ZONNA N.01 is a mixed-use development set on a 21,806 m² site in downtown Playa del Carmen, with 200 meters of direct frontage on Playa Mamita's —one of the destination's best-known beaches— accessed from Calle 28 Norte. The complex brings together three pieces: the residential area, its own 64-suite hotel and commercial spaces intended for restaurants. The architecture is by the Mexican firm Sordo Madaleno, recognizable at a glance for its low-rise curved volumes, rounded terraces and greenery that climbs the façade rather than imposing itself on the beach. The residential component totals 171 apartments and 15 villas, across 63,155 m² of construction. Layouts run from Type A (1 bedroom, 1 bath, 62–63 m² interior) to Type B (2 bedrooms, 2 baths, 68–106 m²), Type C (3 bedrooms, 3 baths, 122–153 m²) and Type D (3 bedrooms, 3 baths with a flex room, 126–163 m²), plus penthouses with a private rooftop and 1-bedroom villas. Terraces are generous and in several models exceed the interior: the total range, interior plus exterior, runs from 80 to 411 m² across the units available today. Construction is being carried out in three phases. Phase 1 —the one on sale— consists of four six-level buildings (ground floor plus five), with 110 units. Views are classified in the developer's own inventory as Ocean Front, Ocean View, partial, mangrove, town and amenities: 22 Phase 1 units are Ocean Front. Availability shifts weekly, so we confirm the real status of whichever unit interests you before any reservation. Communal life is organized around 30 residential amenities, among them a beach club, pool, jacuzzi, sun deck, rooftop with pool, spa, gym, private restaurant, juice bar, cinema room, beauty salon and barber, coworking and meeting room, games and gamer rooms, bowling, golf simulator, kids club, residents' lobby, covered parking, controlled access and 24/7 security. Four of them (rooftop with pool and jacuzzi, solarium, fire pit and relax area) sit on upper levels, with access for all residents. A clarification about the brand: the developer markets the product as "Zonna Branded Residences", with hotel operation handled by Archipelago International, an international hotel operator. The Zonna residential brand, on the other hand, is IN-CAP's own creation. There is, then, a professional operator behind it, though the residential brand is new and still without a resale track record. What is verifiable and exceptional is the location: 200 meters of beach frontage in downtown Playa del Carmen, with Sordo Madaleno architecture. Phase 1 is priced from $11,014,764 MXN (about $628,697 USD) for one-bedroom units, reaching close to $45.8 million pesos for the largest penthouses, per the developer's April 2026 price list —prices are subject to change and we confirm them in writing before any reservation. One gap worth knowing: the developer has not yet published an estimated delivery date; its material only states that construction will be carried out in three phases. If the timeline is decisive for you, we will get it in writing before you sign anything. As it sits within the restricted coastal zone, foreign buyers purchase through a bank trust (fideicomiso), and the acquisition tax (ISAI) in the municipality of Solidaridad is around 4%. Nautilus coordinates due diligence, contract and construction-progress verification, the trust and a bilingual closing, from start to finish.
Beachfront
Beach club
Pool
Jacuzzi
Rooftop
Sun loungers
Spa
Gym
Restaurant / bistro
Juice bar
Cinema / theater
Game room
Children's play area
Beauty salon
Business center
Lobby
Parking
24/7 security
Bedrooms1–3
Bathrooms1–3
Built area80–411 m²
True beachfront: 200 m of frontage on Playa Mamita's, on a 21,806 m² site✓
Architecture by the Mexican firm Sordo Madaleno · low-rise curved volumes✓
171 apartments and 15 villas · layouts from 1 to 3 bedrooms✓
Mixed use: residential area + Zonna Hotel (64 suites) + commercial spaces✓
30 residential amenities: beach club, spa, rooftop pool, cinema, bowling✓
Phase 1 on sale: 4 six-level buildings · 22 Ocean Front units✓
ZONNA N.01 is in downtown Playa del Carmen, accessed from Calle 28 Norte, with 200 meters of direct frontage on Playa Mamita's. Coordinates: 20.6307404, -87.0649766. Municipality of Solidaridad, Quintana Roo. It sits right off Fifth Avenue and about a 10-minute walk from the Calle 38 area.
Yes. ZONNA sits on a 21,806 m² site with 200 meters of direct frontage on Playa Mamita's; it is not an "ocean view" property a few blocks from the sand. That said, not every unit is beachfront. The developer's inventory classifies views as Ocean Front, Ocean View, partial, mangrove, town and amenities — in Phase 1, 22 units are Ocean Front. Nautilus tells you exactly which view the specific unit you are looking at has.
Yes, with a nuance worth understanding. ZONNA's hotel operation is handled by Archipelago International, an international hotel operator; the Zonna residential brand, on the other hand, is IN-CAP's own creation —IN-CAP is the developer. In other words, there is a professional hotel operator behind it, but the Zonna residential brand is new: it does not yet have the resale track record or the owner loyalty program of brands with decades of operation. We say this plainly because it changes the investment case: what is exceptional here is the combination of an international operator with a location of 200 meters of frontage on Playa Mamita's and the Sordo Madaleno architecture.
Phase 1 is priced from $11,014,764 MXN (about $628,697 USD) for one-bedroom units of roughly 82 m² total, reaching close to $45.8 million pesos for the largest penthouses, per the developer's April 2026 list. Price per m² runs between roughly $100,000 and $145,000 MXN depending on model, floor and view. Prices are subject to change —the list itself states they apply to the month in which it is current— so we confirm them in writing before any reservation. On delivery we will be straight with you: the developer has not yet published an estimated date. Its material only states that construction will be carried out in three phases, with no calendar. If the timeline is decisive for you, we request it in writing before you sign anything. At closing, add the acquisition tax (ISAI, ~4% in the municipality of Solidaridad) plus trust and notary costs.
The residential component totals 171 apartments and 15 villas. The official layouts are: Type A (1 bedroom, 1 bath, 62–63 m² interior), Type B (2 bedrooms, 2 baths, 68–106 m²), Type C (3 bedrooms, 3 baths, 122–153 m²), Type D (3 bedrooms, 3 baths with a flex room, 126–163 m²), penthouses (2 bedrooms, 2 baths, with a private rooftop) and villas (1 bedroom, 1 bath, 80–206 m² interior). Interior plus terraces, the units available today range from 80 to 411 m² total. Phase 1 consists of four six-level buildings with 110 units; we confirm real availability at the time of your enquiry.
Yes. As it sits within the 50 km restricted coastal zone, foreign buyers purchase through a bank trust (fideicomiso), a standard legal vehicle granting all ownership rights: use, rent, sale and inheritance. At closing, add the acquisition tax (ISAI, ~4% in the municipality of Solidaridad) plus trust and notary costs. For pre-construction, Nautilus verifies the contract, construction progress and delivery terms, and coordinates the trust and a bilingual closing from start to finish. We do not publish guaranteed returns.