Residencia

Image of a Modern Bathroom, featuring Wood Paneling and Slate Tile Walls.
Image of a Living Area, featuring Wood Paneling and Hardwood Ceiling.
Image of a Custom Woodwork, featuring Hardwood Floors and Bedroom.
Image of a Spa-like Bathroom, featuring Custom Woodwork and Wood Paneling.
Image of a Gourmet Kitchenette, featuring Custom Wood Cabinetry and Stainless Steel Appliances.
Image of a Wood Paneled Walls, featuring Hardwood Floors and Living Area.
Image of a Modern Kitchen, featuring Wood Grain Cabinetry and Granite Countertops.
Image of a Bedroom, featuring Custom Woodwork and Rich Wood Paneling.
Image of a Bedroom with Ocean View, featuring Wood-Paneled Interior and Hardwood Floors.
Image of a Walk-in Shower, featuring Slate Tile Walls and Brass Fixtures.
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Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Residencia is a contemporary architectural project consisting of a single tower with 88 units , ranging from studios to spacious penthouses, all designed with a sophisticated, art-centric theme. Located on Calle 38 between the iconic 5th Avenue and the beautiful Shangrila Beach, the development offers an unparalleled location that puts residents at the center of the city's best dining, shopping, and entertainment, all within a short walk. Available property types include Condo , Penthouse , and Studio , ensuring a diverse range of options for both lifestyle buyers and savvy investors.

The strategic value of Residencia lies in its prime location, unique features, and extensive luxury services. With over 10 high-end amenities designed for comfort and leisure, including a rooftop garden, swimming pool, jacuzzi,! and a Sky Bar, residents can enjoy a premium lifestyle. The development's proximity to 5th Avenue and the Caribbean Sea provides unparalleled access to luxury amenities, dining, and entertainment. Additionally, the availability of professional hotel management services simplifies ownership for those looking to generate rental income, making Residencia an attractive option for individuals seeking a hassle-free vacation home or a profitable real estate investment. With developer financing available, investors can take advantage of attractive financing options, enhancing the investment viability of this unique opportunity.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
Starting from $195,000
CITY
N/A
Playa del Carmen
REGION
Centro
BEDROOMS
0
1
2
TYPES
Condo
Penthouse
Studio
SURFACE
30.65
-
170
m2
UNITS
19
Units Available
AI RATING
Opportunistic
SALES VELOCITY
77
%
FINANCING PLANS
N/A
Available
DEVELOPER
DELIVERY DATE
Ready to move in
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom 1 Bedroom ▼
37.05 - 50.84
1
5 left
~$195,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
213Available$227,04050.84
214SoldN/A42.04
215SoldN/A42.00
306Available$3,600,00039.95
307SoldN/A39.55
312SoldN/A50.84
313SoldN/A42.04
314Available$195,00042.04
406Available$235,00039.95
410SoldN/A37.05
412SoldN/A50.84
506SoldN/A39.95
507Available$215,00039.55
512SoldN/A50.84
1-Bedroom Condo ▼
45.84 - 48.98
1
1 left
~$199,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1SoldN/A45.84
2SoldN/A48.96
3SoldN/A48.96
4SoldN/A48.97
5Available$199,00048.98
2-Bedroom 2 Bedrooms ▼
64.96 - 103.10
2
3 left
~$326,177
UnitStatusPrice (USD)Size (m²)Floor PlanImages
209SoldN/A68.25
212SoldN/A72.41
216SoldN/A102.52
217SoldN/A100.19
301Available$326,17766.80
303SoldN/A64.96
304SoldN/A66.14
305SoldN/A66.11
308SoldN/A67.71
311SoldN/A72.44
315SoldN/A103.10
316SoldN/A100.19
401Available$329,00066.80
403Available$329,00064.96
404SoldN/A66.14
405SoldN/A66.11
408SoldN/A67.71
411SoldN/A72.44
415SoldN/A102.52
416SoldN/A100.19
3 ▼
45.59 - 48.69
1
3 left
~$209,088
UnitStatusPrice (USD)Size (m²)Floor PlanImages
102Available$209,08848.67
104Available$225,00048.67
106Available$225,00048.69
201SoldN/A45.59
4 ▼
39.50 - 42.00
1
1 left
~$209,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
108SoldN/A39.51
115Available$209,00042.00
207SoldN/A40.00
208SoldN/A39.50
5 ▼
48.67 - 53.62
1
4 left
~$220,926
UnitStatusPrice (USD)Size (m²)Floor PlanImages
109SoldN/A50.65
110SoldN/A52.90
112SoldN/A53.62
113Available$230,00050.84
202SoldN/A48.72
203Available$223,00048.67
204Available$220,92648.67
205Available$225,00048.69
206SoldN/A48.98
8 ▼
66.11 - 129.80
2
1 left
~$369,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
501SoldN/A129.80
503SoldN/A127.69
504SoldN/A128.80
505SoldN/A66.11
508SoldN/A67.71
511Available$369,00072.44
9 ▼
100.19 - 170.04
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
116SoldN/A102.52
117SoldN/A100.19
515SoldN/A103.10
516SoldN/A170.04
Studio ▼
30.65 - 42.20
0
1 left
~$220,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
210SoldN/A35.56
211SoldN/AN/A
302SoldN/A30.65
309SoldN/A35.56
310SoldN/A37.05
402SoldN/A30.65
407SoldN/A39.55
409SoldN/A35.56
413SoldN/A42.04
414SoldN/A42.00
502SoldN/A30.65
509Available$220,00035.56
510SoldN/A37.05
513SoldN/A42.20
514SoldN/A42.04
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Financiamiento Directo———Direct financing is mentioned as an option, but no specific terms, percentages, or discounts are provided in the document.
Pre-Approved Mortgage Credits———The developer accepts pre-approved mortgage credits from financial institutions.
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:

