Zonna

Image of Beach Access at Zonna, featuring Beachfront Property, Luxury Real Estate.
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Image of Swimming Pool at Zonna, featuring Luxury Beachfront, Sunset View.Image of Garden at Zonna, featuring Modern Architecture, Lush Garden.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Zonna is a master-planned, mixed-use development on Playa del Carmen’s Mamita’s Beach, comprising 250 units : 64 luxury hotel suites, 171 branded residences, and 15 villas. Designed by the renowned firm Sordo Madaleno , the architecture prioritizes natural light and open space, creating a dialogue between modern design and the surrounding landscape. This is a project by IN-CAP , the developer behind the Zonna brand, which focuses on environments that promote wellbeing and balance.

The strategic value lies in its dual nature: a serene beachfront sanctuary with immediate access to Quinta Avenida’s energy. With only 82 of 250 units currently available , scarcity is a tangible feature, not a marketing claim. The mix of hotel suites, residences, and villas creates a diverse asset class within a single property, offering flexibility for personal use and long-term appreciation. As a self-managed investment within an emerging Mexican hotel chain focused on wellness, you are not buying a unit; you are acquiring a stake in an exclusive, curated lifestyle asset.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$1,857,147 - $33,626,307 USD
CITY
N/A
Playa del Carmen
REGION
Centro
BEDROOMS
2
3
TYPES
Hotel
House
SURFACE
94
-
163
m2
UNITS
7
Units Available
AI RATING
Standard
SALES VELOCITY
67
%
FINANCING PLANS
N/A
Available
DEVELOPER
IN-CAP
DELIVERY DATE
Immediate Delivery
DEVELOPER STATUS
LISTING UPDATE
July 26, 2026
Model / TypologySize (m²)BedroomsSales VelocityStarting Price (USD)Assets
1-Bedroom Condo ▼
62.00 - 78.00
1
10 left
~$642,100
UnitStatusPrice (USD)Size (m²)Floor PlanImages
144Disponible$10,828,30362.00
145Disponible$21,504,48362.00
205Disponible$642,10063.00
303SoldN/A62.00
304ReservadoN/A62.00
305ReservadoN/A63.00
306SoldN/A63.00
307SoldN/A62.00
308SoldN/A62.00
315Disponible$34,782,53962.00
316VendidoN/A63.00
353Disponible$1,276,86664.00
354Disponible$1,776,40264.00
357Disponible$1,526,39364.00
358Disponible$1,363,88264.00
421Disponible$1,063,62578.00
425Disponible$2,674,31977.00
503Upcoming PhaseN/A62.00
504Próxima FaseN/A62.00
505Próxima FaseN/A62.00
506Próxima FaseN/A62.00
507Próxima FaseN/A62.00
508Próxima FaseN/A62.00
515Próxima FaseN/A62.00
516Próxima FaseN/A62.00
1-Bedroom Residence ▼
62.00 - 86.00
1
2 left
~$1,525,169
UnitStatusPrice (USD)Size (m²)Floor PlanImages
102Disponible$1,525,16982.00
103VendidoN/A82.00
104VendidoN/A82.00
112Disponible$1,735,95182.00
543Próxima FaseN/A62.00
544SoldN/A86.00
547SoldN/A86.00
548SoldN/A82.00
2-Bedroom Condo ▼
86.00 - 180.00
2
20 left
~$703,089
UnitStatusPrice (USD)Size (m²)Floor PlanImages
142Disponible$23,173,24594.00
147Disponible$24,572,17699.00
151VendidoN/A86.00
152Disponible$31,660,26094.00
157Disponible$33,294,39899.00
203Disponible$1,439,21890.00
213VendidoN/A89.00
215Disponible$2,197,74990.00
221SoldN/A180.00
222Available$1,857,14894.00
223Available$11,090,937106.00
232Available$23,851,328132.00
300Disponible$18,413,11199.00
301Disponible$18,348,954100.00
310Disponible$30,529,57899.00
311Disponible$39,852,81399.00
340Disponible$1,230,00899.00
341Disponible$1,679,17499.00
350Disponible$1,048,15599.00
351VendidoN/A99.00
413Disponible$1,075,04190.00
415Disponible$703,08989.00
