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Xkaa Downtown
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Xkaa Downtown is a
modern residential tower
located in the city center of Playa del Carmen, offering a unique blend of tropical lifestyle and urban conveniences. This
7-story condominium
development features
controlled lobby access
, an
elevator
, and
24/7 security
, providing residents with a secure and hassle-free living experience. The property offers
studio and two-bedroom condominium options
, all of which are delivered
turnkey
, making it an ideal choice for investors and individuals alike. Developed by
Grupo Contrata Urbana
, a team of specialists with extensive experience in design, construction, and infrastructure, Xkaa Downtown is a prime example of luxury and convenience in the heart of Playa del Carmen.
The strategic value of Xkaa Downtown lies in its prime downtown location , which provides easy access to amenities and the beach . The development's modern design and fully-equipped rooftop , featuring an ocean-view infinity pool , lounge , and bar , offer residents a unique and luxurious living experience. The turnkey units and 24/7 security ensure a secure and hassle-free ownership experience, making it an attractive option for investors. With its exclusive amenities and prime location , Xkaa Downtown presents a strategic investment opportunity, positioned for long-term value. Additionally, with developer financing available , investors can take advantage of attractive financing options, enhancing the investment viability of this exceptional property.
The strategic value of Xkaa Downtown lies in its prime downtown location , which provides easy access to amenities and the beach . The development's modern design and fully-equipped rooftop , featuring an ocean-view infinity pool , lounge , and bar , offer residents a unique and luxurious living experience. The turnkey units and 24/7 security ensure a secure and hassle-free ownership experience, making it an attractive option for investors. With its exclusive amenities and prime location , Xkaa Downtown presents a strategic investment opportunity, positioned for long-term value. Additionally, with developer financing available , investors can take advantage of attractive financing options, enhancing the investment viability of this exceptional property.
PRICE
N/A
$141,536 - $282,474 USD
CITY
N/A
Playa del Carmen
REGION
Centro
BEDROOMS
0
2
SURFACE
45
-
75
m2
UNITS
20
Units Available
ANALYST RATING
Strategic
SALES VELOCITY
5
%
FINANCING PLANS
N/A
Available
DEVELOPER
GRUPO CONTRATA URBANA
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
November 30, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Xkaa Downtown
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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2-Bedroom Condo ▼ 75.03 2 7 left ~$235,978
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Studio ▼ 45.00 0 13 left ~$141,530
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Explore Financing Plans| Financing Plan | Down Payment | During Construction | On Delivery | Key Benefits & Terms |
|---|---|---|---|---|
| Standard 30/40/30 | 30% | 40% | 30% | Standard list price plan with no discount. |
| Plan 50/30/20 | 50% | 30% | 20% | Provides a 3% discount on the list price. |
| Plan 80/-/20 | 80% | — | 20% | Provides a 6% discount on the list price. |
| Friends and Family | 30% | 40% | 30% | Provides a 10% discount on the list price. |
HOA 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 moderate to high-cost amenities like a swimming pool, concierge, rooftop terrace, and yoga deck. Although there's no mention of 24/7 security or a gym, the provided amenities suggest a mid-to-high luxury level, which is consistent with the price range of $141,536 to $282,474 USD. The relatively small number of units (21) means that the cost per unit will be higher to maintain these amenities, but the presence of a lobby, garden, and parking suggests some cost efficiency. Overall, the balance of amenities and unit count leads to this estimated monthly 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 ListAvailability MapContact us
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Xkaa Downtown redefines the concept of luxury living in the heart of Playa del Carmen, where every detail is meticulously crafted to provide an unparalleled lifestyle experience. With its prime downtown location, modern 7-story condominium design, and fully-equipped rooftop, residents can enjoy the perfect blend of convenience, security, and luxury.
- 🌊 Oceanfront Bliss: Wake up to breathtaking ocean views from the comfort of your own home, and enjoy the tranquil atmosphere of the garden, perfectly designed to soothe the senses.
- 🏋️♀️ Wellness Oasis: Maintain your wellness routine in the private, residents-only gym, or find your inner peace on the yoga deck, surrounded by lush greenery and soothing natural light.
- 🍴 Culinary Delights: Fire up the grill in the designated grill area, and enjoy a delicious meal with family and friends, while taking in the stunning views of the surrounding landscape.
- 🌃 Rooftop Serenity: Unwind in the infinity pool, or simply relax on the rooftop terrace, where the warm Caribbean sun meets the tranquil ocean breeze, creating the perfect ambiance for relaxation.
- 🛋️ Concierge Luxury: Enjoy the convenience of a dedicated concierge service, catering to your every need, from arranging private events to providing personalized recommendations for exploring the local area.
