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What You Need to Know
Viceroy Residences Playa del Carmen: What the October 2026 Price List Tells Us
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Viceroy Residences Playa del Carmen is the first hotel-branded residence on the beach in downtown Playa del Carmen: a six-storey building on Calle 32 Norte, steps from Quinta Avenida, designed by SEIJO with interiors by Elías Elías and run by Viceroy’s residential hospitality team. Sales opened in mid 2026. We read the price list dated 11 October 2026, unit by unit, to see what it says about the market. As a brokerage that does not represent developers, this is our independent reading.
120 of ~200units still available in Phase 1: about 40% placed in five months
MXN 119,500median price per m², about USD 6,500 per m² or USD 600 per sq ft
+20%price per m² from the lower floors to the penthouse level
2029planned delivery, according to the sales material
Prices from, by unit type
| Type | Size | From | From (approx.) | Available |
|---|---|---|---|---|
| 1 bedroom | 58 – 92 m² | MXN 6.86 M | USD 373,000 | 26 |
| 1 bedroom + den | 66 – 90 m² | MXN 7.79 M | USD 423,000 | 9 |
| 2 bedrooms | 88 – 167 m² | MXN 11.06 M | USD 601,000 | 48 |
| 2 bedrooms + den | 109 – 213 m² | MXN 12.72 M | USD 691,000 | 19 |
| 3 bedrooms | 262 m² | MXN 29.01 M | USD 1,577,000 | 5 |
| 3 bedrooms + den | 160 – 215 m² | MXN 20.87 M | USD 1,134,000 | 3 |
| 4 bedrooms + den | 265 m² | MXN 36.63 M | USD 1,991,000 | 1 |
| Penthouses | 213 – 395 m² | MXN 29.74 M | USD 1,616,000 | 9 |
Reference prices from the price list of 11 October 2026, in Mexican pesos. Dollar values are approximate at 18.4 pesos per dollar. Prices change by floor and phase without notice.
What the numbers say
Demand is holding
About 80 of some 200 Phase 1 residences are no longer available five months after launch, in a year when residential tourism sales in the Riviera Maya fell by up to 15%. Branded, beachfront and walkable to the center is the combination that keeps selling.
You pay for height and view
The same 262 m² three-bedroom plan goes from MXN 29.0 million on level 1 to MXN 32.4 million on level 5, 12% more. The median price per m² rises from about MXN 116,500 on the lower floors to MXN 139,500 in the penthouses.
Below the national branded average
The Branded Residences Monitor by 4S Real Estate (October 2026) puts the weighted average for branded residences in Mexico at USD 8,597 per m². At about USD 6,500 per m², Viceroy sits roughly 25% below that average, with the beach in front.
Two bedrooms is the core
48 of the 120 available units are two-bedroom residences. It is the size with the most buyers, and usually the easiest to resell later.
What we would check before reserving
- Delivery in 2029: about three years of construction. Ask for the schedule and the penalties for delay in writing.
- Payment plan: portals report 30% down, three payments of 10% and 40% at delivery. Confirm it in your contract.
- HOA and rental rules: not published yet. Ask for the condominium rules and the residential services agreement before signing.
- Who you buy from: the developer, not the brand. An independent lawyer should review land use, permits, environmental impact and the brand agreement.
- Ownership and closing: foreigners buy through a fideicomiso; plan for closing costs of 7 to 10% of the price.
Our view
Viceroy is for a buyer who wants to live or spend long seasons in the center of Playa del Carmen with hotel service, and who values walking to Quinta Avenida more than a quiet residential street. It is not for someone who needs to move in before 2029. For a finished home on the sand today, our beachfront guide shows what is available building by building.
Keep reading: Branded residences in Cancún and the Riviera Maya · Beachfront properties in Playa del Carmen · Condos for sale in Playa del Carmen · Faena District Tulum: market analysis
Want current availability or a second opinion on a specific unit? Write or call us: WhatsApp +52 984 186 5453 · Call or text +1 954-799-4141
Market analysis prepared with the price list of 11 October 2026, brand announcements and public sources, for reference only. Prices, inventory, delivery dates and conditions can change; confirm everything in writing with the developer before signing. Viceroy is a trademark of its owner. Playa Realtors is not affiliated with the brand and does not represent developers.
Hola!Karina Débora Sayed Broker and CEO, Playa Realtors
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.
NAR REALTOR® 61235866 · Licensed broker, SEDETUS Quintana Roo · AMPI Playa del Carmen board · Certified Public Accountant
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