While all eyes are on Puerto Cancún and Tulum, there's a zone north of Cancún worth a careful look: Costa Mujeres: a controlled master plan, continuous virgin beachfront extending toward Punta Sam and Isla Mujeres, and low building density.
In this guide we analyze what Costa Mujeres offers in 2026, what infrastructure brought it closer to the rest of Cancún, and we break down six premium developments —The Residences at St. Regis, La Amada, Dhamar, Mistral, El Encanto Punta Sam and Ocean Towers— with real prices verified from official developer price lists, typologies, square meters, and delivery timelines.
Where is Costa Mujeres and why does it matter in 2026?
Costa Mujeres is the coastal strip north of Cancún, past Puerto Juárez, toward Punta Sam and Isla Blanca. Compared with the Hotel Zone (Zona Hotelera) it has a fundamental structural difference: it was developed starting in 2010-2015 with integrated urban planning, not as an organic accumulation of hotels over time.
The Costa Mujeres master plan was designed under height restrictions, protected natural areas within the layout, and low building density compared to the Hotel Zone. This deliberate planning protects the exclusive character and structurally limits beachfront supply.
The key differentiator for investors: continuous virgin beachfront stretching from Costa Mujeres toward Punta Sam and visually ending with the silhouette of Isla Mujeres on the horizon. It's not mass tourism; it's low-density premium tourism. Demand comes from premium international travelers and weekend residents from Mexico City and Monterrey, not cruise ships.
Going to live there or just invest? If you're interested in daily life — hospitals, international schools, Michelin dining, sports, community and a real typical day of a Costa Mujeres resident — read our complete Living in Costa Mujeres 2026 guide →
The infrastructure that changed the game
The public and private investments that brought Costa Mujeres closer to the rest of Cancún:
- 2024 — Maya Train operational (Cancún Airport station): direct connection to Cancún airport and from there to Tulum, Mérida, Chetumal, and Palenque. Diversifies tourist flow beyond the Cancún airport.
- Punta Sam road: connects the zone with downtown Cancún and the airport. Private hospitals, large supermarkets and universities remain in Cancún city, 15-30 minutes away depending on the destination.
The result: Costa Mujeres is connected by road with downtown and the airport, although the larger services remain in the city.
Who is betting on Costa Mujeres
The strongest validation of a zone in real estate is to see which international brands invested and which hospitality operators are active. Costa Mujeres passes this test with room to spare:
5-star hotels already operating
- Atelier Playa Mujeres — 5-star all-inclusive, owned by Grupo Atelier (Mexico)
- TRS Coral Hotel by Palladium — adults-only premium
- Excellence Playa Mujeres — 5-star adults-only luxury, part of Excellence Resorts
- Finest Playa Mujeres — family-friendly premium, Excellence Resorts
- Dreams Playa Mujeres — Hyatt-operated family resort
Branded residences in pipeline 2026-2028
The Residences at St. Regis Costa Mujeres is the pre-sale branded residence we offer in the area, operated under Marriott Bonvoy's luxury tier.
Costa Mujeres prices and appreciation 2026
The most-cited public appreciation figure covers Cancun as a city, not Costa Mujeres: AMPI Cancun declared 8.8% annual appreciation for the city (statements by its president in 24 Horas Quintana Roo, May 2026). No official appreciation figure exists for Costa Mujeres as a zone, and we do not publish estimates of our own. What we do measure is price: the Costa Mujeres median is $85,423 MXN/m² (≈$5,037 USD, Banxico FIX 20 Aug 2026; p25 $73,011 – p75 $150,730 MXN/m²) across 65 available units in 4 developments (our own measurement, 21 September 2026 cut-off).
Entry tickets across the six developments range from $4,338,360 MXN at Dhamar (≈ $241,315 USD at the Banxico FIX rate of 17.978 of 7 Oct 2026) to $2,365,033 USD at St. Regis (list of 14 September 2026), whose penthouses reach 901 m².
The 6 premium Nautilus developments in Costa Mujeres
Analysis with data from each developer's official price list; each card carries its list date:
1. The Residences at St. Regis Costa Mujeres Branded 5-star
Positioning: a pre-sale branded residence in Costa Mujeres. Operated under St. Regis, Marriott Bonvoy's flagship luxury brand, with distinctive services such as St. Regis butler, signature restaurant, St. Regis Spa and resort beach club. Whether the brand offers a rental program, and on what terms, is confirmed in writing with the operator.
Price and availability: from $2,365,033 USD (2 bedrooms, 234 m²) · 17 units available per the developer's list of 14 September 2026 · 2- to 5-bedroom layouts, 234 to 901 m².
2. La Amada Costa Mujeres Immediate delivery
Positioning: a beachfront development that is already built and delivered immediately, designed by Olé Design Studio and operated by Hamak Hotels.
Price: $24,000,000 MXN (≈ $1,334,965 USD at the Banxico FIX rate of 17.978 of 7 Oct 2026) for unit A7-PH04: 593 m² total and 2 bedrooms, per the developer's list of 31 August 2025. The list is more than a year old, so price and availability are confirmed in writing before any reservation.
