Naomi Beach, Playa del Carmen
A 19-villa beachfront project by Incap Playa, still under active construction, dated by the developer's own drone photography rather than a rendering.
Naomi Beach is a 19-villa development across four low-rise towers (A–D) on a 2,101.87 m² beachfront parcel in the Xcalacoco corridor north of Playa del Carmen, developed by Incap Playa S.A.P.I. de C.V. It is not a phase of Naomi Selva, a separate project the same developer markets under the same brand: the two sit on different land, under different escrituras (notarised public deeds), with different masterplans and separate domains. Units range 1,442 to 4,252 ft² across villa types Garden Beach, Villa Marina, Villa Cobalto and Villa Indigo, plus three penthouse types. Incap Playa has held clean, lien-free title to this land since April 2021, four years before marketing began, and the project is currently in active foundation-stage construction, not delivered and not a rendering of a future site.
Source: One Sheet-251028-ENG-NAOB.pdf; LP-260709-ENG-NAOB.pdf (9-Jul-2026); 46,840 escritura terreno NAOMI BEACH.PDF (22-Apr-2021); Constancia de Uso de Suelo (10-Jul-2025), the municipal land use certificate; all developer-issued or municipal records shared in the developer’s Drive. Captured 26-Aug-2026.
It fits you if
You want to see the actual construction site, dated and located, before you commit at this price point: this page pins the jobsite from the developer’s own drone photography, most recently captured 5-Aug-2026.
You’re comfortable underwriting a preventa (pre-sale, bought before the building exists) timeline rather than a delivery date. Nothing in the shared folder states one, and as of early August 2026 the site was still driving foundation piles.
Your budget sits inside the current MXN 20,938,028–50,514,750 priced range, and you understand that’s a snapshot dated 9-Jul-2026, not a live feed.
You’re fine paying cash or negotiating preventa instalments directly, since bank financing is not yet possible here: no condominium regime exists in the shared documents yet. Everything they shared is counted below, with nothing padded.
It doesn't if
You need a written delivery date before you’ll consider preventa. Nothing the developer publishes states one, not the brochure, not the price list, not the reservation template, which leaves the field blank.
You need bank financing available today. It isn’t: the shared folder has no condominium-regime or HOA document, which a bank requires before it will lend.
You assumed “Naomi Beach” and “Naomi Selva” are the same project or the same inventory. They share a developer and a brand, not land, a masterplan or, as far as this page confirmed, a sale contract.
You’re comparing villa prices by type name alone. “Villa Cobalto” spans 1,625 to 2,142 ft² depending on the specific unit, so the name alone doesn’t tell you what you’re pricing.
North of the centre, inside a corridor still filling in.
The lot sits in Xcalacoco, the stretch of coast that OpenStreetMap and long-time residents still tag “Grand Coral,” the corridor’s original name before its 236-hectare master plan rebranded to Corasol within the last five years. It is not the same as Playa del Carmen’s walkable centre: the buyer profile here skews to North American and Canadian retirees and second-home buyers drawn to golf, a beach club and a gated, low-density feel over the Quinta Avenida corridor’s nightlife. Everyday errands, supermarkets, a hospital, the ferry pier, mean an 8 to 13-minute drive south, not a walk.
The corridor is honestly still under construction itself: reviews from 2024 documented active building noise and temporarily unusable pools at neighbouring projects, easing as nearby phases complete. Sargazo (seaweed) reaches this stretch of beach in high season, April through July, and Solidaridad, the municipality, carries a documented high hurricane risk, Wilma made direct landfall here in 2005. None of that is specific to Naomi Beach, and none of it appears in the developer’s own materials.
Source: FEUDO zone research, Corasol/Grand Coral dossier (qroo-playa-del-carmen-corasol), drawing on CENAPRED, NOAA and long-tenured expat and buyer sources. It describes the corridor, not this specific building.
Almost no preventa project lets you see the actual site. This one does.
