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Beachfront Property
for Sale in Puerto Aventuras
Here waterfront can mean three things: the sea at Fatima Bay, the marina, or a canal. All three are advertised the same way and lived very differently. These are the buildings that really sit on the beach, what they cost per square foot, and what to check in a community that started building in the mid eighties.
Punta Celis · Fatima Bay · Kantenah Bay · Xcacel Bay · Chac Hal Al · The marina · Punta Matzoma · Caleta Yalkú · Phase 4 canals
Why buy beachfront
in Puerto Aventuras
A gated town with a marina and a golf course, twenty minutes from Playa del Carmen. You buy here to swim in a calm bay and walk back to dinner.
A bay you can swim in
Fatima Bay is the main beach: sand, shallow water and the reef close to shore, so you swim and snorkel straight out of the condo. It is the kind of water families with children and daily swimmers look for, and it is what you pay for on the first row.
A marina with slips
This coast has very few marinas where you can keep a boat: Puerto Cancún, Marina Chac Chi and this one. For anglers and sailors that decides the purchase before the view does. There are condos and houses with docks on the marina, but that is not beachfront, and it prices differently.
Everything on foot
Grocery store, restaurants, dive shops, a school, a nine-hole golf course and clinics inside the same gate. Many people live here year round, and that shows in how buildings are run and in who your neighbour is in low season.
Chac Hal Al, the first condominium, went up soon after Puerto Aventuras was founded. That means much of the bay’s beachfront is four-storey buildings with thirty or forty years of salt air on them. They sit in the best spot, and that is exactly why they need a closer look than a new tower.
What you buy here is no longer being built: the last beachfront lot for condominiums is in presale, and from now on resale sets the value. What you measure is the building’s condition, its reserve fund and its fees, because that is what decides whether you paid the right price.
Living on the water is not a position in a market. It is waking up with the light off the sea on your ceiling.
In Puerto Aventuras that light comes off a calm bay, and you pay for it by the foot of beach, not the foot of terrace.
What kind of waterfront property
is for sale in Puerto Aventuras
Four products inside the same gate. Only two sit on the sea.
Bay and south-front condos
Low-rise buildings on Fatima Bay, Punta Matzoma, Kantenah and Xcacel, almost all resale, from the eighties to the two thousands. One to four bedrooms, a shared pool and the sea a few steps away. This is Puerto Aventuras’ true first row, and the last lot left is already in presale.
Oceanfront villas
Four to six bedroom houses on the coast, in areas like Punta Matzoma and Caleta Yalkú, many with a private pool and staff. The most expensive product in the community and the most variable: two neighbouring houses can have very different beach frontage.
Marina, canals and golf
Condos and houses on the marina, lots and homes on the Phase 4 canals, and villas on the golf course. There is water, a dock and a view, but no beach. It is the option for boat owners, and it prices below the bay.
When a listing in Puerto Aventuras says waterfront, the first question is which water. Ocean, marina or canal change the price per square foot, the insurance, the salt maintenance and how you will use the place. All three are good purchases for different people.
Which buildings are beachfront
in Puerto Aventuras
North to south: Punta Celis, the main bay and the south front. At the end, what is advertised as beachfront and is not.
$270 – 310 per sq ft
Resale from the eighties and nineties, and complexes with high fees. This is where real sales have closed: Villas del Mar II, Punta Roca, Quinta Luna and Pueblo Escondido.
$400 – 435 per sq ft
Well-located or renovated resale: Chac Hal Al, Villas del Mar I, Quinta del Sol and CasaCún. Asking, not closed, and the gap against tier 1 is exactly what gets negotiated.
$413 – 577 per sq ft
LunAzul, on the last beachfront lot for condominiums left in Puerto Aventuras. The ceiling of the market, to be read adjusted for delivery risk.
How to read the figures. US dollars per square foot of published area, with the square metre below. Closed means a completed sale; otherwise it is a 2024 to 2026 asking price. Large units lower the price per square foot, so a 2,200 sq ft two-bedroom or a penthouse is not compared unadjusted against a 1,500 sq ft unit. HOA fees are not on this page: there are usually two here, the condo’s and the community association’s, and we request current ones in writing, because published fees are one to four years old. On the same beach, the fee is what most separates the value of two buildings.
Punta Celis · the north entrance of the marina
- 01
Chac Hal Al
North end of Fatima Bay · around 1985 · resaleThe first condominium in Puerto Aventuras and one of the two best condo locations in the community. A U-shaped complex of four-storey buildings: B to F on the beach, A on the point facing the marina entrance, and G to J on the marina. Two pools, palapas on the sand and a dive centre next to building F. A 980 sq ft oceanfront one-bedroom asks 395,000 dollars. Before offering you need the building letter, because that is the difference between beachfront and marina view.
