the Caribbean Sea meets the serenity of expertly crafted spa treatments, offering the ultimate in relaxation and pampering.
- ✨ Fifth Element Spa - Also accessible within 3 minutes by car, this spa embodies the elements of nature, providing a unique and balancing experience that rejuvenates the senses and nourishes the soul.
