Senderos, Ciudad Mayakoba
385 single-family lots inside a planned community west of the highway, sold out on the developer’s own inventory sheet, fully serviced and still almost entirely unbuilt.
Senderos is the single-family lot product inside Ciudad Mayakoba, the planned community west of the Cancún to Tulum highway in Playa del Carmen, developed by Novaterra Caribe. Its brochure counts 385 lots from 178 to 300 m² (1,916 to 3,229 sq ft) across three sections, Norte, Mayakoba and Poniente, behind a three-metre electrified perimeter wall with card access and round-the-clock security, with a club house, pools, tennis and padel courts, and six hectares of green area on its own count. The streets, the gatehouse and the club house are built and in use. Almost none of the lots are.
Source: BROCHURE ESCRITORIO.pdf, dated 16-Aug-2024; Senderos_Lineamientos de Construccion.pdf; REGLAMENTO DE CONSTRUCCIÓN PONIENTE.pdf, Feb-2022; drone photography of the streets and gatehouse dated 2-Jul-2024; club-house photography whose files carry no capture date, oldest stamps 15-Mar-2022 and 12-Sep-2023. All developer-issued. Opened 27-Aug-2026.
It fits you if
You want land whose urbanisation risk is already behind it. The streets, sidewalks, lighting, gatehouse and club house are finished and photographed, which is rare in land on this coast.
You intend to build a house rather than hold a lot indefinitely, and you are comfortable being told what colour, what roof, what plants and what fence.
You want a permanent-residence address with services rather than a beach rental. The wider community has neighbours who live here year round, and its master plan puts schools, a hospital and commercial space inside it, some delivered and some still on paper. Count what is open before you count on it.
You would rather buy a finished house than manage a build. Four turnkey designs are priced at MXN $6.8 to $9.6 million on the developer’s undated sheet, delivering in twelve months or December 2026. A dated list in the same folder runs higher.
It doesn't if
You need to buy from the developer. Its own inventory sheet says Senderos is 100% sold, so the practical route in is a resale from an owner. The sheet carries no date.
You want a beachfront or walk-to-the-beach address. This is west of the highway, and the nearest public beach is about a ten-minute drive, plus the last stretch in.
You want to build big on a small lot. In Senderos de Mayakoba the ceiling is 1.20 times the lot area, and a design that fits in Poniente can be illegal there.
You want to hold vacant land as a patient asset. The rules charge MXN $10,000 for every month past a build deadline set in your own contract, and the rulebook does not say what that deadline is.
Two very different things share this name.
Mayakoba resort sits east of the highway: a gated 595-acre enclave of mangrove and a mile of Caribbean beach, four luxury hotels and private residences that start in the millions. Ciudad Mayakoba is west of the highway and is a separate product entirely, a planned town of more than 450 hectares built for people who live here, with parks, bike paths, a commercial plaza and no beachfront. Senderos is one lot section inside that second place. Buying here does not carry access to the resort, its hotels or its beach.
Two things worth knowing about living here. A car is not optional: there is no useful public transport, and everyday errands mean the drive back into Playa del Carmen. And the whole municipality of Solidaridad carries a high hurricane-wind rating, with Emily and Wilma both striking this area directly in 2005. Being inland removes storm surge, not wind, outages or heavy rain. Our own zone research also flags what the sales material will not: in a community still adding phases, the upside narrows as the master plan fills in.
Source: FEUDO zone research on Mayakoba, Playa del Carmen, compiled June 2026 from visitor and expat guides, investor accounts and municipal risk data (CENAPRED Atlas de Riesgos Municipio Solidaridad 2016, NOAA hurricane tracks). It describes the zone, not this section.
Same brand, two ceilings: 1.20 and 2.00.
Both rulebooks set the same C.O.S. (coeficiente de ocupación del suelo, the share of the lot a single level may cover) at 50%, and the same limit of three levels to 10 metres. They part on the C.U.S. (coeficiente de utilización del suelo, the total floor area summed across every level): 1.20 in Senderos de Mayakoba, 2.00 in Senderos Poniente, which also caps how much of the lot may be altered at all at 80%. Setbacks are 5.00 m at the front, 3.00 m at the rear and 1.00 m each side, with the rear rising to 5.00 m where the lot backs onto the perimeter wall or a footpath.
What that does to a real lot, our own arithmetic on the developer’s own numbers: a 185.45 m² (1,996 sq ft) lot on Parque del Nilo tops out around 371 m² (3,992 sq ft) of total floor area under Poniente’s 2.00, and around 223 m² (2,395 sq ft) under the 1.20 next door. Casa Tuux, the largest of the four houses on the developer’s technical sheet, is built on that exact lot and its own area schedule counts 258.51 m² (2,783 sq ft) toward the coefficient. It fits in Poniente with room to spare. The same house would not be permitted in Senderos de Mayakoba.
Source: Senderos_Lineamientos de Construccion.pdf, section 2.8; REGLAMENTO DE CONSTRUCCIÓN PONIENTE.pdf, section 2.10, Feb-2022; Anexo 4 sheets, Mza 011 lots 01 to 20, November 2021; METRAJE COMPARATIVO.pdf. Floor-area totals and the sq ft conversions are ours.
Six questions to settle before you sign.
Each one comes straight out of the developer’s own documents, or out of the gap between two of them. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 6
Is there anything here to buy?
The developer’s own inventory sheet says the project is 100% sold. What is left in the folder with a price is four turnkey houses, and whatever comes back to market as resale.
