The official Phase 1 price list of Viceroy Branded Residences Playa del Carmen is dated 2 October 2026. 125 units available now · 7 typologies · entry ticket from $7,006,986 MXN. Below is the typology-by-typology breakdown of $/m² analysis, best value picks, and how it compares to other Riviera Maya branded residences.
On May 7, 2026, Viceroy Hotels & Resorts released to market the official price list of its first five-star branded residence in Playa del Carmen — developed in alliance by SIMCA (~18 projects in Playa del Carmen) and Related Group (which presents SLS Ocean Beach Residences in Puerto Cancun, with a presence in Miami). This blog is the structured read of the inventory for the serious buyer evaluating entry.
What you'll find below: (1) the executive summary in a single table, (2) detailed analysis of each typology (1, 1+1, 2, 2+1, 3, 3+1, and 4+1 bedrooms), (3) best value picks ordered by $/m², (4) comparison with SLS Ocean Beach Residences (Cancun), Faena Tulum, and AZULIK Tulum, and (5) the framework to decide which typology suits your usage profile.
This analysis is based on the official Phase 1 price list dated 2 October 2026. As Viceroy adjusts the price list periodically during pre-construction, prices and availability may change — the detailed updated inventory is delivered directly through a Nautilus advisor.
Executive summary of the price list
| Typology | Units | Range m² | From | Up to | Avg $/m² |
|---|---|---|---|---|---|
| 1 bedroom | 28 | 55.90 - 92.24 m² | $7,006,986 MXN | $10,750,572 MXN | $122,195 MXN/m² |
| 1+1 bedroom | 8 | 65.53 - 89.67 m² | $7,790,206 MXN | $10,245,694 MXN | $118,314 MXN/m² |
| 2 bedrooms | 54 | 87.63 - 213.16 m² | $11,059,225 MXN | $29,740,083 MXN | $126,571 MXN/m² |
| 2+1 bedrooms | 24 | 108.60 - 377.37 m² | $12,717,936 MXN | $58,088,564 MXN | $123,124 MXN/m² |
| 3 bedrooms | 6 | 262.22 - 276.85 m² | $29,009,399 MXN | $38,626,112 MXN | $121,122 MXN/m² |
| 3+1 bedrooms | 4 | 160.18 - 331.07 m² | $20,866,649 MXN | $46,190,886 MXN | $134,990 MXN/m² |
| 4+1 bedrooms | 1 | 265.09 m² (unique) | $36,632,787 MXN | $138,190 MXN/m² | |
| TOTAL | 125 | 55.90 - 377.37 m² | $7.01M - $58.09M MXN | ~$121K MXN/m² median | |
Approximate USD conversion (at the Banxico FIX rate of 17.978 of 7 Oct 2026): entry ticket ≈ $389,753 USD · maximum ticket ≈ $3,231,092 USD.
Quick read: typologies with lowest $/m² (best value-to-size ratio) are 1+1 ($118K/m²) and 3 bedroom ($121K/m²). The highest premium $/m² is paid by the PH20 penthouse ($154K/m²); by typology average, the 4+1 ($138K/m²) for unique-unit exclusivity.
1 bedroom · 28 units · the project's entry ticket
The most accessible typology and the one generating the most interest from investors and foreign buyers. 28 units with sizes from 55.90 m² (most efficient) to 92.24 m² (most spacious). Prices from $7,006,986 MXN (~$390K USD) up to $10,750,572 MXN (~$598K USD, Banxico FIX 7 Oct 2026).
The sweet spot is unit 002: 68.24 m² at $7,797,102 MXN ($114,260 MXN/m²), one of the best $/m² in the entire project. For a first-time Viceroy buyer or an investor wanting to enter branded inventory without saturating capital, this typology is the most balanced.
Typical buyer profile: first-time foreign or Mexican investor entering branded residence segment, compact second home for winter use, or a unit to rent out, if the operator confirms a rental program in writing.
1+1 bedroom · 8 units · 1BR alternative with extra space
The "1+1" typology adds an extra room to the base 1BR product — typically used as service room, home-office, or small guest room. Only 8 units available, the rarest of the 1- and 2-bedroom typologies.
Prices from $7,790,206 MXN (65.53 m², unit 274) up to $10,245,694 MXN (89.67 m², unit 005). The average $/m² of $118,314/m² makes it one of the typologies with the best m²-to-ticket ratio of the project. If you like the 1BR ticket but need extra space, this is the most efficient option.
Typical buyer profile: professional needing home-office, buyer with occasional guest-room need, buyer valuing service-room privacy in extended stay.
