Playacar: A Guide to Playa del Carmen's First Residential Community

In short: Playacar is the first planned residential community in Playa del Carmen: it was conceived in the 1970s and construction began in the 1980s, in two phases. Phase 1 is beachfront, low-density and steps from Fifth Avenue; Phase 2 surrounds an 18-hole golf course and offers a wider range of villas, condos and townhouses. Today it is one of the city's most established communities and one of its highest-priced per square meter.

How did Playacar begin?

Playacar was born in the 1970s, when Playa del Carmen was still a quiet fishing village surrounded by jungle and untouched beaches. The tourism boom in Cancún, about 70 km to the north, inspired the idea of a more relaxed and authentic destination, but with international standards.

The project was designed as a residential and resort development to attract high-end investors and visitors. From the start it was planned as a gated community, with strict rules to protect the natural environment and guarantee residents' privacy and security.

Its location, south of downtown Playa del Carmen with direct access to the Caribbean beaches, made it ideal for combining private homes, hotels, golf, retail and services. Construction began in the 1980s in two stages: Playacar Phase 1 and Playacar Phase 2.

What is the difference between Playacar Phase 1 and Phase 2?

Phase 1 is the original and most exclusive area, beachfront and low-density; Phase 2 is larger, sits inland around the golf course and mixes homes with resort developments. Both share the same philosophy of exclusivity and connection with nature.

Aspect	Phase 1	Phase 2
Location	On the Caribbean Sea, next to downtown and Fifth Avenue	Inland, around the 18-hole golf course
Density	Low: large lots and quiet streets	Higher: homes and resort developments
Focus	Residential, privacy and tranquility	Active lifestyle: golf, hotels and services
Property type	Luxury villas and homes, some low-density condos	Villas, condos, townhouses and all-inclusive hotels
Heritage	Xaman-Há archaeological site	Aviary and large green areas

Phase 1 appeals to those who want to live by the sea and still walk downtown. Phase 2 suits those looking for more space, golf and a broader price range.

How much does a property in Playacar cost?

According to market reference ranges, a condo in Playacar starts at around USD 250,000, and a beachfront home in Phase 1 can exceed USD 3,000,000. Price depends mainly on the phase, proximity to the beach, size and the condition of the development.

Property type	Phase	Reference range (USD)
Beachfront single-family homes	Phase 1	From 1,200,000 to over 3,000,000
Entry-level condos in low-density buildings	Phase 1	From 350,000
Villas with 4 or more bedrooms	Phase 2	From 500,000 to 990,000 or more
Townhouses	Phase 2	350,000 to 600,000
2- and 3-bedroom condos	Phase 2	250,000 to 500,000

In price per square meter, market estimates place Playacar between MXN 80,000 and 120,000/m², alongside Mayakoba as the most expensive area in Playa del Carmen. Use these figures as guidance: every transaction needs its own valuation.

What amenities and services does Playacar offer?

Playacar works as a complete community: you have beach, golf, shopping, nature and services inside the development or a few minutes away.

• Beaches: access to several beaches within the complex, including residents-only areas.
• Golf: an 18-hole course designed by Robert von Hagge, open to residents and visitors. Learn more about golf courses in the Riviera Maya.
• Hotels: Phase 2 is home to all-inclusive hotels such as Viva Wyndham Maya and Riu Palace Riviera Maya.
• Shopping: Plaza Playacar, with a supermarket, restaurants, banks and medical services.
• Education: international schools inside the complex or a few minutes away.
• Nature: trails for walking, running or cycling, an aviary with more than 60 species of tropical birds, and local wildlife such as iguanas and coatis.
• Culture: the Mayan ruins of Xaman-Há, within Phase 1.

How safe is Playacar?

Security is one of Playacar's main draws: access is controlled 24 hours a day with mandatory identification. On top of that there are guardhouses, constant patrols within the complex, cameras at strategic points and professionally trained security staff.

This level of control matters a lot to families with children and to investors who rent remotely. A calm environment translates into better reviews and higher occupancy on platforms such as Airbnb and Booking.

