Punta Playa

Image of a Master Bedroom, featuring Stone Tile Flooring and Concrete Accent Wall.
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Image of a Master Bedroom, featuring Wood Plank Ceiling and Travertine Floors.Image of a Open-Concept Living, featuring Modern Kitchen and Wood Paneled Ceiling.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Punta Playa is a boutique collection of 8 condos , envisioned as a tranquil, nature-infused sanctuary in the heart of the vibrant city. The building's defining feature is its innovative façade, designed as a living vertical garden that brings the serenity of a private garden to every residence. This exclusive collection consists of meticulously designed one-bedroom apartments , all featuring luxury finishes and functional layouts. Each unit is delivered equipped with mini-splits , an integral kitchen, and more, with an optional furniture package available. The development's amenities are crafted for relaxation and entertainment, highlighted by a spectacular rooftop infinity pool and sunset bar , offering breathtaking views.

The strategic value of Punta Playa lies in its unique combination of prime location , just minutes from 5th Avenue and the Caribbean Sea , and its exclusive amenities. The vertical garden façade not only provides a tranquil oasis but also serves as a sustainable bioclimatic solution, naturally regulating temperature and improving air quality. The rooftop infinity pool and sunset bar offer a luxurious entertainment space with breathtaking Caribbean views. With its prime location and exclusive amenities , Punta Playa presents a strategic investment opportunity, positioned for long-term value. Since developer financing is not available, investors should explore alternative financing options to capitalize on this unique opportunity.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$185,997 - $213,350 USD
CITY
N/A
Playa del Carmen
REGION
El Pedregal
BEDROOMS
1
TYPES
Condo
SURFACE
80.66
-
105
m2
UNITS
5
Units Available
AI RATING
Opportunistic
SALES VELOCITY
38
%
FINANCING PLANS
N/A
Available
DEVELOPER
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 ▼
80.66 - 104.64
1
5 left
~$192,602
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$203,93193.63ViewImg 1 Img 2 Img 3 Img 4 Img 5
102Available$220,926104.64ViewImg 1 Img 2 Img 3 Img 4 Img 5
201Available$203,93183.27ViewImg 1 Img 2 Img 3 Img 4 Img 5
202SoldN/A80.66ViewImg 1 Img 2 Img 3 Img 4 Img 5
301Available$203,93183.27ViewImg 1 Img 2 Img 3 Img 4 Img 5
302Available$192,60280.66ViewImg 1 Img 2 Img 3 Img 4 Img 5
401SoldN/A83.27ViewImg 1 Img 2 Img 3 Img 4 Img 5
402SoldN/A80.66ViewImg 1 Img 2 Img 3 Img 4 Img 5
Explore Financing Plans
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 amenities like a rooftop, infinity-style pool, and sunset bar, which suggest a moderate to high level of luxury and maintenance cost. However, the relatively small number of units (8) helps to keep the fee lower compared to larger developments. The provided amenities, such as private gardens, laundry area, and equipped units, also indicate a certain level of service quality expected by residents, contributing to the estimated range.

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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Punta Playa is a masterful blend of sophisticated design and inviting ambiance, where the interplay of warm artificial lighting and soft natural illumination creates a luxurious and tranquil atmosphere, perfect for discerning individuals seeking a private, high-end living experience. The impeccable styling, characterized by a cohesive color palette, high-end furnishings, and rich textures of wood ceilings, stone walls, and natural fiber furnishings, adds depth and visual interest to the space, while the strong, symmetrical composition and effective use of one-point perspective draws the eye effortlessly through the open-plan living areas and out towards the breathtaking views beyond.