$350 - $550 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of high-maintenance amenities like 24/7 security, elevators, a rooftop garden with ocean view, swimming pool, Jacuzzi, and a gym. Additionally, the provision of luxury services and hotel management suggests a higher level of service quality, contributing to higher costs. However, the moderate number of total units (88) helps to distribute these costs, preventing the estimate from being excessively high. The price range starting from $195,000 also indicates a certain level of luxury, supporting 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
Availability Map
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Image of a Luxury Condominiums, featuring Modern Residences and Elegant Branding.
A high-quality image of the property.
Image of a Condominiums, featuring Modern Design and Minimalist Style.
Image of a Modern Bathroom, featuring Wood Paneling and Slate Tile Walls.
Image of a Event Space, featuring Private Hangar and Unique Showroom.
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Residencia embodies the essence of luxurious living, where every detail, from the sophisticated branding to the meticulously designed interior spaces, exudes a sense of modern sophistication and warmth. The blend of clean lines, minimalist forms, and a refined color palette, along with the extensive use of wood and dramatic lighting, creates a cozy, upscale atmosphere that is both inviting and stylish.

  • 🏠 Private Sanctuary: Retreat to your fully furnished, move-in ready unit, where contemporary art aesthetic and luxurious finishes create the perfect blend of style and comfort.
  • 🌊 Oceanic Oasis: Step into the rooftop garden, swimming pool, or jacuzzi, and let the breathtaking ocean views and warm Caribbean breeze envelop you in serenity.
  • 🍹 Sunset Cocktails: Gather at the Sky Bar, where the blend of luxury, art, and stunning vistas creates the perfect setting for sophisticated evenings and unforgettable moments.
  • 🏋️‍♀️ Wellness Retreat: Find your balance in the private, residents-only gym, or unwind in the solarium with private beds, where wellness and relaxation are always within reach.
  • 🎨 Cultural Enrichment: Explore the Residencia Art Project in the Art Gallery, where the intersection of art, design, and community fosters a unique and enriching lifestyle experience.
  • 📊 Productivity Hub: Stay focused and productive in the working center, equipped with everything you need to succeed, all while enjoying the tranquility and inspiration of your surroundings.
Wellness & Recreation
  • 🏋️‍♀️ Gym: Maintain your wellness routine in a private, residents-only gym.
  • 🌊 Swimming Pool: Enjoy ocean views while swimming or relaxing by the pool.
  • 🛀 Jacuzzi: Unwind with hydromassage in a jacuzzi overlooking the ocean.
  • 🌴 Solarium: Relax on private beds with ocean views.
Social & Entertainment
  • 🍹 Sky Bar: Socialize and enjoy drinks with ocean views at the rooftop bar.
  • 🎨 Art Gallery: Appreciate contemporary art at the Residencia Art Project gallery.
  • 🛋️ Deck and Sundeck: Host gatherings or relax with friends and family on the deck and sundeck.
Services & Comfort
  • 🚪 Parking and Security: Includes underground parking and 24/7 security for peace of mind.
  • 📊 Working Center: Stay productive with a dedicated coworking space.
  • 📱 Wi-Fi and Concierge: Enjoy high-speed Wi-Fi and full concierge support for effortless living.
  • 🏨 Hotel Management: Experience hassle-free ownership with professional hotel management services.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Residencia is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌴 Premium Amenities: The property features a comprehensive suite of professionally managed, ocean-view amenities, including a rooftop pool, jacuzzi, and sky bar, providing a tangible, top-tier product differentiation in a competitive market.
  • 📈 Strategic Market Positioning: Residencia is positioned as a 'flight-to-quality' asset, capturing a discerning segment of the rental market with its premium amenity package and integrated hotel management, thereby sustaining higher occupancy and rental rates than the market average.
  • 🚂 Infrastructure Advantages: The area benefits from massive state-led investment in regional infrastructure, including the Tren Maya project, enhancing long-term connectivity and accessibility, and underpinning future demand growth for the entire region.
  • 📊 Government Support: Proactive government initiatives to formalize the real estate sector, evidenced by the matriculation of real estate advisors and updates to Urban Development Plans, increase market transparency and investor security, providing a stabilizing foundation for well-positioned assets.
  • 🚣 Durable Tourism Demand: The national cruise sector continues to exhibit robust expansion, providing a consistent and growing source of tourism demand for coastal hubs like Playa del Carmen, buffering against potential declines in air travel and supporting the property's long-term rental income potential.
  • 🏙️ Urban Growth and Stability: Large-scale land tenure regularization programs stabilize surrounding neighborhoods, signaling a commitment to orderly urban growth, reducing peripheral risk, and enhancing the value of core-located assets like Residencia.
Read the Full Data-Driven Analyst Report
In a market confronting a potential supply-driven downturn, evidenced by a -1.5% year-to-date decline in national hotel occupancy , Residencia is positioned as a 'flight-to-quality' asset. Its comprehensive suite of professionally managed, ocean-view amenities and integrated hotel services provides tangible product differentiation designed to capture a discerning rental segment. This strategy aims to sustain higher occupancy and rental rates than the market average, directly mitigating the primary risk of new inventory dilution from ambitious regional development.

