Beachfront Properties
for Sale in Playa del Carmen

Which buildings are truly
on the sand in Playa del Carmen

Nine addresses, south to north, from the ferry pier to CTM Avenue. When we do not have a verified number we write ask us, not an invented range.

1. 01

   

   Saint MarinePre-sale

   Calle 4 and the beach · SIMCA · 28 units · pre-sale · delivery summer 2029

   The benchmark new build of the south.One of the few left with its own lot on the sand: infinity pool over the sea, beach bar, rooftop bar and 24-hour reception. Parking is outdoors, a point to negotiate at this price. Delivery is scheduled for summer 2029: assume delays and tie payments to construction progress, not the calendar. Payment plan 30/20/50: 30% on reservation, 20% during construction, 50% on delivery.

   USD/ft²$525 – 5955,650 – 6,420 USD/m²Delivery 2029 · 28 units

   Pricefrom $988,000approx., priced in pesos · 4 bed PH about $2.34 M

   Unit types3 and 4 bedrooms1,650 to 4,060 sq ft, with penthouses
2. 02

   

   Luna Encantada

   Calle 6 and the beach · 2005 · 24 units · resale

   Boutique, directly on the sand, steps from Fifth Avenue.An infinity pool on the beach, lounger and umbrella service, 24-hour security, underground parking, elevator and storage. Two and three-bedrooms ask USD 630 to 685 thousand; the rooftop penthouse was cut to 775 thousand, which marks the ceiling of the building. Price per foot varies a lot inside it, from 385 to 540, so the deeded area and whether it includes the terrace are confirmed unit by unit. The HOA fee is among the highest of the buildings we reviewed: we request it in writing, with the financial statements, before any offer.

   USD/ft²$385 – 5404,145 – 5,830 USD/m²Built 2005 · 24 units

   Pricefrom $630,0002 bedrooms, asking

   Unit types2 and 3 bedrooms, PH1,200 to 1,640 sq ft; rooftop PH $775,000
3. 03

   

   El Faro Residences

   Calle 8 to 10 · Surf, Reef and Coral towers · 2008 to 2010 · 65 units

   The building every downtown resale is measured against.The white lighthouse on the sand is the landmark of the block. Oceanfront pool with pergolas, gym, elevator, concierge and 24-hour security. The Surf tower, with a partial view, is the cheapest way onto the downtown sand: from 290 thousand for 915 sq ft. Reef and Coral, with the full view, price well above; the three-bedroom penthouse reaches 1.2 million.

   USD/ft²$320 – 4703,450 – 5,050 USD/m²Built 2008–2010 · 65 units

   Pricefrom $290,000asking price, not closing

   Unit types1, 2 and 3 bedrooms915 to 2,550 sq ft, with penthouses
4. 04

   

   Corto Maltés

   Calle 10 and First Avenue · 2008 · 15 units · resale

   The cheapest way onto the sand per foot, in a 2008 building.Three floors of five suites, 15 units, directly on the federal zone, one block from Fifth Avenue and with a view of the lighthouse. Two-bedrooms run 1,450 to 1,690 sq ft. The 1,670 sq ft two-bedroom facing the sea asks USD 499 thousand, about 300 per sq ft: the lowest price per foot on the downtown sand, with a moderate HOA fee for a beachfront building. Luna Encantada, also on the sand and older, asks 385 to 540. Penthouse 305, with private rooftop and a view to Cozumel, asks 899 thousand with the same two bedrooms, almost double: its area is the first thing to request. With so few units there are almost no internal comparables.

   USD/ft²$3003,220 USD/m²Built 2008 · 15 units

   Pricefrom $499,0002 bed, 1,670 sq ft, oceanfront, asking

   Unit types2 and 3 bedrooms, penthouse2 bed 1,450 to 1,690 sq ft; PH 305 $899,000
5. 05

   

   Ocean Plaza

   Calle 1 Norte between 12 and 14 · 20 units · resale

   Great for renting, think twice for living.A first-row boutique building with pool, elevator and parking, and almost no turnover. Two things to know first: nearly every unit runs as a short-term rental, and it sits in the nightclub zone, with party hotels on the same block. To live there year-round, sleep there one night first.

   USD/ft²$3003,220 USD/m², referenceYear to confirm · 20 units

   Pricefrom $580,000asking price, not closing

   Unit types3 bedrooms and penthouse2,000 sq ft the 2024 reference
6. 06

   

   El Taj Oceanfront

   First Avenue and Calle 14 · c. 1999 · 57 units in two buildings · condo hotel

   Two buildings, one on the sand and one across the street.El Taj Oceanfront has 42 condos directly on the beach, with elevator, a heated pool in front of its own beach club and a cascading aqua spa. El Taj Beachside, across the street, has 15 boutique condos around a black infinity pool with an extra-large jacuzzi, lily ponds and gardens; only some have a partial sea view. White stucco, palapa roofs and Bali-inspired interiors, one to four bedrooms, and penthouses with rooftop jacuzzi, grill and outdoor shower. Spa, gym with yoga and two restaurants. Before any offer, confirm which building the unit is in: that is where the price difference lives. Sellers have also cut hard: a two-bedroom penthouse went from 895 to 710 thousand. Operated by Condo Hotels Playa del Carmen, which also runs Villas Sacbé, Porto Playa and Magia Beachside. As a condo hotel, its bylaws and financial statements weigh more than anywhere else on this list.

