Bosques Ciudad Mayakoba, Torre Roble
A mid-construction tower inside an inland master-plan that shares a beachfront resort's name, not its beach.
Torre D, known as "Roble," is one of at least two residential towers inside Bosques Ciudad Mayakoba, a master-planned community west of Federal Highway 307 at Km 298, Playa del Carmen, developed by La Ceiba DCM, S.A. de C.V. It offers 2- and 3-bedroom condominiums from 97 to 146 m² / 1,044 to 1,572 sq ft. Aerial photos in the developer’s own folder show the tower’s structure topped out but most floors still without glazing, mid-construction, not delivered. Its price sheet, dated 17-Aug-2026, prices 19 of 82 marked unit positions from MXN 6,500,000 to 8,800,000; the other 63 are colored red, green or yellow with no printed legend for what that means.
Source: ROBLE PVP 170826.pdf (17-Aug-2026); Bosques Factsheet ENG.pdf; Ciudad Mayakoba । Avance de obra.pdf; Acuerdo de "Reservación" Bosques Ciudad Mayakoba. All developer-shared documents. Captured 26-Aug-2026.
It fits you if
You’re comfortable buying mid-construction. The developer’s own aerial photos show Torre D’s structure topped out with the shared pool deck largely built, but most floors still need exterior glazing, and no document in the folder states a delivery date.
You want on-site resort-style amenities as part of the building itself: a semi-Olympic pool, two padel courts, two tennis courts, a kids club, two gyms and a rooftop lounge, all named in the developer’s own materials for this tower specifically.
You’re fine treating the "Club de Playa" as an occasional paid outing, not an included amenity. It’s a reservable Day Pass at Petit Lafitte, a separate hotel roughly 11 minutes away by road, and the developer’s own FAQ says guests pay the same as the unit owner.
You’re paying in pesos and comfortable converting for reference only. Every price on this project is denominated in MXN; this page’s own USD figures are a conversion at Banxico’s FIX rate, not a developer quote.
It doesn't if
You need the price sheet’s color coding explained before you can trust it. 63 of 82 marked unit positions are colored red, green or yellow with no printed legend anywhere in the shared folder, and this page could not find one. See "What do the red and green blocks mean?" below.
You want a stated maintenance fee. The factsheet markets a "low-stress HOA fee" by name; no document in the folder prints a number, despite the tower’s own resort-style amenities being exactly the kind of thing an HOA fee funds.
You want beachfront, or a short walk to the sand. Bosques Ciudad Mayakoba sits on the inland side of the Mayakoba-area master-plan, roughly 5.7 km from the nearest beach access, which the marketing itself reaches through a different company’s hotel.
You need a bank mortgage today. With no régimen de condominio (the condominium regime, the filing that legally splits a building into separately titled units) and no finished collateral yet, a purchase-money mortgage isn’t structurally available on this tower until it’s delivered and titled.
The name is borrowed from a beach it doesn’t touch.
"Mayakoba" names two different things at the same highway marker. East of Federal Highway 307, Km 298, sits the Mayakoba resort: a 595-acre gated enclave of mangroves and roughly a mile of Caribbean beach, home to the Fairmont, Rosewood, Banyan Tree and Alila hotels and residences that start around USD 7 million. West of the highway, roughly 8 km from downtown Playa del Carmen, sits Ciudad Mayakoba: a separate, unrelated-frontage master-plan of over 400 hectares for permanent residence, with no beach frontage of its own. Bosques, and Torre D "Roble" specifically, is inside Ciudad Mayakoba, the inland one.
What that means day to day: a car is required for anything outside the compound, the master-plan is still under active construction across multiple projects (this one included), and any capital-appreciation story built on the Mayakoba name should be checked against which side of the highway a given project actually sits on, since the resort’s scarcity and the master-plan’s ongoing supply are not the same market.
Source: FEUDO zone research, Playa del Carmen – Mayakoba dossier (compiled June 2026), cross-checked against OpenStreetMap points for the resort’s named hotels and against the developer’s own location graphic. It describes the area, not this specific tower.
The beach club is a day pass at someone else’s hotel.