💎 Competitive Advantages (Alpha)

The investment's viability is predicated on asset-specific attributes that generate outperformance independent of broader market trends. With 78% of total inventory sold , the project has demonstrated market resonance for its premium offering. These alpha drivers are designed to secure a defensible position in a competitive rental landscape.

  • Integrated Hotel Management & Luxury Services: The offering of a turn-key, professionally managed investment structure is a critical differentiator. It optimizes rental income and eliminates operational burdens for the owner, appealing directly to yield-focused investors seeking passive returns in a complex market.
  • Concentrated High-Value Amenities: The project features a suite of structurally unique, ocean-view amenities, including a roof garden, swimming pool, and jacuzzi. These are difficult and costly for competitors to replicate, creating a durable competitive moat that justifies premium rental pricing.
  • Targeted Digital Nomad Infrastructure: The inclusion of a dedicated 'Working center' directly addresses the high-growth, long-stay digital nomad demographic, a segment less sensitive to short-term tourism fluctuations and which seeks precisely this blend of lifestyle and productivity infrastructure.
  • Distinct Lifestyle Branding: The 'Art Gallery by: Residencia Art Project' serves as a unique branding element. It cultivates a specific lifestyle identity beyond standard condominium offerings, enhancing the property's appeal and creating a sense of community that can drive higher resident retention and command premium rates.


🛡️ Foundational Market Strengths (Beta)

Despite significant near-term headwinds, including a potential U.S. recession, the long-term value proposition is supported by substantial, state-level investment and market formalization initiatives. These actions provide a stabilizing foundation for well-positioned assets.

  • Strategic Infrastructure Investment: Massive state-led capital deployment into regional infrastructure, most notably the Tren Maya project, is set to fundamentally enhance long-term connectivity and accessibility, underpinning future demand growth for the entire region.
  • Real Estate Sector Formalization: Proactive government initiatives are increasing market transparency and investor security. This is evidenced by the matriculation of 2,144 real estate advisors in the state, ranking it first nationally, and the systematic updating of Urban Development Plans for Playa del Carmen.
  • Durable Tourism Demand Drivers: The national cruise sector continues to exhibit robust expansion, with passenger arrivals increasing by +8.9% year-to-date . This provides a consistent and growing source of tourism demand for coastal hubs like Playa del Carmen, buffering against potential declines in air travel.
  • Urban Growth and Neighborhood Stabilization: Large-scale land tenure regularization programs, such as the recent formalization of 1,693 lots in Colonia Luis Donaldo Colosio, stabilize surrounding neighborhoods. This signals a commitment to orderly urban growth, reducing peripheral risk and enhancing the value of core located assets.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A potential housing supply bubble, evidenced by ambitious regional development targets (43,600+ INFONAVIT homes) conflicting with declining national hotel occupancy data (-1.5% YTD), which could lead to increased competition and downward pressure on rental yields for undifferentiated assets.
  • 🔴 Inventory Exposure: The asset's inventory is strategically positioned against market risk. The complete sell-out of premium penthouse units validates the project's high-end market positioning and absorption capacity. The remaining 1-bedroom and studio units, while competing in a crowded segment, are de-risked by the project's superior amenity package and hotel services, enabling them to command premium rates. The limited number of 2-bedroom units caters to a niche family/group segment, facing less direct competition.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a market where asset quality is the primary determinant of success. While the broader market faces supply headwinds, this asset's proven absorption of its highest-tier units (penthouses) and its premium, professionally managed amenity stack provide a clear strategy to outperform market averages, capturing the flight-to-quality demand segment. .
  • 🟢 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 is a well-capitalized, strategic, and yield-focused buyer with a multi-year investment horizon. This profile must possess a high tolerance for macroeconomic volatility, particularly the risk of a U.S. recession signaled by the persistently low Consumer Expectations Index. Given Mexico's high policy rate of 11.25% , this investor is likely a cash buyer or has access to non-local financing. The thesis requires an understanding that in a maturing market facing oversupply, outperformance will be generated by asset-level alpha drivers—not market beta. The ideal party values turn-key, professionally managed properties with demonstrable, non-replicable features capable of insulating the investment from broader market supply pressures.
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: $195,000 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$6,435
  • Notary & Admin Fees: ~$4,561

