Spirit 1990

View of Modern Interior Design at Spirit 1990, showcasing Dining Room, Wood Slat Wall.
Image of Swimming Pool at Spirit 1990, featuring Modern Bedroom, Natural Light.
Image of Swimming Pool at Spirit 1990, featuring Studio Apartment, Modern Bedroom.
Image of Ocean View at Spirit 1990, featuring Luxury Bedroom, Ocean View Suite.
Image of Swimming Pool at Spirit 1990, featuring Modern Architecture, Condo Exterior.
Image of Rooftop Terrace at Spirit 1990, featuring Modern Architecture, Building Exterior.
No items found.
Image of Ocean View at Spirit 1990, featuring Living Room, Dining Area.View of Modern Living Room at Spirit 1990, showcasing Japandi Style, Minimalist Interior.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Spirit 1990 is a boutique condo development, offering a unique blend of modern ethno design and luxurious living. Located in the burgeoning Esmeralda zone of Playa del Carmen, this project consists of 17 exclusive condos across 5 levels , providing investors with a range of options, including Condo and Studio units. Developed by VanaTan , a company with extensive experience in the tourism, hotel, and development sectors, Spirit 1990 is poised to deliver a sophisticated and chic lifestyle, combined with significant potential for capital gains.

The strategic value of Spirit 1990 lies in its prime location, just minutes from 5th Avenue and the beach, as well as its unique design philosophy, which harmonizes eco-chic and modern European touches with premium natural materials and imported finishes. The development's rooftop infinity pool , terrace bar , and solarium offer residents a truly exclusive experience, while its proximity to the region's best attractions, including cenotes and archaeological zones , makes it an ideal investment opportunity. With VanaTan 's deep expertise in vacation rentals, investors can trust that their property will be well-managed and maintained, ensuring a strong potential for long-term value.

Attractive financing options are available for Spirit 1990 , making it an even more compelling investment opportunity. With its unique design, prime location, and potential for significant capital gains, Spirit 1990 is an ideal choice for discerning individuals seeking a sophisticated coastal retreat and savvy investors looking for a smart investment opportunity.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$147,865 - $372,879 USD
CITY
N/A
Playa del Carmen
REGION
Colosio
BEDROOMS
0
1
2
TYPES
Condo
Studio
SURFACE
3.07
-
90
m2
UNITS
6
Units Available
AI RATING
Strategic
SALES VELOCITY
76
%
FINANCING PLANS
N/A
Available
DEVELOPER
VanaTan
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 ▼
4.27 - 55.00
1
2 left
~$186,937
UnitStatusPrice (USD)Size (m²)Floor PlanImages
11SoldN/A4.27ViewImg 1 Img 2 Img 3 Img 4 Img 5
14SoldN/A46.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
21SoldN/A46.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
24SoldN/A46.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
31SoldN/A46.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
33SoldN/A46.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
41SoldN/A55.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
43SoldN/A52.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
51SoldN/A55.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
52Available$186,93744.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
64Available$193,16847.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Condo ▼
66.00 - 90.00
2
3 left
~$270,195
UnitStatusPrice (USD)Size (m²)Floor PlanImages
11 & 12SoldN/A79.00ViewImg 1 Img 2 Img 3
13 & 14SoldN/A79.00ViewImg 1 Img 2
21 & 22SoldN/A79.00ViewImg 1 Img 2 Img 3
23 & 24SoldN/A79.00ViewImg 1 Img 2
32SoldN/A66.00ViewImg 1 Img 2
42Available$270,19567.00ViewImg 1 Img 2 Img 3
53SoldN/A79.00ViewImg 1 Img 2
61/62Available$390,32590.00ViewImg 1 Img 2 Img 3
61/62 Lock offAvailable$390,32590.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
Studio ▼
3.07 - 34.00
0
1 left
~$165,128
UnitStatusPrice (USD)Size (m²)Floor PlanImages
12SoldN/A3.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
13SoldN/A33.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
22SoldN/A33.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
23SoldN/A33.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
63Available$165,12834.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Standard 40/6040.0%—60.0%Standard payment plan with 40% at signing and 60% on delivery. This plan is listed under the 'Sin descuento' (Without discount) column.
Construction Financing 30/50/2030.0%50.0%20.0%Payment plan offering a 5% discount. The structure is 30% at signing, 50% during construction, and 20% on delivery.
50/50 Plan50.0%—50.0%Payment plan with 50% at signing and 50% on delivery. The document does not explicitly associate a discount with this plan.
Upfront 90/1090.0%—10.0%Payment plan offering an 8% discount. The structure is 90% at signing and 10% on delivery.
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 - $600 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a rooftop terrace, swimming pool, concierge, and beach access, which suggest a moderate to high level of luxury and service. The relatively small number of units (17) means that the cost per unit will be higher. However, the absence of extremely high-maintenance amenities like a gym or staffed beach club helps to keep the estimate from being too high. The price range of $147,865 to $372,879 USD also indicates a level of quality and service that would require a notable but not excessively high monthly HOA fee.

