How much does a condo in Playa del Carmen cost in 2026?

Condos in Playa del Carmen range from $120,000 USD in secondary areas to over $600,000 USD in premium developments near the beach. At Distrito Xcalacoco Beach, 1-bedroom condos start from $211,000 USD, with 3-bedroom options and penthouses up to $625,000 USD.

What rental yield can I expect from a condo in Riviera Maya?

Condos in Playa del Carmen generate 6%–10% gross annual yield through vacation rentals. In low-density areas like Xcalacoco, net yields range from 5%–8% annually. Peak season months (December–April) typically achieve occupancy rates above 80%.

What is the Xcalacoco area in Playa del Carmen?

Xcalacoco is a natural Caribbean beach north of Playa del Carmen's main hotel zone, known for low construction density and semi-private beach access. Known as Playa del Carmen's Diamond Zone — combining Caribbean sea access, natural surroundings, and proximity to the city center. Distrito Xcalacoco Beach is 600m from the beach with private beach club access.

When is Distrito Xcalacoco Beach Phase 2 delivered?

Phase 2 delivery is scheduled for November 2026. TM Real Estate Group is the only developer in the area with no delivery extension clause in its contracts — providing buyers a firm, contractual delivery commitment from day one.

How much has property appreciated in Playa del Carmen?

Quintana Roo recorded approximately 14% year-over-year real estate appreciation in 2025, one of Mexico's fastest-growing markets. Pre-construction properties in zones like Xcalacoco have historically generated 20%–35% capital appreciation between purchase and delivery.

Distrito Xcalacoco Beach

Q: Do I need Mexican residency to buy property in Mexico?

No. Foreigners can purchase property in Mexico without residency or a special visa. The bank trust (fideicomiso), legally recognized by the Mexican government, grants buyers full rights to use, rent, sell, and inherit the property from anywhere in the world.

Condos in Playa del Carmen, steps from the Caribbean.
From $201,000 USD · Delivery November 2026

Location • Playa del Carmen

Why this location matters

Distrito Xcalacoco Beach sits in a quiet, nature-rich pocket of Playa del Carmen, close enough to the Caribbean to walk to the beach, yet tucked away from noise and congestion.

✓ 600m walking distance to Playa Xcalacoco, one of the most beautiful beaches in the area.
✓ High-growth corridor of the Riviera Maya, with strong long-term appreciation potential.
✓ 12 minutes from downtown Playa del Carmen and key services, restaurants and nightlife.
✓ Residential, low-density setting surrounded by greenery and designed for families and long stays.

Flagship Project • Riviera Maya

Distrito Xcalacoco Beach — Phase 2

Playa del Carmen, Mexico

An exclusive residential refuge where contemporary architecture blends with the coastal jungle. Expansive terraces, floor-to-ceiling glass and premium finishes make every unit ideal for both living and vacation rental. Phase 2 available with 96 units — Early Access active until May 31st.

1, 2 and 3-bedroom condos and penthouses, some with ocean or sunset views.
Resort-style amenities: pools, wellness center, gym, co-working space and commercial plaza.
Exclusive access to the private beach club for owners.
Designed for personal use, long stays and vacation rental income.

Private beach club

Resort pool & 25m lap lane

Wellness, gym & co-working

Ask your advisor about available inventory, views, and current Early Access incentives.

Condo Types • Distrito Xcalacoco Beach

Distrito Xcalacoco — Condo Types

Explore our most requested unit types and choose the configuration that best fits your lifestyle and investment goals.

1-Bedroom Condo

Playa del Carmen

Efficient open-plan layout with terrace — ideal entry point combining personal use and vacation rental.

Open spacesHigh ROI potential

2-Bedroom Condo

Playa del Carmen

Family-friendly layout with two full bathrooms and a social area that extends onto the terrace.

Ample storageSun terrace

3-Bedroom Condo

Playa del Carmen

Corner layouts with generous space, designed to host family and friends throughout the year.

Corner viewsPremium finishes

2-Bedroom Penthouse

Playa del Carmen

Private rooftop and indoor-outdoor spaces to enjoy the sea breeze and Caribbean sunsets.

Rooftop readySea breeze

Your advisor will share floor plans, full price list and available views when you request pricing and availability.

More options • Riviera Maya

More options in Riviera Maya

In addition to Distrito Xcalacoco Beach, you can explore hotel-branded residences with integrated services at The Fives Beach and The Fives Downtown in Playa del Carmen.

The Fives Beach Residence - Playa del Carmen

Beachfront residences with hotel branding, full services and managed rental programs.

1-Bedroom Residence

Playa del Carmen

Lock-off scheme ideal for combining personal use with consistent rental income.

Resort accessMove-in ready

2-Bedroom Residence

Playa del Carmen

Two suites with large terraces and full integration into the resort and its services.

Terrace livingManaged rental

3-Bedroom Residence

Playa del Carmen

Spacious layouts for families seeking beachfront living with professional rental operations.

Family readyBeachfront

2-Bedroom Penthouse

Playa del Carmen

Penthouse with private rooftop and panoramic views over the resort and the sea.

