195m Gulf of Mexico Beachfront · Isla Aguada, Campeche · USD $1,500,000
This is the largest available beachfront plot on this stretch of coastline. Adjacent lots are fully sold out. The property comes with a complete 23-unit eco-resort architectural project, all environmental studies, and a final court judgment ordering SEMARNAT to issue the environmental permit.
| Factor | Playa Mundo Maya | Typical Competitor |
|---|---|---|
| Sargassum | ✅ Zero — Gulf of Mexico | ❌ Major problem — Caribbean |
| Hurricanes | ✅ Outside belt | ❌ High risk — Riviera Maya |
| Safety | ✅ #1 safest state Mexico | ⚠️ Variable |
| Permit | ✅ Court judgment won | ❌ Months/years to obtain |
| Project Ready | ✅ Fully designed & engineered | ❌ Start from scratch |
| Price vs Market | 38% BELOW comparable raw land | Market or above |
Due diligence package available for qualified investors.
Assumptions: 23 units averaging $350–$420/night. Conservative occupancy ramp-up: 35% in Year 1, reaching 60–65% by Year 4+. Operating margin 42% (industry standard for boutique eco-resorts). Construction cost ~$3.9M.
| Year | Occupancy | Avg Rate | Gross Revenue | Operating Cost | Net Operating Income | Cumulative NOI |
|---|---|---|---|---|---|---|
| Year 1 | 35% | $350 | $1,030,387 | $597,625 | $432,763 | $432,763 |
| Year 2 | 45% | $350 | $1,324,069 | $767,560 | $556,709 | $989,472 |
| Year 3 | 55% | $360 | $1,665,060 | $965,735 | $699,325 | $1,688,797 |
| Year 4 | 58% | $370 | $1,803,777 | $1,046,191 | $757,586 | $2,446,383 |
| Year 5 | 60% | $380 | $1,913,280 | $1,109,702 | $803,578 | $3,249,961 |
| Year 6 | 62% | $390 | $2,029,266 | $1,176,974 | $852,292 | $4,102,253 |
| Year 7 | 63% | $400 | $2,116,440 | $1,227,535 | $888,905 | $4,991,158 |
| Year 8 | 64% | $410 | $2,207,808 | $1,280,529 | $927,280 | $5,918,438 |
| Year 9 | 65% | $415 | $2,282,093 | $1,323,614 | $958,479 | $6,876,917 |
| Year 10 | 65% | $420 | $2,310,345 | $1,340,000 | $970,345 | $7,847,262 |
| Category | Annual Cost | % of Revenue | Notes |
|---|---|---|---|
| Staff (20–25 FTE) | $420,000 | 22% | GM, F&B, housekeeping, maintenance, activities |
| F&B Cost of Goods | $180,000 | 9% | Restaurant & bar supplies |
| Utilities (solar offset) | $45,000 | 2% | Reduced by off-grid systems |
| Marketing & Distribution | $120,000 | 6% | OTA commissions, digital marketing |
| Maintenance & Repairs | $80,000 | 4% | Preventive + corrective maintenance |
| Insurance | $55,000 | 3% | Lower than Caribbean — outside hurricane belt |
| Admin & Professional | $60,000 | 3% | Accounting, legal, licenses |
| Total Operating Cost | $960,000 | ~50% | Leaves ~42% NOI margin at stabilization |
| Detail | Information |
|---|---|
| Address | Carretera Federal 180, km 64–65, Isla Aguada, Campeche |
| Municipality | Carmen, Campeche, Mexico |
| Nearest Town | Isla Aguada — Pueblo Mágico (14 km) |
| Airport | Ciudad del Carmen International — 40 min |
| Infrastructure | Electricity + Water already on-site |
| Security | Mexican Navy base adjacent |
| Coordinates | 18.923°N, 91.515°W |
| Unit Type | Qty | Size Each | Features |
|---|---|---|---|
| Guest Cabins (Palafito) | 18 | 66.9 m² | Ocean view · Private jacuzzi · Terrace · Stilts |
| Luxury Villas | 3 | 272 m² | Master + 2BR · Open-plan · Direct sea access |
| Service Units | 2 | 40 m² | Commercial kitchen · Admin · Staff |
| Restaurant + Spa Deck + Beach Club | Common areas, infinity pool concept | ||
| Property | Size | Price | Per Linear Meter |
|---|---|---|---|
| Adjacent raw lots (Isla Aguada) | ~20m frontage | $200K–$300K | $10,000–$15,000/m |
| Tulum beachfront 2024 | 50m frontage | $2M–$5M | $40,000–$100,000/m |
| Playa del Carmen beachfront | 50m frontage | $3M–$8M | $60,000–$160,000/m |
| Playa Mundo Maya (asking) | 195m frontage | $1,500,000 | $7,692/m — 38% BELOW comparables |
| Document / Item | Status |
|---|---|
| Title Deeds — Lots 211, 212, 213 | ✅ Clear title, no liens |
| Complete Architectural Project | ✅ Included |
| Environmental Impact Study (MIA) | ✅ Submitted & approved by court |
| Final Court Judgment (TFJA) | ✅ Case 1786/24-EAR-01-12 |
| Topographic & Boundary Surveys | ✅ Included |
| Off-Grid Engineering Specs | ✅ Solar + biodigester + rainwater |
| 3D Renderings & Concept Visuals | ✅ Included |
| Financial Projections Model | ✅ Included |
The environmental authorization (SEMARNAT permit) was won in court. A final judgment was issued on December 5, 2024 by the Federal Administrative Tribunal (TFJA), ordering SEMARNAT to issue the authorization. The judgment became final and binding on February 17, 2025 — SEMARNAT cannot appeal.
| Question | Answer |
|---|---|
| Can SEMARNAT refuse to issue the permit? | No. The judgment is binding and inappelable. |
| Can SEMARNAT appeal the judgment? | No. Judgment became final Feb 17, 2025. |
| What happens if SEMARNAT delays? | Court can impose fines and escalate enforcement — already in progress. |
| Does the buyer inherit the legal position? | Yes. All court documents transfer with the lots. |
| Is there any remaining legal risk? | Low — permit issuance is a matter of when, not if. |
We welcome direct inquiries from developers, hospitality groups, family offices, and private investors.
All documents are provided for information purposes. Full due diligence package available upon request.
All documentation is provided under NDA for serious inquiries. Contact us at contact@playamundomaya.land to receive the complete due diligence package including title deeds, court documents, architectural plans, and full financial model.