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 Rooftop Terrace at Spirit 1990, featuring Rooftop Terrace, Outdoor Living Space.
Image of Swimming Pool at Spirit 1990, featuring Rooftop Terrace, Luxury Lounge.
Image of Swimming Pool at Spirit 1990, featuring Rooftop Pool, Luxury Amenities.
Image of Swimming Pool at Spirit 1990, featuring Rooftop Pool, Ocean View.
Image of Lounge at Spirit 1990, featuring Modern Lounge, Designer Furniture.
Image of Lobby at Spirit 1990, featuring Modern Lobby, Building Entrance.
Image of Swimming Pool at Spirit 1990, featuring Rooftop Pool, Luxury Apartments.
Image of Lounge at Spirit 1990, featuring Modern Lounge, Outdoor Seating.
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The essence of Spirit 1990 is distilled in its meticulously crafted spaces, where the boundaries between modern luxury and coastal serenity blur, creating a sophisticated retreat that redefines the art of living. Every element, from the sleek lines of the architecture to the carefully selected materials, is designed to evoke a sense of refined elegance and connection to the natural world.

  • 🏖️ Oceanic Oasis: Wake up to breathtaking ocean views, where the horizon stretches out before you, inviting a new day of possibilities and relaxation.
  • 🔥 Culinary Delights: The grill area becomes your outdoor kitchen, perfect for crafting memorable meals under the stars, with the sound of the waves gently accompanying your dining experience.
  • 🌊 Aquatic Bliss: Dive into the crystal-clear waters of the swimming pool, or simply lounge by its side, soaking up the sun and the tranquility that pervades every corner of Spirit 1990.
  • 🏞️ Beachside Escapes: With direct beach access, the allure of the ocean is always within reach, offering a constant reminder of the unique lifestyle that Spirit 1990 embodies.
  • 🛋️ Luxurious Comfort: The lobby, with its concierge service, sets the tone for a sophisticated and hassle-free living experience, where every need is anticipated and met with grace and efficiency.
  • 🌃 Rooftop Retreat: As day turns into night, the rooftop terrace transforms into a vibrant social scene, with the lounge and grill area inviting you to linger, enjoy, and connect with others under the starlit sky.
Wellness & Recreation
  • 🏊 Swimming Pool: Unwind and rejuvenate in the expansive pool, perfect for relaxation and fitness.
  • 🌊 Ocean View: Breathtaking ocean views from the rooftop terrace, inspiring a sense of tranquility and connection to nature.
Social & Entertainment
  • 🍴 Grill Area: Savor gourmet meals and entertain in style with the luxurious grill area, ideal for hosting friends and family.
  • 🛋️ Lounge: Unwind and socialize in the sophisticated lounge, designed for comfort and community.
  • 🌃 Rooftop Terrace: Enjoy stunning views and entertain in luxury on the expansive rooftop terrace, perfect for sunset gatherings.
Services & Comfort
  • 🚪 Parking and Concierge: Includes secure parking, dedicated concierge services, and convenient lobby access for effortless living.
  • 🏖️ Beach Access: Direct access to the beach, ensuring a seamless connection to the coveted coastal lifestyle and endless recreational opportunities.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Spirit 1990 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.
  • 🌊 Panoramic Ocean Views: The property's verified ocean views provide a breathtaking backdrop to your life, enhancing the living experience and attracting high-end renters.
  • 🧹 Concierge Services: Elevate your lifestyle with premium concierge services, catering to your every need and ensuring a hassle-free living experience.
  • 🚂 Infrastructure Growth: The area is benefiting from significant state-led investment in regional infrastructure, including the Tren Maya project, enhancing connectivity and tourism capacity.
  • 🚢 Thriving Cruise Sector: The region's cruise sector is experiencing strong growth, with national cruise passenger arrivals increasing by +8.9% year-to-date, directly benefiting coastal hubs like Playa del Carmen.
Read the Full Data-Driven Analyst Report
In a market defined by slowing national tourism growth, evidenced by a mere +1.5% YTD increase in international air arrivals, and significant local supply expansion, the investment thesis for Spirit 1990 is anchored in its defensible, non-replicable physical attributes. The asset's verified ocean views and direct beach access position it to outperform commoditized inventory by attracting a less price-sensitive demand segment. This "flight-to-quality" dynamic provides a fundamental insulation from potential downward pressure on rental yields, prioritizing capital preservation in a correcting market environment.