2 bedrooms · 54 units · the mainstream typology
The most abundant typology of the inventory with 54 units (43% of total). It's Viceroy's mainstream product — the one most family/mixed-investor buyers will evaluate first. Sizes from 87.63 to 213.16 m² (very wide range depending on floor and orientation; the largest is the PH25 penthouse).
Prices from $11,059,225 MXN (96.79 m², unit 006) up to $29,740,083 MXN (213.16 m², PH25 penthouse). The average $/m² of $126,571/m² is slightly above project average — reflecting the premium for units with better ocean view and more privileged orientations.
The 2BR units with the lowest $/m² are on the ground floor and floors 1 and 2 ($114,260 to $123,890/m²). The premium-paying ones are on floors 3 to 5 ($131,480 to $139,520/m²).
Typical buyer profile: family seeking comfortable second residence, investor who wants to rent the unit out (whether Viceroy offers a rental program, and on what terms, is to be confirmed in writing with the operator), foreign buyer staying 3-4 months/year.
2+1 bedrooms · 24 units · 2BR with service room
The "2+1" variant adds service room or additional studio to the 2BR product. 24 units with spacious sizes (108.60 to 377.37 m²). Prices from $12,717,936 MXN up to $58,088,564 MXN — the ceiling is set by the PH20, the project's most expensive penthouse, and the range overlaps with the lower 3BR range in several units.
It's a typology designed for family-with-help use: couple with one-two children + service person or nanny living in. The $/m² average of $123,124 is one of the best in the project, making it very attractive in terms of value per area.
Larger 2+1 (180+ m²) are premium product with privileged orientation. Compact 2+1 (108-130 m²) are accessible entry to "family residence" segment.
Typical buyer profile: Mexican family from CDMX/Monterrey living part of the year in PDC, foreign buyer with service personnel, buyer prioritizing zone-of-use privacy (public vs private).
3 bedrooms · 6 units · the unit with the lowest $/m² of the project
Exclusive product: 6 units, five of them with the same area of 262.22 m² and the PH24 penthouse at 276.85 m² — one of the most spacious typologies in the inventory. Prices from $29,009,399 MXN (unit 101) up to $38,626,112 MXN (PH24).
Here's the most interesting insight of the analysis: the unit with the lowest $/m² in the inventory is a 3-bedroom (unit 101, $110,630/m²); by typology average, the 1+1 is lowest ($118,314/m²) and the 3BR is second ($121,122/m²). It's counterintuitive — generally larger units pay $/m² premium, but in Viceroy these work in reverse.
The likely explanation: most of the value in branded residence is in brand and services (which are fixed per unit), not in additional m². Therefore, adding area has lower marginal cost. For the buyer with $1.6M+ USD budget, the 3BR holds the two units with the lowest $/m² in the inventory and the second-lowest typology average.
Typical buyer profile: permanent family residence, buyer valuing space because it will be their primary use and not a second home.
3+1 bedrooms · 4 units · exclusivity sweet spot
Only 4 units of this typology (3 bedrooms + service room or studio). Sizes 160.18 to 331.07 m². Prices from $20,866,649 MXN (unit 435) up to $46,190,886 MXN (PH2 penthouse).
The average $/m² of $134,990/m² is high vs the rest of project — reflecting that 3+1 are niche product with premium orientation. Buyer choosing them pays the premium consciously for scarcity (4 of 125 Phase 1 available units).
Typical buyer profile: permanent family residence with service personnel, buyer valuing typology exclusivity (4 units = very limited neighborhood).
4+1 bedrooms · 1 unit · the inventory's unique typology
Unit 535: 4 bedrooms + service room, 265.09 m², unique in its typology in the entire inventory. Price: $36,632,787 MXN (~$2,037,645 USD at the Banxico FIX rate of 17.978 of 7 Oct 2026). $/m²: $138,190, the highest of any typology, though below the penthouses.
This premium is paid 100% for structural exclusivity: there is ONE unit of this typology among the 125 total. Any buyer valuing "no other like it in the building" is paying precisely for that.
Typical buyer profile: top-tier permanent family residence, buyer wanting signature penthouse in branded residence, high net worth investor seeing the unique unit as trophy asset.