   USD/ft²$290 – 6003,100 – 6,500 USD/m²Built c. 1999 · 42 + 15 units

   Pricefrom $295,000asking price, not closing

   Unit types1 to 4 bedrooms, penthouses600 to 2,390 sq ft; 42 oceanfront, 15 beachside
7. 07

   

   ZonnaPre-sale

   Calle 28 · beachfront on Mamitas · 127 units · delivery phase 1 May 2029, phase 2 February 2030

   200 metres on Mamitas, run as a condo hotel.A Sordo Madaleno project operated by Archipiélago: lofts, one and two-bedrooms and three-bedroom penthouses, 127 units in two phases. In a condo hotel the operating contract decides when you use your unit and who rents it, and it weighs as much as the price. August 2026 list: lofts and one-bedrooms from about USD 648 thousand, penthouses up to about USD 2.6 million. Only six ocean front units were left, from about USD 1.5 million. Playa Realtors does not market this project. We explain why in person.

   USD/ft²$546 – 9615,880 – 10,340 USD/m², total areaDelivery 2029–2030 · 127 units

   Pricefrom $648,000approx., priced in pesos, list of 11 Aug 2026

   Unit typesLoft, 1 and 2 bed, 3 bed PH860 to 4,425 sq ft total, with terraces and rooftops
8. 08

   

   IT Beach

   Albatros, next to Playa Pelícanos, Zazil-Ha · 2022 · 25 units

   The first new beachfront building in a decade.On the sand next to Playa Pelícanos, with a sea view rooftop, infinity pool, restaurant bar, gym and coworking. Two-bedrooms with lock-off ask USD 750 thousand, about 620 per sq ft, and that price has not moved since 2023: we ask how many units are left and whether there is a closing discount. Listed sizes range from 73 to 112 m², so the deeded area is confirmed first. Not to be confused with IT Residences, a different building in Coco Beach. Playa Realtors does not market this building. We explain why in person.

   USD/ft²$620 – 6306,700 – 6,760 USD/m²Built 2022 · 25 units

   Pricefrom $750,0002 bedrooms, asking

   Unit types2 bedrooms with lock-off, PHabout 1,200 sq ft; 2 bed penthouse $899,000
9. 09

   

   The ElementsOnly private beach club

   Coco Beach, on the sand · c. 2010 · 92 units · resale

   The only condo with its own private beach club.The owners own the beachfront lot where the club sits, so nobody can block the view to the Caribbean. That is what carries its value. Ground-floor and garden two-bedrooms ask USD 520 to 555 thousand, about 362 to 394 per sq ft, and several agencies list the same one or two units, so real inventory is small. A fully renovated ocean view unit asks 745 thousand: a ceiling, not a comparable. Three-bedroom penthouses ask 839 to 899 thousand, and the largest corner penthouse 1.09 million. Many listings are months old, so we confirm which are still active and the deeded area.

   USD/ft²$362 – 5013,900 – 5,400 USD/m²Built c. 2010 · 92 units

   Pricefrom $520,0002 bedrooms, asking

   Unit types2 and 3 bed, penthouses1,400 to 2,200 sq ft; 4 bed corner PH
10. Clarifying note

    And what is not on any listing

    There are projects on this list we do not recommend today, and in Coco Beach there is a beachfront lot with more than sixty-five active lawsuits and six years in court, with construction stopped. That is the gap in the corridor and you will not read about it in any listing. We tell you the reason for each case on the call, with the document in hand. It is exactly the work a buyer’s broker exists for.

    Every street is its own market. Two buildings 500 metres apart on the same sand have prices per foot that look nothing alike, and the reason is rarely the building: it is what stands in front, what stands behind and what time the noise stops.

    How to read the figures. US dollars per square foot of total published area, terraces included, with the square metre underneath. Pesos at 17 per dollar, the rate of September 22, 2026. Every price is an asking price from September 2026, not a closing, and it is each building’s starting point: what the unit you want costs depends on floor, view and condition. The benchmark to compare against is the city median for inland product, USD 305 to 400 per sq ft. HOA fees are left off this page on purpose: they change continuously, by unit and by year, so we request them in writing from the condo with the financial statements and give you the figure for the building you are looking at.

    Buying from abroad? Read how Americans buy, how Canadians buy or how Mexicans living abroad buy, and the closing guide for the step by step.