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$13,196 USD
Approx. 6.8% of value
5-Year Outlook Investment Calculator

5-Year Outlook Calculator

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At the heart of Playa del Carmen, Residencia embodies the essence of a vibrant lifestyle investment, where discerning individuals and savvy investors can elevate their lifestyle and investment portfolio. This premier tropical destination offers a unique blend of luxurious living, vibrant cultural experiences, and potential rental income, all nestled in a prime location on Calle 38, steps from 5th Avenue and the Caribbean Sea. The surrounding area is a testament to the property's strategic positioning, with a plethora of luxury amenities, dining, and entertainment options at its doorstep.

The Doorstep Experience

The immediate walkable area around Residencia is a haven for those seeking convenience, luxury, and a dash of local culture. Every aspect of daily life is catered for, from gourmet dining to everyday essentials, all within a short stroll. This curated neighborhood is designed to enhance the lifestyle of its residents, providing unparalleled access to the best of Playa del Carmen.
  • 🛍️ BIO-Natural Suc. 5ta. Avenida - For the health-conscious resident, this supermarket is a 3-minute walk away, offering a wide range of organic and natural products to cater to discerning tastes.
  • 🍴 Chez Céline - Just a 4-minute walk from Residencia, this restaurant embodies the vibrant culinary scene of Playa del Carmen, offering residents a sophisticated dining experience that blends local flavors with international flair.
  • 🍞 FRANCESCA the Italian Bakery - A 5-minute stroll leads to this charming bakery, where the aroma of freshly baked Italian goods wafts through the air, inviting residents to indulge in a culinary delight that feels like a taste of home.
  • 🍕 Pizza Italia - For a casual evening out, this pizza place is just a 4-minute walk away, serving up authentic Italian pizzas that are sure to satisfy any craving for a delicious, hassle-free meal.
  • 🍫 Ah Cacao Chocolate Café - Residents with a sweet tooth will adore this café, located just a 5-minute walk from Residencia, where rich, decadent chocolates and refreshing beverages come together in a sensory experience that's hard to resist.


Neighborhood Highlights

Beyond the immediate doorstep of Residencia, the neighborhood unfolds with a tapestry of experiences designed to enhance the lifestyle of its residents. From serene beaches to vibrant entertainment spots, every aspect of this tropical paradise is carefully curated to provide a unique blend of relaxation, adventure, and cultural enrichment.
  • 🏖️ Encanto Beach - A mere 2-minute drive away, this beach is a serene escape where residents can bask in the sun, enjoy water sports, or simply unwind in a picturesque setting that embodies the essence of a tropical getaway.
  • 🧖 MÍA SPA, MASSAGE - For those seeking relaxation and rejuvenation, this spa is a 6-minute drive from Residencia, offering a range of treatments and therapies designed to soothe the mind, body, and soul.
  • 🏋️ Evolve - Fitness enthusiasts will appreciate this gym, located just a 5-minute drive away, where state-of-the-art equipment and professional trainers come together to help residents achieve their wellness goals.
  • 💆 Veronicas Massage Gold - Another haven for wellness, this massage spa is a 6-minute drive from Residencia, offering bespoke massage therapies tailored to the individual needs of each resident, ensuring a deeply relaxing and rejuvenating experience.
  • 🌴 Playa coco beach - Residents can enjoy the sun, sand, and sea at this beautiful beach, just a 4-minute drive away, making it an ideal spot for a day out or a romantic evening stroll under the stars.
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Image of a Wood Paneled Bedroom, featuring Hardwood Floors and Vaulted Wood Ceiling.Image of a Condominiums, featuring Modern Design and Minimalist Style.Image of a Wood Paneling, featuring Ocean View and Wood Ceilings.

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.
VIEW ANALYSIS

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