Penthouses · 7 units · the project's real ceiling
The developer's sheet devotes a separate section to the penthouses, and that is what was missing from this guide's earlier read. There are 7 units spread across the 2, 2+1, 3 and 3+1 bedroom typologies, with sizes from 213.16 to 377.37 m².
| Unit | Typology | m² | Price | $/m² |
|---|---|---|---|---|
| PH20 | 2+1 | 377.37 m² | $58,088,564 MXN | $153,930 MXN/m² |
| PH2 | 3+1 | 331.07 m² | $46,190,886 MXN | $139,520 MXN/m² |
| PH21 | 2+1 | 313.80 m² | $44,656,878 MXN | $142,310 MXN/m² |
| PH24 | 3 | 276.85 m² | $38,626,112 MXN | $139,520 MXN/m² |
| PH26 | 2+1 | 262.14 m² | $36,573,773 MXN | $139,520 MXN/m² |
| PH3 | 2+1 | 253.70 m² | $35,396,224 MXN | $139,520 MXN/m² |
| PH25 | 2 | 213.16 m² | $29,740,083 MXN | $139,520 MXN/m² |
Five of the seven are pinned to the same $/m², $139,520. The PH21 ($142,310/m²) breaks the rule, and above all the PH20: $153,930/m², 10% above those five and the highest $/m² in the entire inventory. It is the project's most expensive unit — $58,088,564 MXN, approximately $3,231,092 USD at the Banxico FIX rate of 17.978 of 7 Oct 2026 — and also the largest, at 377.37 m².
Typical buyer profile: high net worth buyer looking for the building's signature unit, not the best $/m². In this section price per metre stops being the criterion: what is being paid for is the high floor, the view, and the fact that there are only seven.
Top 5 best value picks · ordered by $/m²
The 5 units with best price/area ratio of the complete 125-unit inventory:
| Rank | Typology | m² | Price | $/m² | Why |
|---|---|---|---|---|---|
| 1 | 3 bedroom (unit 101) | 262.22 m² | $29,009,399 MXN | $110,630/m² | Premium product with lowest $/m² of inventory |
| 2 | 3 bedroom (unit 201) | 262.22 m² | $29,589,587 MXN | $112,843/m² | Second-best 3BR, upper floor |
| 3 | 1 bedroom (unit 002) | 68.24 m² | $7,797,102 MXN | $114,260/m² | Best $/m² of entry segment |
| 4 | 2 bedroom (unit 006) | 96.79 m² | $11,059,225 MXN | $114,260/m² | Best $/m² of mainstream segment |
| 5 | 1+1 (unit 005) | 89.67 m² | $10,245,694 MXN | $114,260/m² | Best $/m² of mid segment |
Units 002, 005, 006, 101, 201 are the project's "value picks" — you pay the brand premium but with the best m²-to-ticket ratio. If your priority is maximizing area per peso invested, these are the first to evaluate.
(Note: inventory is dynamic. Top-value units are typically the first to be reserved. If a specific one interests you, it's worth confirming availability quickly.)
$/m² comparison with other Riviera Maya branded residences
To put Viceroy's prices in context of the Quintana Roo branded corridor:
| Branded Residence | Destination | Entry ticket | Avg $/m² |
|---|---|---|---|
| AZULIK Residences | Aldea Zama, Tulum | $595,250 USD | ~$8,500 USD/m² · ~$153K MXN/m² |
| Faena Tulum | Hotel Zone, Tulum | $802,500 USD | ~$9,850 USD/m² · ~$177K MXN/m² |
| Viceroy Playa del Carmen | Centro, Playa del Carmen | ~$389,753 USD | ~$6,730 USD/m² · ~$121K MXN/m² |
| SLS Ocean Beach Residences | Puerto Cancun, Cancun | $1,610,725 USD (pre-construction, 14 Sep 2026 list) | entry unit: ~$7,572 USD/m² · ~$136K MXN/m² (total m² incl. terrace) |
USD/MXN equivalents in the table at the Banxico FIX rate of 7 Oct 2026 (17.978 MXN/USD).
Honest read: of the four branded residences in this table, Viceroy currently has the lowest average $/m² (~$121K MXN/m²). This is not a comparison against the whole corridor: Thompson Private Residences, in Puerto Cancun, lists its 154 m² two-bedroom at $14,606,338 MXN, about $94.8K MXN/m². Nor does it mean Viceroy is "the best": it means an incoming developer is pricing into a market that already has precedents.
Framework: which typology suits you?
Practical summary of which typology to choose by profile:
- $400-600K USD budget → 1 bedroom with low unit numbers: the least capital committed in the inventory
- Owner-user with home-office → 1+1 (extra space justifies marginal ticket)
- Small family + mixed investment → 2 bedroom, the most common typology in the available inventory, with 54 of the 125 units
- Family with service personnel → 2+1 (public/private privacy, reasonable ticket)
- Permanent family residence with $1.6M+ budget → 3 bedroom (the two units with the lowest $/m² in the inventory are 3BR)
- High net worth buyer with scarcity appetite → 3+1 or 4+1 (exclusivity premium)
Want the complete inventory with floor plan and per-unit pricing?
Send us a message and we'll send you the detailed Phase 1 inventory (125 available units) — area, view, floor and individual pricing. 15-minute call with Nautilus advisor, no commitment.