If you want to compare with official crime data for the municipality, SESNSP publishes regular statistics. Use them alongside the first-hand experience of residents and property managers.

Where is Playacar and how do you get there from the airport?

Playacar is south of downtown Playa del Carmen, about 50 minutes by road from Cancún International Airport and about 45 minutes from Tulum International Airport, which lies to the south. From Phase 1 you can walk to Fifth Avenue and its shops and restaurants.

The Xcaret, Xel-Há and Xplor parks, the Tulum archaeological site, shopping centers and hospitals are also close by. That connectivity, combined with the privacy of a gated community, is what most buyers value: everything within reach, but in a quiet setting surrounded by jungle.

Is Playacar a good investment?

Playacar has one of the most solid appreciation track records in the Riviera Maya, and its main advantage is that it cannot be replicated. There is no more beachfront land in Playa del Carmen with the same location and level of consolidation, so every existing property is an increasingly scarce asset.

According to market estimates, Phase 2 properties appreciated between 50% and 60% over the last decade, and growth of 3% to 7% was projected for 2026. These are reference figures, not guarantees.

There is a concrete opportunity: several projects sold pre-construction in 2022 and 2023 within Playacar are being delivered in 2026. Some original buyers are selling finished, furnished units at competitive prices, ready to rent without waiting for construction. If this route interests you, read our analysis of the resale market in Playa del Carmen.

How much can a property in Playacar earn in rent?

For well-located, professionally managed properties, you can expect net yields of 5% to 8% per year, according to market estimates. Results vary by property type, development and management.

High season, from November to April, accounts for most of the income. Long-stay demand from digital nomads and expats has stabilized occupancy for the rest of the year.

Some developments offer a lock-off system, which lets you rent parts of the property separately and make your income more flexible. Most condos in Playacar allow vacation rentals, but always check your building's rules before you buy.

How much are the maintenance fees (HOA)?

In Playacar you usually pay two fees: one for the overall community and one for your condo or building. According to reference ranges, the total runs from about USD 350 to 900 per month, depending on the type and size of the property.

Item	What it covers	Approximate monthly range (USD)
General community fee	Security, road maintenance and common areas of the complex	150 to 300
Condo or building fee	Varies by development	200 to 600
Estimated total	Depending on property type and size	350 to 900

These costs are competitive for the level of services and infrastructure, but always include them in your net return calculation.

Who buys in Playacar?

Playacar's community is highly international and has one of the largest expat communities in the Riviera Maya. The most common profiles are:

• Buyers from the United States and Canada looking for a second home.
• A growing French and Italian community.
• Affluent Mexican families who prioritize quality of life.
• International retirees who choose Playacar as their permanent residence.

Whether you are looking for a permanent home, a vacation house or a rental investment, Playacar has options in both phases. Some of the developments we handle in the area are AWA Playacar and Bakabá Playacar.

Frequently asked questions

What is the main difference between Playacar Phase 1 and Phase 2?

Phase 1 is more exclusive, with direct beach access and proximity to downtown Playa del Carmen. Phase 2 is larger, offers a wider variety of prices and property types, and includes the golf course and larger natural areas.

Can you buy in Playacar as a foreigner?

Yes. Because Playacar lies in the restricted zone near the coast, foreigners buy through a bank trust (fideicomiso), provided for in Article 27 of the Mexican Constitution and the Foreign Investment Law. Here we explain how the bank trust works.

Can you rent out your property in Playacar when you are not using it?

Yes. Most developments allow vacation rentals, either on platforms such as Airbnb or through local property management companies. Check the specific rules of your condo.

Are there medical services near Playacar?

Yes. There are clinics and pharmacies within the complex and nearby, and you have quick access to Playa del Carmen hospitals such as Hospiten and Hospital Amerimed.

Would you like to compare available properties in Phase 1 and Phase 2? Contact us and we will advise you with no obligation.

You may also be interested in: Real Costs of Living in Playa del Carmen in 2026 and Playa del Carmen vs Puerto Vallarta: Which Is Better for Retiring or Investing.