💎 Competitive Advantages (Alpha)

The asset's primary value drivers are intrinsic, location-based features that cannot be replicated by new supply. These attributes create a defensible moat, allowing the property to command premium pricing and attract a higher-tier clientele, a thesis supported by the project's sales velocity, which has reached 65% of total inventory sold amidst a challenging macroeconomic backdrop.

  • Direct Beach Access & Ocean Views: In a rapidly developing coastal market, these are scarce and permanent differentiators that insulate the asset from the commoditization risk affecting inland properties.
  • Concierge Services: This amenity elevates the asset from standard investor-grade inventory to a premium offering, catering to a demand segment that prioritizes service and convenience over pure price point, further mitigating exposure to broad market yield compression.


🛡️ Foundational Market Strengths (Beta)

While the investment thesis is predicated on asset-specific advantages, it is supported by a series of state-sponsored initiatives aimed at enhancing the region's long-term investment profile. These macro-level tailwinds provide a stabilizing floor for the local market, even as national metrics appear tepid.

  • Targeted Infrastructure Investment: The state is executing a massive infrastructure program, led by the Tren Maya project, designed to fundamentally improve regional connectivity and tourism capacity.
  • Formalization of the Real Estate Sector: Government actions are increasing legal certainty and professional standards, evidenced by the matriculation of 2,144 real estate advisors in Quintana Roo and the ongoing updates to Playa del Carmen's Urban Development Plans (PDUCPs).
  • Robust Cruise Sector Growth: A key tourism feeder for the region, national cruise passenger arrivals have demonstrated strong growth, increasing by +8.9% year-to-date, directly benefiting coastal hubs.
  • Enhanced Legal Certainty: The recent regularization of 1,693 lots in the adjacent Colonia Luis Donaldo Colosio signals a strong government commitment to providing legal title and fostering structured urban growth, which enhances long-term investor security.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A potential housing supply 'bubble' driven by ambitious development targets (e.g., 43,600 projected INFONAVIT homes) that could outpace near-term demand, as suggested by the contradictory national data showing a -1.5% YTD decline in hotel occupancy.
  • 🔴 Inventory Exposure: The asset's inventory exhibits stratified risk. The single Studio unit is most exposed to commoditization and occupancy pressure from new supply. The 1-Bedroom units face moderate exposure but can be differentiated by the asset's premium amenities. The 2-Bedroom units are the least exposed, positioned to attract a more stable demand base (families, long-term residents) that prioritizes space and premium location, thereby mitigating the impact of broader market supply increases.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating is justified by the asset's ability to mitigate the primary market risk of oversupply via its premium, non-replicable features. This amenity stack disproportionately benefits the larger, more resilient 2-Bedroom typologies, which are positioned to capture demand from a higher-tier, less transient demographic, providing a buffer against potential softening in the broader short-term rental market. .
  • 🟢 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 appropriate investor for this opportunity is a well-capitalized, long-term holder with a high tolerance for market volatility. This profile prioritizes capital preservation and the tangible value of defensible asset features—specifically location, views, and access—over speculative reliance on broad market growth. Given the potential for a U.S. recession to dampen demand from the primary foreign buyer market and a high domestic policy rate of 11.25% constraining local credit, the ideal investor is positioned to weather near-term occupancy and yield pressures. The focus is on leveraging the asset's premium attributes to achieve stable, long-term value appreciation as the local market matures and formalizes, capitalizing on the "flight-to-quality" principle in a period of supply-side expansion.
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: $186,937 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$6,169
  • Notary & Admin Fees: ~$4,372