At a ticket that starts near MXN 21 million, the real question isn’t what the finished building will look like; every developer has a rendering for that. It’s whether it gets built. Incap Playa’s Drive includes something most sales folders don’t: its own construction drone photography, shot in three separate sessions across 13 months, each frame carrying embedded GPS and a timestamp. That EXIF data is what this page used to locate and date the site, independent of any caption the developer wrote.
One correction worth stating plainly: the Drive files these under folders named for the upload month, not the capture date. The photos below are labeled by what their own EXIF data says, which for two of the three sessions is not the folder name.
15-Jul-2025
The bare lot
A crane just arriving, palms and the beach still undisturbed. Filed in the Drive under a folder named "ABRIL," though the photo’s own EXIF timestamp reads 15-Jul-2025.
10-Sep-2025
Early clearing
Two months later, the lot cleared and staged for equipment. Filed under "SEPTIEMBRE," which for once matches the EXIF date.
5-Aug-2026
Piling underway
A piling rig actively driving foundations, rebar cages staged on site, a Naomi Beach banner on the fence. Filed correctly under 2026/AGOSTO. Three weeks old as of this page’s capture date.
Source: DJI drone photography from the developer’s own “6. Avances de obra” folder, dates and coordinates read directly from each file’s EXIF metadata (DJI FC3682 and FC7303 airframes), checked 26-Aug-2026. The GPS reading from the most recent session also anchors the map below.
Six questions to settle before you sign.
Each one comes straight out of the developer’s own documents, or their absence. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 6
Who actually owns this land, and is it free of debt?
Incap Playa, since 22-Apr-2021, bought outright and declared free of liens.
Read the reasoning +Close −
Escritura Pública 46,840 (the notarised public deed that transfers title), filed at Notaría 13 (the local notary office) of Playa del Carmen, records Incap Playa S.A.P.I. de C.V. buying the 2,101.87 m² parcel outright from Red Sun Holdings, S.A. de C.V. on 22-Apr-2021. The seller declares, under formal protest, that the land is free of liens, current on property tax and water fees, and it lists a 2021 catastral value of $5,252,500 MXN against a commercial appraisal of $48,526,333 MXN filed the same day.
Why it moves the decision
This is the strongest single document in the folder, and it predates the sales campaign by four years: Incap Playa has held clean title to this exact lot since 2021, well before any villa was marketed. A buyer is not being asked to trust a promise about land the developer might acquire; the land is already theirs, on paper, with the deed to check.
How it gets settled
A public-records search at the Registro Público de la Propiedad de Quintana Roo, under folio 5088, confirms whether any lien has been filed against the parcel since 2021. That search does not require the developer’s cooperation.
Source: Escritura Pública P.A. 46,840, Volumen 582/2021, Notaría 13 Playa del Carmen (OCR’d from the shared PDF).
Question 2 of 6
Is Incap Playa actually allowed to build 19 villas here?
Yes, on paper exactly: the municipal permit authorizes 19 dwelling units on this lot.
Read the reasoning +Close −
The Constancia de Uso de Suelo (expediente SPU-CUS-0704-2025), issued 10-Jul-2025 by the Ayuntamiento de Playa del Carmen, assigns the parcel clave MC1, "Zona Central Mixto Comercial," which includes residential use. It caps the building at 6 levels and 25 m, and states a housing density of 19.00 viviendas for this lot, following a change published in the Periódico Oficial on 28-May-2025.
Why it moves the decision
The permitted unit count and the actual project match, exactly. The developer’s own onesheet calls Naomi Beach "a private collection of 19 villas," the price list numbers exactly 19 units across four towers, and the municipal permit authorizes 19. Three independent documents agreeing on the same number is a real, checkable fact, not marketing language: this project was not oversold past what the land is zoned for.
How it gets settled
The Constancia is itself a public municipal record; a buyer or their notary can request their own copy from the Dirección de Desarrollo Urbano y Fisonomía citing expediente SPU-CUS-0704-2025 to confirm nothing has changed since 10-Jul-2025.
