The official Phase 1 price list of Viceroy Branded Residences Playa del Carmen was released this week. Total project 375 units · 117 available now · 7 typologies · entry ticket from $6,859,376 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 (the same international firm behind SLS Cancun, with 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 Bahia Beach 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 Viceroy inventory dated 05/07/2026 17:43. 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 | 30 | 55.90 - 92.24 m² | $6,859,376 MXN | $10,750,572 MXN | $121,685 MXN/m² |
| 1+1 bedroom | 9 | 71.94 - 93.84 m² | $8,407,917 MXN | $11,072,182 MXN | $118,277 MXN/m² |
| 2 bedrooms | 50 | 87.63 - 166.68 m² | $11,059,225 MXN | $19,666,573 MXN | $126,653 MXN/m² |
| 2+1 bedrooms | 18 | 108.60 - 212.78 m² | $12,717,936 MXN | $27,708,212 MXN | $118,863 MXN/m² |
| 3 bedrooms | 5 | 262.22 m² (fixed) | $29,009,399 MXN | $32,424,641 MXN | $117,441 MXN/m² |
| 3+1 bedrooms | 4 | 156.49 - 214.86 m² | $19,986,903 MXN | $28,168,146 MXN | $132,040 MXN/m² |
| 4+1 bedrooms | 1 | 264.92 m² (unique) | $36,609,295 MXN | $138,190 MXN/m² | |
| TOTAL | 117 | 55.90 - 264.92 m² | $6.85M - $36.6M MXN | ~$121K MXN/m² median | |
Approximate USD conversion (at reference exchange 18 MXN/USD): entry ticket ≈ $381,000 USD · maximum ticket ≈ $2,034,000 USD.
Quick read: typologies with lowest $/m² (best value-to-size ratio) are 3 bedroom ($117K/m²) and 1+1 ($118K/m²). The highest premium $/m² is paid by 4+1 ($138K/m²) for unique-unit exclusivity.
1 bedroom · 30 units · the project's entry ticket
The most accessible typology and the one generating the most interest from investors and foreign buyers. 30 units with sizes from 55.90 m² (most efficient) to 92.24 m² (most spacious). Prices from $6,859,376 MXN (~$381K USD) up to $10,750,572 MXN (~$597K USD).
The sweet spot is unit 002 (the entry unit): 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 cap-rate optimized via Viceroy rental program.
1+1 bedroom · 9 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 9 units available, making it the second-rarest of the inventory.
Prices from $8,407,917 MXN (71.94 m²) up to $11,072,182 MXN (93.84 m²). The average $/m² of $118,277/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 · 50 units · the mainstream typology
The most abundant typology of the inventory with 50 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 166.68 m² (very wide range depending on floor and orientation).
Prices from $11,059,225 MXN (96.79 m², unit 006) up to $19,666,573 MXN (166.68 m², unit 047). The average $/m² of $126,653/m² is slightly above project average — reflecting the premium for units with better ocean view and more privileged orientations.
The 2BR units with lowest $/m² are mid-floor and standard sizes (96-110 m²). The premium-paying ones are larger sizes with direct ocean view (140-166 m²).
Typical buyer profile: family seeking comfortable second residence, investor prioritizing Airbnb profitability (2BRs rent for more per night than 1BR with similar occupancy rate), foreign buyer staying 3-4 months/year.
2+1 bedrooms · 18 units · 2BR with service room
The "2+1" variant adds service room or additional studio to the 2BR product. 18 units with spacious sizes (108.60 to 212.78 m²). Prices from $12,717,936 MXN up to $27,708,212 MXN — overlapping with the lower 3BR range in some 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 $118,863 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 · 5 units · best $/m² of the project
Exclusive product: only 5 units, all with the same area of 262.22 m² — one of the most spacious typologies in the inventory. Prices from $29,009,399 MXN (unit 101) up to $32,424,641 MXN.
Here's the most interesting insight of the analysis: 3BRs have the best $/m² of the project, with an average of $117,441/m² and unit 101 at $110,630/m² (the absolute best ratio of the inventory). 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 is the best $/m² investment of the inventory.
Typical buyer profile: permanent family residence, buyer valuing space due to it being primary use (not second home), top-budget investor seeking sustained capital appreciation and premium exit liquidity.