USD/ft²~$403~4,340 USD/m²Pricefrom $395,000asking price, not closingUnit types1 to 4 bedroomsoceanfront 1 BR of 980 sq ft
Fatima Bay, Punta Matzoma and Yalten Bay
- 01
Villas del Mar I
Yalten Bay · several buildings · resaleA complex of several buildings, A to E, with two large oceanfront pools, gardens and direct beach access. A 2,300 sq ft three-bedroom penthouse was listed at 925,000 dollars, and another sold about two years ago for 1.65 million: the range inside the same complex depends on floor, view and renovation.
USD/ft²~$402~4,330 USD/m²Pricefrom $925,000asking price, not closingUnit types3 BR penthouse2,300 sq ft - 02
Villas del Mar II
Punta Matzoma · 3 buildings, about 36 units · resaleThree buildings with about thirty-six units, which guests themselves rank among the best complexes in the community. Our reference is a sale about four years ago: an oceanfront two-bedroom of 1,600 sq ft at 429,500 dollars. An equivalent unit asks more today, which is exactly why it is useful: it marks the floor of what has really been paid.
USD/ft²~$268~2,890 USD/m² · closedPrice$429,500closed sale, about four years agoUnit types2 bedrooms1,600 sq ft - 03
Quinta del Sol
Punta Matzoma · up to four storeys · resaleMid-range with a good balance of price and amenities: two pools, one with a Caribbean view, gym, a well-kept private beach and high brick-vaulted ceilings. A 2,290 sq ft three-bedroom asks 995,000 dollars, a three-bedroom penthouse 1.25 million and an oceanfront four-bedroom 1.1 million. We confirm the build year with management.
USD/ft²~$435~4,680 USD/m²Pricefrom $995,000asking price, not closingUnit types3 and 4 BR, penthouse3 BR of 2,290 sq ft - 04
Punta Matzoma villas
Calle Punta Matzoma · oceanfront houses · off-portalHouses on the sea from four bedrooms to ten suites, several run as staffed villas. No sale prices are published: it is an owner-to-owner market. Each house is its own case, and beach frontage, height above the sea and condition after the last hurricane season move the price more than the bedrooms.
USD/ft²On requestquoted by housePriceOn requestoff-portalUnit typesVillas4 BR to 10 suites
Kantenah Bay and Xcacel Bay · the south front
- 01
Pueblo Escondido
Kantenah Bay · 1994 · resaleOne of the oldest beachfront buildings after Chac Hal Al, in traditional Mexican architecture, with infinity pool, tide pool, plunge pool and elevator. A 2,200 sq ft two-bedroom asks 625,000 dollars: very large units, which is why the price per square foot comes out low. The beach is small, public with the building’s loungers, and guests report seaweed. Against Fatima Bay, that gets discounted.
USD/ft²~$283~3,050 USD/m²Price$625,000asking price, not closingUnit types2 bedrooms2,200 sq ft - 02
Punta Roca
Calle Bahía Kantenah · 2010 · resaleOne of the most carefully designed buildings in the community, with a heated infinity pool, jacuzzi and four-bedroom penthouses. The reference is a closed sale: a 1,840 sq ft ocean-view two-bedroom at 499,000 dollars. Its fee is among the high ones, and on the same beach that shows in what it closes at.
USD/ft²~$271~2,920 USD/m² · closedPrice$499,000closed saleUnit types2 BR and 4 BR PH2 BR of 1,840 sq ft - 03
Costa Brava
Calle Bahía Kantenah · resaleAn oceanfront building with pool and garden. The only public reference is a unit at 539,000 dollars with no published area, so we work out the price per square foot with the listing sheet in hand, not before.
USD/ft²On requestarea to be confirmedPrice$539,000asking price, not closingUnit typesTo be confirmedwe request the sheet - 04
Quinta Luna
Calle Bahía Kantenah · resaleA private beach and its own lagoon for swimming, snorkelling and kayaking, plus infinity pool, gym, library and a full-time manager. Many consider it the prettiest part of Puerto Aventuras. Closed sales run 300 to 311 dollars per square foot: a 1,445 sq ft two-bedroom at 449,000 and a 3,300 sq ft four-bedroom at 995,000. Current listings run 392 to 418, with a 3,800 sq ft penthouse plus terrace at 1.49 million. It has the highest fees in the destination, which explains the gap between asking and closing.
USD/ft²$300 – 4183,225 – 4,495 USD/m² · closed to askingPrice$449,000 – 1.49 Mclosed to askingUnit types2 to 4 BR, penthouse1,445 to 3,800 sq ft - 05
CasaCún
South front · 4 residences · resaleA boutique building of only four residences between the sea and a still lagoon, with the feel of a villa and the security of a condominium. A two-level three-bedroom of 3,088 sq ft asks 1.35 million dollars.
