New Condo Projects in Playa del Carmen, Tulum & Cancún Delivering 2027-2029

Which new condo projects deliver in 2027 and later?

Our current selection includes 14 residential pre-sale projects delivering between March 2027 and August 2029: eight in Playa del Carmen, four in Tulum and two in Cancún, plus commercial spaces in several of them. Starting prices range from about 140,000 USD for a studio in Aldea Zama, Tulum, to over 11 million MXN for beachfront residences on Playa Mamita's in Playa del Carmen. Prices come from the developers' October and November 2026 price lists.

Every project below is still in pre-sale, with payment plans during construction. We have removed buildings that are already delivered. Prices change frequently, so treat them as a starting point and ask us for the current availability. New to pre-sale? Read our pre-construction checklist first.

Playa del Carmen

Project	Area	From	Delivery
Menesse Life	2 blocks from 5th Avenue	175,000 USD	2027
Sonni	Between 5th and 10th Avenue	226,210 USD	2027
Menesse Cocobeach 2	Coco Beach, 40th Street	238,000 USD	2027
Portofino 28	68th Street, 2 blocks from the beach	2,813,721 MXN	2027
Real Aurora	Valle Aurora	2,200,000 MXN	May 2027
Lomas Aurora	Centro Maya	3,383,542 MXN	April 2027
Macondo Playacar	Playacar	6,316,600 MXN	March 2027
Zonna	Beachfront, Playa Mamita's	11,014,764 MXN	2028

Central Playa del Carmen: studios and one-bedrooms near the beach

Menesse Life is a 75-unit building on 15th Avenue North, two blocks from Fifth Avenue, with furnished studios from about 175,000 USD and a rooftop infinity pool. Menesse Cocobeach 2 offers 70 furnished studios at 40th Street and First Avenue, steps from the Coco Beach area, from 238,000 USD. Sonni, by Ekasa, is a larger 150-unit project between 22nd and 24th Street with studios, one-bedrooms and two-bedroom lock-off units that can be rented as two separate spaces. All three target holiday rentals and remote workers who want to live without a car.

North Playa del Carmen: Portofino 28

Portofino 28 is a boutique building of only 24 residences on 68th Street and 10th Avenue, two blocks from a Blue Flag beach, with ocean views from the upper floors and a rooftop pool, gym and sauna. Prices start around 2.8 million MXN for a one-bedroom.

More space inland: Real Aurora and Lomas Aurora

Real Aurora, in Valle Aurora, and Lomas Aurora, in Centro Maya, offer larger two-bedroom apartments in complexes with extensive amenities, at lower prices per square metre than the centre. They suit families and long-term rentals.

Playacar: Macondo

Macondo Residences is a club-style development inside gated Playacar, with a golf range, paddle and pickleball courts, Porcelanosa finishes and penthouses with private rooftops. Delivery is scheduled for March 2027.

Beachfront: Zonna

Zonna, on Playa Mamita's, is one of the very few new projects with direct beach access in central Playa del Carmen. Designed by Sordo Madaleno, it combines 171 residences, 15 villas and a 64-suite hotel, with delivery expected in 2028.

Tulum

Project	Area	From	Delivery
Buongiorno Zama	Aldea Zama	140,099 USD	March 2027
Ardeh	Aldea Zama	On request	2027
Menesse Kukulkán	Avenida Kukulkán	204,000 USD	2027
Menesse Cobá	Calle Labná	On request	2027

Buongiorno Zama is a boutique building of 26 residences in Aldea Zama, with studios from about 140,000 USD and duplexes and penthouses with private plunge pools. Ardeh, also in Aldea Zama, has 23 residences with a distinctive curved façade, including garden units and penthouses with private pools. The two Menesse projects, Kukulkán and Cobá, deliver furnished, rental-ready units with jungle-inspired amenities such as infinity pools, spas and a Mayan-style sanctuary.

Cancún

Project	Area	From	Delivery
Aurora Towers	Blvd. Colosio, lagoon views	3,865,222 MXN	June 2028 / Aug 2029
Valle Aurora Cancún	Av. Huayacán	4,067,140 MXN	December 2028

Aurora Towers is a complex of four 21-story towers on Boulevard Colosio with views over the Nichupté Lagoon and the Hotel Zone, and more than 30 amenities. Valle Aurora Cancún, on Avenida Huayacán, offers two- and three-bedroom apartments in its second tower, with 25 amenities already built. Both suit buyers who want to live in Cancún full time or rent long term.

Commercial spaces in these projects

Several of these developments include ground-floor commercial spaces: Portofino 28, Sonni and Zonna in Playa del Carmen, Ardeh and TUK Tulum Plaza in Tulum, and Valle Aurora in Cancún. They suit cafés, shops, wellness studios and services for residents.

How to choose between them

1. Start with your goal. Holiday rentals point to central Playa del Carmen or Aldea Zama; family living points to Cancún, Playacar or the newer inland areas.
2. Compare price per square metre, not only the headline price.
3. Check the payment plan against your cash flow and the construction schedule.
4. Visit delivered buildings by the same developer.
5. Budget closing costs of roughly 5% to 8% at delivery.

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Prices and delivery dates are provided by the developers and can change without notice. Exchange-rate conversions are approximate.