Bosques’ own promotional material for the beach club is unusually candid about the structure, once you read past the headline: it describes "acceso exclusivo" to a "Club de Playa en Petit Lafitte," an agreement with a separate beachfront hotel roughly 5.7 km away. The beach club’s own FAQ then answers the question a brochure never volunteers, whether it costs anything: guests pay "el mismo costo que el titular." No document states what that cost is, or that it is zero for an owner.
That is not unique to Bosques, and a negotiated agreement with a nearby beach club is a real amenity even at full price. It is a reason to read "beach club" on a floor plan the way you would read "golf privileges" at a residential community next to a course you don’t own: a door that’s open, on terms you should get in writing before you count on them, including whether transport is provided (the FAQ says it currently isn’t).
Sources: Esp.Petit Lafitte-1.pdf and Preguntas frecuentes.pdf, both developer-supplied, "11. BEACH CLUB" folder. Distance routed independently by this page; see Location below.
Six questions to settle before you sign.
Each one comes straight out of the developer’s own documents. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 6
What do the 58 red and 4 green blocks on the price sheet actually mean?
The developer’s own inventory grid marks most of the tower by color, and prints no legend anywhere for what the colors mean.
Read the reasoning +Close −
ROBLE PVP 170826.pdf lays out both wings of Torre D as 82 position-blocks: 58 are solid red, 4 solid green, 1 solid yellow marked "SHOW ROOM PREMIUM," and 19 print a unit code, its typology and a price. Those 19 run D102-A through D803, and they are the only units the sheet quotes. Nowhere in the sheet, the factsheet, either brochure, or the separate inventory folder is red or green defined. A second folder in the same Drive, "CUENTAS STP ROBLE," names individual bank-transfer accounts for 20 units: the same 19 priced units, plus one more, D203, which carries no code or price on the current sheet at all, only a colored block.
Why it moves the decision
A buyer reading this sheet cold could reasonably assume red means sold and green means something else, and be wrong either way: no document says so. What the two folders together do establish is that at least one more unit, D203, is far enough along to have its own payment account without appearing as available inventory, which argues against red simply meaning "not yet released." Guessing the mapping and publishing it as fact would let a wrong color code look like verified availability. The honest, load-bearing fact is narrower: 19 of 82 marked positions are what Ciudad Mayakoba is currently offering with a stated price, and this page does not know what the other 63 blocks represent.
How it gets settled
Ask the sales office directly what red, green and yellow mean on this exact sheet, and ask for D203’s status by name, since it has a payment account but no listed price.
Source: ROBLE PVP 170826.pdf (17-Aug-2026); CUENTAS STP ROBLE folder (20 named unit accounts, undated), both in the developer’s shared Drive.
Question 2 of 6
Which of two towers, Ceiba or Roble, is this unit actually in?
Bosques Ciudad Mayakoba is more than one building sharing one developer, and the paperwork tracks both.
Read the reasoning +Close −
The reservation agreement (Acuerdo de "Reservación") issued by the developer, La Ceiba DCM, S.A. de C.V., carries a checkbox for which project a deposit applies to: "Ceiba de Ciudad Mayakoba" or "Roble." A separate resale listing on file elsewhere, for unit PH A805/A806, is explicitly in the Ceiba tower, a different building under the same legal entity, and was excluded from this analysis for exactly that reason. Torre D, priced by ROBLE PVP 170826.pdf and shown under construction in the "Avance de obra Roble" photo set, is Roble.
Why it moves the decision
A buyer comparing notes with someone else who owns "in Bosques" could be discussing a different tower with a different construction stage, a different price sheet, and possibly a different HOA, without either side realizing it, because "Bosques" is the shared brand name for both. Every figure on this page is sourced to Roble-specific documents; none of it should be assumed to describe Ceiba.
How it gets settled
Confirm in writing, by tower name and unit number, which building any quoted price, floor plan or delivery date actually refers to.
Source: Acuerdo de "Reservación" Bosques Ciudad Mayakoba (La Ceiba DCM, S.A. de C.V.); ROBLE PVP 170826.pdf; Ciudad Mayakoba । Avance de obra.pdf, filename "Avance de obra Roble."
Question 3 of 6
Is the "Club de Playa" actually included, or is it a paid day pass elsewhere?
The beach club named in Bosques’ marketing is a different company’s hotel, 5.7 km away, with its own reservation and its own cost.
