Xiol

View of Modern Bedroom at Xiol, showcasing Bedroom Interior, Wood Paneling.
View of Modern Bedroom at Xiol, showcasing Luxury Residence, Contemporary Design.
View of Modern Interior at Xiol, showcasing Open Concept Living, Kitchen Island.
View of Modern Living Room at Xiol, showcasing Open Concept Design, Contemporary Interior.
View of Modern Bedroom at Xiol, showcasing Ensuite Bathroom, Wood Accents.
View of Modern Bedroom at Xiol, showcasing Luxury Interior, Contemporary Design.
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View of Modern Bedroom at Xiol, showcasing Studio Living, Built-in Cabinetry.View of Modern Bedroom at Xiol, showcasing Studio Apartment, Integrated Kitchenette.
Xiol is a boutique collection of 21 luxury units , offering a diverse range of properties including Lofts , Studios , and Condos . This project is developed by Grupo Asenjo , a reputable developer known for their work on projects like Jatsa Ha in Playa Del Carmen. Xiol is strategically located in the Zazil-Ha neighborhood of Playa del Carmen, just 1.5 blocks from the famous 5th Avenue and a short walk to the Caribbean Sea , providing residents with unparalleled access to urban amenities and natural beauty.

The unique blend of avant-garde design and traditional Mayan elements at Xiol creates a truly authentic Caribbean living experience, setting it apart from other developments in the area. The prime location, combined with high-end finishes , private plunge pools , and stunning sea views from the rooftop area, provides a luxurious and sophisticated lifestyle. Additionally, the exclusive community of only 21 units ensures a tranquil and private living environment amidst the vibrant urban landscape. With its unique features and strategic advantages, Xiol presents a compelling investment opportunity for discerning individuals and investors. Furthermore, with developer financing available , investors can take advantage of attractive financing options, enhancing the viability of their investment in Xiol .
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$137,709 - $435,958 USD
CITY
N/A
Playa del Carmen
REGION
Centro
BEDROOMS
0
1
2
TYPES
Condo
Loft
Studio
SURFACE
32.99
-
103
m2
UNITS
12
Units Available
AI RATING
Blue Chip Asset
SALES VELOCITY
29
%
FINANCING PLANS
N/A
Available
DEVELOPER
N/A
DELIVERY DATE
Immediate
DEVELOPER STATUS
LISTING UPDATE
January 28, 2026
Model / TypologySize (m²)BedroomsSales VelocityStarting Price (USD)Assets
1-Bedroom Condo
53.70 - 62.25
1
4 left
~$216,876
UnitStatusPrice (USD)Size (m²)Floor PlanImages
201Available$247,57161.70
202Available$216,87654.05
301Available$254,77462.25
302Available$221,21354.05
402SoldN/A53.70
502SoldN/A53.70
602SoldN/A53.70
2-Bedroom Condo
86.25 - 102.50
2
2 left
~$422,934
UnitStatusPrice (USD)Size (m²)Floor PlanImages
401Available$422,934101.35
501Available$435,958102.50
702SoldN/A86.25
2-Bedroom Penthouse
N/A
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PHSoldN/AN/A
Loft
76.51 - 82.35
N/A
3 left
~$327,019
UnitStatusPrice (USD)Size (m²)Floor PlanImages
AAvailable$327,01976.51
BAvailable$340,46179.85
CAvailable$350,49282.35
Studio
32.50 - 37.10
0
3 left
~$137,709
UnitStatusPrice (USD)Size (m²)Floor PlanImages
203Reserved$130,40632.50
204Available$146,45636.50
303Reserved$134,31832.50
304Available$151,84137.10
403Available$137,70932.99
603Reserved$143,00632.99
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Standard Payment Plan 20/60/2020.0%60.0%20.0%This plan represents the full list price with no additional discount.
Accelerated Payment Plan 40/40/2040.0%40.0%20.0%Includes a 1.5% discount on the list price.
Accelerated Payment Plan 50/40/1050.0%40.0%10.0%Includes a 3% discount on the list price.
Accelerated Payment Plan 60/30/1060.0%30.0%10.0%Includes a 5% discount on the list price.
Accelerated Payment Plan 70/20/1070.0%20.0%10.0%Includes a 7% discount on the list price.
Cash Payment Plan 90/1090.0%10.0%Includes a 10% discount on the list price for a significant upfront payment.
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 moderate to high-cost amenities like a Jacuzzi, Spa, Swimming Pool, and Rooftop Terrace, which suggest a certain level of luxury and maintenance requirement. However, the relatively small number of units (21) and the absence of extremely high-maintenance amenities like 24/7 security or a staffed beach club help to keep the estimated HOA fees from being excessively high. The price range of the condos also indicates a mid-to-high level of luxury, 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.

