When an international buyer asks about a Cancun residential zone with a marina, golf and retail inside the same master plan, the conversation usually lands on Puerto Cancun: a 327-hectare polygon, with Marriott and Accor hotels in operation, that combines an international marina, golf course signed by a PGA Tour legend, 50,000-sqm town center with cinemas and boutiques, and gated residential community with security, all 20 minutes from Cancun International Airport.
It is an uncommon combination in Cancun. The Hotel Zone (Zona Hotelera) has tourism infrastructure but no own marina or integrated residential. Costa Mujeres has golf and hotels but lacks walkability, commercial town center and marina. In Puerto Cancun you can dock your yacht, walk to the cinema, shop at Sephora, dine at LEYNIA and return to your condo without taking the car.
This guide covers everything Puerto Cancun offers in 2026: the marina with its 3 piers, the Tom Weiskopf golf course, the Town Center with its 16 cinema screens, the 2 international hotels in operation, the Puerto Cancun Club memberships with official prices, the 10 Nautilus-verified residential properties, airport connectivity and how a foreigner buys. Every data point is verified against official sources (puertocancun.com, Inmobilia, U-Calli, Fideicomiso Invex 181).
Who develops Puerto Cancun?
Puerto Cancun is developed by U-Calli, a high-value real estate developer with over 30 years in the sector. The master plan was conceived as a self-contained city-resort: internal roads with security, gated polygon, integration of more than 72 hectares of protected ecological reserve, and the simultaneous inclusion of the three components that normally come separately — nautical (marina), sports (golf) and commercial (town center) — under the same master plan.
The project was highlighted by Forbes in late 2014 as one of the region's most transformative developments, thanks to its scale (327 hectares in one of Cancun's most coveted zones) and the decision to integrate all amenities within the polygon instead of relying on external infrastructure. The marina operates under federal concession from Fideicomiso Invex 181.
Developers operating inside the polygon
U-Calli is the master developer of the polygon, but inside Puerto Cancun multiple individual developers operate, building specific towers:
- Azul Hospitality & Real Estate Group — Thompson Private Residences (operation under Hyatt). Distinguished as "Developer of the Year 2023" by Hyatt.
- DIMAB Desarrollos — Alba Marina Puerto Cancun. Over 12 years in vertical condominiums in Cancun.
- Girault Desarrollos — La Vela Puerto Cancun. Four generations of premium housing experience.
- Related Group, with U-Calli and Inmobilia — presents SLS Ocean Beach Residences, in pre-construction; the three firms are licensors, and the developer of record is Banco Invex Trust 3792 (architecture by Arquitectonica, interiors by Bernardi + Peschard).
- Urban Homes — Velmari Grand Living, Torre Norte and Torre Sur.
- Enalto — Torre Insignia. Yucatecan firm with 10+ years in high-standard projects.
The marina: three piers with direct Caribbean access
Puerto Cancun's most visible competitive differentiator is its international marina. It is operated by GOS Marina and organized into three main piers (we are confirming the number of berths with the operator, because its own pages publish different figures):
- Casa Club — main pier where social activity and services concentrate.
- Pier 7 — slips for medium and large vessels.
- Pier 38 — specialized pier integrated into the interior canal.
Services include marine fuel, electricity, drinking water, boat ramp and direct Caribbean Sea access without tidal restrictions (the main canal maintains operational depth year-round). For owners and guests arriving by yacht, integration with the Town Center commercial complex is the unique feature — you can dock and walk directly to the cinema, Starbucks or a boutique without taking the car.
2026 reference berth costs
Monthly rates charged by the marina (published estimates):
- Small slip (30-40 ft) — from $630 USD/month
- Medium slip (50-70 ft) — $1,800-$3,200 USD/month (varies by location)
- Mega yacht (100+ ft) — up to $5,565 USD/month
Important note: Some properties inside Puerto Cancun (like La Vela) have additional private internal marina — La Vela has 24 private docking points for boats up to 45 feet, exclusive to condominium residents. This gives flexibility: large Puerto Cancun marina for bigger yachts, internal marina for daily family use.
18-hole par 72 Golf — Tom Weiskopf design
Puerto Cancun's golf course was designed by Tom Weiskopf, PGA Tour legend, winner of the 1973 British Open and designer of more than 75 golf courses worldwide. It is a championship course of 18 holes par 72 with 7,241 yards, integrated into the master plan's protected ecological reserve — the holes cross mangroves, lagoons and Caribbean Sea views.
Signature holes
- Hole 18 par 4 — Island Green: the course's most iconic hole. The green is physically on the main marina canal, surrounded by water, demanding absolute precision in the approach.
- Hole 14 par 4: parallel to the coast, with frontal Caribbean Sea views during the entire approach. Generous distance that rewards a long drive.
The course is open to visitors through greens fees and to Puerto Cancun Club members with unlimited access under membership. It is a recurring venue for amateur tournaments and corporate events of companies with properties in the development.