Additional note · north of CTM

Beachfront inside Corasol: Mareazul and Costa Residences

The downtown first row ends at CTM Avenue. Further north, inside Corasol, the gated development with golf and its own beach club, two condo buildings stand directly on the sand. They are a different market from downtown: gatehouse, no walk to Fifth Avenue and a condo regime that sits inside the Corasol master regime, so the bylaws of both are read before any offer.

Gated zoneCorasolSee the Corasol guide →

Mareazul

Inside Corasol · on the sand · resaleSee Mareazul condos for sale →

Costa Residences

Inside Corasol · on the sand

Second line: beach access condos, street by street

You cross one street. Between USD 190 and 540 per sq ft, 830 with a brand, and the best stretch is Mamitas.

1. 01

   

   Villas Sacbé

   First Avenue between 12 and 14 · c. 1999 · condo hotel · resale

   The lowest entry price in the corridor.Two buildings of three levels around a tropical courtyard, with palapa roofs, limestone interiors and some units with a private plunge pool. The rental program is run by Condo Hotels Playa del Carmen, the same operator as El Taj, Porto Playa and Magia Beachside, so owners share its beach club, spa, three restaurants and a gym one block away. A renovated garden-level two-bedroom asks USD 268 thousand, about 275 per sq ft. Penthouses with private rooftop have sold below 150 per sq ft. The weak point is stated by the management itself: units near the nightclub side can be loud on weekends. To live there, choose the side away from the clubs.

   USD/ft²$2752,960 USD/m², 2 bedBuilt c. 1999 · units to confirm

   Pricefrom $268,0002 bedrooms, garden level, asking

   Unit types2 and 3 bedrooms, penthouses975 to 3,220 sq ft; 3 bed PH with plunge pool
2. 02

   

   Isabella Sea Living

   First Avenue and Calle 14 · 2026 · 35 units · delivered

   Delivered, and the new ceiling of the corridor.Thirty-five condos and seven retail units, underground parking and a rooftop with a 12 by 4 metre infinity pool, bar and grills. Units run from 49 to 117 m². The developer’s list asks about USD 306 thousand for a one-bedroom and about 645 thousand for a two-bedroom. One platform reports nine units left, with a discount on the last ones. The building is delivered, so what you see is what you buy.

   USD/ft²$510 – 5805,510 – 6,250 USD/m², listDelivered 2026 · 35 units

   Pricefrom $306,0001 bedroom, approx., priced in pesos

   Unit types1 and 2 bedrooms530 to 1,260 sq ft
3. 03

   

   Singular Joy

   Calle 14 and First Avenue Norte Bis · 2019 · 62 units · condo hotel

   Resale 34% below the launch price.A condo hotel of 62 units, one to three bedrooms, built in 2017 and delivered in December 2019, with rooftop pool, sky bar, spa and restaurant. Two-bedrooms sold in pre-sale from USD 500 thousand; today resale asks 323 to 330 thousand, while Cruz con Mar rose over the same years. Part of the gap is size: the two-bedroom lock-off with ocean view on sale today is 990 sq ft, not the 1,215 the pre-sale suggested. A ground-floor one-bedroom of 430 sq ft asks 213 thousand. For a buyer it is cheap against its own history; before an offer we check the hotel’s real occupancy and the operating contract. It is also proof that on this coast not everything appreciates.

   USD/ft²$333 – 4953,590 – 5,325 USD/m², askingDelivered 2019 · 62 units

   Pricefrom $213,0001 bed, 430 sq ft, asking

   Unit types1 to 3 bed, lock-off2 bed lock-off 990 sq ft, $330,000
4. 04

   

   Porto Playa

   First Avenue and Calle 16 Norte Bis · 2006 · condo hotel

   A block-long rooftop pool, and penthouses with their own jacuzzi.A condo hotel of 21 units opened in 2006, with a rooftop pool the length of a block, a second pool with two jacuzzis, and penthouses with private rooftop, jacuzzi and sea view. A two-bedroom with remodelled kitchen asks USD 299 thousand, about 320 per sq ft; a penthouse with partial sea view, 389,900. Same operator as El Taj, Villas Sacbé and Magia Beachside: Condo Hotels Playa del Carmen, with access to their beach club.

   USD/ft²$3203,460 USD/m², 2 bedBuilt 2006 · 21 units

   Pricefrom $299,0002 bedrooms, asking

   Unit types2 bedrooms, penthouses930 to 1,130 sq ft
5. 05

   

   Magia Beachside

   Calle 16 Norte, Centro · 2004 · resale

   Condos two minutes from Fifth Avenue.On Calle 16, with an empty lot beside it and a hotel between it and the sand, so it is beach access, not first row. Mamitas is three minutes on foot. Built in 2004, with underground parking and pool-view units. Two-bedrooms ask USD 395 to 489 thousand, about 297 to 331 per sq ft of interior area; those are asking prices in a 20-year-old building, and closings land below. Listed sizes do not match: the same layout appears at 111, 115, 128 and 177 m², so we confirm the deeded area before any offer. Units in the rental pool are managed by Condo Hotels Playa del Carmen, the same operator as El Taj, Villas Sacbé and Porto Playa.

