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Spirit Condos 1904
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Spirit Condos 1904
is a boutique development featuring
25 exclusive condos
with six different layouts, envisioned to create a perfect balance between ancestral history and modern luxury. Developed by
VANATAN
, a company with extensive experience in Riviera Maya vacation rentals, this project offers
condos
as the available property type. The development is strategically positioned in the burgeoning Emerald Zone, a
5-minute walk
from the vibrant 5th Avenue and
10 minutes
from the Caribbean Sea.
The strategic value of Spirit Condos 1904 lies in its prime location, distinctive "modern ethno" design, and turnkey units with property management services available. The development's proximity to world-class dining, shopping, and entertainment, combined with its unique blend of eco-chic aesthetics and modern European touch, positions it for long-term value. The turnkey units and property management services ensure a hassle-free ownership experience, making it an attractive opportunity for savvy investors seeking a property with significant added value. With its strategic advantages and tangible features, Spirit Condos 1904 presents a smart investment opportunity in one of Mexico's most sought-after destinations. Note that developer financing is not available for this project.
The strategic value of Spirit Condos 1904 lies in its prime location, distinctive "modern ethno" design, and turnkey units with property management services available. The development's proximity to world-class dining, shopping, and entertainment, combined with its unique blend of eco-chic aesthetics and modern European touch, positions it for long-term value. The turnkey units and property management services ensure a hassle-free ownership experience, making it an attractive opportunity for savvy investors seeking a property with significant added value. With its strategic advantages and tangible features, Spirit Condos 1904 presents a smart investment opportunity in one of Mexico's most sought-after destinations. Note that developer financing is not available for this project.
PRICE
N/A
$155,115 - $435,412 USD
CITY
N/A
Playa del Carmen
REGION
Esmeralda
BEDROOMS
0
1
2
SURFACE
29
-
97
m2
UNITS
7
Units Available
ANALYST RATING
Strategic
SALES VELOCITY
72
%
FINANCING PLANS
N/A
Available
DEVELOPER
VanaTan
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
November 20, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Spirit Condos 1904
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
1-Bedroom Condo ▼ 43.00 - 54.00 1 3 left ~$195,898 | |||||||||||||||||
2-Bedroom Penthouse ▼ 97.10 2 1 left ~$413,641
| |||||||||||||||||
Commercial Space ▼ 29.00 0 1 left ~$207,029
| |||||||||||||||||
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:
$250 - $450 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool, rooftop terrace, jacuzzi, and 24/7 security, which are moderate to high-cost. However, the relatively small number of units (25) and the absence of extremely high-maintenance amenities like a gym or staffed beach club help to keep the estimated HOA fee from being too high. The price range of the condos, starting from $155,116, also suggests a mid-to-high-end development, which aligns with the estimated HOA fee 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.
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The Spirit Condos 1904 embodies a sophisticated design aesthetic, seamlessly integrating indoor and outdoor living spaces to create a tranquil ambiance. The expertly composed scenes, bathed in excellent natural lighting, showcase a harmonious blend of natural textures, including wood, which adds depth and visual interest to the space.
- 🏖️ Oceanfront Living: Wake up to breathtaking ocean views, where the seamless transition between the interior and exterior areas creates a truly immersive experience, perfect for indulging in a luxurious and relaxing lifestyle.
- 🌊 Aquatic Serenity: The plunge pool and infinity pool become your private oases, offering a perfect escape for relaxation under the warm sun, surrounded by the beauty of nature and the finest amenities.
- 🔒 Secure Luxury: The secure lobby and 24/7 security services provide peace of mind, allowing you to focus on enjoying the luxurious amenities, including the rooftop terrace, Jacuzzi, and lounge.
- 🚗 Convenient Parking: The dedicated parking area ensures a hassle-free ownership experience, allowing you to easily access your vehicle and explore the surrounding area.
- 🌴 Garden Oasis: The beautifully landscaped garden provides a serene escape, where you can connect with nature and enjoy the tranquil atmosphere, surrounded by the finest amenities and modern luxury.
Wellness & Recreation- 🏊 Swimming Pool: Relax and unwind in a serene pool setting, perfect for a tropical getaway.
- 🛀 Jacuzzi: Soak in a rejuvenating hot tub, ideal for unwinding after a day at the beach.
- 🌳 Garden: Stroll through a lush, natural oasis, providing a peaceful escape from the bustling town.
Social & Entertainment- 🍹 Lounge: Mingle with fellow residents in a stylish, communal lounge area, great for socializing and making connections.
- 🌆 Rooftop Terrace: Enjoy breathtaking views of the surrounding landscape from a private, residents-only rooftop terrace, perfect for sunset gatherings.