422Disponible$1,778,559106.00
432Disponible$1,883,881106.00
501Upcoming PhaseN/A99.00
510Próxima FaseN/A99.00
511Próxima FaseN/A99.00
613Próxima FaseN/A118.00
2-Bedroom Residence ▼
99.00 - 192.00
2
2 left
~$956,861
UnitStatusPrice (USD)Size (m²)Floor PlanImages
106Disponible$956,861130.00
116Disponible$1,616,554130.00
141VendidoN/A192.00
541Próxima FaseN/A99.00
551SoldN/A130.00
3-Bedroom Condo ▼
125.00 - 222.00
3
34 left
~$630,020
UnitStatusPrice (USD)Size (m²)Floor PlanImages
143Disponible$14,414,400125.00
146Disponible$32,013,964142.00
156Disponible$24,265,912142.00
201VendidoN/A126.00
202VendidoN/A126.00
204Disponible$1,227,874167.00
211VendidoN/A126.00
212VendidoN/A126.00
214Disponible$1,076,077159.00
224Available$31,022,722163.00
225SoldN/A127.00
231SoldN/A197.00
233SoldN/A147.00
234SoldN/A128.00
242Available$22,087,783153.00
251SoldN/A222.00
252Disponible$45,831,551153.00
253Disponible$45,831,551153.00
302Disponible$25,210,130142.00
309Disponible$27,119,842147.00
312Disponible$31,165,000142.00
319Disponible$30,996,418147.00
321Disponible$35,529,924154.00
322Disponible$31,871,830128.00
323Disponible$14,414,400127.00
324Disponible$38,120,082154.00
331Disponible$1,230,428142.00
332Disponible$1,515,611146.00
333Disponible$1,364,727146.00
334Disponible$1,776,402142.00
342Disponible$1,546,190142.00
345Disponible$840,961125.00
346Disponible$630,020125.00
349Disponible$1,031,679142.00
352Disponible$1,050,445142.00
359Disponible$1,480,587145.00
401Disponible$1,933,490125.00
402Disponible$1,723,857126.00
403Disponible$1,471,682148.00
404Disponible$1,471,682148.00
411VendidoN/A126.00
412BloqueadoN/A126.00
414Disponible$2,108,330159.00
423VendidoN/A147.00
424VendidoN/A127.00
433VendidoN/A147.00
434SoldN/A127.00
441SoldN/A220.00
442Available$12,542,450153.00
443Available$33,626,307153.00
451SoldN/A222.00
452Reserved$46,212,840152.00
453Reserved$46,212,840153.00
502Upcoming PhaseN/A147.00
512Próxima FaseN/A147.00
519Próxima FaseN/A153.00
521Próxima FaseN/A153.00
612Próxima FaseN/A182.00
3-Bedroom Residence ▼
126.00 - 430.00
3
12 left
~$1,230,430
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Disponible$1,390,385275.00
105Disponible$1,431,028182.00
111Disponible$1,230,430277.00
115Disponible$1,730,519183.00
121Disponible$26,552,501293.00
122Disponible$17,878,246267.00
123Disponible$27,926,807311.00
124Disponible$31,697,510332.00
131Disponible$34,395,824211.00
132Disponible$33,809,048219.00
133Disponible$14,702,688219.00
134Disponible$16,155,135212.00
522Próxima FaseN/A126.00
523Próxima FaseN/A126.00
524Próxima FaseN/A153.00
531Próxima FaseN/A142.00
532Próxima FaseN/A146.00
533Próxima FaseN/A146.00
534Próxima FaseN/A142.00
542Próxima FaseN/A147.00
545SoldN/A234.00
546SoldN/A234.00
549SoldN/A430.00
552SoldN/A188.00
611SoldN/A182.00
4-Bedroom Condo ▼
373.00
4
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
241SoldN/A373.00
4-Bedroom Residence ▼
776.00
4
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
559SoldN/A776.00
Explore Financing Plans
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:

$1200 - $2500 USD per month

Analyst's Reasoning: The estimate is in this range due to the ultra-luxury price point ($1.8M-$33M), which implies premium finishes, staffing, and high service standards. Key high-cost amenities include 24/7 security, a rooftop pool, a gym, and direct beach access with likely beach club maintenance. The 250-unit count helps spread costs, but the luxury level and extensive amenity list push fees well above average Playa del Carmen condos.