   USD/ft²$297 – 3313,200 – 3,560 USD/m², interiorBuilt 2004 · units to confirm

   Pricefrom $339,0001 bedroom, asking

   Unit types1, 2 and 3 bed, penthouse2 bed 1,195 to 1,660 sq ft; PH with private rooftop from $800,000
6. 06

   

   Oceana

   Calle 28 · c. 2014 · 74 units in three towers · resale

   Modern residential product with retail on the ground floor, 76 underground parking spaces, pools, gym and restaurant. Listings place it a hundred metres from the sea, not on the sand, so it is the best second line on the Mamitas stretch and not first row. Penthouses with solarium and private pool.

   USD/ft²$400 – 5404,300 – 5,800 USD/m²Built c. 2014 · 74 units

   Pricefrom $350,0001 bedroom, asking

   Unit types1 to 4 bedrooms1,380 to 2,335 sq ft; two-level penthouse
7. 07

   

   Aldea Thai

   Calle 28 and the beach, next to Mamitas · 2005 · 106 units · resale

   Next to Mamitas, with real closing comparables.Pool with swim-up bar, lobby, concierge and direct beach access; most units have a lock-off. Studios of 65 m² start at USD 229 thousand. Active two-bedrooms ask USD 479 to 565 thousand, about 290 to 320 per sq ft, the same level as Magia. Unit 127 has sat more than two years at the same price, so its real value is below the ask: room to negotiate. A three-bedroom penthouse with private rooftop and plunge pool asks 575 thousand, around 165 per sq ft: if it is still available and the area is confirmed, it is the best price per foot we reviewed. This building also has real sales: a studio closed at 220 thousand and a lock-off two-bedroom at 349 thousand.

   USD/ft²$290 – 3203,140 – 3,440 USD/m², 2 bedBuilt 2005 · 106 units

   Pricefrom $229,000studio, 700 sq ft (65 m²), asking

   Unit typesStudios, 2 and 3 bed, penthouses700 to 1,940 sq ft, most with lock-off

   See Aldea Thai condos for sale →
8. 08

   

   Magic Paradise

   Calle 28 and Cozumel Ave. · behind Mamitas and Kool · 2008 · resale

   Three bedrooms a walk from the sand, at a price few downtown buildings match.Between Fifth and the sea, right behind the Mamitas and Kool beach clubs, built in 2008. Two and three-bedrooms with marble floors, shared pool, elevator, gated parking and 24-hour security. The only listing today is a three-bedroom penthouse of 2,130 sq ft with two terraces and a rooftop solarium at USD 699 thousand, about the same per foot as the Cruz con Mar penthouse closing, in a building nine years older. Its HOA fee is one of the lowest downtown, which weighs more than it seems against the condo hotels nearby. No two-bedroom is for sale right now.

   USD/ft²$328about 3,527 USD/m², PH askingBuilt 2008

   Pricefrom $699,0003-bed penthouse, asking

   Unit types2 and 3 bed, PH3 bed about 1,400 sq ft
9. 09

   

   La Brisa

   Cozumel Ave. between Calle 28 and 32 · Mamitas · 2005 · 14 units · resale

   Fourteen units, and a three-bedroom at the lowest price per foot on Mamitas.One of the smallest buildings in the area, 14 units built in 2005, around the corner from the Mamitas and Kool beach clubs: two minutes to Fifth, three to the sand. Rooftop infinity pool facing the sea with bar and loungers, a small gym, elevator, underground parking and 24-hour security. Some rental sites list it as Las Brisas. Unit 102 is on the market today: a furnished three-bedroom of 3,035 sq ft with three terraces and a solarium with ocean view, at USD 500 thousand. That is about 165 per sq ft on total area, terraces included, so we confirm the deeded interior area before comparing it with its neighbours. Not to be confused with Condo Las Brisas on Calle 42 or Residencias Las Brisas in the Terramar building.

   USD/ft²$165about 1,775 USD/m², total areaBuilt 2005 · 14 units

   Pricefrom $500,0003 bed, 3,035 sq ft, asking

   Unit types1 and 3 bed1 bed 645 to 970 sq ft; 3 bed with solarium
10. 10

    

    Playa Village (formerly Mamitas Village)

    Cozumel Ave. between Calle 28 and 32 · Mamitas · 2006 · resale

    Same building, new name, half the price of its neighbour.Listed for years as Mamitas Village, now as Playa Village: if you see both, it is one condo. One block from the beach, built in 2006. The last closing was a ground-floor two-bedroom at USD 299 thousand; the only listing is a two-bedroom penthouse of 1,310 sq ft with another 1,260 of terrace and solarium at 390 thousand. Cruz con Mar, next door and from 2017, closes near 435 per sq ft: same distance to the sand, and the gap is age and product.