Who it suits: in a market where most inventory is pre-sale 2-3 years out, La Amada is already built: you can see the finished unit and, if you plan to rent it, review the bylaws and the property manager's track record before signing.
3. Dhamar Costa Mujeres Pre-sale
Positioning: Grupo PROFEX pre-sale with a range of layouts that allows a low entry ticket in Costa Mujeres. Each floor has five different layouts depending on view and orientation.
Ranges by unit type, for what can actually be bought today (official list, 21 July 2026):
- 1 bedroom · 64.44–75.60 m² · from $4,338,360 MXN — the 47.34 m² units are sold
- 2 bedrooms · 96.39–104.96 m² · from $6,384,352 MXN
- 3 bedrooms · 145.93 m² · from $10,070,629 MXN
- 177 m² corner units — sold out in phase 1
Per-unit prices and availability change every few weeks. Ask for the current list on the Dhamar page.
Availability as of 21 July 2026: of the 56 units in phase 1, 25 remain available (8 reserved and 23 sold). The lowest available is $4,338,360 MXN, per the official list of 21 July 2026 — a 64.80 m² one-bedroom on the ground floor. The project opened lower: the four 47.34 m² units sold between $4,118,755 and $4,448,336 MXN and that typology is no longer available. Phase 2 is the mirror building, bringing the project to 112 units in total.
Pricing analysis: in the 96.85, 104.96 and 145.93 m² side-view columns and in the 67.04 m² nature-reserve-view column, Dhamar's list rises 3.1% per floor (a height premium; the 96.85 m² side unit goes from $6,384,352 MXN on floor 2 to $7,434,609 MXN on floor 7). In the corner units, the interior sea view and the 47.34 m² side unit, the height premium is not uniform: some floors are cheaper than the one below. That is list pricing, not appreciation. Among available units the effective price ranges from $65,900 MXN/m² (side sea view) to $95,600 MXN/m² (interior sea view).
Ideal profile: investor with a 2028 delivery horizon, tolerance for timing risk and willingness to wait for delivery, looking to enter below $500K USD.
4. Mistral Costa Mujeres Pre-sale
Positioning: Evalor residential tower of 11 levels with seven models named after Caribbean elements (Coral, Ola, Mar, Vela, Arena, Sol and Cielo). Level 11 is exclusive Penthouse, while levels 2-10 offer typology rotation.
Starting price by model (September 2026 list):
- Coral (2 bedrooms · 2.5 baths): 173 m² · from $14,485,000 MXN
- Ola (3 bedrooms · 3 baths): 190 m² · from $16,141,000 MXN
- Mar (3 bedrooms · 3.5 baths): 207 m² · from $17,653,000 MXN
- Vela (3 bedrooms · 3.5 baths): 223 m² · from $19,289,000 MXN
- Arena (3 bedrooms · 3.5 baths): 256 m² · from $27,311,000 MXN
- Sol (3 bedrooms · 3.5 baths): 281 m² · from $28,662,000 MXN
- Cielo (Penthouse · 4 bedrooms · 4.5 baths): 397 m² · $47,272,000 MXN
Finding: in the September 2026 list, 18 of the 36 residences show as SOLD, including the whole of level 5 and the VELA units on levels 5, 7 and 8.
Ideal profile: Mexican investor or resident with mid-high ticket seeking pre-sale product, willing to take the available typology. Ask the developer in writing for the delivery date and the updated inventory list before reserving.
5. El Encanto Punta Sam ⚡ Last available unit
Positioning: Development located in Punta Sam, the northern tip of Costa Mujeres, facing the Isla Mujeres ferry. Only one unit remains available in the entire development.
Why Punta Sam matters: it is the part of Costa Mujeres closest to Isla Mujeres (about 10 minutes by boat, versus 30 from Puerto Juárez) and keeps the low density and exclusivity of Costa Mujeres. The typical Punta Sam buyer profile is someone who values being literally at the water's edge and leveraging Isla Mujeres as a natural extension of the property.
For specific details of the available unit (typology, m², view, price), contact Carlos Martín from Nautilus directly via WhatsApp +52 984 317 0040. Given scarcity —it's the last unit—, pricing is confirmed at close.
6. Ocean Towers Residences Pre-sale
Positioning: Two ten-storey towers in pre-sale, with 1 to 4-bedroom layouts ranging from 70 to 385 m². Worth stating plainly: this is not a beachfront property but a second-row one — same as Dhamar — so it competes on ticket and product, not on private beach. The developer is ALSADI & Urban House, the same group behind NEEA in Tulum.
Ticket and delivery: from $4,730,145 MXN, with staggered delivery by tower between 2028 and 2029. It is the corridor's second-lowest ticket, just above Dhamar, and includes a lock-off room option — useful if you plan to rent part of the unit and keep the rest for personal use.
Ideal profile: an investor who wants to enter Costa Mujeres at a low ticket but needs larger layouts than Dhamar's (up to 4 bedrooms and 385 m²), and who accepts a longer delivery horizon in exchange for early pre-sale pricing.