Read the reasoning +Close −
A dedicated promotional PDF states the arrangement plainly: "Hoy puedes ser dueño de un departamento en Bosques Ciudad Mayakoba y disfrutar, a solo unos minutos, acceso exclusivo a un extraordinario Club de Playa en Petit Lafitte" (an exclusive agreement with Petit Lafitte’s beach club, a few minutes away). Petit Lafitte is a beachfront hotel at Playa Xcalacoco, roughly 5.7 km / 11 minutes by road from Bosques (this page’s own routing, see the map below). The beach club’s own FAQ document states reservations are required 24 hours ahead, hours run 11 a.m. to 5:30 p.m., outside food is not allowed, and, on cost: "¿Mis invitados tienen algún costo? Sí, el mismo costo que el titular" (guests pay the same as the unit owner). No document states that cost is zero, or names a figure. The same FAQ notes there is currently no shuttle: "Por ahora no, pero se están evaluando opciones."
Why it moves the decision
A buyer picturing a beach a short walk from the building, included in the HOA, is picturing something the folder does not describe. What exists is a reservable, capacity-limited Day Pass at a separate hotel’s beach, a drive away, that the owner appears to pay for exactly like a guest would, with no confirmed transport. That can still be a good perk; it is not the same claim as "beachfront living," and the tower itself sits on the inland side of the Mayakoba-area master-plan, with no beach frontage of its own (see the zone section below).
How it gets settled
Ask for the Day Pass price a titular actually pays, in writing, and whether it is waived, discounted, or identical to the guest rate the FAQ describes.
Source: Esp.Petit Lafitte-1.pdf (developer-supplied promotional PDF); Preguntas frecuentes.pdf (Club de Playa FAQ), both in the "11. BEACH CLUB" folder of the developer’s Drive; distance routed independently, see Location below.
Question 4 of 6
What is the maintenance fee, actually?
The factsheet sells a "low-stress HOA fee" by name. No document in the folder prints a number.
Read the reasoning +Close −
Bosques Factsheet ENG.pdf opens with the line "we designed a community for people who want to live without the burden of high-maintenance fees" and later promises "State-of-the-art amenities, low-stress HOA fee." Searched across the factsheet, both brochures, the reservation agreement, the quality-control questionnaire, the finishes specification (Anexo A), the amenities PDF and the construction-progress set, none of them, in either language, states a peso or dollar figure, a per-m² rate, or what the fee covers.
Why it moves the decision
The tower’s own amenities, semi-Olympic pool, two padel courts, two tennis courts, a kids club, two gyms and a rooftop lounge, are the kind of shared infrastructure that sets the fee, not a private house with none of it. "Low" is a marketing adjective until it has a number attached, and the same folder that promises a low fee is the one with no fee sheet on file.
How it gets settled
Get the current monthly cuota de mantenimiento (maintenance fee, the recurring charge that funds shared amenities and common-area upkeep) in writing, in pesos, before signing, and ask what it does and does not cover.
Source: Bosques Factsheet ENG.pdf; absence confirmed across ANEXO A (Acabados Roble).pdf, AmenidadesCiudad Mayakoba.pdf, and the reservation packet, all in the developer’s shared Drive.
Question 5 of 6
Which price is real: the factsheet’s "from $320K USD," or the price sheet’s MXN floor?
Two developer documents headline two different floors, and neither one is dated closely enough to explain the gap.
Read the reasoning +Close −
Bosques Factsheet ENG.pdf headlines "Condos starting from $320K USD," dated only "Copyright © 2025." ROBLE PVP 170826.pdf, dated 17-Aug-2026, prices its cheapest listed unit, D102-A, a ground-floor 2-bedroom (2R) with a 33.55 m² garden, at MXN 6,500,000, which converts to roughly USD 383,149 at Banxico’s FIX rate of 16.9647 (25-Aug-2026, this page’s own conversion, not the developer’s). That is 20% above the factsheet’s headline, and the two documents do not share a date close enough to call it simple appreciation.
Why it moves the decision
A reader who searched the project and landed on the factsheet’s number would be quoting a floor the current price sheet does not support for any of its 19 priced units. Neither figure is wrong on its own terms, one is an undated marketing headline, one is a dated internal price list, but they should not be treated as the same claim.