    USD/ft²$200 – 2302,140 – 2,490 USD/m², closingBuilt 2006

    Pricefrom $299,0002 bedrooms, last closing

    Unit types2 bed and PHPH with rooftop solarium
11. 11

    

    Cruz con Mar

    Calle 30 Norte, two blocks from Mamitas · 2017 · 60 units · resale

    Not on the sand, and it still closes above older beachfront.A quiet dead-end street between Avenida Cozumel and the beach, with a rooftop pool with ocean view, sky bar, gym, jacuzzi, underground parking and pets allowed. This building has real closed sales: a two-bedroom at USD 592 thousand, about 440 per sq ft, and a one-bedroom at 299 thousand. The same two-bedroom layout sold in pre-sale at 412 thousand. The lesson for any buyer: newer product one row back can price above an older building on the sand. With Zonna announced in front, the view from the lower floors is checked before any offer.

    USD/ft²$330 – 4403,550 – 4,710 USD/m², closed salesBuilt 2017 · 60 units

    Pricefrom $299,0001 bedroom, closed sale

    Unit types1 and 2 bedrooms, penthouses830 to 1,915 sq ft; PH closed at $631,920
12. 12

    

    Viceroy ResidencesPre-sale

    Calle 32 Norte, Gonzalo Guerrero · right behind Zonna · SIMCA and Related · delivery 2027

    The corridor’s branded product, and the most expensive per foot on this page: residents-only beach club, three rooftop infinity pools, spa, yoga terrace, kids club and an oceanfront restaurant. The entry unit is a 621 sq ft one-bedroom at USD 398,815, about 642 per sq ft, with 9.2 ft ceilings and sliding doors from both the living room and the bedroom onto the terrace. Two facts do not match between sources and both change the profile of the project: the portals describe an intimate six-storey building and the price list speaks of 375 units in two phases. It sits right behind Zonna, so it is second line and not sand: at this price that difference is worth hundreds of thousands of dollars, and it is the first thing to weigh against the brand.

    USD/ft²$600 – 8306,450 – 8,950 USD/m²Pre-sale · 375 units in two phases

    Pricefrom $398,8151 bedroom, 621 sq ft, asking

    Unit types1, 2, 3 and 4 bedrooms621 to 2,850 sq ft; 4,820 sq ft penthouse
13. 13

    

    Pueblito Escondido

    Calle 38, steps from the beach access · 2007 · 40 units · resale

    Small building, big rooftop, one of the best-known beach accesses.Forty units with a rooftop infinity pool, two ground-floor pools, kids’ pool, restaurant, shop, 24-hour security and covered parking. Real active inventory today is only two units: a renovated one-bedroom at USD 299,500 and an ocean view two-bedroom at 474 thousand, about 370 per sq ft. In 2023 similar units asked 190 to 265 per sq ft: part of that gap is the market, part is the view, so a unit without it is worth less. With a view, it asks almost the same per foot as a ground-floor unit at The Elements without a private beach club: a clear point to negotiate.

    USD/ft²$260 – 3702,800 – 3,985 USD/m²Built 2007 · 40 units

    Pricefrom $299,5001 bedroom, asking

    Unit types1 and 2 bedrooms, penthouse1,000 to 1,280 sq ft; 2,320 sq ft penthouse
14. 14

    

    Natz Ti Ha Condos

    Calle Flamingo between 38 and 40 · behind the Mahekal hotel · 36 units · resale

    Big units half a block from the sand, at one of the lowest prices per foot in the corridor.Twelve small three-storey buildings, one unit per floor, 36 units in all, behind the Mahekal hotel: half a block from the beach and two from Fifth. Two and three-bedrooms of 1,300 to 1,460 sq ft, among the largest in the area for the price. Pool, gated parking, 24-hour security, gardens and shared rooftops with ocean view. There is no elevator, which weighs more on resale than on rental. The zoning on the block limits new buildings to two storeys, so the view from the rooftops is hard to block. Before any offer we check condition, floor and the real HOA fee. Year of construction to confirm with the administration.

    USD/ft²$240 – 270about 2,580 – 2,900 USD/m², asking12 buildings · 36 units

    Pricefrom $350,000asking price, not closing

    Unit types2 and 3 bedrooms1,300 to 1,460 sq ft, no elevator
15. 15

    

    Miranda

    Calle 38 and Flamingo · one block from the beach · SIMCA · 78 units · resale

    Calle 38 at your door, the sea one block away.One of the tallest buildings in the area, 10 floors and 78 units by SIMCA on the corner of Flamingo. Rooftop infinity pool with bar, and nine three-bedroom penthouses with private solarium. Two-bedrooms ask USD 550 thousand, from 1,310 to 1,745 sq ft, the lock-off being the larger one. Calle 38 means music at night: ask which side the unit faces.