  • 🏠 Secluded Luxury: Experience the epitome of refinement in Punta Playa's meticulously designed living spaces, where concrete, stone, and wood come together to create a sense of warmth and sophistication.
  • 🌴 Rooftop Oasis: The rooftop infinity pool and sunset bar offer a tranquil escape, with breathtaking Caribbean views and luxurious entertainment space, perfect for relaxing under the warm sun or hosting exclusive gatherings.
  • 🌿 Vertical Serenity: The unique vertical garden façade provides a natural oasis in the heart of Playa del Carmen, bringing a sense of calm and serenity to the property, while also showcasing the perfect blend of natural beauty and modern design.
  • 🔥 Culinary Delight: The equipped units, complete with fitted kitchens, electric stovetops, and refrigerators, offer the perfect space for culinary exploration, while the optional furniture package ensures a seamless blend of style and functionality.
  • 🛋️ Private Retreat: The private garden and pool in select units provide the ultimate private retreat, perfect for those seeking a secluded and luxurious living experience, with the added convenience of laundry areas, parking, and sundeck.
  • 🍹 Sunset Entertainment: The sunset bar and lounge area offer the perfect space for socializing and entertaining, with breathtaking views of the Caribbean Sea and a unique atmosphere that blends sophistication and relaxation.
Wellness & Recreation
  • 🌿 Vertical Garden: A tranquil oasis in the heart of Playa del Carmen, promoting relaxation and well-being.
  • 🏊‍♀️ Infinity Pool: Unwind and enjoy breathtaking Caribbean views from the rooftop infinity pool.
  • 🌴 Private Garden: Serene outdoor spaces for residents to unwind and connect with nature.
  • 🛀 Sundeck: A private area to soak up the sun and enjoy the surroundings.
Social & Entertainment
  • 🍹 Sunset Bar: A luxurious rooftop entertainment space with breathtaking views, perfect for hosting and socializing.
  • 🛋️ Lounge Area: A sophisticated space for relaxation and entertainment, complete with comfortable seating and amenities.
Services & Comfort
  • 🚪 Parking and Security: Includes secure parking, 24/7 security, and other essential services for convenience and peace of mind.
  • 🍳 Fitted Kitchen: Equipped units with modern appliances, including electric stovetop and refrigerator, for effortless living.
  • 🛍️ Optional Furniture Package: A convenient option for residents to furnish their units with style and ease.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Punta Playa is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌴 Unique Lifestyle Amenity: The property features a fully-integrated rooftop social hub, including an infinity-style pool and sunset bar, designed to maximize rental performance and guest experience.
  • 🏨 Premium Unit Differentiation: Select units offer private pools, a key differentiator in the premium rental segment, targeting a higher-spending demographic and providing a competitive edge.
  • 📈 Strategic Market Positioning: Playa del Carmen benefits from massive state-led investment in regional infrastructure and urban development, creating a strong foundation for long-term value appreciation.
  • 🚣 Resilient Tourism Driver: The cruise sector provides a strong underlying tourism driver, with national passenger arrivals increasing by a robust rate, directly benefiting coastal hubs like Playa del Carmen.
  • 📊 Turnkey Investment Opportunity: The property offers fully equipped units with an optional furniture package, reducing friction for foreign buyers and providing a hassle-free investment experience.
Read the Full Data-Driven Analyst Report
The investment rationale for Punta Playa is predicated on a strategic acquisition within a market facing systemic stress. While national hotel occupancy has declined by 1.5% year-to-date, this asset is engineered to capture a disproportionate share of high-value rental demand through its fully-integrated rooftop social hub, featuring an infinity-style pool and sunset bar. In a market poised for an oversupply of commoditized inventory, this non-replicable amenity package provides a clear path to outperform the market median on both occupancy and average daily rate, representing a rare opportunity for sophisticated, long-term cash buyers to acquire a performance-oriented asset at a significant discount to its potential future value.

💎 Competitive Advantages (Alpha)

The asset's ability to generate outsized returns is rooted in a specific set of non-replicable features designed to command premium rental rates and attract high-value tenants, insulating it from the commoditized segment of the market. These drivers are critical in a landscape where asset quality is the primary defense against systemic supply risk.