Source: Constancia de Uso de Suelo, oficio MSOL/SOT/DDUyF/0605/2025, expediente SPU-CUS-0704-2025 (OCR’d from the shared PDF); One Sheet-251028-ENG-NAOB.pdf; LP-260709-ENG-NAOB.pdf.
Question 3 of 6
Is Naomi Beach a tower or a phase of Naomi Selva?
Neither. Two separate developments by the same parent company, not one project in two names.
Read the reasoning +Close −
Naomi Beach and Naomi Selva are marketed under a shared "Naomi" brand with separate domains, naomi.mx/beach and naomi.mx/selva. Both trace to the same developer, Incap Playa S.A.P.I. de C.V. (RFC IPL181207LV1, constituted in San Pedro Garza García, Nuevo León), the same acta constitutiva surfacing in both projects’ shared folders. But Naomi Beach holds its own escritura for its own 2,101.87 m² beachfront parcel, and Naomi Selva sits on separate land with its own masterplan.
Why it moves the decision
A buyer comparing the two should not assume shared inventory, a shared HOA, a shared delivery date or a shared payment plan just because the name and the parent company match. What they do share is the counterparty: due diligence on Incap Playa itself, its corporate standing and its RFC, applies to both.
How it gets settled
Ask which entity signs your specific contract. Confirming the two projects’ escrituras are separate parcels, which this page did, is not the same as confirming their sale contracts and HOA structures are unrelated, which a buyer should still ask for in writing.
Source: E.P. 9,657 Acta Constitutiva Incap Playa; CONSTANCIA FISCAL INCAP PLAYA (RFC IPL181207LV1); 46,840 escritura terreno NAOMI BEACH.PDF; naomi.mx domain structure printed on LP-260709-ENG-NAOB.pdf.
Question 4 of 6
Of the 19 villas, how many can you actually still buy?
Sixteen, as of 9-Jul-2026. One is blocked and two are already sold.
Read the reasoning +Close −
The availability plan dated 9-Jul-2026 marks each of the 19 numbered units Available, Blocked or Sold. Counting the plan directly: 16 Available, 1 Blocked (#104, PH Turquesa), and 2 Sold (#101, Villa Marina; #204, Villa Indigo). Priced units range from $20,938,028 to $50,514,750 MXN; the two sold units and the one blocked unit carry no listed price.
Why it moves the decision
This is a dated snapshot, not a live count, and it will move. A buyer calling about "the entry unit" should ask whether #202, the current cheapest priced unit at $20,938,028 MXN, is still on this list, because the two units already off it were mid-tier sizes, not the extremes.
How it gets settled
Ask for an availability sheet dated the week you call, not the developer’s most recent PDF, and ask directly whether #101, #104 or #204 are the ones still off-market, since the labels behind each color are only visible on the legend.
Source: LP-260709-ENG-NAOB.pdf, dated 9-Jul-2026, Available/Blocked/Sold legend counted directly off the per-unit floor plan.
Question 5 of 6
Same villa name, different sizes: which one are you actually buying?
Villa Cobalto alone spans 1,625 to 2,142 ft² depending on tower and floor.
Read the reasoning +Close −
The price list uses the same villa-type name across different sizes: "Villa Cobalto" appears at eight units ranging from 1,625 ft² (#403, #404) to 2,142 ft² (#102), and "Villa Indigo" spans 1,442 to 1,614 ft² across six units. The typology sheet confirms this is intentional, listing each villa name as a range ("1,625 - 2,142 ft2"), not a fixed floor plan.
Why it moves the decision
A buyer comparing "Villa Cobalto" prices across two brokers, or across two unit numbers, could be comparing a 1,625 ft² unit against a 2,142 ft² one under the identical name. The villa names describe a family of layouts sharing a bedroom count and finish level, not a single interchangeable product.
How it gets settled
Always ask for the specific unit number and its ft² from the current availability plan before comparing price. The name alone is not enough to know what you are pricing.
Source: LP-260709-ENG-NAOB.pdf (per-unit sizes); Tipologias-251028-ENG-NAOB.pdf and One Sheet-251028-ENG-NAOB.pdf (villa-type ranges).