Rooftop deckPremium level

The Fives Downtown Residence - Heart of Playa del Carmen

Curio Collection by Hilton — cosmopolitan living steps from 5th Avenue, with rooftop and hotel services.

Studio

Downtown Playa

Smart urban pied-à-terre with rooftop access and managed rental program.

Move-in readyPrime location

1-Bedroom Residence

Downtown Playa

Comfortable layout with equipped kitchen and terrace, within a building with hotel services.

Equipped kitchenRooftop access

2-Bedroom Residence

Downtown Playa

Flexible lock-off scheme ideal for combining personal use with income in a fully walkable setting.

Lock-off readyUrban vibe

2-Bedroom Presidential Penthouse

Downtown Playa

Flagship penthouse with panoramic rooftop, ideal for high-yield rentals and premium stays.

Presidential levelPanoramic rooftop

Decision support

Lifestyle, investment… or both?

Quick comparison by objective — decide with data.

Project	Location	Price range	Beach Club	Vacation rental	Ideal profile
Distrito Xcalacoco Beach	Playa del Carmen	USD $201k–$625k	Private beach club	Optimal	Hybrid: lifestyle + ROI
The Fives Beach	Playa del Carmen	Ask advisor	Beachfront	Very strong	Hotel-service lifestyle
The Fives Downtown	Downtown Playa	Ask advisor	Rooftop	Strong	Urban & walkable

Your advisor can walk you through each project in detail and recommend the best option based on your budget, goals and timeline.

Developer

Why TM: security, experience and long-term value

56+ years developing on the Mediterranean and Caribbean coasts.
Over 20,000 homes delivered with integrated operations (hospitality, rentals and sales).
Sustainable, family-focused designs with amenities built for living and renting.
Locations selected for high appreciation potential and stable international demand.

Legal & transparent 1-on-1 advisory Proven construction track record

Questions

Frequently Asked Questions

How does the pre-sale process work?

Pre-sale buyers sign a purchase agreement and make an initial deposit. Subsequent payments are tied to construction milestones. Pre-sale pricing is the lowest available in the project — prices increase as construction advances. Phase 2 Early Access closes May 31, 2026.

Can I rent out my condo?

Yes. The condos are designed for personal use and short-term vacation rentals on platforms like Airbnb and VRBO. Owners can manage rentals independently or through professional operators, depending on the property type.

Do you offer financing?

Yes. TM Real Estate Group offers payment plans for both domestic and international buyers, including developer financing tied to construction progress. The team coordinates with international lenders and guides buyers through the complete process remotely.

Can I buy from the USA, Canada or Europe?

Yes. The entire purchase process can be completed remotely. TM Real Estate Group has extensive experience assisting buyers from the USA, Canada, and Europe. A bank trust (fideicomiso) legally recognized by the Mexican government allows foreigners to own coastal property with full ownership rights.

Investment overview

Designed for lifestyle and rental returns

Distrito Xcalacoco Beach was conceived as a hybrid product: a place to enjoy the Riviera Maya and, at the same time, generate income through vacation rental or extended stays.

High-demand destination: Playa del Carmen and the Riviera Maya remain among the most visited regions in Mexico.
Vacation rental ready: unit types, amenities and services attractive to rental platforms and travel agencies.
Flexible use: block weeks for personal use and open the rest of the calendar to generate income.
Appreciation potential: expanding corridor with new infrastructure and nearby hotel projects.

Your TM advisor can share:

Sample income and expense scenarios.
Typical occupancy ranges for similar products.
Estimated net returns based on usage and financing.

Request your personalized investment overview by submitting the form and let us know if your main focus is income, lifestyle or both.

Next step

Get pricing, availability and investment scenarios

A TM advisor will contact you to recommend the best option in Riviera Maya or Spain and share a tailored analysis based on your budget, timeline and goals.

By submitting you agree to our privacy policy. We use your data solely for legitimate commercial purposes.

Beyond Riviera Maya

TM Projects in Spain

For those looking to diversify in Europe, TM also develops beachfront and coastal communities in Spain with the same quality standards and amenities.

TM Tower

Benidorm, Costa Blanca Norte

Luxury residential tower 150m from Poniente Beach. 1–4 bedroom apartments with fitness center, pool and direct beach access. From €607,000. Delivery August 2028.

150m to the beachCosta Blanca Norte

Santa María Sea by TM

El Puig, Valencia

Beachfront residential community with pools, sports areas and gardens. 1 to 3-bedroom units and penthouses. From ~€233,000.

BeachfrontSports areas

Lagoons Village by TM

Torrevieja, Alicante

Apartments, bungalows and villas between La Mata and the Pink Lagoon; full services and integrated amenities.

Between lagoonsVillas & apartments

Luz de Cala Ratjada by TM

Cala Ratjada, Mallorca

Luxury villas and bungalows in a turquoise cove enclave, ~600m from Cala Ratjada harbor; premium shared amenities.

MallorcaVillas & bungalows

Phase 2 Early Access — closes May 31
10% discount · $5,000 USD refundable deposit