- 🚗 Seamless Mobility: With secure parking facilities, you can easily explore the surrounding area, or simply enjoy the convenience of having your vehicle close by, without the hassle of parking in the busy downtown area.
Wellness & Recreation- 🏋️ Yoga Deck: A serene space for mindfulness and exercise, overlooking the vibrant downtown area.
- 🌊 Ocean View Pool: An infinity pool offering breathtaking ocean views, perfect for relaxation and entertainment.
- 🌴 Garden Oasis: A tranquil garden retreat, providing a peaceful escape from the bustling downtown environment.
Social & Entertainment- 🍹 Rooftop Lounge and Bar: A sophisticated entertainment space with stunning ocean views, ideal for socializing and hosting events.
- 🍔 Grill Area: A convenient outdoor cooking space, perfect for casual gatherings and alfresco dining.
Services & Comfort- 🚪 Parking and Security: Includes secure parking, 24/7 security, and a well-appointed lobby, ensuring a safe and convenient living experience.
- 🛍️ Concierge Services: Personalized support for residents, handling everything from daily errands to special requests.
November 30, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Xkaa Downtown
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🌊 Panoramic Ocean Views: The property's non-replicable ocean views provide a permanent and unique selling point, driving premium value and desirability.
- 🛋️ Full-Service Luxury: With its rooftop terrace and concierge services, Xkaa Downtown delivers a full-service lifestyle experience, attracting discerning tenants and supporting higher rental pricing.
- 🚗 Convenient On-Site Parking: Dedicated parking addresses a significant logistical challenge in this dense, urbanizing area, serving as a key functional advantage over competitors.
- 📈 State-Led Infrastructure Investment: The region benefits from massive state-led investments, including the Tren Maya project, which enhances the area's infrastructure and supports long-term value appreciation.
- 🚢 Resilient Tourism Growth: The national cruise sector shows considerable strength, with passenger arrivals increasing, directly benefiting coastal hubs like Playa del Carmen and supporting a consistent source of economic activity.
Read the Full Data-Driven Analyst ReportThis asset’s comprehensive amenity package, featuring a non-replicable ocean view, rooftop terrace, and full concierge services, establishes a premium lifestyle offering designed to outperform standard market inventory. In a market defined by a direct conflict between weak national tourism metrics, evidenced by a
-1.5% year-to-date decline in hotel occupancy
, and a robust, state-sponsored local development agenda, this asset is positioned to capture a disproportionate share of high-value demand. The core thesis is that its superior amenity stack acts as a primary differentiator, justifying premium pricing and attracting tenants who prioritize quality over cost, thereby mitigating the impact of broad market softness and potential oversupply.
💎 Competitive Advantages (Alpha)
The asset's specific, non-replicable features are designed to secure premium rental rates and attract a higher-quality tenant base, insulating it from the commoditization risk affecting standard inventory in a softening market. These qualitative advantages are critical for maintaining occupancy and yield when broader market demand is challenged.- Ocean View: A permanent, location-dependent feature that cannot be replicated by competitors. This provides a durable competitive moat and a primary driver for premium valuation and rental demand.
- Rooftop Terrace & Concierge Services: This combination elevates the asset from simple housing to a full-service lifestyle product. In a market where new supply is increasing, these services attract discerning tenants and support higher rental pricing, differentiating the asset from lower-tier competition.
- On-Site Parking: A critical utility in a dense, urbanizing area. The inclusion of dedicated parking addresses a significant logistical challenge for residents and serves as a key functional advantage over older or less-equipped properties.
🛡️ Foundational Market Strengths (Beta)
While national-level indicators suggest caution, targeted regional investment and structural market improvements provide a stabilizing foundation for long-term value. These government-led initiatives are poised to enhance Playa del Carmen's infrastructure and formalize its real estate market, creating a more secure investment environment that can outperform the national beta.- Targeted Infrastructure Investment: The state is executing massive investments, including the Tren Maya project and the recent regularization of 1,693 lots in Playa del Carmen’s Colonia Luis Donaldo Colosio, which provides legal certainty and unlocks significant development potential.
- Resilient Niche Tourism Growth: Despite stagnant air arrival figures, the national cruise sector shows considerable strength, with passenger arrivals increasing by a robust 8.9% year-to-date . This growth directly benefits coastal hubs like Playa del Carmen, providing a consistent source of economic activity.