Question 6 of 6
If you finance this, what does the bank actually need to exist first?
A condominium regime and a complete file. Neither is in the shared folder yet.
Read the reasoning +Close −
None of the project’s sections holds a condominium-regime document or an HOA-fee schedule. The legal folder is otherwise the richest section of this Drive, twelve files including the land title, the land-use change and the corporate paperwork, but a condominium regime is a separate instrument, filed once a project nears delivery, and it is absent here, consistent with a project still at the foundation stage.
Why it moves the decision
This is not unusual for a project 13 months into vertical construction; it would be unusual for it to exist already. But it does mean bank financing is not a live option today regardless of a buyer’s own credit standing, and cash or preventa instalments are the only modalities actually open right now.
How it gets settled
Ask Incap Playa directly when the condominium regime gets filed and whether it is tied to a construction milestone or a calendar date. That answer also tells you when bank financing becomes possible on this project, for buyers who would rather wait than pay cash.
Source: Absence verified across all sections of the shared Drive, checked 26-Aug-2026.
You can settle this without them
- The deed itself: a public-records search at the Registro Público de la Propiedad de Quintana Roo, folio 5088, confirms whether any lien has attached to the parcel since the 2021 purchase.
- The land-use permit: the Ayuntamiento de Playa del Carmen’s Dirección de Desarrollo Urbano can confirm expediente SPU-CUS-0704-2025 is still current and unmodified.
- The construction itself. This page pinned the jobsite from the developer’s own drone photography; a buyer can request their own recent aerial or ask a local contact to drive by the Xcalacoco lot directly, without needing anything from Incap Playa.
Only they can answer this
- The reservation deposit percentage and the delivery date, both blank fields on the intención de compra template in the shared folder.
- Whether preventa instalments run against calendar dates or against verified construction milestones. The template has no calendar attached.
- Which currency a specific offer is fixed in, given the reservation form carries an exchange-rate line despite the official price list being entirely in pesos.
Everything they shared, counted.
Eight sections, and the legal folder and the construction-progress folder are both unusually deep for a preventa project this early. Brand assets and a bank-account reference sheet for wiring deposits are not counted below: they are sales and payment 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
18 files, e.g. Brochure-251028-ENG-NAOB.pdf
Floor plans
6 files, e.g. Niveles-250926-ENG-NAOB.pdf
Construction / delivery status
46 files, e.g. DJI_0125.JPG (5-Aug-2026, piling rig on site)
Price list
2 files, e.g. LP-260709-ENG-NAOB.pdf (9-Jul-2026, per-unit price and status)
Legal / trust documentation
12 files, e.g. 46,840 escritura terreno NAOMI BEACH.PDF (22-Apr-2021)
Purchase contract
2 files, e.g. Intencion compra-250516-ENG-NB.pdf, a blank reservation template with a deposit and delivery-date field, both unfilled
HOA & fees
No condominium-regime or HOA-fee document in the shared folder. The bank-financing gap below is this gap.
Payment terms
No payment-calendar document. The price list gives a price per unit, not a schedule against it.
4 things we could not verifyopen +close −
No document in the shared folder states a delivery date. The reservation template has a blank field for it, meaning it gets set per contract, not published. Given the site was still driving foundation piles on 5-Aug-2026, a buyer should treat any verbal delivery estimate as exactly that, verbal, until it appears in writing.
The onesheet lists the project address as "Corner of Quinta Avenida and Calle 40, Playa del Carmen", which is the sales gallery in the town centre, about 9 km from the actual jobsite this page pins by GPS. Reasonable for a sales office to publish its own address, but a reader who plugs that address into a map is looking at the wrong beach.
The reservation template carries an "Exchange rate" line even though the official price list is denominated entirely in pesos. That means at least some contracts get quoted or discussed in dollars and converted, and this page could not confirm on what date or at what rate that conversion happens for a live deal. Ask which currency your specific contract fixes the price in, and get the rate and date in writing if it is not pesos.