Official Price List
Availability Map
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Image of Swimming Pool at Xiol, featuring Luxury Outdoor Living, Private Pool Area.
Image of Jacuzzi at Xiol, featuring Outdoor Jacuzzi, Wooden Decking.
Image of Swimming Pool at Xiol, featuring Rooftop Terrace, Infinity Pool.
Image of Swimming Pool at Xiol, featuring Swimming Pool, Modern Architecture.
Image of Swimming Pool at Xiol, featuring Rooftop Pool, Outdoor Lounge.
Image of Swimming Pool at Xiol, featuring Rooftop Terrace, Ocean View.
Image of Swimming Pool at Xiol, featuring Rooftop Terrace, Infinity Pool.
Image of Swimming Pool at Xiol, featuring Luxury Outdoor Living, Private Pool Area.
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The essence of Xiol lies in its masterful blend of modern sophistication and cultural heritage, where the sleek lines of contemporary design converge with the warmth of traditional elements to create a truly unique living experience. The expansive vistas, framed by floor-to-ceiling windows and glass balconies, bring the breathtaking views of the city and ocean into the interior spaces, imbuing them with a sense of freedom and limitless possibility.

  • 🌊 Oceanic Oasis: Wake up to the sound of waves gently lapping against the shore, as the morning light pours into your residence through the wide-angle windows, inviting you to start your day with a refreshing plunge into the ocean-view swimming pool.
  • 🍳 Culinary Delight: Prepare a gourmet meal in the sleek, integrated kitchen, where the kitchen island becomes the centerpiece for culinary creativity, surrounded by the warmth of luxurious appointments and the dazzling views of the city skyline.
  • 🌴 Serenity Found: Retreat to the rooftop terrace, where the Jacuzzi and ocean views combine to create the ultimate setting for relaxation, as the sun sets over the horizon, painting the sky with hues of serenity and peace.
  • 🏋️‍♀️ Wellness Sanctuary: Maintain your wellness routine in the private, residents-only gym, equipped with state-of-the-art facilities, or unwind in the spa, surrounded by the soothing ambiance of the garden, carefully designed to rejuvenate both body and mind.
  • 🍹 Evening Entertainment: Host an unforgettable evening in the lounge, where the grill area and rooftop terrace become the perfect backdrop for social gatherings, as the stars begin to twinkle over the ocean, and the sound of laughter and conversation fills the air.
Wellness & Recreation
  • 🧖 Spa and Jacuzzi: Relax and rejuvenate in a serene setting, perfect for unwinding after a day of exploring.
  • 🏊 Swimming Pool: Enjoy a refreshing swim or lounge by the pool, soaking up the sun and ocean views.
  • 🌳 Garden: Stroll through the beautifully landscaped gardens, connecting with nature in a tranquil oasis.
Social & Entertainment
  • 🍴 Grill Area: Host intimate gatherings and barbecues, savoring the flavors of the Caribbean with friends and family.
  • 🍹 Lounge: Mingle and socialize in the stylish lounge, enjoying stunning ocean views and warm hospitality.
  • 🌅 Rooftop Terrace: Take in breathtaking sunsets and panoramic views, the perfect spot to unwind and connect with others.
Services & Comfort
  • 🏠 Ocean View: Wake up to stunning ocean views, a constant reminder of the property's prime location and natural beauty.
  • 🛡️ Exclusive Community: Enjoy the privacy and security of a limited 21-unit community, ensuring a tranquil and exclusive living experience.
  • 📈 Prime Location: Benefit from the property's proximity to 5th Avenue and the Caribbean Sea, offering unparalleled access to urban amenities and natural wonders.
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January 28, 2026

This Xiol resale unit offers a rare opportunity to acquire a turnkey asset in one of Playa del Carmen's most coveted neighborhoods, Zazil-Ha. With zero construction risk and a competitive price per square meter, the investment is primed for immediate rental income generation, capitalizing on the area's robust tourism and expatriate demand.