USD/ft²~$437~4,705 USD/m²Price$1.35 Masking price, not closingUnit types3 BR on two levels3,088 sq ft - 06
LunAzulPresale
Kantenah Bay · the last beachfront lot for condominiumsFifteen residences of one to three bedrooms, 1,900 to 5,000 sq ft, all with a private oceanfront terrace, on the last beachfront lot for condominiums left in Puerto Aventuras. Within a few months the base unit went from 988,000 to 1.28 million dollars. Unit 101, a 2,216 sq ft three-bedroom, asks 1.28 million; the 4,843 sq ft penthouse, 1.999 million. The market ceiling, held up by scarcity, and like any presale it is reviewed for payments tied to construction and the condominium regime before a deposit.
USD/ft²$413 – 5774,440 – 6,215 USD/m²Pricefrom $1.28 Masking price, not closingUnit types1, 2 and 3 BR, penthouse1,900 to 5,000 sq ft
Xcacel Bay also has oceanfront houses sold off-portal, such as a four-bedroom that came up recently; we confirm price and size per house. And two hotels, the former Omni at Punta Celis and the Catalonia at Xcacel, occupy beach frontage that will never reach the residential market. That is scarcity too.
What is advertised as beachfront and is not
Useful as a new-product reference, never as a beach comparable.
- 01
Gran PenínsulaPresale
On the other side · delivery scheduled December 2026Some portals advertise it as oceanfront, and it sits on the other side. Two bedrooms of 1,817 sq ft from 641,300 dollars, about 353 per square foot. A good reference for what new product costs in the community, and the best example of why you verify the real frontage before paying an oceanfront price.
USD/ft²~$353~3,800 USD/m²Pricefrom $641,300asking price, not closingUnit types2 bedrooms1,817 sq ft - 02
ArtesanPresale
Caleta Xel-Ha · marina front · not yet deliveredLow density on the marina, in presale and not yet delivered. Three bedrooms from about 709,000 to 774,000 dollars and a three-bedroom penthouse at 898,000. Developer prices with delivery risk, not comparable with finished resale.
USD/ft²On requestquoted by unitPrice$709,000 – 898,000asking price, not closingUnit types3 BR and penthousemarina front - 03
Bloom
Phase 4 · 3 towers, 30 condos · 2023Three towers on the Phase 4 marina, with a man-made beach. From 639,000 dollars. It is water and it is new, but it is not the bay, and a man-made beach is not what you pay for on the first row.
USD/ft²On requestquoted by unitPricefrom $639,000asking price, not closingUnit types30 condosmarina front - 04
Nautica
Canal front · whole building for saleAn eight-unit building, four two-bedrooms and four one-bedrooms, on a 19,385 sq ft lot with 10,639 sq ft built, asking 2.8 million dollars for the whole thing. Another way to buy in Puerto Aventuras: an entire building on marina water, with operations and upkeep on you.
USD/ft²~$263~2,830 USD/m² builtPrice$2.8 Mwhole building, asking priceUnit types8 condos4 two-bed, 4 one-bed
On the second row, on the lagoon and Kantenah’s inner streets, are Bellmare, Joyol Ha and Coral Maya Stay Suites, one to three minutes’ walk from the beach. They compete on price but are not valued as beachfront. Still to confirm on site: total units and build year for several complexes, current 2026 fees and villa sales in Punta Matzoma and Xcacel.
Buying in a beachfront building
from the eighties: what we check
Puerto Aventuras has almost no presales on the bay: it has resale in buildings with a history. That comes with one big advantage, what you see is what there is, and four things to check before you offer.
- Reserve fund and special assessments
A building with thirty years on the sea will need waterproofing, ironwork, systems and an elevator if it has one. We request the condo’s financial statements, the reserve fund and recent meeting minutes to know what work is coming and who pays for it.
- Two fees, not one
Besides the condo fee, a gated community usually has a master association fee for the gate, streets and common areas. Both go in writing and both go into your math.
- Structure and salt
Salt damage does not show in photos. Before offering we recommend an inspection by someone who checks the concrete, exposed rebar and the roof slab. It costs little next to what it can prevent.
- What the bylaws say
Whether vacation rentals are allowed, whether there is a mandatory operator, whether remodels are allowed and with which permits. In older buildings the bylaws are sometimes stricter than people think, and they never get negotiated afterwards.
Portals show “Puerto Aventuras condo from 30,000 dollars”. It is almost always a fraction: weeks or months of use at Porto Bello, a club of three buildings and 65 units on the marina, or at Aventuras Club. Some fractions are deeded; others are a right of use with an expiry date, in one case until 2113. Beach access is through a beach club, not your own frontage.
They are not comparables for a beachfront condo, the maintenance fee can top a thousand dollars a month, and resale drops sharply because much of the original price was the seller’s commission and margin. If what you want is a few weeks a year on the water, renting in a fully owned condo usually works out better. And if someone is already offering you one, we review it with you before you sign.