Services & Comfort- 🚪 Parking and Security: Includes secure, private parking and 24/7 security for added peace of mind, ensuring a safe and convenient living experience.
- 🛡️ Lobby and Concierge: Features a stylish lobby with dedicated concierge services, providing assistance and support for residents.
November 20, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Spirit Condos 1904
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🌊 Ocean View Luxury: The 2-Bedroom Penthouse with an Ocean View represents a scarce, premium product class with low direct competition, securing a durable value premium in a coastal market.
- 🏋️♀️ Enhanced Lifestyle Amenities: A private rooftop terrace with a jacuzzi and lounge elevates the living experience, a critical differentiator in the lifestyle-oriented mid-market segment.
- 🚪 Strategic Location: The property benefits from massive state-led investment in urban development and infrastructure, including the regularization of lots in key neighborhoods, which drives long-term value appreciation.
- 📈 Growth-Driven Market: Strong growth in the cruise sector, with national passenger arrivals increasing by a robust rate, directly benefits the coastal region, providing a consistent source of economic activity.
- 🔒 Enhanced Security and Amenities: On-site security and dedicated parking provide a fundamental layer of assurance and practicality for residents, adding tangible value to the property.
Read the Full Data-Driven Analyst ReportThe investment rationale for Spirit Condos 1904 is anchored in its scarce, premium product class, specifically the 2-Bedroom Penthouse with an Ocean View. While the broader Playa del Carmen market faces a potential oversupply of mid-market housing, evidenced by a nationwide decline in hotel occupancy of -1.5% YTD, this asset is strategically positioned to outperform. Its differentiated product mix insulates it from commodity-level competition and appeals to a more resilient buyer segment focused on quality and scarcity over generic market exposure. Despite a rapid sales velocity with 72% of inventory sold, the investment must be viewed through a long-term lens, prioritizing capital preservation in a correcting market.
💎 Competitive Advantages (Alpha)
The asset's intrinsic characteristics provide a defensible competitive moat, targeting a premium segment of the market less susceptible to broad supply pressures. These features are designed to secure value and attract discerning buyers, justifying a premium over commodity housing.- Ocean View Scarcity: The asset’s ocean view, particularly from the penthouse unit, represents a scarce and highly sought-after feature with low direct competition, commanding a durable value premium in a coastal market.
- Premium Amenity Package: The inclusion of a private rooftop terrace with a jacuzzi and lounge elevates the living experience, a critical differentiator in the lifestyle-oriented mid-market segment.
- Enhanced Security: On-site security provides a fundamental layer of assurance for international and second-home buyers, a non-negotiable feature for this target demographic.
- Dedicated Parking: A practical and increasingly valuable amenity in a densifying urban core, addressing a key logistical concern for residents and adding tangible asset value.
🛡️ Foundational Market Strengths (Beta)
The investment is supported by tangible, state-sponsored initiatives aimed at formalizing the market and enhancing regional infrastructure. These macro-level tailwinds create a favorable long-term operating environment, even as near-term tourism data remains tepid.- Targeted Urban Development: The government's commitment to growth is quantified by the recent regularization of 1,693 lots in the Colonia Luis Donaldo Colosio neighborhood, a direct catalyst for formalized development and future value appreciation.
- Market Professionalization: A proactive effort to improve market transparency and standards is evidenced by the matriculation of 2,144 real estate advisors in the state, ranking it first nationally and fostering greater investor confidence.
- Durable Tourism Driver: The coastal region benefits from strong fundamentals in the cruise sector, with national passenger arrivals increasing by a robust +8.9% year-to-date , providing a consistent source of economic activity.
- Improved Property Certainty: Government focus on updating Urban Development Plans and enforcing regulations provides enhanced legal certainty for property owners, reducing long-term holding risk.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: A potential housing supply 'bubble' driven by ambitious regional development targets (43,600 new INFONAVIT homes) could outpace near-term demand, as hard data from DATATUR shows a nationwide decline in hotel occupancy of -1.5% YTD.
- 🔴 Inventory Exposure: The asset's inventory has a segmented risk profile. The Studio and 1-Bedroom units face the highest exposure to broad market supply pressures and will rely heavily on the building's premium amenities to compete. The 2-Bedroom Penthouse, however, is a trophy asset with significant scarcity value, positioning it as the most resilient to market-wide softness. The single Commercial Space offers diversification, insulated from the residential supply risk but tied to local economic performance.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating is justified by the asset's differentiated product mix, which mitigates the primary market risk of a mid-market supply increase. The investment's viability is anchored in its premium and scarce typologies, specifically the penthouse unit, which targets a buyer segment less sensitive to broader market fluctuations and provides a defensible value proposition.