    USD/ft²$315 – 4203,395 – 4,500 USD/m²10 floors · 78 units

    Pricefrom $550,0002 bedrooms, asking

    Unit types1 to 3 bedplus 9 three-bed penthouses
16. 16

    

    Marila

    Calle 38 to 40, next door to Miranda · 2023 · 82 units in two towers · resale

    The newest on the corridor, and the price ceiling.Two towers, 82 units, two lobbies and four elevators, one block from the beach, delivered in 2023. Rooftop infinity pool, sky bar, gym and spa. It asks the most per foot in north downtown, and with about 16 units still unsold there is room to negotiate.

    USD/ft²$455 – 5304,880 – 5,730 USD/m²Built 2023 · 82 units

    Pricefrom $625,0002 bedrooms, 1,175 sq ft, asking

    Unit types1 to 3 bedplus 5 three-bed penthouses
17. 17

    

    Menesse on the Beach

    Calle 40 and Cozumel Ave. · Coco Beach · about 100 m from the beach · resale

    No stock today, but the two closings set the market.Despite the name it is not on the sand, about 100 metres from it. Rooftop pool with jacuzzi, elevator, underground parking and storage. There is no active listing; the last two closings, a two-bedroom at USD 389 thousand and a one-bedroom at 275 thousand, are the reference for the whole corridor. Not to be confused with Sea Tower, Life or My Menesse, other buildings by the same developer.

    USD/ft²$345 – 4753,705 – 5,090 USD/m², closings

    Price$275,000 – 389,000recent closings, no active stock

    Unit types1 and 2 bed580 to 1,130 sq ft
18. 18

    

    Sabor a Miel

    Calle 42 and Cozumel Ave. · Coco Beach · 17 units · sold out

    Chukum walls, and every unit already sold.A 17-unit building built entirely in chukum, the Maya lime plaster that breathes and does not crack, designed by Salvador Reyes, an architect from Mérida. Units from 600 to 1,485 sq ft, rooftop pool with jacuzzi and ocean view. It sold out: only resale appears, and the last closings are the price reference.

    USD/ft²$330 – 3803,554 – 4,078 USD/m², closings17 units · sold out

    Price$255,000 – 372,000last closings, 1 and 2 bed

    Unit types1 to 3 bed600 to 1,485 sq ft
19. 19

    

    Singular Dream

    Calle 42 · Coco Beach · 2022 · 116 units · condo hotel

    Resale one-bedrooms for less than the developer still asks.A condo hotel of 116 units on Calle 42, about 100 metres from the sea and steps from Fifth, built in 2021 and 2022 and delivered in phases through May 2025. Three rooftop infinity pools, sky bar, spa, gym, concierge and room service. Resale one-bedrooms of about 500 sq ft ask USD 239 to 249 thousand, while the developer still sells its last six units from 289,900: for a similar unit, resale saves 40 to 50 thousand. Pre-sale two-bedrooms went for about 705 per sq ft, far above today’s resale, the same pattern as Singular Joy. With almost every unit in the rental program, you compete for guests inside your own building, so we read the operating contract first.

    USD/ft²$445 – 515about 4,780 – 5,530 USD/m², resale2022 · 116 units

    Pricefrom $239,0001 bedroom, resale asking

    Unit typesStudios, 1 and 2 bed1 bed of 485 to 540 sq ft
20. 20

    

    IT Residences

    Calle 44 Norte and First Ave. · Zazil-Ha · GMB · 2018 · 32 units · resale

    A hotel downstairs, and owners who rarely sell.The residential side of IT Hotel & Residences: six floors, 32 apartments and 24 hotel rooms, delivered in 2018, two blocks from the beach and one from Fifth. Two lobbies, two rooftop pools, solarium, lounge bar, two elevators, underground parking and two restaurants. The hotel runs as IT Boutique Hotel, and its front desk helps with the months you are not here. Mostly one-bedrooms of about 560 sq ft, plus two-bedroom lock-offs. The developer sold out and resale is scarce: the last one-bedroom closed at USD 250 thousand, and a two-bedroom lock-off asks 335 thousand, whose deeded area we confirm before comparing. Not to be confused with IT Building on the same street or IT Beach on the sand.

    USD/ft²$445about 4,800 USD/m², 1-bed closingBuilt 2018 · 32 units

    Price$250,000 – 335,0001-bed closing, 2-bed lock-off asking

    Unit types1 bed and 2 bed lock-off1 bed about 560 sq ft
21. 21

    

    Latitud 20

    Calle 46 and Cozumel Ave. · Coco Beach · 20 units · resale

    Large units in a small building, priced below the corridor.Twenty condos one block from the sea, from 1,300 to 3,530 sq ft with terraces of 225 to 680 sq ft, a pool on the ground floor and another on the rooftop with ocean view. Some units are pent-gardens. One ground-floor unit carries a mortgage paid off at closing, which is exactly what the title search is for.