The Drive names Incap Playa as the developer of record for Naomi Beach, and the same acta constitutiva and RFC surface for the separate Naomi Selva project on the sibling Drive. This page did not open Naomi Selva’s documents beyond confirming that distinction: the two are separate developments, with their own escrituras, masterplans and domains (naomi.mx/beach and naomi.mx/selva), sharing only the parent company.
The finished building, as rendered
Developer renderings, not photographs of a completed building. Naomi Beach is currently in active foundation-stage construction; see the dated site photography above for what exists today.
Priced in pesos, dated to the week.
Price range
MXN 20,938,028 – 50,514,750
roughly USD 1,234,000–2,978,000 at the Banxico FIX of 25-Aug-2026, 16.9647; the developer prices in pesos, so the dollar figure moves until you sign
Availability
16 of 19 priced as of 9-Jul-2026
Financing
Cash, or preventa terms see below
Delivery
Not stated. Foundations underway as of 5-Aug-2026. See the site photography above.
Where these figures come from +Close −
MXN 20,938,028–50,514,750 comes from “LP-260709-ENG-NAOB.pdf,” dated 9-Jul-2026, which colors each of the 19 numbered units Available, Blocked or Sold and prices only the 16 marked Available. The lowest figure belongs to unit #202 (Villa Indigo, 1,496 ft²); the highest to #305 (PH Maya, 4,252 ft²). The price list is denominated in pesos throughout, with no dollar figure published anywhere in the developer’s own materials. The USD range shown above, and the per-m² conversion in the market chart further below, are FEUDO’s own conversion at the Banxico FIX of 25-Aug-2026 (16.9647 MXN/USD), used consistently across this page, not a developer figure.
No document states a delivery date. What the documents do say: the reservation template leaves “Delivery date of unit” blank, meaning it is negotiated per contract, and the developer’s own drone photography shows a piling rig actively driving foundations on 5-Aug-2026, roughly 13 months after the land-use permit was granted. That is early-stage vertical construction, not a project approaching handover.
No payment-calendar document appears in this folder, and unlike a delivered building this is worth asking about directly: a preventa project this early normally does publish an instalment schedule, and the blank deposit and delivery-date fields on the reservation template suggest Naomi Beach negotiates it per buyer rather than publishing one. Ask whether instalments run against calendar dates or against verified construction milestones, since only the latter shares the build-timeline risk with the developer. How financing works here is a separate page; this is only what is specific to this project.
No verbal statement from a sales representative about price, discount or delivery date should be relied on over a written, dated document. Ask for anything quoted verbally in writing before it factors into a decision.
Where this sits in what the zone actually moves.
Not a valuation and not a comparables table. Where Naomi Beach’s own peso price list lands against other Playa del Carmen developments in our own market monitor, once converted to a common unit for comparison only.
Asking price per m², Playa del Carmen developments
Naomi Beach’s figure is this page’s own conversion of its peso price list at the Banxico FIX rate of 16.9647 MXN/USD (25-Aug-2026), the same rate used everywhere on this page, for comparison only. It is not a developer-published dollar price.
- Naomi Beach (this project, converted)8,587
- DUNA6,110
- BELLE AME5,724
- NOBLE5,309
- IDILIK RESIDENCES5,332
- CONSTITUYENTES 802,990
- THE FIVES BEACH (Zona Diamante, delivered)3,395
- CENTURMEX 25 (Coco Beach)3,395
- VIA 552,088
- SOLEIL2,297
- GOBERNADOR 281,783
- NATIVA677
- MONTENIA482
By this reading Naomi Beach prices well above every Playa del Carmen preconstruction project in our monitor, and above The Fives Beach, a delivered beachfront comparable in Zona Diamante. Some of that gap is real: Naomi Beach is beachfront, low-density and multi-bedroom villas rather than condo units. Some of it is not comparable at all: a project mid-foundation and a delivered building carry different risk, which price alone doesn’t show. This is a flag to ask about, not a verdict on value.