- 🟢 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 ideal investor is a long-term, value-oriented principal focused on acquiring quality, differentiated assets over generic market exposure. This profile requires a high tolerance for macro volatility, particularly the risk of a U.S. recession signaled by the persistently low Consumer Expectations Index. The investor must prioritize the local 'Alpha' narrative, understanding that long-term value is driven by tangible government actions like the regularization of 1,693 lots and the matriculation of 2,144 real estate advisors, which create a more stable market. This buyer values scarcity and premium amenities, such as the ocean-view penthouse, as a durable hedge against potential mid-market softness caused by a projected increase of 43,600 new regional homes.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 $195,898 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$6,465
- Notary, Registry & Admin Fees: ~$4,582
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$13,247 USD
This represents approximately 6.8% of the property's value.
~$13,247 USD
This represents approximately 6.8% 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%
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Located in the heart of Playa del Carmen's new Emerald Zone, Spirit Condos 1904 embodies the essence of luxury vacation rentals redefined, offering discerning investors a unique opportunity to own a piece of paradise. This boutique development of just 25 units is strategically positioned to provide high-yield vacation rental potential, with property management services available for optimized returns. The area surrounding Spirit Condos 1904 is a vibrant tapestry of culinary hotspots, boutique cafes, and pristine beaches, all within walking distance or a short drive, making it the epitome of The Savvy Investor's Paradise.
The Doorstep Experience
The immediate vicinity of Spirit Condos 1904 is a treasure trove of gourmet experiences and laid-back cafes, perfect for residents who crave the finer things in life. Every morning, the aroma of freshly brewed coffee wafts through the air, inviting residents to start their day with a visit to one of the many nearby specialty coffee shops.- ☕️ Quadra Café - Specialty Coffee - A 5-minute walk from Spirit Condos 1904, this cafe offers a serene ambiance, making it an ideal spot for a casual breakfast or a mid-morning coffee break, showcasing the area's walkability and convenience.
- 🍴 Fifty Brunch - Just a 4-minute walk away, Fifty Brunch serves up delectable dishes in an elegant setting, perfect for a leisurely brunch or a business meeting, highlighting the development's proximity to upscale dining options.
- 🌮 Gran Café de la Avenida - With its diverse menu and cozy atmosphere, Gran Café de la Avenida, a 6-minute walk from the property, is a favorite among locals and visitors alike, further enhancing the neighborhood's culinary appeal.
- 🥐 Cafe Petit Peche - This charming cafe, located just a 5-minute walk from Spirit Condos 1904, offers an assortment of pastries and light bites, making it a great spot to grab a quick breakfast or snack on the go, demonstrating the area's emphasis on convenience and quality of life.
- 🍴 Somos Crisol - A 7-minute walk from the development, Somos Crisol is a highly-recommended restaurant that showcases the neighborhood's thriving food scene, providing residents with endless dining possibilities.
Neighborhood Highlights
Beyond the immediate doorstep of Spirit Condos 1904, the neighborhood unfolds with a plethora of attractions and amenities that cater to every aspect of a luxurious lifestyle. From pristine beaches to state-of-the-art fitness centers, every element is carefully positioned to enhance the living experience of residents.- 🏖️ Encanto Beach - Just a 5-minute drive from the property, Encanto Beach offers a serene and picturesque setting, perfect for a day of sunbathing, swimming, or simply enjoying the breathtaking views of the Caribbean Sea, underscoring the development's prime location.
- 🌊 Playa coco beach - A 4-minute drive from Spirit Condos 1904, Playa coco beach is a stunning stretch of coastline that invites residents to indulge in water sports, beach activities, or a relaxing stroll along the shore, further highlighting the area's natural beauty.
- 🧖 MÍA SPA, MASSAGE - Located a 6-minute drive from the development, MÍA SPA, MASSAGE offers a tranquil oasis where residents can rejuvenate and pamper themselves with a range of spa treatments, showcasing the neighborhood's commitment to wellness and self-care.
- 🏋️ Evolve - A 5-minute drive from Spirit Condos 1904, Evolve is a state-of-the-art fitness center equipped with the latest technology and staffed by professional trainers, providing residents with the perfect environment to maintain an active and healthy lifestyle.
- 💆 Veronicas Massage Gold - Situated a 6-minute drive from the property, Veronicas Massage Gold is a renowned spa that specializes in therapeutic massages and other wellness treatments, further enhancing the neighborhood's reputation for luxury and relaxation.
