Isla Mujeres

Isla Mujeres is the Mexican Caribbean's best-kept secret for investors seeking absolute exclusivity. Just 20 minutes by ferry from Cancún, this 7-km-long island offers white-sand beaches, crystal-clear waters, and a relaxed atmosphere that contrasts with Cancún's urban energy —without sacrificing connectivity.

The island has undergone a transformation in its luxury real estate offerings. Where once boutique hotels and fishermen's homes predominated, today residences designed by Mexico's finest architects and interior designers are emerging.

Marietta is Kelman Group's flagship project on Isla Mujeres, with interiors by Sofía Aspe —the same designer behind SLS Bahia Beach in Puerto Cancún. With 58 beachfront residences, Marietta offers a unique combination: Caribbean island exclusivity with ultra-luxury finishes and amenities. Entry price: from $1,687,218 USD (Marietta, October 2026 price list).

The island is roughly 7 km long and has little buildable land, which limits how many new developments can be built.

The three sub-zones of Isla Mujeres

Isla Mujeres splits into three sub-zones with distinct real estate profiles. Punta Norte (northern tip of the island) concentrates private Caribbean-front villas. Zona Centro offers boutique condominiums, restored colonial homes and the most walkable atmosphere on the island, for buyers prioritizing village lifestyle and walkability to restaurants and beaches. Sac Bajo and Garrafón have properties with inner-bay views (Bahía de Mujeres). We do not publish price ranges by sub-zone because we have no document to support them.

Isla Mujeres is not in our open price-per-m² data. To compare with the mainland, review the price per m² by zone for Cancún, Playa del Carmen, Tulum and Puerto Aventuras.

Isla Mujeres vs Costa Mujeres: structural differences

Although the names are similar and both share aesthetic codes of the Mexican Caribbean, the two zones are structurally different real estate products. Costa Mujeres (on the Cancún continental mainland) operates as a controlled master plan with 930 acres and inventory scaling year over year through approved developments. Isla Mujeres is an island roughly 7 km long with little buildable land, which limits how many new developments can be built.

Buyer profile

We have no record that supports buyer shares by country or typical budgets in Isla Mujeres, so we do not publish them. What we can say is which goals the island suits: a second home for long seasonal stays, a home for personal use, or a property for personal use that is rented out seasonally under professional management. We do not publish appreciation or yield figures for Isla Mujeres: the island is not part of our price-per-square-metre dataset, which covers Cancun, Playa del Carmen, Tulum and Puerto Aventuras, and we will not put a number here that we do not measure.