Buyer requests in Playa del Carmen at this ticket size
Our own demand monitor tops out at “$700k+”, and Naomi Beach’s converted range (roughly USD 1,234,000–2,978,000 at the same Banxico FIX above) sits entirely above that band, so this is honestly thin data rather than a trend.
A handful of requests a month across all of Playa del Carmen at this ticket size. Real demand exists at this price point, but not enough volume to read a direction from.
Source: FEUDO’s own broker-request monitor and project set. It measures what brokers wrote down, which skews toward what circulates between agents, not the full market. A read on direction, not a valuation.
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 only route the price list itself prices for outright: it lists a peso amount per unit and nothing about a schedule. On a project still at foundation stage, cash also means carrying construction risk yourself with no bank in the loop reviewing the paperwork on your behalf.
- Bank mortgageConditional
Not available yet in the way a buyer might assume from the price list. A bank lends against a constituted condominium regime and a complete file, and neither exists yet: the shared folder has no HOA or condominium-regime document, and the project is still pouring foundations. This is the same gap the legal question below describes.
- Pre-construction instalmentsNot offered in writing
This is exactly the stage the modality is built for, piling and foundations underway, years from delivery, and the reservation template in the folder has a blank "Method of payment" and "Deposit" field. The structure clearly exists; the developer has not published the calendar, the enganche percentage or whether payments track calendar dates or construction milestones. Ask for it in writing and ask specifically whether it runs against verified progress.
- Developer financingNot offered in writing
Nothing in the shared folder offers it and nothing rules it out. If Incap Playa extends its own terms, the contract has to be registered with PROFECO to hold up against a buyer, and the rate is theirs to set, not the market’s.
- Infonavit / co-financingNot available here
Depends on having contributed formally to the Mexican system. Worth one check if you are Mexican and ever worked in Mexico: a housing sub-account can sit there unnoticed for years. It does not exist for a foreign buyer.
Each verdict below comes from the project's construction stage and from what the developer's own folder contains, judged against the five ways property is paid for in Mexico. They are not quotes, and no rate appears here: in bank credit the rate is set by the bank and in developer financing by the developer, so it is a fact about your counterparty, not about the market.
The developer’s own onesheet publishes the sales gallery’s address, on Quinta Avenida in central Playa del Carmen, about 9 km from the actual jobsite. The pin below comes from GPS metadata embedded in the developer’s most recent construction drone photography (5-Aug-2026), cross-checked against the parcel description in the municipal land-use permit.
Xcalacoco, Lote 003, Manzana 001 (city block), Supermanzana 025, Playa del Carmen, Quintana Roo 77710, México
Open the full mapPin: GPS EXIF from DJI_0112.JPG (5-Aug-2026, DJI FC7303), cross-checked against the parcel address in the municipal Constancia de Uso de Suelo. Checked 26-Aug-2026. Cross-checked 28-Aug-2026 against the Google Maps place listing for “Naomi Beach”.
How far to what
- 5a Avenida, Playa del Carmen centre8 km11 min
- Walmart Playa del Carmen (nearest supermarket)9 km12 min
- Cozumel ferry pier (Muelle de Ultramar)9 km13 min
- Hospiten Riviera Maya12 km15 min
- Cancún International Airport (CUN)50 km39 min
Road distances and drive times measured from the pin above, routed on OpenStreetMap's street network (OSRM) on 26 August 2026. Times assume clear roads.
Worth being precise about what sits inside what: this lot is in Xcalacoco, the corridor also known as Grand Coral and now branded Corasol, inside the city of Playa del Carmen, which is itself the seat of the municipality of Solidaridad, Quintana Roo. “Playa del Carmen” on its own describes a city far larger than this project and its immediate corridor.
Start here
Want everything
behind what you just read?
The documents, the ones still missing, and what we would ask before an offer. Independent analysis, not a substitute for the developer’s own disclosure and not a sales pitch.
Or write directly to [email protected]
Tell us what you want to know.
We’ll come back with what the documents confirm, what they don’t, and what we’d ask before an offer.