How it gets settled
Ask for the factsheet’s production date directly, and confirm which of the two figures, if either, still applies to available inventory today.
Source: Bosques Factsheet ENG.pdf ("Copyright © 2025"); ROBLE PVP 170826.pdf (17-Aug-2026); USD conversion by this page at Banxico FIX 16.9647, 25-Aug-2026.
Question 6 of 6
How far along is construction, and what does the folder show for a delivery date?
One undated photo set shows a topped-out shell without glazing on most floors. No document names a completion date.
Read the reasoning +Close −
The only construction-progress material in the Drive is a 5-photo aerial set titled "Avance de obra Roble," undated. It shows Torre D’s concrete structure complete up to the penthouse level, with the shared amenity deck and parking podium largely built, but most residential floors still without exterior glazing installed. A furnished show unit exists (D105, "AMUEBLADO" on the price sheet) and a promotional flyer for that same unit, still in the folder, expired 31-Dec-2025. No document anywhere in the Drive states a projected delivery date for the tower.
Why it moves the decision
A styled, furnished show unit is real and photographs well, and it is not evidence about the rest of the building’s timeline. Buying into a mid-construction tower with no stated delivery date and no legal folder (see "documents" below) means the calendar risk that "preventa (pre-sale) a plazos" always carries in the financing table further down is unusually undocumented here, not unusually low.
How it gets settled
Ask for a written, dated construction schedule with a target delivery date, not the undated photo set already on file.
Source: Ciudad Mayakoba । Avance de obra.pdf ("Avance de obra Roble," undated); ROBLE PVP 170826.pdf (D105 marked AMUEBLADO); DEPA AMUEBLADO.pdf (promotional flyer, "Válido hasta el 31 de diciembre del 2025").
You can settle this without them
- Whether Torre D Roble has a constituted régimen de condominio (condominium regime, the legal instrument that lets individual units be titled separately) and any liens, at the Registro Público de la Propiedad y del Comercio for Solidaridad, Quintana Roo. The developer’s folder has no legal documentation on file to check this against.
- The current Day Pass price at Petit Lafitte, directly with that hotel, rather than relying on the developer’s FAQ, which describes the terms but never states a peso figure.
- Resale and rental asking prices for Bosques Ciudad Mayakoba on public portals, which already show up outside the developer’s own channel and are the honest comparison to the 17-Aug-2026 list.
Only they can answer this
- What red and green actually mean on the current price sheet, and D203’s status specifically, since it has a payment account but no listed price.
- The exact monthly maintenance fee, in pesos, and what it covers, given the factsheet promises a "low-stress" fee without printing one.
- A written, dated construction schedule and target delivery date for Torre D.
- The Day Pass cost a unit owner actually pays at Petit Lafitte, and whether it differs from the guest rate the FAQ describes.
Everything they shared, counted.
Eleven folders. Brand assets and broker-facing tools are not counted below: they’re sales tooling, not buyer diligence.
As shared by the developer · checked 26-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
6 files, e.g. Bosques Factsheet ENG.pdf
Floor plans
13 files, e.g. 2R.pdf, 3R ESQ.pdf, 3R+.pdf (one per typology, plus PB ground-floor variants)
Construction / delivery status
1 file
Price list
1 file, e.g. ROBLE PVP 170826.pdf (17-Aug-2026), a color-coded unit grid with no printed legend for what the colors mean
Payment terms
2 files, e.g. DEPA AMUEBLADO.pdf, a promotional flyer for the furnished show unit, valid only to 31-Dec-2025 and still sitting in the shared folder
Purchase contract
7 files, e.g. Formato de Reservación BOSQUES.docx ($25,000 MXN deposit, 15-day hold)
Legal / trust documentation
No legal folder at all among the Drive’s 11 top-level categories: no construction license, no land-use constancia (official certificate), no régimen de condominio instrument, no escritura (deed). This is a real gap in the shared material, not something this page failed to open.
HOA & fees
No maintenance-fee schedule anywhere in the 11 folders, despite the factsheet marketing a "low-stress HOA fee" by name. See "What is the maintenance fee, actually?" below.
