DISTRITO XCALACOCO – 1, 2 & 3 Bedroom Beach Condos in Playa del Carmen

Distrito Xcalacoco Playa del Carmen — 1, 2 & 3-Bedroom Presale Condos With Private Beach Club in the Xcalacoco Diamond Zone

Playa Xcalacoco is the coastal corridor north of downtown Playa del Carmen that local brokers refer to as the Diamond Zone — and for a specific reason. The stretch sits within the urban perimeter, which means full municipal services (water, electricity, drainage, paved road access), while retaining a beachfront density closer to what Playa looked like 15 years ago. The Fives Beach Hotel & Residences and The Beachfront by The Fives — two established hospitality properties on Xcalacoco Beach — set the neighbourhood’s service standard. Downtown Playa del Carmen and Fifth Avenue are a 10-minute drive south. Cancún International Airport is 40 minutes north. The Cozumel ferry terminal is 15 minutes away. Supermarkets, hospitals, international schools, and the full commercial infrastructure of Playa del Carmen are accessible without leaving the municipal grid.

Distrito Xcalacoco is a master-planned beachfront development in this corridor, offering 1, 2, and 3-bedroom condos and penthouses on presale from $200,171 USD. Developed by TM Real Estate Group — a family-owned European developer with 56 years of international experience and over 20,000 homes delivered across the Mediterranean and the Mexican Caribbean — the project is one of the last beachfront developments within Playa del Carmen’s urban boundary. Delivery is confirmed for November 2026, with construction already under way. All permits, including the construction licence and Environmental Impact Assessment (MIA), are fully approved.

What makes Distrito Xcalacoco a strong acquisition in the Playa del Carmen beachfront market?

Distrito Xcalacoco Playa del Carmen enters the market at a price point that is rare for beachfront-adjacent product in this zone. A one-bedroom unit starts at $200,171 USD for 63 m² (678 sq ft) — a figure that sits well below the Downtown/Zazil-Ha benchmark of $2,500–$4,000/m² resale and the Corasol benchmark of $3,000–$5,000/m². At presale pricing, early buyers acquire at a discount to what delivered inventory in this corridor will command upon completion.

Quintana Roo led all Mexican states in residential property appreciation in 2025, recording 14.3% year-on-year growth according to the Federal Mortgage Society (SHF). Within Solidaridad municipality (which includes Playa del Carmen), growth reached 12.4% in the same period. Beachfront supply within the urban perimeter is physically finite — no new coastline can be created, and remaining developable parcels in Xcalacoco are limited. That constraint is the structural basis for the zone’s pricing trajectory.

The HOA is set at $2.2 USD/m² — below the market average for Playa del Carmen developments at this amenity level — managed in-house by the developer. Vacation rental is permitted. The development is pet-friendly.

What is the neighbourhood around Distrito Xcalacoco actually like?

Xcalacoco occupies a specific position on the Playa del Carmen coast: far enough north to avoid the density and foot traffic of the hotel zone, close enough to downtown that daily life does not require planning. The beach is a walk, not a drive — the development sits 600 metres from the shoreline, with access to a private beach club reserved for Distrito Xcalacoco owners.

The surrounding area is low-rise and largely residential, punctuated by the Fives Beach Hotel & Residences complex, which contributes restaurants, a spa, and a beach club to the immediate vicinity. This is a functioning extension of Playa del Carmen’s urban fabric with a coastal character that the downtown grid no longer offers.

Amenities within Distrito Xcalacoco include a resort-style pool, 25-metre lap pool, outdoor plunge pool, wellness centre, fitness centre, co-working area, coffee shop, restaurants, convenience store, retail shops, and social and recreational areas. The community is gated with 24/7 security, underground parking, and eco-friendly construction incorporating solar panels and a water treatment system.

For advisory on available units, floor plans, and the presale acquisition process at Distrito Xcalacoco, contact Heron Real Estate.

Last updated: May 2026