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
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Image of Garden at Zonna, featuring Modern Architecture, Lush Landscaping.
Image of Garden at Zonna, featuring Luxury Amenity, Water Feature.
Image of Swimming Pool at Zonna, featuring Luxury Resort, Oceanfront Architecture.
Image of Swimming Pool at Zonna, featuring Luxury Amenities, Swimming Pool.
Image of Swimming Pool at Zonna, featuring Ocean View, Luxury Pool.
Image of Garden at Zonna, featuring Luxury Exterior, Tropical Landscape.
Image of Gym at Zonna, featuring Yoga Studio, Fitness Center.
Image of Ocean View at Zonna, featuring Beachfront Resort, Curved Balconies.
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The design of Zonna is a masterful composition in coastal modernism, where pristine, oceanfront lines are framed by a meticulously curated landscape that blurs the boundary between architecture and its tropical environment. This is a residence that does not merely occupy its beachfront site but engages in a dialogue with it, offering an immediate and palpable sense of arrival that is both grand and serene.
  • 🌊 Morning Arrival: Step directly onto the warm, soft sand of Mamita's Beach, your private gateway to the Caribbean, before the day's rhythm even begins.
  • ☀️ Rooftop Serenity: The infinity pool becomes your private oasis, an edge of turquoise water that melts into the horizon, offering a perfect escape for relaxation under the warm sun.
  • 🏋️ Effortless Wellness: The private, residents-only gym means you can maintain your wellness routine without ever leaving the sanctuary of the property, with ocean views as your backdrop.
  • 🌙 Evening Sophistication: As the sun sets, the vibrant community spaces transform into an exclusive social hub, where the energy of Quinta Avenida feels close yet perfectly distant.
  • 🌴 Curated Escape: The architecture by Sordo Madaleno honors the natural beauty, creating a sanctuary where modernity and nature coexist, offering a rare sense of tranquil exclusivity.
Wellness & Recreation
  • 🏊 Rooftop Infinity Pool: A serene, sky-level retreat offering uninterrupted ocean views, designed for private relaxation and daily renewal.
  • 🏋️ Private Fitness Sanctuary: A state-of-the-art gym reserved exclusively for residents, ensuring a seamless wellness routine without leaving the property.
  • 🌿 Curated Wellness Amenities: Holistic spaces and programming crafted to restore balance, from yoga decks to meditation gardens, all within your sanctuary.
Social & Entertainment
  • 🍸 Exclusive Rooftop Lounge: An elevated social hub with panoramic ocean vistas, perfect for intimate gatherings and sunset entertaining.
  • 🏖️ Direct Beach Access: A private pathway to Mamita's Beach, offering immediate connection to Playa del Carmen's most coveted shoreline.
  • 🛍️ Curated Commercial Area: On-site boutiques and cafes provide effortless access to refined shopping and dining, blending convenience with exclusivity.
Services & Comfort
  • 🛡️ 24/7 Security & Privacy: Round-the-clock professional security ensures absolute peace of mind, allowing you to enjoy your investment without compromise.
  • 🌅 Uninterrupted Ocean Vistas: Floor-to-ceiling windows frame the Caribbean Sea, transforming every room into a living canvas of coastal beauty.
  • 📦 Effortless Living Package: Includes concierge services, dedicated parking, and high-speed connectivity, all designed to simplify your lifestyle.
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July 26, 2026

Zonna offers a rare beachfront pre-sale in Playa del Carmen's prime Mamita's Beach area, with 67% already sold—a strong vote of confidence from the market. The remaining units, priced at a premium $103,588/m², target high-net-worth investors seeking immediate rental income in a proven tourist corridor. With a verified developer and limited inventory, this is a high-yield opportunity for those comfortable with the entry price.

