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Beachfront Property Prices
in the Riviera Maya
What beachfront costs in each city, first row and ocean view, with the monthly fee. The ranges come from the listings we review; ask us for the current numbers of the building you like.
Cancun Hotel Zone · Puerto Cancun · Puerto Morelos · Playa del Carmen · Cozumel · Puerto Aventuras · Akumal · Tankah Bay
What beachfront actually costs,
submarket by submarket
Beachfront is not one number per city. It is a premium over the local market, and that premium changes street by street: two buildings 500 meters apart can belong to different markets. So every row carries the first-row asking range, the market it is a premium over, and the monthly fee. Ocean view is a different product and sits in its own table below, because the two are not interchangeable. Figures are in US dollars per square foot, with the square-meter figure underneath, because that is how the listing you receive will be written.
Table 1 · True beachfront,
on the sand or on the rock
First row means nothing stands between the residential building and the beach. No hotel, no second condominium, no road, no unrelated development.
| Market | Beachfront, USD/ft² | Local benchmark, USD/ft² | HOA, USD/month | Market note |
|---|---|---|---|---|
| Playa del Carmen Centro | 565 – 750$6,075 – 8,100 / m² | 325 – 418$3,500 – 4,500 / m² | 300 – 500 | The deepest first-row inventory on the coast. See the Playacar Fase 2 and Corasol guides |
| Playacar Fase 1 | Ask ustoo few first-row condos | 386 – 618$4,150 – 6,650 / m² | 400 – 700 | Villas dominate and price separately: older beachfront houses start around a million dollars. See the Playacar Fase 1 guide |
| Tankah Bay and Soliman Bay | 372 – 557$4,000 – 6,000 / m² | 339 – 386$3,650 – 4,150 / m² | 700 – 1,200 | Here the spread is age, not location: older stock sits at the bottom of the range and new construction at the top. Boutique buildings, large units |
| Cancun Hotel Zone | 520 – 700$5,600 – 7,500 / m² | 279 – 418$3,000 – 4,500 / m² | 450 – 900 | Lagoon-facing and interior units excluded, and they are what pull the citywide average down. Fees are often charged per m². See the Cancun Hotel Zone guide |
| Puerto Cancun, beachfront | 595 – 1,160$6,400 – 12,500 / m² | 470 – 685$5,075 – 7,350 / m² | Ask ushotel-serviced, quoted per m² | Its own market, not part of the Hotel Zone. Only the SLS collection is genuinely on the sand; the benchmark column is the golf, canal and marina towers. A first-row condo here costs more per foot than a canal mansion in Los Canales. See the guide |
| Costa Mujeres and Playa Mujeres | 355 – 610$3,800 – 6,550 / m² | 251 – 372$2,700 – 4,000 / m² | 400 – 900 | The best entry price for genuine first row on the coast. Branded residences are a separate market and are not averaged in: St. Regis opened pre-sale at 2.1 million dollars and has already moved up 300,000 |
| Puerto Morelos | 565 – 750$6,075 – 8,100 / m² | 316 – 395$3,400 – 4,250 / m² | 250 – 500 | Small first-row stock behind the reef; fees rise with hotel-style service |
| Puerto Aventuras, Caribbean front | 500 – 610$5,400 – 6,550 / m² | 297 – 353$3,200 – 3,800 / m² | 500 – 600 plus community dues | Marina, canal and golf frontage are excluded from the first number. See Puerto Aventuras |
| Akumal and Half Moon Bay | 440 – 605$4,725 – 6,500 / m² | Ask uspriced building by building | 200 – 400 | Older low-rise buildings, the best value per foot on the coast |
| Cozumel, on the rock | 400 – 565$4,300 – 6,075 / m² | Ask usnorth and south zones differ | 250 – 500 | Direct oceanfront, often on rock rather than sand |
Table 2 · Ocean view
and near-beach premium
These are the markets where buyers most often believe they are buying beachfront and are not. The product can be excellent. It is simply priced against a different floor.
| Market | Premium product, USD/ft² | Local benchmark, USD/ft² | HOA, USD/month | What the premium buys |
|---|---|---|---|---|
| Coco Beach and Zazil-Ha | 450 – 690$4,850 – 7,425 / m² | 325 – 418$3,500 – 4,500 / m² | 250 – 450 | Caribbean views from the upper floors and a few steps to the sand. Hotels hold much of this shoreline, so most of it is ocean view, not first row |
| Tulum: Aldea Zama, Region 8, Selva Zama | 460 – 520$4,950 – 5,600 / m² | 190 – 255$2,050 – 2,750 / m² | 150 – 350 | Master-planned infrastructure, amenities and strong rental visibility. Not beachfront: Tulum’s beach road is hotel land with almost no residential stock |
| Playa del Carmen, beach-club access | 425 – 525$4,600 – 5,670 / m² | 307 – 362$3,300 – 3,900 / m² | 150 – 300 plus club dues | A serviced beach without paying a beachfront fee. Verify whether the access is a registered right or a revocable courtesy |
How to read these ranges
US dollars per square foot of total private area, terraces included. Pesos converted at about 18 to the dollar and rounded.
Current asking inventory in named first-row buildings, counted unit by unit.
A citywide average mixes lagoon-facing and interior stock in with the first row and understates the beach badly. That is why both numbers sit side by side.
Asking shows where a market is positioned. On this coast it settles 6 to 10 per cent lower, less on scarce first-row stock. Closed comparables at the building level decide your offer.
The sample was too thin for a responsible range, so we did not manufacture an average. In those markets we work from our own closed comparables.
Studios and one-bedrooms push price per foot up, large penthouses pull it down, and pre-construction asks 10 to 20 per cent above comparable resale in the same building, paid in instalments until delivery. Fees are researched separately: two towers on the same beach can differ by 300 dollars a month.
More on beachfront property in Mexico
Beach houses for sale in Mexico
Every zone and the beachfront listings for sale now.
Can a foreigner own beachfront in Mexico?
Yes. The restricted zone and the bank trust, explained.
Renting your beachfront property
Building rules, choosing a manager and taxes on rental income.
Lagoon and cenote property
Bacalar and the cenotes: another way to live by the water.
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- A selection made for youA short list, not a catalogProperties that genuinely fit your budget, your location, how you plan to use it and whether you will rent it. We show you price, cost per square foot, HOA fees and the differences that matter so you can compare with judgment.
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Choosing a property is only the beginning. Our job is that you understand what you are buying before you commit.
Hola!Living in the Riviera Maya since 2001, founder of Playa Realtors in 2008. Our team helps buyers and sellers from Cancún to Tulum, with a deeper service for buyers who want independent representation.
Karina D. Sayed, CPA · CEO, Broker and Owner · Playa Realtors
I have lived on this coast since 2001 and Playa Realtors has represented buyers here since 2008. Every price range, fee figure and rental rule on this page comes from our own comparables and from the condominium documents we read during due diligence, not from a listing description.
Licensed brokerage in Quintana Roo · Agency licence 1917120B0FBGMR008000735 · AMPI · SEDETUS · NAR REALTOR® 61235866
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