What is AWA Playacar II — Penthouse Esquinero?
AWA Playacar II — Penthouse Esquinero is a penthouse in Playacar, Playa del Carmen, Quintana Roo, Mexico. Current status: Available — exclusive furnished resale. Published price: $749,000 USD or approximately $13,465,522 MXN at the Banxico FIX rate of 17.978 of 7 Oct 2026. It has 3 bedrooms and about 234 m². Bathrooms per unit: up to 3. Amenities include pool, beach club, rooftop, jacuzzi, gym. For reference, the median price per m² in Playacar is $100,546 MXN (~$5,929 USD, Banxico FIX 20 Aug 2026) across 159 available units in 10 developments, from the open Nautilus dataset, cut-off 2026-09-21. Coordinates: 20.61852, -87.08750. Half of the sub-zone's available inventory trades between $83,444 and $113,894 MXN per m² (p25-p75). Acquisition tax (ISAI) in the municipality of Solidaridad is 4%; a foreign buyer holds title through a fideicomiso bank trust. Nautilus Real Estate offers this property and publishes no appreciation, return or occupancy projections.
Corner penthouse turnkey in AWA Playacar II, one of the few available furnished resale opportunities with private rooftop within Playacar's most consolidated residential development. 233.8 m² of interior construction distributed across 3 bedrooms each with private bathroom —exceptionally large for the price range— professionally furnished living-dining area with sealed travertine floors, fully equipped kitchen with reverse osmosis system and an independent laundry room.
The property includes a private rooftop terrace considerably larger than the development average, with heated jacuzzi/soaker pool, outdoor furniture and social area — ideal for entertainment and daily use with total privacy. UV-treated and hurricane-protected glass on terraces; recent maintenance with exterior sealing and new paint.
The internal location within the building provides an exceptionally quiet ambiance, away from the development's higher-traffic areas. Smart home system with smart locks, water softener throughout the unit, and one assigned parking space.
AWA Playacar II offers resort amenities within Playacar's gated community: large central pool, rooftop pool with social area, two fire pits, fully-serviced bar and kitchen, professional gym with spinning and yoga studios, spa with sauna, coworking area with meeting room, nine elevators, 24/7 security, concierge, complimentary golf cart service throughout Playacar, beach club access, padel and pickleball courts, kids playground and daycare. Pet-friendly development.
Clear and predictable operating costs: HOA $8,300 MXN monthly, water average $1,000 MXN monthly, and CFE electricity approximately $6,000 MXN bi-monthly keeping the unit air-conditioned 24/7. Immediate delivery, fully furnished and equipped, ready to move into or, where the condominium's and Playacar's rules allow it, to use as a vacation rental. Under corporate ownership structure (transfer via share sale).
Frequently Asked Questions
What makes this corner penthouse unique in AWA Playacar II?
This penthouse combines four rarely-matched elements in Playacar under $1M USD: corner format with exceptional in-building privacy (away from high-traffic areas), private rooftop terrace considerably larger than the development average with heated jacuzzi/soaker pool, full turnkey condition (professional furnishing, custom decoration, appliances, linens) and controlled operating costs with HOA at $8,300 MXN monthly. The three bedrooms each have their own bathroom and are exceptionally large for the price range. The development is one of the most consolidated in Playacar Phase II.
Why does it matter that it's a corner unit and internally-located?
The corner penthouse offers two structural advantages: natural cross ventilation from two-facade orientation (reduces air-conditioning dependency and CFE electricity cost), plus wider views without adjacent construction blocking them. Internal location within the building means it does not face the development's high-traffic areas (main entrance, noisy common areas), delivering an exceptionally quiet and private ambiance.
What amenities does AWA Playacar II offer?
The development operates at resort standard: large central pool, additional rooftop pool with social area, two fire pits, fully-serviced bar and kitchen, professional gym with spinning room and yoga studio, spa with sauna, coworking area with meeting room, large and well-maintained gardens, nine elevators, 24/7 security, concierge, complimentary golf cart service throughout Playacar, beach club access, padel and pickleball courts, kids playground and daycare. The development is pet-friendly. These amenities elevate the quality of life for permanent residents.
How much does it cost to operate the penthouse annually?
Operating costs are transparent and predictable. HOA (development maintenance fee): $8,300 MXN monthly covering amenities, 24/7 security, concierge, common areas, gardens and elevators ($99,600 MXN annually ≈ $5,000-5,500 USD). Water average: $1,000 MXN monthly ($12,000 MXN annually). CFE electricity: approximately $6,000 MXN bi-monthly keeping air conditioning 24/7 ($36,000 MXN annually ≈ $1,800-2,000 USD). Estimated total annual operating: $147,600 MXN ≈ $7,400-8,200 USD. Does NOT include property tax (~$1,500-2,500 USD annually) or administration if placed in vacation rental program.
Does fideicomiso apply for foreign buyers?
Yes. Playa del Carmen 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. Approximate cost: $2,500-4,000 USD initial setup plus ~$600 USD annual maintenance. Term: 50 years, renewable indefinitely. Grants full ownership rights (use, sale, inheritance, rental, modification). However, this unit is currently under corporate ownership structure, opening an alternative route: transfer via share sale of the owning company —typically a faster and more tax-efficient process. Your Nautilus advisor coordinates with a bilingual notary on the optimal structure based on your situation.
Can the penthouse be used as a vacation rental?
The penthouse is delivered furnished and equipped, and ownership, whether through a fideicomiso (Mexican bank trust) or through the company that currently owns the unit, includes the right to rent it out. What determines whether it can be rented by the night or by the week is the current rules of the AWA Playacar II condominium and of Playacar, so before buying with that plan it is worth asking the condominium administration (HOA) in writing whether it allows short-term rentals and under what conditions: minimum stay, guest registration at the gate, additional fees or permits. Nautilus Real Estate does not publish income, nightly rate or occupancy projections for this penthouse: they depend on those rules, the season and who manages it, and any general figure would be a promise nobody can keep. What this listing does publish are the costs: an HOA fee of $8,300 MXN per month, water of about $1,000 MXN per month and electricity of about $6,000 MXN every two months, not including property tax, insurance or a manager's commission. If you decide to rent it out, we help you get the manager's proposal in writing and go through it with you before you sign.
What does corporate ownership structure mean and how does it affect the purchase?
The unit is currently owned by a Mexican company (typically SAPI or S.A. de C.V.) whose sole asset is the penthouse. This opens two acquisition routes: (1) Traditional purchase with bank trust (fideicomiso) where the property is deeded to the new owner; (2) Share purchase of the owning company, maintaining corporate ownership —faster process (3-6 weeks vs 8-12 weeks), no initial fideicomiso needed and tax-efficient for certain buyer profiles. Corporate structure is common in Playacar for investment units and allows optimized sale rotation. Nautilus coordinates with tax accountant and bilingual notary to evaluate the best option based on your nationality, fiscal residence and holding horizon.
Is the penthouse move-in ready or does it require additional investment?
Immediate delivery, fully turnkey. The unit comes with professional furniture, custom decoration, appliances, linens, kitchenware, smart home system with smart locks, water softener, reverse osmosis in kitchen, and recent maintenance with exterior sealing and new paint. No additional investment is required for personal use or, where the rules allow it, for vacation rental.