3+1 bedrooms · 4 units · exclusivity sweet spot
Only 4 units of this typology (3 bedrooms + service room or studio). Sizes 156.49 to 214.86 m². Prices from $19,986,903 MXN (unit 338) up to $28,168,146 MXN.
The average $/m² of $132,040/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 117 Phase 1 available units).
Typical buyer profile: permanent family residence with service personnel, buyer valuing typology exclusivity (4 units = very limited neighborhood), investor betting on scarcity premium at exit.
4+1 bedrooms · 1 unit · the project's top penthouse
Unit 535: 4 bedrooms + service room, 264.92 m², unique in its typology in the entire inventory. Price: $36,609,295 MXN (~$2,034,000 USD at exchange 18). $/m²: $138,190 — the highest in the project.
This premium is paid 100% for structural exclusivity: there is ONE unit of this typology among the 117 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.
Top 5 best value picks · ordered by $/m²
The 5 units with best price/area ratio of the complete 117-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 | $1,156,021 USD | ~$8,200 USD/m² · ~$148K MXN/m² |
| Viceroy Playa del Carmen | Centro, Playa del Carmen | ~$381,000 USD | ~$6,750 USD/m² · ~$121K MXN/m² |
| SLS Bahia Beach | Puerto Cancun, Cancun | ≈$3.5M USD (resale) | ~$10,000 USD/m² · ~$180K MXN/m² |
Honest read: Viceroy Playa del Carmen currently has the lowest $/m² in the Quintana Roo five-star branded residences corridor. This doesn't mean it's "the best" — it means it's pricing as developer pre-construction entering a market with already-consolidated precedents. It's the typical moment to buy in branded residence: before the brand raises prices to consolidated market levels.
The pre-construction discount in branded residences is typically 15-25% over delivered equivalent. Considering SLS Cancun (delivered, similar segment, same Related Group developer) operates at ~$180K MXN/m², the potential upside of Viceroy in 5-7 year cycle is relevant.
Framework: which typology suits you?
Practical summary of which typology to choose by profile:
- Pure cap-rate investor with $400-600K USD budget → 1 bedroom of low unit-numbers (best $/m², lower capital tied, better Airbnb occupancy)
- Owner-user with home-office → 1+1 (extra space justifies marginal ticket)
- Small family + mixed investment → 2 bedroom mainstream (50 units = easier exit liquidity)
- Family with service personnel → 2+1 (public/private privacy, reasonable ticket)
- Permanent family residence with $1.6M+ budget → 3 bedroom (best $/m² of project)
- 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 (117 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.
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?
117 Phase 1 units available from $6,859,376 MXN (~$381K USD) for 1 bedroom up to $36,609,295 MXN (~$2.03M USD) for 4+1 bedrooms. Total project 375 units in 2 phases. 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 $6,859,376 MXN (57.70 m², unit 202). Most expensive: 4+1 bedroom at $36,609,295 MXN (264.92 m², unit 535) — unique in its typology.
Which typology has the best $/m²?
3 bedroom (unit 101): $110,630 MXN/m². The 1BR, 1+1, and 2BR low unit-numbers have the second-best $/m² of the project at $114,260/m².
How much does a 2-bedroom unit cost?
2 bedroom (no service): $11,059,225 to $19,666,573 MXN, sizes 87.63-166.68 m². 2+1 (with service room): $12,717,936 to $27,708,212 MXN, sizes 108.60-212.78 m². 50 units of 2BR + 18 units of 2+1.
How much does the top penthouse cost at Viceroy?
$36,609,295 MXN (~$2.03M USD) for the only 4+1 unit of the project: 264.92 m², 4 bedrooms + service room. It's the most exclusive unit by structural scarcity.
How does Viceroy compare with other Riviera Maya branded residences?
By entry ticket: AZULIK Tulum from $595,250 USD, Viceroy from ~$381,000 USD (lowest entry of five-star corridor), Faena Tulum from $1.16M USD, SLS Bahia Beach Cancun from ~$3.5M USD resale. In $/m²: Viceroy at $121K MXN/m² is the most efficient of the five-star branded segment in Quintana Roo.
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 (117 available units)?
Reach out via WhatsApp at +52 984 135 0073 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.