    USD/ft²$250 – 2902,700 – 3,100 USD/m²20 units

    Pricefrom $420,0002 bedrooms, 1,460 sq ft, asking

    Unit types2 bed and pent-garden1,300 to 3,530 sq ft
22. 22

    

    The Shore

    CTM Ave. and First Ave. Norte, corner · Coco Beach · 2018 · resale

    Studio to lock-off on the last downtown corner.Five floors of units over two basement levels of parking, delivered in 2018. Rooftop infinity pool, spa, sky bar and gym. Studios of 345 sq ft start at USD 159,500, one-bedrooms ask 230 thousand, and the two-bedroom lock-off with partial ocean view asks 330 thousand. The ground floor has commercial units, so read what the bylaws allow downstairs.

    USD/ft²$350 – 4653,750 – 4,985 USD/m²Built 2018

    Pricefrom $159,500studio, 345 sq ft, asking

    Unit typesStudio, 1 and 2 bed2 bed as lock-off
23. 23

    

    Studio One

    Calle 46 Norte and First Ave., corner · Coco Beach · SIMCA · 36 units · resale

    Two one-bedrooms for sale at once, and room to negotiate.By SIMCA, the developer of Miranda, on the corner of CTM and First Avenue: 36 units, fifteen of them one-bedrooms of 730 sq ft. Rooftop pool facing the Caribbean, elevator, 24-hour security and parking. Two furnished one-bedrooms are listed at USD 276 and 288 thousand: with two of the same unit competing, the buyer sets the pace. One-bedrooms always ask more per foot than two-bedrooms, so compare it with The Shore, not with Heliko. It faces CTM and truck traffic is audible: ask for a unit on the inside.

    USD/ft²$375 – 3954,060 – 4,235 USD/m²36 units

    Pricefrom $276,0001 bedroom, 730 sq ft, asking

    Unit types1 and 2 bed15 one-beds of 730 sq ft
24. 24

    

    SIAAN Panoramic Beach Lofts

    CTM Ave. and First Ave. Norte · Coco Beach · 2017 · 47 lofts

    The most space for the money on CTM.47 two-level lofts with double height and floor-to-ceiling glass, in a four-storey building from 2017, two blocks from the beach and one from Fifth. The rooftop has two pools, lounge and bar, looking over the mangrove, the sea and the town; the developer says 80% of the units see the sea. The developer still sells two-bedroom lofts of 1,810 sq ft at about USD 487 thousand. Compare on the same area: the same layout appears as 1,290 sq ft interior and 1,810 total. A resale two-bedroom listed at 675 thousand asks well above the developer’s own stock.

    USD/ft²$265 – 3052,870 – 3,270 USD/m², total areaBuilt 2017 · 47 lofts

    Pricefrom $487,0002-bed loft, 1,810 sq ft, asking

    Unit types2 and 3 bed lofts, PHPH 3 and 4 bed, up to 4,295 sq ft
25. 25

    

    Heliko

    Coco Beach, between Fifth and the beach · 2010 · 24 units · resale

    24 units, and a two-bedroom for less than a new one-bedroom.Built in 2010, with a rooftop pool facing the sea, elevator, 24-hour security and parking. Two-bedrooms of about 1,460 sq ft ask between 372 and 489 thousand, and the lock-off garden unit splits into two independent units. The penthouse has as much terrace as interior, with a rooftop jacuzzi, so compare it on interior area.

    USD/ft²$250 – 3352,690 – 3,605 USD/m²Built 2010 · 24 units

    Pricefrom $372,0002 bedrooms lock-off, asking

    Unit types2 bed and PHabout 1,460 sq ft interior
26. 26

    

    Casa del Mar

    CTM Ave. and Calle 44 / Albatros, Coco Beach · 2010 · resale

    Next to Coco Beach, not on the sand, and newer than its neighbours.Some listings call it beachfront; it is one step back from the sand. Rooftop pool with ocean view, elevator, central gardens, 24-hour security and assigned parking. Ocean view two-bedrooms ask USD 380 thousand, about 285 to 300 per sq ft, the same level as older buildings on the sand, with 2010 construction in its favour. Real inventory is two or three units, each listed by more than one agency. The two-level penthouse with private rooftop and jacuzzi appears at 535 thousand in one agency and about 494 thousand in another, listed in pesos: the peso listing is closer to where it negotiates.