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$12,741 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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In the heart of Playa del Carmen's vibrant Esmerald zone, Spirit 1990 stands as a testament to the perfect blend of cultural heritage and luxury living, embodying the essence of "The Modern Ethno Haven" where discerning investors and lifestyle seekers can indulge in a unique, high-end experience. This exclusive boutique development, with its "modern ethno" design, not only offers a private and secluded living experience but also significant capital gains potential, making it an attractive proposition for those seeking a luxurious lifestyle and a savvy investment opportunity.

The Doorstep Experience

The neighborhood surrounding Spirit 1990 is a vibrant tapestry of culinary delights, cultural experiences, and daily conveniences, all within a short, leisurely stroll. Residents can awaken their senses with a visit to Fifty Brunch, where a delectable blend of flavors awaits, or indulge in the rich aromas and tastes at Gran Café de la Avenida, showcasing the area's penchant for culinary excellence. For those seeking a specialty coffee experience, Quadra Café - Specialty Coffee is just a short walk away, offering a haven for coffee connoisseurs. The essence of local cuisine is further highlighted by Mi Yoya Cocina de Rancho and Somos Crisol, each contributing to the rich gastronomic landscape that residents of Spirit 1990 can enjoy.

  • 🍴 Fifty Brunch offers a culinary experience that combines the best of local and international flavors, perfect for a leisurely morning out.
  • 🌮 Gran Café de la Avenida is a local favorite, providing residents with a taste of authentic cuisine just steps from their doorstep.
  • ☕️ Quadra Café - Specialty Coffee stands out as a specialty coffee haven, catering to the discerning tastes of coffee lovers.
  • 🍲 Mi Yoya Cocina de Rancho and Somos Crisol further enrich the neighborhood's culinary scene, offering a diverse range of dining experiences.

Neighborhood Highlights

Beyond the immediate doorstep of Spirit 1990, the neighborhood unfolds to reveal a tapestry of fitness, wellness, and entertainment options, all accessible within a short drive. For fitness enthusiasts, GYM MR. COLOSSUS and Aslan World Gym offer state-of-the-art facilities, while Mamita's Beach Club provides the perfect setting to unwind and enjoy the sun, sea, and sand. For those seeking relaxation and rejuvenation, MÍA SPA, MASSAGE offers a serene escape, and Evolve caters to the holistic wellness of its patrons, ensuring that every aspect of a resident's lifestyle is catered for.

  • 🏋️‍♀️ GYM MR. COLOSSUS and Aslan World Gym provide comprehensive fitness solutions, ensuring residents can maintain their active lifestyle.
  • 🌴 Mamita's Beach Club is the epitome of a beach lifestyle, offering the perfect blend of leisure, entertainment, and natural beauty.
  • 💆‍♀️ MÍA SPA, MASSAGE and Evolve cater to the wellness and self-care needs of residents, promoting a balanced and healthy lifestyle.
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Image of Ocean View at Spirit 1990, featuring Living Room, Ocean View.View of Modern Dining Room at Spirit 1990, showcasing Japandi Style Interior, Light Wood Cabinetry.View of Modern Kitchenette at Spirit 1990, showcasing Open Concept Living, Light Wood Cabinetry.

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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