2 smaller gaps, worth knowingopen +close −
The furnished-unit promotional flyer (DEPA AMUEBLADO.pdf) is dated valid only "hasta el 31 de diciembre del 2025," eight months before this page was checked, and remains in the shared folder without a newer version replacing it.
The finishes specification (Anexo A) notes fixtures and brands "pueden variar... siempre y cuando sean de calidad equivalente" (can vary by availability, provided the quality is equivalent), which is standard developer language, not specific to this project, but worth knowing before comparing show-unit photos to a delivered unit.
The property, photographed
Photography and one render supplied by the developer for distribution (interiors dated Sep-Dec 2025). Illustrative of a model unit, not a guarantee of any specific unit's finishes.
19 priced units out of 82 marked positions.
Price range
MXN 6,500,000 – 8,800,000
≈ USD 383,149 – 518,724 at Banxico FIX 16.9647 (25-Aug-2026), this page’s own conversion
Priced availability, as of 17-Aug-2026
19 priced of 82 marked positions
Financing
Cash, or preventa a plazos (pre-sale instalments, paying before construction is finished) see below
Delivery
Mid-construction. No stated date. See below.
Where these figures come from +Close −
ROBLE PVP 170826.pdf lays out Torre D as 82 unit-sized position blocks, colored rather than labeled for most of them (see “What do the red and green blocks mean?” above). Exactly 19 of them print a code, typology and price: from D102-A, a 97.07 m² / 1,045 sq ft ground-floor 2R with a 33.55 m² / 361 sq ft garden at MXN 6,500,000, to D803, a 145.62 m² / 1,567 sq ft penthouse 3R Premium at MXN 8,800,000. No average is published here on purpose: a ground-floor 2R and a penthouse 3R Premium are not the same product, and averaging them would erase the size difference the price is actually tracking.
Delivery: the only construction-progress material on file is an undated aerial photo set showing the structure topped out but most floors without glazing. No document in the shared folder states a delivery date, which is unusual for a project already taking reservations and collecting deposits per unit.
Financing here runs on cash or the preventa route: a $25,000 MXN reservation deposit with a 15-day hold, then payments into a per-unit bank account, per the STP folder and the reservation agreement. Neither document states whether payments track a fixed calendar or verified construction milestones. How financing works here is a separate page; this is only what is specific to this project.
Maintenance fee: not found. The factsheet markets a "low-stress HOA fee" (cuota de mantenimiento, the recurring charge that funds shared amenities and common-area upkeep) by name, but no document in the shared folder, factsheet, brochures, finishes spec, reservation packet or amenities PDF, states a figure or what it covers.
Where this sits in what the zone actually moves.
Not a valuation and not a comparables table. Where Bosques Roble’s asking price stands against other projects the market groups under the same "Mayakoba" zone tag, several of which share confusingly similar names, and whether buyers are actually asking in the band its units fall into.
Asking price per m², Playa del Carmen – Mayakoba-zone projects
Two Bosques readings shown side by side on purpose: this page’s own computation from the 19 priced units on the 17-Aug-2026 sheet, and FEUDO’s separate broker-monitor read. They land within 8% of each other.
- The Reserve Mayakoba6,320
- Maresia Mayakoba4,826
- Bosques Roble (this page, from the price sheet)3,518
- Bosques Mayakoba (broker monitor)3,255
- Xtsunuum2,871
- Jardines de Ciudad Mayakoba1,928
- Senderos Mayakoba532
- Senderos Poniente509
Squarely mid-pack among seven other Mayakoba-zone projects tracked: well above the Senderos and Jardines products (all under USD 2,000/m²) and well below The Reserve Mayakoba and Maresia Mayakoba. Four of the other seven names on this chart, Senderos Poniente, Senderos Mayakoba, Jardines de Ciudad Mayakoba and The Reserve Mayakoba, are easy to mistake for Bosques or for each other; none of them is this project.
Buyer requests in the Mayakoba zone, by price band
May–June against July–August 2026. Bosques Roble’s own USD range (≈383–519k) falls in a band the zone monitor recorded zero apartment requests for, either window.