  • Integrated Rooftop Social Hub: The anchor of the investment is a fully integrated rooftop amenity suite, including an infinity pool and sunset bar. This creates a high-value, centralized social experience engineered to maximize guest satisfaction and justify premium average daily rates (ADRs) against competitors lacking such a comprehensive offering.
  • Premium Unit Differentiation: The inclusion of private pools in select units serves as a key differentiator in the premium rental segment. This feature directly targets a higher-spending demographic and provides a competitive moat against the influx of standard, undifferentiated inventory.
  • Turnkey Investment Proposition: By offering fully equipped units with an optional furniture package, the asset significantly reduces friction for foreign buyers. This is particularly crucial for the primary U.S. investor base, which faces a domestic economic outlook where the forward-looking Expectations Index signals a high probability of recession, making turnkey, hassle-free investments more appealing.
  • Comprehensive On-Site Services: The provision of essential services, including dedicated parking and laundry areas, enhances the asset's appeal for both long-stay and short-term rentals, broadening the potential tenant base and supporting higher year-round occupancy.


🛡️ Foundational Market Strengths (Beta)

Despite clear macroeconomic headwinds and a challenged national tourism sector, Playa del Carmen benefits from targeted, state-sponsored initiatives that provide a layer of fundamental stability. These factors create a floor for long-term value, even as near-term volatility persists.

  • State-Sponsored Infrastructure and Urban Development: The region is the beneficiary of massive state-led investment, including the Tren Maya project and significant urban renewal. A prime example is the recent regularization of 1,693 lots in Playa del Carmen's Colonia Luis Donaldo Colosio, which provides legal certainty and unlocks development potential.
  • Market Formalization and Professionalization: A proactive government initiative is underway to formalize the real estate market. This is evidenced by the matriculation of 2,144 real estate advisors in the state, ranking it first nationally and signaling a move towards a more transparent and regulated investment environment.
  • Increased Legal Certainty for Investment: Extensive land regularization programs are enhancing legal security for property owners. This government focus on providing property certainty to thousands of families directly reduces a historical barrier to foreign investment and improves long-term confidence.
  • Resilient Cruise Sector Tourism: While air arrivals show weakness, the cruise sector provides a strong underlying tourism driver. National cruise passenger arrivals have increased by a robust +8.9% year-to-date, directly benefiting coastal hubs like Playa del Carmen and providing a consistent source of visitor demand.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A potential housing supply bubble, driven by ambitious development targets that conflict with quantitative data showing a nationwide decline in hotel occupancy (-1.5% YTD), which could lead to downward pressure on rental yields for non-differentiated assets.
  • 🔴 Inventory Exposure: The asset's 1-bedroom inventory is the most common typology in the market, exposing it directly to heightened competition from new supply. This unit type's viability is therefore entirely dependent on the project's ability to leverage its superior amenity package to justify premium rental rates and achieve above-market occupancy, insulating it from the commoditized segment of the market.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a market dynamic where asset quality is the primary mitigant to systemic supply risk. While the 1-bedroom inventory faces significant competition, Punta Playa's robust, integrated lifestyle amenity package provides a tangible defense, positioning the asset to compete in the upper quartile of the rental market rather than on price alone. .
  • 🟢 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 required investor profile is specific and non-negotiable: a yield-focused, well-capitalized cash buyer with a medium-to-long-term horizon. This individual must possess a high tolerance for macro volatility, specifically the risk of a U.S. recession signaled by the persistently low Consumer Expectations Index, which could dampen demand from the primary American buyer market. The candidate understands the local supply risk, evidenced by ambitious development targets conflicting with a -1.5% YTD decline in national hotel occupancy, and therefore prioritizes demonstrable rental-performance drivers over seeking discounts in a commoditized market. This is a foreign investor seeking a turnkey, professionally managed asset capable of generating Alpha in a deeply competitive environment.
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: $192,602 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$6,356
  • Notary & Admin Fees: ~$4,505