Typical pre-construction payment plan
The exact payment plan is confirmed at individual closing with sales office, but the typical format for branded residences in pre-construction in the corridor is:
- Initial reservation: 5-10% of unit price (refundable during initial due diligence, typically 30 days).
- Down payment: 20-30% of total price upon contract signing (between month 0 and month 3-4).
- Construction-period payments: 40-50% of price split into 24-36 monthly installments during construction.
- Final payment at delivery: 20-30% upon receiving keys.
Some developers offer alternatives such as full cash payment discount (typically 5-10%), or private financing for foreigners via vehicles like MoneyCorp or RBC at 8-11% rates. Most foreign buyers in Mexican branded residences pay cash.
Does fideicomiso apply for foreigners?
Yes. Playa del Carmen is within the restricted zone (50 km from coast). Foreign buyer acquires via bank fideicomiso. Setup approximately $2,500-4,000 USD initial plus ~$600 USD annual maintenance. 50-year renewable term. It's the standard procedure for the entire Quintana Roo corridor and is safe and consolidated — Banamex, BBVA, Santander, BanCoppel all operate residential property fideicomisos without issue.
Permits & licenses: before signing, ask in writing for the project's construction license, land-use permit and environmental approval. That is the reassurance that matters when buying pre-construction, and we help you review it.
What to do now if you're interested
If you've made it this far reading the complete analysis, you're probably seriously evaluating. Three options based on urgency:
- Quick evaluation (15 min): WhatsApp with Nautilus advisor, we send you the complete inventory and schedule same-day call to answer immediate questions.
- Evaluation with visit (1-2 hours): physical tour of Viceroy sales office in Playa del Carmen, Nautilus advisor accompanies you, you see materials, meet the team, and ask technical questions on site.
- Deep due diligence evaluation (1-2 weeks): comparable resale analysis in zone, validation of SIMCA + Related Group track record, review of Viceroy license contract, independent market study. Recommended for $1M+ USD tickets.
Frequently asked questions
How much does a unit at Viceroy Playa del Carmen cost?
125 Phase 1 units available from $7,006,986 MXN (~$390K USD, Banxico FIX 7 Oct 2026) for 1 bedroom up to $58,088,564 MXN (~$3.23M USD, Banxico FIX 7 Oct 2026) for the PH20 penthouse. Distributed across 7 typologies covering practically every budget in the five-star branded residence segment.
What is the most expensive and the cheapest typology?
Cheapest: 1 bedroom from $7,006,986 MXN (60.12 m², unit 106). Most expensive: the PH20 penthouse, 2+1 bedrooms at 377.37 m² for $58,088,564 MXN. Among the apartments, the priciest is the 4+1 at $36,632,787 MXN (265.09 m², unit 535) — unique in its typology.
Which typology has the best $/m²?
The unit with the lowest $/m² in the inventory is a 3-bedroom (unit 101, $110,630/m²), followed by another 3BR (unit 201, $112,843/m²); the low unit-number 1BR, 1+1 and 2BR come in at $114,260/m². By typology average, the 1+1 is lowest ($118,314/m²) and the 3BR is second ($121,122/m²).
How much does a 2-bedroom unit cost?
2 bedroom (no service): $11,059,225 to $29,740,083 MXN, sizes 87.63-213.16 m². 2+1 (with service room): $12,717,936 to $58,088,564 MXN, sizes 108.60-377.37 m². 54 units of 2BR + 24 units of 2+1.
How much does the top penthouse cost at Viceroy?
$58,088,564 MXN (~$3.23M USD, Banxico FIX 7 Oct 2026) for the PH20: 377.37 m², 2+1 bedrooms. It is the project's largest and most expensive unit, and the only one at $153,930/m² — the other six penthouses are all at $139,520.
How does Viceroy compare with other Riviera Maya branded residences?
By entry ticket: AZULIK Tulum from $595,250 USD, Viceroy from ~$389,753 USD, Faena Tulum from $802,500 USD, SLS Ocean Beach Residences (Cancun) from $1,610,725 USD in pre-construction. In $/m², Viceroy (~$121K MXN/m² median) is the lowest of these four.
Is there a pre-construction discount?
Exact discounts depend on unit and payment plan. Historically pre-construction branded residences have 15-25% discount over equivalent delivered units. For prices and discounts on specific units, direct contact with Nautilus advisor is best.
How do I receive the complete Phase 1 inventory (125 available units)?
Reach out via WhatsApp at +52 984 317 0040 or via the contact button on this page. We'll schedule a 15-minute call with a Nautilus advisor and send you the detailed inventory with floor plans, per-unit pricing, and payment plan by end of day. No commitment.