    USD/ft²$285 – 3003,040 – 3,250 USD/m²Built 2010 · units to confirm

    Pricefrom $380,0002 bedrooms, ocean view, asking

    Unit types2 bedrooms and penthouse1,260 to 1,350 sq ft; 2-level PH with rooftop
27. 27

    

    Luna Maya

    Coco Beach, one block from the sand · 2005 · 36 units · resale

    One of the lowest prices per foot on this page, with a fresh closing.Luna Maya is a boutique building of 36 units from 2005, five minutes on foot from Fifth Avenue, with pool, palapa, grill, small gym and 24-hour security. Despite its age, it is a very well-kept building. It is a walk-up, with no elevator, and most units have no sea view, which explains the discount. A two-bedroom closed at USD 285 thousand two and a half months ago, about 230 per sq ft of total area. A listing at 335 thousand for a smaller unit sits well above that closing. Not to be confused with Luna Encantada, on the sand.

    USD/ft²$228 – 2802,450 – 3,030 USD/m²Built 2005 · 36 units

    Pricefrom $275,0002 bedrooms, ground floor, asking

    Unit types2 bedrooms980 to 1,250 sq ft; closed at $285,000
28. 28

    

    Les Alizés

    CTM Ave., next to The Elements · Coco Beach · c. 2005 · 40 units · resale

    The cheapest way into Coco Beach, in a building that is run well.Forty condos around a central garden with pool, waterfall and palapa, about 100 metres from the beach, next to The Elements and across from Luna Maya. No unit looks into another: every one faces the garden. Building G has a private roof garden for its five condos. The administration has renewed the palapa roofs, paint, pool and security, and the reserve fund is large, which means far less risk of special assessments than a newer building without one. One-bedrooms ask USD 179 to 199 thousand; one that sold at 159 thousand about four years ago is back at 199. Quiet hours from 11 pm, and most owners are North American. Not to be confused with Alizée Tower, a new building in Zazil-Ha.

    USD/ft²$234 – 245about 2,520 – 2,640 USD/m²c. 2005 · 40 units

    Pricefrom $179,0001 bedroom, garden level, asking

    Unit types1, 2 bed and PH1 bed 750 to 870 sq ft; two-level penthouse

Calle 38 to CTM, two bedrooms: closings sit at USD 330 to 345 per sq ft (3,550 to 3,700 per m², Sabor a Miel and Menesse on the Beach). That is the real market for a building five to ten years old. Large units in small buildings, such as Heliko and Latitud 20, ask less per foot, from 250 to 290. Marila marks the ceiling at 455 to 530 because it is the newest. Studios and one-bedrooms always ask more per foot, so never compare them with two-bedrooms.

The other names, block by block

• Downtown · Calle 10 to 20Singular Joy, One Paralia, The Gallery, Palmares, Paraíso 30 and Quadra Alea. This is the nightclub and short-stay zone: a good price per foot, and worth sleeping there one night before buying to live.
• Mamitas · Calle 26 to 34Mamitas Village, Las Olas, Magic Paradise, La Brisa and Oceana Residences, plus Cruz con Mar and Oceana. The best second line in the city and the one that resells best.
• Calle 38 and Little ItalyMiranda, Marila, Singular Dream, Terrazas de SIMCA, Vía 38, Kuxtal, Haab, La Residencia and Mimosa, with Pueblito Escondido and Natz Ti Ha near the beach corner. People walk to dinner, and that holds the price.
• Coco Beach and Zazil-HaSabbia with large units, Lunada, Marea 34, L Condos, Solea, Paravián, Luna Maya and Menesse. The entry price reference of north downtown.
• Toward Tenth and 25th AvenueBosque de los Aluxes, with large units and private pools but no amenities, and Palmar del Sol, which mixes residential with retail. There is no walk to the beach here anymore.
• What is not for sale and worth knowingThe shore between Calle 16 and 26 is beach clubs, Mamitas, Lola Beach Club next to it, Coralina, Mandarino, Fragata and La Martina among them, and hotels. That sand is never sold, so no new project will appear in front of it. It is the best news for anyone who already has a view there.

Renting your beachfront property in Playa del Carmen
the months you are not here

There will be months you are not here, and renting it out in those months is normal. In Playa del Carmen there are three things worth knowing before you buy, because none of them can be changed afterwards.

The same condo, two managers, two results

We are asked this all the time and the uncomfortable answer is that the number does not depend on the building: it depends on who runs it. The same unit, with the same view and the same HOA fee, handed to two different managers, returns two different numbers. We do not depend on those numbers or charge for them, and we will not show you a building’s rental history as if it were a promise.

For rentals we always recommend Playa Moments, who know this market from the inside. Our job ends when you have bought well; theirs starts there.

1. 01

   Short-term, allowed or not

   The condo bylaws say so, not the seller. There are first-row buildings downtown where nightly rental is limited or banned, and it is one of the things that causes the most disputes after buying. Read it first.

2. 02

   Open or mandatory management

   Some condos let you work with whoever you want and others have a mandatory operator, with its own percentage and rules. It changes your margin completely and cannot be renegotiated after signing.

3. 03

   What the municipality asks for

   Solidaridad has its own permit and the state charges a lodging tax. It is a predictable, minor cost, but it belongs in the numbers from the start rather than being discovered in year two.