Town Center: 50,000 sqm with 16 cinema screens and boat-to-table
The Puerto Cancun Town Center is an outdoor lifestyle mall of 50,000 sqm with more than 100 stores and boutiques, 16 cinema screens, premium restaurants and full services — all integrated into the development (not external). The feature that distinguishes it from any other Cancun shopping center is that it is physically joined to the marina, enabling the boat-to-table concept: visitors can arrive on their boat and walk directly to the restaurant or cinema.
What you find inside the Town Center
- 16 cinema screens — multiplex with VIP and traditional format rooms.
- 100+ stores and boutiques — fashion, accessories, jewelry, services.
- Restaurants with marina views: fresh seafood, premium cuts, international cuisine. Includes concepts like LEYNIA (at SLS Cancun, internationally renowned).
- Banks — branches of major institutions.
- VEMO charging stations for electric vehicles.
- Multi-warehouses — additional storage for residents.
- Playground for kids.
- Outdoor wellness spaces — morning classes open to the public.
- Pet-friendly — terraces and common areas allow pets.
For an international buyer, this resolves one of the most common pain points of Mexican Caribbean lifestyle: needing to take the car for everything. In Puerto Cancun you can spend the entire weekend — beach, gym, cinema, restaurants, supermarket, bank — without leaving the polygon.
Two international hotels operating inside the polygon
Two hotels from international chains operate inside Puerto Cancun today: one from Marriott and one from Accor. Hyatt arrives with Thompson Private Residences, the branded residence of its Thompson Hotels brand, in pre-sale with delivery scheduled for August 2028: it is a residential project, not an operating hotel.
1. Renaissance Cancun Resort & Marina (Marriott International)
Marriott resort hotel under its Renaissance lifestyle brand. Direct marina access, restaurants, beach club, full services. Open to the public — operates as a traditional hotel with hotel rates. For Puerto Cancun owners, it means having 24/7 international hotel services available steps away.
2. SLS Cancun Hotel & Residences (Accor)
Boutique hotel on the marina line with 45 suites and design signed by Piero Lissoni (one of the world's most recognized Italian designers). The first 4 floors are hotel; upper floors are SLS branded residences. Includes spa, private beach club, contemporary art collection, and the LEYNIA restaurant — international concept with presence in Miami, New York and Los Angeles, now in Cancun inside SLS.
In pre-sale: Thompson Private Residences (Hyatt Hotels Corporation)
Thompson Hotels is Hyatt's luxury lifestyle brand. In Puerto Cancun it does not operate a hotel: its project is Thompson Private Residences, a branded residence in pre-sale: 23-floor tower with 83 exclusive 2-5 bedroom residences, sizes from 153 sqm up to 804 sqm in penthouses. Delivery scheduled for August 2028. Over 3,500 sqm of amenities across 4 levels (Canal Level with hydrotherapy spa and gym, Main Lobby with cinema and kids club, Mezzanine with teen lounge, Rooftop with elevated Sky Beach Pool). 24/7 services: concierge, valet, in-residence chef, owner absentee program, nanny, chauffeur.
Important for investors: having three hotel brands inside the polygon does not mean your condo can join their rentals: each development's bylaws decide. At the two branded residences we offer there —SLS Ocean Beach and Thompson Private Residences— vacation rentals are not allowed, only long-term leases; at Thompson, the brand's hotel services are for owners and long-term tenants.
Puerto Cancun Club: membership with private beach club, golf and casa club
The Puerto Cancun Club is the membership that grants access to exclusive amenities for members: private Beach Club, 18-hole Tom Weiskopf golf course, sports activities and the upcoming Casa Club (tennis, padel, gym and sauna). It works as a private club with two payment components: one-time action (right purchase) and annual maintenance fee.
2026 official costs
One-time action (all plans): $105,000 USD (one-time purchase of membership right).
| Plan | Monthly fee MXN | Annual fee MXN | Annual F&B credit |
|---|---|---|---|
| Family (holder + spouse + unmarried children <28) | $16,250 | $195,000 | $24,000 + $23,450 credit book |
| Couple | $12,660 | $151,920 | $18,720 + $20,000 credit book |
| Individual | $8,950 | $107,400 | $13,200 + $13,100 credit book |
| Inactive 12-month (pause) | $4,740 | $56,880 | — |
| Additional user | $4,475 | $53,700 | — |
Visitor option: all plans include 30 visits/year per registered member at reduced rates, useful for owners living abroad who use the property only a few weeks per year.
Rate validity: December 31, 2026. After that date the Club may adjust prices — that's why 2026 buyers lock membership at current rates.