Apartments, under USD 150k
most of the zone’s tracked apartment demand
Apartments, USD 250–700k (Bosques Roble’s own band)
zero recorded requests either window
Houses, USD 250–700k
the closest priced band that does show demand, but for houses, not apartments
Read this as a caution, not a verdict: it is a thin data window, and it measures broker requests, not sales. But most of the zone’s tracked apartment demand sits well under Bosques Roble’s price band, while the closest band that does show real, growing demand is for houses, a different product entirely.
Source: FEUDO’s own broker-request monitor and project set. It measures what brokers wrote down, which is not the whole market and skews toward what circulates between agents. A read on direction, not a valuation, and the price shown for this project is stated separately with its own source above.
How this one can be paid for
Five ways a property changes hands in Mexico. Which of them are actually open on this project, and what gates the ones that are not. How each one works is a separate page.
- CashOpen
The reservation agreement asks for a $25,000 MXN deposit (efectivo, tarjeta, transferencia or a BBVA payment link) with a 15-day hold, and the STP bank-account folder shows a dedicated peso account per unit for collecting the balance. Nothing in the folder blocks a cash buyer.
- Bank mortgageNot available here
The tower is mid-construction: the undated aerial set shows the shell topped out but most floors still without glazing, so there is no finished collateral for a bank to appraise today. The shared folder also has no régimen de condominio (condominium regime) instrument and no legal folder of any kind, both of which a bank requires before it lends. This can change once the building is delivered and titled; it is not open now.
- Pre-construction instalmentsOpen
This is the route the folder is actually built around: a per-unit bank account for 20 named units, a $25,000 MXN reservation deposit, and a promotional flyer for the furnished show unit pricing an installment purchase. What the folder does not spell out is whether payments run against a fixed calendar or against verified construction milestones, the distinction that decides who carries the risk of a delay. Ask for that in writing before signing.
- Developer financingNot offered in writing
No document in the shared folder states a post-delivery financing rate or term the developer offers directly. The reservation packet only covers the deposit stage.
- Infonavit / co-financingNot offered in writing
Every unit here is priced and payable in pesos, but at MXN 6.5–8.8 million this sits well above where an Infonavit-linked co-financing scheme for a qualifying Mexican buyer typically reaches. Nothing in the folder confirms or rules it out, and it does not exist for a foreign buyer regardless of price.
Each verdict below comes from the project's delivery state, mid-construction with no legal folder on file, judged against the five ways property is paid for in Mexico. They are not quotes, and no market rate appears here.
The developer publishes an address (Federal Highway Km 298) and a location graphic, but no coordinate. The pin below was triangulated independently and cross-checked; it locates the gated compound, not this specific tower’s exact footprint inside it.
Carretera Federal Chetumal-Puerto Juárez, Km 298, Bosques Ciudad Mayakoba, Solidaridad, Playa del Carmen, Quintana Roo, 77710, México
Open the full mapPin: OpenStreetMap node 13138122902, tagged “Mayakoba Bosques” (office=security, the compound's own gatehouse), found by querying OSM for every “Mayakoba”-named point in the area. Cross-checked against a cluster of residential building outlines surrounding that node, and against the developer's own location graphic, which places the compound northwest of the Mayakoba golf course, off the federal highway. Roughly 2.2 km west of the Mayakoba resort's named hotels (Fairmont, Rosewood), also confirmed against OSM. Checked 26-Aug-2026. Cross-checked 28-Aug-2026 against the Google Maps place listing for “Bosques Ciudad Mayakoba”.
How far to what
- Playa del Carmen center (5th Avenue)10.1 km12 min
- Walmart, Playa del Carmen11.1 km13 min
- Hospital Amerimed10 km12 min
- Petit Lafitte, the beach club named in Bosques’ own marketingNot on-site and not walkable. See "Is the beach club actually included?" below: it’s a separate hotel with a reservation-based day pass.5.7 km11 min
- Cancún International Airport (CUN)48.8 km37 min
Road distances and drive times routed on OpenStreetMap's street network (OSRM) from the triangulated pin above, 26 August 2026. Times assume clear roads.
Worth being precise about what sits inside what: this is one tower, Torre D "Roble," inside Bosques, one of at least two residential products (Roble and Ceiba) inside the Ciudad Mayakoba master-plan, inside the municipality of Solidaridad, Quintana Roo. "Mayakoba" on its own, without "Ciudad," usually refers to the separate beachfront resort east of the highway, not this project.
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