Comparison table: 6 Costa Mujeres developments 2026
| Development | Type | Status | Entry ticket | Delivery |
|---|---|---|---|---|
| St. Regis | Branded 5-star | Pre-sale · 17 available (list of 14 September 2026) | $2.37M USD | To be confirmed |
| La Amada | Premium beachfront | Immediate delivery | $24M MXN (~$1.33M USD) | Now |
| Dhamar | Mid-range premium | Open pre-sale | $4.34M MXN (~$241K USD) | 2028 |
| Mistral | Premium 2-4 bed / PH | Pre-sale | $14.49M MXN (~$806K USD) | To be confirmed |
| El Encanto Punta Sam | Niche Punta Sam | 🔥 Last unit | Inquire | Immediate |
| Ocean Towers | Second row · 1-4 bed | Open pre-sale | $4.73M MXN (~$263K USD) | 2028-2029 |
Dollar equivalents at the Banxico FIX rate of 17.978 of 7 Oct 2026.
What return to expect: what can actually be documented
Nautilus does not publish appreciation, return or occupancy projections for any development. Before reserving, you can ask for these in writing: the rental-program operator's proforma (at St. Regis, the brand's own program if it offers one, with no guaranteed returns or occupancy) or the property manager's, with the actual track record if the unit already operates —that is the case at La Amada, which is already delivered; Dhamar, Mistral and Ocean Towers are in pre-sale and have no rental history yet—; the condominium bylaws, which decide whether vacation rentals are allowed; and the dated price list.
On appreciation, what we said above applies: AMPI's 8.8% covers Cancun as a city (May 2026), not Costa Mujeres, and no official figure exists for the zone.
Bank trust (fideicomiso) for foreign buyers
Costa Mujeres is within Mexico's restricted zone (50 km from coast), so foreign buyers acquire via bank trust (fideicomiso), a standard legal vehicle regulated by Mexico's Foreign Investment Law. The Mexican bank acts as fiduciary; the foreigner is the beneficiary with all full rights: use, rental, modification, inheritance, and sale.
- Initial setup cost: $2,500 – $4,000 USD
- Annual maintenance: approx. $600 USD
- Term: 50 years renewable indefinitely
- Authorized banks: Banamex, Santander, BBVA, Scotiabank
- Process timeline: 6-10 weeks from promise signing to final deed
For more details see our complete guide on taxes and the buying process for foreigners in Mexico.
What changes between buying now and waiting
Three points worth keeping in mind in 2026:
- Current St. Regis list: today's prices belong to the phase now on sale. If the developer opens another phase, it will come with a new list; we do not forecast how much prices will change.
- La Amada immediate delivery: in a market where most inventory is pre-sale 2-3 years out, La Amada is already built: you can see the finished unit and, if you plan to rent it, review the bylaws and the property manager's track record before signing.
- Maya Train active since 2024: the Cancun Airport station connects with Tulum, Mérida and Chetumal.
Reasons to wait: if your personal liquidity isn't ready, there's no urgency worth forcing.
Which Costa Mujeres development matches your profile?
Each investor profile (entry ticket, horizon, personal use vs rental, branded vs independent) has an optimal match in Costa Mujeres. We help you identify it with real data, no pressure.
💬 WhatsApp Carlos 📅 Schedule 30 min callConclusion: Costa Mujeres is where Cancún is reinventing itself
Costa Mujeres is not the next Puerto Cancún or the next Tulum. It's its own category: a controlled master plan, low density, continuous virgin beachfront and the presence of 5-star hotel brands and luxury branded residences.
For the international investor seeking legal security (bank trust) + branded vs independent optionality, Costa Mujeres 2026 is an option worth comparing in the northern Cancún zone. The six developments analyzed have entry tickets from $4,338,360 MXN (Dhamar) to $2,365,033 USD (St. Regis), and cover all horizon and intention profiles (immediate delivery vs pre-sale, branded vs non-branded, vacation rental vs personal use).
If you'd like to dive deeper into any of the six developments, schedule a 30-minute call or contact us via WhatsApp. We'll walk you through updated official lists, high-resolution floor plans, and connect you with bilingual notaries and fiduciary banks so the buying process is predictable and professional.
About Nautilus Real Estate: brokerage specialized in luxury properties in the Riviera Maya, based in Playa del Carmen. We serve domestic and international buyers in Cancún, Playa del Carmen, Tulum, and Isla Mujeres. Complete advisory on bank trust, tax structure, and rental programs.
Data sources: Official developer price lists (St. Regis 14 Sep 2026 · Mistral July 2026 · Dhamar 21 Jul 2026 · La Amada 31 Aug 2025), AMPI Cancun (statements by its president in 24 Horas Quintana Roo, May 2026; figure for Cancun as a city), Nautilus public dataset (21 September 2026 cut-off), verified inventory for El Encanto Punta Sam as of May 19, 2026.
Published: May 19, 2026 · Last updated: September 30, 2026
The 7 verified Costa Mujeres properties
From entry ticket to branded residence: inventory with current pricing, real availability and floor plans. We confirm price and unit in writing before any reservation.
See the 7 properties → Dhamar · from $4.34M MXN Ocean Towers · from $4.73M MXN St. Regis · branded