10 verified properties: 9 developments and one resale home (Casa Lagunas 2)
Nautilus Real Estate manages verified inventory of 9 developments inside the polygon and one resale home, with a mix of immediate delivery, institutional pre-sale and strategic resale. The palette covers from entry-level luxury ($9.5M MXN) up to ultra-luxury branded residences ($192M MXN Thompson penthouses).
| Property | Status | Price from |
|---|---|---|
| Thompson Private Residences | Pre-sale · Hyatt branded · delivery Aug 2028 | $15.08M MXN |
| Alba Marina Puerto Cancun | Immediate delivery · Archea Associati Florence | $19.52M MXN |
| La Vela Puerto Cancun | 2 available (list downloaded 25 Jun 2026) · Girault Desarrollos | $27.9M MXN |
| SLS Ocean Beach Residences | Pre-construction · SLS brand · delivery Dec 2028 (date communicated to us, not yet confirmed in writing) | $1.61M USD |
| Woha Puerto Cancun | Immediate delivery · IRAA Award 2022 | $11.33M MXN |
| Blume Boutique Condos | Last 2 units · infinity pool | $19.25M MXN |
| Velmari Grand Living | Pre-sale · Urban Homes · 2 towers | $15.29M MXN |
| Torre Insignia | Pre-sale · views to natural reserve | $9.5M MXN |
| Shark Tower | Immediate delivery · USD pricing | $1.065M USD |
| Casa Lagunas 2 | Resale · 1,120 m² residence with rooftop | $70M MXN |
Want to see verified inventory in Puerto Cancun?
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WhatsApp Carlos View Puerto Cancun landing Discovery callPuerto Cancun vs Costa Mujeres vs Hotel Zone
Three distinct profiles for living and investing in Cancun. The right decision depends on what type of lifestyle you prioritize and what investment horizon you have.
| Attribute | Puerto Cancun | Costa Mujeres | Hotel Zone |
|---|---|---|---|
| Master plan | 327 ha · U-Calli | Tourism consolidation zone | 25 km urban corridor |
| Own marina | ✅ Own marina (3 piers) | ❌ | External marinas |
| Internal golf | ✅ Tom Weiskopf par 72 | ✅ Greg Norman par 72 | ❌ |
| Integrated shopping | ✅ Town Center 50K sqm | ❌ | ✅ La Isla, Luxury Av, Forum |
| International hotels inside | ✅ Renaissance + SLS | ✅ Atelier, Excellence, Finest | ✅ 70+ all-inclusive |
| Airport | 20 min | 35-45 min | 15-25 min |
| Entry ticket (Nautilus catalog) | from $528K USD (Torre Insignia) | from $241K USD (Dhamar) | from $526K USD (Mondrian Residences Cancún) |
| Buyer profile | Urban + nautical + golf | Entry-price | Airbnb rental + diversity |
Equivalents at the Banxico FIX rate of 17.978 of 7 Oct 2026.
Short recommendation: For complete amenities + airport proximity + internal walkability + three lifestyle hotel brands → Puerto Cancun. For a lower entry price in a zone still in consolidation → Costa Mujeres. For short-term rental focus + access to nightlife and offer diversity → Hotel Zone.
How to get there and connectivity
Puerto Cancun is accessed via Av. Bonampak, the main road of the polygon connecting with Blvd. Kukulcan in the Hotel Zone to the south and Downtown Cancun to the north. Official address: Av. Bonampak Mz 27, Cancun 77500.
Key distances
- 20 min to Cancun International Airport (CUN) via Blvd. Luis Donaldo Colosio + Av. Bonampak.
- 10 min to Downtown Cancun and SM 22.
- 15 min to Punta Cancun Hotel Zone (bars, nightlife, all-inclusive).
- 30 min to Isla Mujeres (ferry from Puerto Juarez, 8 min from Puerto Cancun).
- 45 min to Playa del Carmen via highway 307.
- 1.5 hours to Tulum.
Air connectivity from Cancun (CUN)
Cancun has direct flights to 100+ destinations. Typical times:
- 1 hour — Merida, Belize
- 2 hours — Miami, Houston, Dallas, Austin, Mexico City, Puerto Vallarta
- 3 hours — Denver, Phoenix, Las Vegas
- 4 hours — New York, Chicago, Los Angeles, San Diego
How does a foreigner buy in Puerto Cancun? The bank trust
Puerto Cancun is within Mexico's restricted zone (50 km from coast), so a foreign buyer acquires via bank trust (fideicomiso), a standard legal vehicle regulated by Mexico's Foreign Investment Law. It is the same mechanism used in any coastal property in the country.
Trust characteristics
- Term: 50 years renewable indefinitely.
- Rights: use, sale, inheritance, rental and modification — the same as a Mexican owner would have.
- Setup cost: $2,500-$4,000 USD one-time.
- Annual maintenance: ~$600 USD to the trustee bank.
- Process time: 6-10 weeks from contract signing to translated deed delivery.
- Authorized banks: Banamex, Santander, BBVA, Scotiabank.
Nautilus coordinates with bilingual notaries and trustee banks the complete closing process. To learn the detailed step-by-step flow, see our Buying process for foreigners guide.