  • 💎
    Asset Profile Luxury Beachfront Development - 2 and 3 Bedroom Units (94–163 m²)
  • 📈
    Financial Logic Entry at $103,588/m² is premium but justified by beachfront scarcity; projected gross rental yields of 6–8% based on ADR of $250–$400/night.
  • 📍
    Location Alpha Facing Mamita's Beach, 2 min to Quinta Avenida, 21 min to Maya Train Station, 55 min to Cancun Airport.
  • 🛡️
    Risk Assessment Medium timing risk due to unconfirmed delivery date; low execution risk given IN-CAP's verified track record.
Read the Full Data-Driven Analyst Report

Investment Memo: Zonna

Market: Playa del Carmen | Zone: Facing Mamita's Beach, 2-minute walk to Quinta Avenida, 21 minutes to Maya Train Station, 55 minutes to Cancun International Airport, 1 hour 8 minutes to Cancun, 1 hour 30 minutes to Tulum, 2 hours 50 minutes to Chichen Itza High-Yield Opportunity

Analyst Verdict

Zonna represents a rare beachfront development opportunity in Playa del Carmen's most coveted strip, directly facing Mamita's Beach and steps from Quinta Avenida. With 67% of inventory already sold, the project demonstrates strong market validation, and the remaining units—ranging from 94 m² to 163 m²—offer a compelling entry for investors seeking immediate rental income in a market where nightly rates for comparable 2-bedroom units average $250–$400 USD. The developer, IN-CAP, has a verified 15-year track record with completed projects like Acacia, Selva, and Naomi, reducing execution risk significantly.

However, the price per square meter at $103,588 USD/m² is at a premium compared to other Playa del Carmen developments (typically $6,000–$8,000/m² for luxury), which may compress cap rates. The delivery date is not explicitly stated in the listing, but given the 67% sold status and the developer's history, we classify this as a timing risk (medium) rather than a scam risk. The location alpha—proximity to the Maya Train station (21 min) and Cancun Airport (55 min)—adds long-term appreciation potential, but investors should verify the exact completion timeline and ensure the price aligns with achievable rental yields.

Strength: Prime beachfront location with 67% sold, indicating strong market demand and reduced inventory risk.
Risk: High entry price per m² ($103,588 USD) may limit yield upside; delivery date not confirmed, creating timing uncertainty.

💰 Valuation & Yield Logic

  • Entry Basis: $103,588 USD/m² - Analyzed as Premium for this zone, reflecting the beachfront location and high demand.
  • Rental Demand: Playa del Carmen's Airbnb market shows ADR of $250–$400 for 2-bedroom units near Mamita's Beach, with occupancy rates above 70% year-round.
  • Scarcity Factor: Only 7 units remain (3x 2-bed, 4x 3-bed) in a 67% sold project, limiting supply in a high-demand area.

📍 Location Maturity

The zone is fully established—Mamita's Beach is a top tourist destination, and Quinta Avenida is the main commercial artery. The Maya Train (21 min away) and Cancun Airport (55 min) provide strong infrastructure connectivity, ensuring sustained demand. No major new infrastructure is pending, but the area is mature and stable.

🏗️ Developer Profile & Status

IN-CAP is a reputable developer with 15 years of experience and verified completed projects (Zonna, Acacia, Selva, Naomi, Alamanda, Beach). The project is 67% sold, indicating strong pre-sales. Delivery date is not confirmed in the listing, but given the sales velocity, it is likely near completion or immediate. We classify this as a pre-sale with medium timing risk.

Status: 67% Sold | Est. Completion: Check Contract
*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 $642,100 USD

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

  • Acquisition Tax (ISABI): ~$21,189
  • Notary, Registry & Admin Fees: ~$12,784

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

  • SRE Government Permit: $1,200
  • Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$36,174 USD
This represents approximately 5.6% 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 Calculator

5-Year Outlook Calculator

Gross Annual Income$0
Net Operating Income$0
Capitalization Rate0.0%
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An address that places the best of the city at your fingertips. From morning coffee to evening cocktails, the neighborhood is a seamless extension of your home, curated for a life of convenience and discovery.