On the bay, a well-run building is worth more than a new remodel in a badly run one. The first shows up in the minutes and financial statements, the second in the listing.
Renting your Puerto Aventuras place
the months you are not here
There will be months you are not here, and renting in those months is normal. In Puerto Aventuras the guest is often a family that comes back every year, and that changes what rents well.
The number does not depend on the building: it depends on who runs it. The same unit, same view, same fees, handed to two managers, returns two different numbers. We do not earn anything on those numbers and we will not show you a unit’s rental history as if it were a promise.
For rentals we always recommend Playa Moments.
- 01
Short-term allowed or not
The condo bylaws and the community rules decide, not the seller. We read both before offering.
- 02
Open or mandatory management
Some condos let you work with anyone and others have a mandatory rental manager. It is a fixed cost you need to know up front.
- 03
What the municipality asks for
Puerto Aventuras belongs to the municipality of Tulum, which requires registration for vacation rentals and payment of the lodging tax. We go over it with you before closing.
Frequently asked questions about buying
beachfront in Puerto Aventuras
How much does a beachfront condo in Puerto Aventuras cost?
There are three tiers. Resale from the eighties and nineties, and complexes with high fees, close at 270 to 310 dollars per square foot. Well-located or renovated resale asks 400 to 435. And LunAzul, in presale on the last beachfront lot, runs 413 to 577. Across the whole community, counting marina, golf and Phase 4, asking prices start near 166,000 dollars.
What is the difference between beachfront and marina front?
Beachfront is the bay beach or the villa coast. Marina front is a channel with boats: water and a dock, but no beach. They price differently and are used differently, so the first question is which water the property has.
Can you swim at Fatima Bay?
Yes. The water is shallow and calm with the reef nearby, and you snorkel straight out of the condo. It is one reason families with children buy here.
Can I keep a boat in Puerto Aventuras?
Yes, it is one of the few marinas on this coast with slips, along with Puerto Cancún and Marina Chac Chi. There are houses and condos with docks on the marina and canals. The slip and its cost are reviewed separately from the property.
Are the beachfront buildings old?
Many are. Puerto Aventuras started building in the mid eighties and much of the bay’s first row is low-rise from that era. They sit in the best spot, which is why we check the reserve fund, special assessments and structure before offering.
How many HOA fees are there?
Usually two: the condominium’s and the community association’s, which covers the gate, streets and common areas. We request both in writing and they go into your math together.
Are there beachfront lots left in Puerto Aventuras?
For condominiums, no. The last beachfront lot is in presale as LunAzul, fifteen residences. From here on, beachfront supply is resale in existing buildings, plus the odd house in Punta Matzoma or Xcacel sold between owners.
Is a fractional or timeshare the same as buying?
No. At Porto Bello or Aventuras Club you buy weeks or months of use, and in some cases only a right of use that expires. They are not comparables, fees can be high and resale drops sharply. For a few weeks a year, renting in a fully owned condo usually works out better.
Does sargassum reach Puerto Aventuras?
It reaches this whole coast, mostly from April to August, and piles up more on some stretches than others. The bay is partly sheltered, but we ask about the specific building. More on our page about sargassum in the Riviera Maya.
Can a foreigner buy beachfront here?
Yes, through a bank trust (fideicomiso) or a Mexican corporation, because it is inside the restricted zone. You hold every right: use, rent, sell and leave it to your heirs. On the first row we also check the ZOFEMAT concession.
What are closing costs?
Between 7 and 10 percent of the price, including the bank trust if you are a foreigner. The step by step is in the closing guide.
Nearby: Puerto Aventuras real estate · Beachfront in Tankah Bay · Meet the team
Tell us what you are looking for in Puerto Aventuras.
We do the filtering.
- A selection made for youA short list, not a catalogueThe properties that fit your budget and the water you want, ocean, marina or canal, with the difference stated up front.
- The review before you offerA licensed advisor looks at your buildingCondominium regime, financial statements, reserve fund, both fees, rental rules and the ZOFEMAT concession.
Choosing a building is only the start. Our job is that you understand what you are buying before you commit.
Which bay building fits you.
And how healthy it is.
In Puerto Aventuras the first row is already built. What changes from one building to the next is how it has been cared for, and that is in paperwork we request.
Licensed real estate advisors in Quintana Roo · We do not represent developers
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. The ranges and prices on this page come from inventory for sale building by building in Puerto Aventuras, from our own comparables and from the condominium documents we read in legal review, not from a listing description.
Licensed brokerage in Quintana Roo · License 1917120B0FBGMR008000735 · AMPI · SEDETUS · NAR REALTOR® 61235866
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Last reviewed September 2026
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