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$13,061 USD
Approx. 6.8% 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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Punta Playa, nestled in the heart of Playa del Carmen, embodies the essence of secluded luxury, where discerning individuals can indulge in a private, high-end living experience amidst vibrant local culture and stunning natural beauty. This exclusive Caribbean retreat is strategically positioned to offer residents a unique blend of tranquility and accessibility, with its breathtaking vertical garden façade and rooftop infinity pool providing an unparalleled oasis in a bustling tourist area. The development's prime location, just minutes from 5th Avenue and the Caribbean Sea, ensures that residents can effortlessly balance seclusion with accessibility to local amenities and attractions, making it an ideal choice for those seeking a luxurious and secluded lifestyle.

The Doorstep Experience

The immediate surroundings of Punta Playa are a testament to the area's evolving culinary scene and commitment to wellness, with a variety of local bakeries, delis, and health-focused establishments within a short walking distance. This proximity not only enhances the daily living experience but also contributes to the overall sense of community and convenience, aligning perfectly with the desires of discerning individuals seeking a high-end lifestyle.
  • 🍞 Carlota Home Bakery - Just a 5-minute walk away, this bakery offers freshly baked goods, perfect for a quick breakfast or snack, highlighting the area's emphasis on local, artisanal produce.
  • 🥐 Dharma Deli - Also within a 5-minute walking distance, Dharma Deli provides a convenient spot for residents to grab a meal or coffee, underscoring the development's integration with the local community.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood of Punta Playa unfolds to reveal a tapestry of fitness, leisure, and natural beauty, all accessible within a short drive. This strategic positioning ensures that residents can easily pursue their interests, whether that involves staying active, exploring local attractions, or simply enjoying the serene Caribbean landscapes. The area's diverse offerings cater to a wide range of preferences, further enhancing the appeal of this exclusive Caribbean retreat.
  • 🏋️‍♀️ Evolve Gym Constituyentes - For those prioritizing fitness, Evolve Gym is just a 2-minute drive away, offering state-of-the-art facilities and classes, aligning with the lifestyle aspirations of Punta Playa's residents.
  • 🌊 Encanto Beach - An 8-minute drive leads to Encanto Beach, a stunning stretch of coastline perfect for relaxation, water sports, or simply taking in the breathtaking views of the Caribbean Sea.
  • 🏋️ IRON GYM - Another fitness option, IRON GYM, is located just a 3-minute drive from the property, further emphasizing the area's commitment to health and wellness.
  • 🌴 Cenote xca-ha - For nature lovers, a 9-minute drive to Cenote xca-ha offers an opportunity to explore one of the region's beautiful natural cenotes, a unique aspect of the local landscape.
  • 🏖️ Playa coco beach - Playa coco beach, accessible within an 8-minute drive, presents another chance to experience the Caribbean's pristine beaches and possibly engage in water activities or leisurely walks along the shore.
  • 💆‍♀️ MÍA SPA, MASSAGE - For those seeking relaxation and rejuvenation, MÍA SPA, MASSAGE is just an 8-minute drive away, offering a range of spa treatments and massages tailored to individual needs.
  • 🏋️‍♂️ Evolve - Another location of Evolve, this gym is a 7-minute drive from Punta Playa, reinforcing the area's reputation for providing convenient access to fitness and wellness facilities.
  • 🌳 Xca-Ha Park - Xca-Ha Park, reachable within a 9-minute drive, is a scenic area that invites exploration and connection with nature, rounding out the diverse lifestyle opportunities available to residents of Punta Playa.
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Image of a Rooftop Bar, featuring Rooftop Pool and Outdoor Entertaining Space.Image of a Private Pool, featuring Wooden Sundeck and Covered Terrace.Image of a Contemporary Architecture, featuring Lush Vertical Gardens and Private Planted Balconies.

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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