3-Bedroom Penthouse at Mamitas Beach, Playa del Carmen

Fully renovated, private rooftop pool — directly on one of Playa del Carmen’s most in-demand beaches.

This three-bedroom, three-bathroom penthouse at Aldea Thai, Mamitas Beach, Playa del Carmen is listed at $775,000 USD (approximately $13,330,000 MXN). The two-level property offers 158 m² (1,701 sq ft) of interior living space and a 162 m² (1,744 sq ft) private rooftop — a total footprint of 320 m² (3,444 sq ft). The rooftop includes a private pool, lounge area, and ocean views. The penthouse has undergone a complete renovation of both the interiors and the building’s common areas, and is furnished with custom-made pieces in a Mexican modern design. It is fully furnished, move-in ready, and sold as seen. A lock-off bedroom with independent access adds a second operationally separate unit within the property.

What makes this Mamitas Beach penthouse a well-positioned property in Playa del Carmen?

Mamitas Beach is one of the most recognized and consistently in-demand beach locations in Playa del Carmen — a stretch of coastline with a known identity, sustained foot traffic, and immediate proximity to Fifth Avenue and the city’s main dining and entertainment corridor. A penthouse positioned directly at this beach, with a private rooftop pool and 162 m² (1,744 sq ft) of outdoor space above the building line, occupies a category that rarely comes to market in Playa del Carmen. At $4,905 USD/m² ($456/sq ft) of interior construction, the property is priced in line with fully renovated beachfront product at this location. The complete renovation — interiors and building common areas — removes the uncertainty that affects older beachfront buildings in this corridor and means the buyer acquires a finished, functioning asset rather than one with deferred maintenance. The lock-off bedroom with independent access gives the owner a dual-use configuration: the main two-bedroom residence and the lock-off can operate simultaneously as separate rentable units, or the full three-bedroom penthouse can be offered as a single premium rental to groups seeking direct beach access with a private rooftop pool.

What does the building offer and what are the carrying costs?

The building includes 24/7 security, concierge service, an elevator, underground parking, a large communal pool, a fully equipped gym, and a spa. HOA is $13,000 MXN (~$756 USD) per month, covering building maintenance, security, and access to all shared amenities. Annual property tax (predial) is approximately $20,000 MXN (~$1,163 USD) per year. Total annual fixed costs are approximately $10,235 USD. Foreign nationals can purchase this penthouse with full ownership rights. The right legal and ownership structure depends on the buyer’s country of residence, tax situation, and intended use — Heron Real Estate provides personalized advisory on this as part of every acquisition.