  • 💎
    Asset Profile Turnkey Studio/1-Bed Condo in a modern, 14-unit boutique building with high-end finishes.
  • 📈
    Financial Logic Priced at a fair market value of $4,143/m², below the peak for the Zazil-Ha zone, offering immediate cash flow potential from high-demand short-term rentals.
  • 📍
    Location Alpha Excellent walkable location just 1.5 blocks from 5th Avenue and steps to the beach, in the heart of restaurants and shops.
  • 🛡️
    Risk Assessment The primary risk is operational, relating to future maintenance and HOA management rather than market or construction viability.
Read the Full Data-Driven Analyst Report

Investment Memo: Xiol

Market: Playa del Carmen | Zone: Located in the heart of the Riviera Maya: Playa del Carmen, A block and a half from the famous 5th avenue, A few steps from the Caribbean Sea, On 42 street, Zazil-Ha neighborhood, Perfect balance between relaxed life and endless coffee shops, local restaurants, and shopping centers Blue Chip Asset

Analyst Verdict

This resale opportunity at Xiol represents a compelling investment into a stabilized, prime asset with zero construction risk. The property is strategically located in the highly desirable Zazil-Ha neighborhood, a premium, beach-adjacent zone that consistently attracts tourists, digital nomads, and expatriates. The demand for turnkey, walkable condos remains a primary driver of the Playa del Carmen market, and this asset's proximity to 5th Avenue and the beach places it directly in the path of sustained rental demand. Given its immediate availability for income generation, the thesis is centered on acquiring a cash-flowing property at a competitive market basis.

The financial entry point of $4,143 USD/m² is positioned favorably within the current market context. Research indicates that premium condos in the Zazil-Ha area command prices ranging from approximately $3,900 to over $6,000 USD/m². This positions the subject property at a fair, if not advantageous, valuation, mitigating the primary risk of overpayment. The original developer, Grupo Asenjo, is noted for using luxury finishes and has a portfolio of over 20 completed projects, suggesting a high-quality build which is critical for a resale asset's long-term value and maintenance profile. The investment logic is therefore sound, predicated on a strong location, fair pricing, and immediate yield potential in a maturing market.

Strength: Prime, walkable location steps from 5th Ave and the beach, ensuring high rental demand.
Risk: Ongoing operational costs, specifically HOA fees and maintenance, which are common pain points for foreign buyers in coastal buildings.

💰 Valuation & Yield Logic

  • Entry Basis: $4,143 USD/m² - Analyzed as Fair Value for this zone, as comparable properties in Zazil-Ha range from $3,900 to over $6,000 USD/m².
  • Rental Demand: High. Average annual occupancy for short-term rentals in Playa del Carmen is 53-58%, with prime locations like this expected to exceed 70%. The area is a magnet for tourists and remote workers, supporting strong daily rates.
  • Scarcity Factor: The asset is a boutique 14-unit building, offering a degree of exclusivity. The inventory of available studio and one-bedroom units aligns perfectly with the highest demand segment in the market.

📍 Location Maturity

The Zazil-Ha neighborhood is a fully established and premium zone in Playa del Carmen. Its infrastructure is mature, characterized by a high density of restaurants, beach clubs, and retail, all within walking distance. This is not a developing area; it is a core, stabilized location.

🛡️ Asset Condition & Legal

As a resale asset, construction risk is zero. The primary focus shifts to the building's current condition, preventative maintenance, and the financial health of the HOA. A thorough due diligence check on the property title and HOA records is essential to mitigate unforeseen liabilities.