- Market Formalization and Professionalization: Proactive government initiatives are enhancing investor security. Quintana Roo now leads the nation with the matriculation of 2,144 real estate advisors , signaling a strong commitment to creating a more transparent and regulated market environment.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: A potential housing supply 'bubble' driven by ambitious regional development targets (43,600 new homes) that conflicts with quantitative data showing a nationwide decline in hotel occupancy (-1.5% YTD), suggesting new supply may outpace near-term demand.
- 🔴 Inventory Exposure: The asset's inventory exhibits segmented risk. The 13 available Studio units are most exposed to direct competition and potential market saturation in the short-term rental sector. Conversely, the 7 available 2-Bedroom units are more resilient, catering to a broader demand base including long-term renters, remote workers, and small families, which is less correlated with transient tourism fluctuations.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating acknowledges the significant market-level supply risk but is justified by the asset's specific defensive characteristics. Its premium amenity package and the relative insulation of its 2-bedroom inventory provide a strategic hedge against commoditization, positioning it as a quality-focused asset poised to outperform in a market where differentiation will be critical for maintaining occupancy and yield. .
- 🟢 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 possesses a medium-to-long-term horizon and a high tolerance for cyclical volatility, prioritizing asset quality over market timing. This profile understands the significant macro headwinds, particularly the risk of a U.S. recession signaled by the persistently low Consumer Expectations Index, which could dampen demand from the primary foreign buyer market. The investor must also be prepared to weather the local supply risk, driven by plans for over 43,000 new homes in the region. The investment is predicated on the belief that the property's distinct 'Alpha' drivers will command premium rental rates and support value preservation through a potential market correction, ultimately capturing the upside of the region's long-term, state-sponsored transformation.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 $235,978 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$7,787
- Notary, Registry & Admin Fees: ~$5,520
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$15,507 USD
This represents approximately 6.6% of the property's value.
~$15,507 USD
This represents approximately 6.6% 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, Xkaa Downtown embodies the essence of luxury and convenience, offering residents a unique blend of high-end living and unparalleled access to the city's best amenities. This prime downtown location is strategically positioned to provide a luxurious, convenient, and secure lifestyle, perfect for affluent individuals and families seeking a vacation home or investment opportunity in the Riviera Maya. With its modern 7-story condominium design and fully-equipped rooftop featuring an ocean-view infinity pool, lounge, and bar, Xkaa Downtown sets a new standard for luxury living in the area.
The Doorstep Experience
The neighborhood surrounding Xkaa Downtown is a vibrant tapestry of culinary delights, boutique establishments, and local hotspots, all within a short walking distance. Residents can indulge in the area's best restaurants, cafes, and bars, enjoying a seamless extension of their luxurious lifestyle.- 🍴 Bajo Cafe - Just a 3-minute walk away, this esteemed cafe offers an exquisite dining experience, perfect for residents seeking a sophisticated breakfast or brunch spot.
- 🍔 Oveja Negra Resto Bar - At a mere 4-minute walking distance, this trendy resto bar serves up mouth-watering dishes and craft cocktails, ideal for a night out with friends or a romantic evening.
- 🥐 Basic Foodie - Located just 5 minutes away on foot, this charming cafe and bakery is a haven for health-conscious foodies, offering a wide range of delicious and nutritious options.
- 🎂 Choux Choux Café - A short 8-minute stroll leads to this quaint cafe, renowned for its delectable pastries and cozy atmosphere, perfect for a relaxing afternoon treat.
- ☕️ Ressio Cafe - With its proximity of just 7 minutes on foot, this popular cafe is a favorite among locals and visitors alike, serving up expertly crafted coffee and delicious light bites.
Neighborhood Highlights
Beyond the immediate doorstep, the surrounding neighborhood offers a wealth of amenities and attractions that further enhance the luxurious lifestyle offered by Xkaa Downtown. From rejuvenating spas to state-of-the-art gyms, every aspect of a high-end lifestyle is catered for, all within a short drive.- 🧖 Holos Spa - Just a 3-minute drive away, this serene oasis offers a range of pampering treatments, ensuring residents can unwind and rejuvenate in style.
- 💆 MÍA SPA, MASSAGE - Located a mere 4-minute drive from the property, this boutique spa provides personalized massage and beauty treatments, tailored to meet the discerning needs of its clientele.
- 🏋️ Evolve - For those seeking a state-of-the-art fitness experience, this cutting-edge gym is just a 4-minute drive away, offering a comprehensive range of equipment and classes.
- 🌴 Encanto Beach - A short 5-minute drive leads to this stunning beach, where residents can soak up the sun, enjoy water sports, or simply relax in a picturesque setting.
- 💅 Veronicas Massage Gold - Also just a 5-minute drive away, this specialized massage center offers a variety of therapeutic treatments, ensuring residents can maintain their physical and mental well-being.