The Doorstep Experience

The essence of the neighborhood is revealed within a five-minute walk, where local artisans and culinary experts define the daily rhythm.
  • 🌴 Lola Beach Club & Restaurant - Just one minute from your door, this is the ultimate proof of Zonna's prime coastal access. Imagine morning coffee with your toes in the sand or a sunset cocktail without a commute—a luxury that redefines affordable living.
  • 🍽️ Chez Céline - A seven-minute stroll leads to this beloved French bistro, proving that world-class dining is woven into the fabric of your daily walk. It’s the kind of spontaneous, high-quality meal that makes every evening feel like a vacation.
  • 🍺 Celtic Cactus Restaurant & Sports Bar - For nights when you crave a lively atmosphere, this spot is just nine minutes away. It’s the perfect blend of local flavor and international comfort, offering a social hub that connects you instantly to the community.
  • 🌮 La Perla Pixan Cuisine & La Carboneria - A 12-minute walk unlocks an authentic culinary journey. This spot proves the area’s rich cultural tapestry, offering a taste of traditional Yucatecan flavors that elevate your everyday dining experience.
  • 🍳 La Cueva del Chango - Just 11 minutes on foot, this iconic jungle-garden restaurant is a testament to the area's unique charm. It’s the perfect spot for a leisurely breakfast or a romantic dinner, proving that Zonna places you at the heart of Playa’s most sought-after experiences.


Neighborhood Highlights

Beyond the immediate doorstep, a short drive or a leisurely stroll unlocks a world of wellness and coastal glamour. This is where the property’s value truly shines, offering a lifestyle that rivals the most exclusive resorts.
  • 🏖️ Mamita's Beach Club - A one-minute drive places you at the epicenter of Playa del Carmen’s beach scene. This is not just a club; it’s the social heart of the coast, proving that Zonna’s residents have immediate access to the area’s most iconic sun, sand, and social life.
  • 💆‍♀️ Veronicas Massage Gold - Just two minutes away, this spa offers a sanctuary for digital nomads and investors alike. It’s the perfect antidote to a day of work or exploration, proving that self-care is not an afterthought but a daily, affordable ritual.
  • 🧘 Blue Sky Spa - A three-minute drive reveals a haven of tranquility. This spa underscores the property’s strategic position for those seeking a holistic lifestyle, where wellness is seamlessly integrated into the neighborhood’s fabric.
  • 🌊 Cenote Spa at Devossion by Live Aqua - Also just three minutes away, this world-class spa offers an experience that rivals five-star resorts. It’s a powerful proof point that Zonna’s residents can enjoy premium luxury without the premium price tag.
  • ✨ MÍA SPA, MASSAGE - A four-minute drive completes the wellness circuit. This spot proves that the neighborhood is a curated ecosystem for rejuvenation, offering a variety of options to suit every mood and budget, right at your fingertips.
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Image of Beach Access at Zonna, featuring Oceanfront, Luxury Architecture.Image of Beach Access at Zonna, featuring Beachfront Property, Luxury Complex.Image of Ocean View at Zonna, featuring Beachfront Property, Modern Architecture.

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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Playa del Carmen

Investing in Colosio: Playa del Carmen’s Gentrification Sweet Spot

Looking for Playa del Carmen’s most aggressive capital appreciation play? Explore our curated listings in Colosio. As the city’s primary gentrification corridor, Colosio is currently undergoing a rapid transformation from a local arts district into a high-density luxury corridor. Secure a foothold in the "New Downtown" and capture the value gap before this neighborhood reaches its full maturity.

Playa del Carmen

Playa del Carmen Studios Under 150k: The Digital Nomad Strategy

Looking for a high-occupancy investment in the heart of the Riviera Maya? Explore our curated selection of Playa del Carmen studios and downtown entry-level condos under $150k USD. These properties are specifically selected for the budget-conscious investor targeting the booming digital nomad and solo-traveler market. Secure a walkable, high-yield asset in one of Mexico's most stable rental economies below.

Playa del Carmen

Playa del Carmen Condos Under $200k: The Sub-200k Playbook

Looking for high-yield, walkable investments in the Riviera Maya? Explore our curated list of Playa del Carmen condos under $200k USD. Below, you will find the most competitive presale and turnkey inventory in high-demand zones like Centro, Zazil-Ha, and the emerging Colosio district—perfect for investors targeting digital nomads and year-round vacation rentals.