Status: Single Unit Listing | Est. Completion: Ready for Title Transfer
*Analysis based on current market listings.
Fideicomiso and Closing Costs SIMULATOR

Estimated 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 $216,876 USD

1. Percentage-Based Costs (Tied to Price):

  • Acquisition Tax (ISABI): ~$7,157
  • Notary, Registry & Admin Fees: ~$5,073

2. Fideicomiso (Bank Trust) Setup (Flat Fees):

  • SRE Government Permit: $1,200
  • Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$14,430 USD
This represents approximately 6.7% 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 Calculator

5-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, Xiol embodies the essence of luxury and cultural heritage, offering discerning individuals and investors a unique blend of modern sophistication and traditional Caribbean charm. This prime location, just a block and a half from 5th Avenue and steps from the Caribbean Sea, provides unparalleled access to urban amenities and natural beauty, making it an attractive choice for those seeking a high-end lifestyle and a strong potential for return on investment.

The Doorstep Experience

The neighborhood surrounding Xiol is a treasure trove of culinary delights, artisanal shops, and vibrant culture, all within a short walking distance. Residents can indulge in the finest Italian pastries at FRANCESCA the Italian Bakery , or savor a cup of specialty coffee at Quadra Café - Specialty Coffee , all just a 2-minute stroll away. This proximity to gourmet eateries and cafes enhances the lifestyle of residents, providing endless options for dining and entertainment.
  • ☕️ FRANCESCA the Italian Bakery - A 2-minute walk from Xiol , this bakery offers an authentic Italian experience, perfect for a morning treat or an afternoon snack.
  • 🍽️ Cafe Petit Peche - This charming cafe, just a 2-minute walk away, serves as a quaint spot for residents to enjoy a casual meal or meet with friends, embodying the community's warm and inviting atmosphere.
  • 🍰 Panificacion Castillo - A 4-minute walk from the property, this bakery showcases the neighborhood's rich culinary diversity, offering residents a wide range of traditional and modern pastries to indulge in.
  • 👥 Café & Bistró Sweet Bella - This cafe and bistro, located just a 4-minute walk away, provides a sophisticated setting for residents to socialize, enjoy gourmet meals, and experience the local culture.
  • 📈 Quadra Café - Specialty Coffee - As a specialty coffee shop just a 4-minute walk from Xiol , Quadra Café caters to the discerning tastes of residents, offering a variety of high-quality coffee blends and a cozy atmosphere to relax or work.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood offers a plethora of amenities and services that cater to the diverse needs and interests of Xiol residents. From wellness and fitness to leisure and entertainment, this address provides a unique blend of convenience, luxury, and cultural authenticity, making it an ideal choice for discerning individuals and investors seeking a high-end lifestyle and a strong potential for return on investment.
  • 🏋️‍♀️ GH Spa & Nail Boutique - Just a 2-minute drive away, this spa and nail boutique offers residents a serene and rejuvenating experience, complete with a range of treatments and services tailored to their wellness needs.
  • 🏖️ Encanto Beach - A 4-minute drive from Xiol , Encanto Beach provides residents with a picturesque and tranquil setting to enjoy the Caribbean Sea, relax, and soak up the sun, making it an ideal spot for leisure and recreation.
  • 🏋️‍♂️ GYM MR. COLOSSUS - This state-of-the-art gym, located just a 4-minute drive away, caters to the fitness needs of residents, offering a wide range of equipment, classes, and training programs to help them achieve their wellness goals.
  • 🔥 Evolve - As a fitness and wellness center just a 4-minute drive from Xiol , Evolve provides residents with a holistic approach to health and fitness, offering a variety of classes, workshops, and personalized training programs.
  • 🏋️‍♀️ Aslan World Gym - This world-class gym, located just a 4-minute drive away, offers residents a comprehensive fitness experience, complete with state-of-the-art equipment, expert trainers, and a supportive community, making it an ideal spot for those seeking a challenging and rewarding workout.
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View of Modern Bathroom at Xiol, showcasing Double Vanity, Concrete Walls.Image of Ocean View at Xiol, featuring Modern Bedroom, Master Suite.View of Modern Bathroom at Xiol, showcasing Contemporary Design, Spa Shower.

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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