Read the reasoning +Close −
The folder the developer names for inventory holds a single file, and it is an announcement: “Proyecto 100% vendido”, stamped “Sold out”, thanking more than 1,400 families and investors. It carries no date. Against that, the technical sheet for houses prices four finished designs, and FEUDO’s own broker-request monitor still carries two Senderos rows in this zone, one as a resale listing and one as off-plan. This page does not pick a winner between them.
Why it moves the decision
It changes what you are shopping for. A sold-out primary means the price is set by owners and their agents rather than by a developer’s list, there is no discount table to negotiate against, and the payment plans further down this page describe terms that may no longer be on offer. It also means the community is already fully committed, which is a different risk profile from a section still filling up.
How it gets settled
Ask the developer directly, in writing, whether any lot remains in Senderos Norte, Senderos Mayakoba or Senderos Poniente, and ask for the date of that answer. If the answer is no, the search becomes a resale search and the owner, not the developer, is your counterparty.
Source: IMPORTANTE SENDEROS.jpg, the only file in the developer’s inventory folder, undated. Ficha Técnica Casas Senderos.pdf. FEUDO’s own broker-request monitor, rows “SENDEROS MAYAKOBA” and “SENDEROS PONIENTE”.
Question 2 of 6
Which rulebook governs my lot, and what does it let me build?
Two rulebooks, both contract annexes. Senderos de Mayakoba allows 1.20 times the lot area in total floor space. Senderos Poniente allows 2.00.
Read the reasoning +Close −
The Senderos de Mayakoba rulebook sets land use H.2.U.1 with one home per lot, a C.O.S. of 50%, a C.U.S. of 1.20, three levels to a maximum height of 10 metres, and setbacks of 5.00 m at the front, 3.00 m at the rear and 1.00 m on each side. The Senderos Poniente rulebook, dated February 2022, sets the same 50% and the same three levels and 10 metres, but a C.U.S. of 2.00, plus a C.M.S. of 80% capping how much of the lot may be altered at all. Both figures are repeated on the per-lot annex sheets: 1.20 on the Mza 33 sheet for Senderos de Mayakoba, 2.00 on every Mza 011 sheet for Senderos Poniente.
Why it moves the decision
On a 185.45 m² lot, which is a real size on the Poniente sheets, 2.00 permits about 371 m² of total floor area and 1.20 permits about 223 m². That is our arithmetic applied to the developer’s own coefficients and the developer’s own lot area, and neither total appears written in any document. It is the difference between a three-storey house with a roof garden and a modest two-storey one on the same footprint, and it is decided by which section your lot sits in rather than by how big the lot is.
How it gets settled
Before you commission plans, get the Anexo 4 sheet for your specific manzana and lot and read the coefficients printed on it. That sheet is a contract annex, so it governs, and it is per lot rather than per project.
Source: Senderos_Lineamientos de Construccion.pdf, section 2.8; REGLAMENTO DE CONSTRUCCIÓN PONIENTE.pdf, section 2.10, Feb-2022; Anexo 4 sheets for Mza 33 Lote 13 (June 2014) and Mza 011 lots 01 to 20 (November 2021). Floor-area totals are our own arithmetic.
Question 3 of 6
How long do I have to build, and what does it cost if I miss it?
The 91-page rulebook does not name the deadline. It points to a clause in your own contract, and then charges MXN $10,000 for every month you run past it.
Read the reasoning +Close −
Both rulebooks say the same thing twice, once for starting and once for finishing: the owner must build within the term set by a clause called “Plazo para Construir” in the purchase-promise contract. Neither document states what that term is. What both do state is the penalty: MXN $10,000 per month or fraction of a month of delay, and a further MXN $10,000 for each breach of the rules, with demolition available to the committee as a remedy. The Senderos de Mayakoba rulebook also charges a MXN $5,000 fee to review your architectural plans; the Poniente one leaves that fee to the purchase contract as well.
Why it moves the decision
This is the single number that decides whether a lot is a patient asset or a construction deadline with a meter running, and it is the one number the rulebook refuses to publish. A buyer who reads only the rulebook, which is the document that gets shared, will not find it. USD $589 a month at the rate this page uses is not ruinous on its own, but it compounds for as long as the lot stays empty.
How it gets settled
Read the “Plazo para Construir” clause in the draft contract before you sign anything, and ask whether the clock starts at signature, at delivery of the lot or at escritura (the notarised public deed). Ask the same question of a resale seller: their clock may already be running.
Source: Senderos_Lineamientos de Construccion.pdf, sections 4.1, 4.2, 4.5 and 4.6; REGLAMENTO DE CONSTRUCCIÓN PONIENTE.pdf, sections 4.1, 4.2 and 4.6.
Question 4 of 6
Who approves the house I want to build, and what can they stop?
A Comité de Arquitectura appointed by the developer. It has 45 days to answer, it may suspend the works, and its silence counts as approval.
Read the reasoning +Close −
Both rulebooks give plan review to a Comité de Arquitectura named by Novaterra Caribe. It has 45 calendar days to rule, and if it does not rule the project is deemed feasible. Approval does not replace the municipal building licence or the vegetation-removal permit, which stay the owner’s responsibility, and the owner must also carry a construction insurance policy for at least the value of the home before starting. The committee inspects during the works, can order corrections including demolition, and can pull the site pass that lets your crew through the gate. The rulebooks then reach a long way into the design: a native-vegetation strip that has to be left uncleared at the front and rear of lots that back onto the perimeter wall or a footpath, a banned plant list, no polished glossy floor finishes, no window air-conditioning units visible on a façade, no raised pools at ground level, and a cistern sized for three days of water.
Why it moves the decision
Most of that is normal for a gated community and some of it protects your resale. What is worth knowing before you buy is that the design freedom you are paying for is narrower than a private lot outside a regime, that a rejection restarts the clock on a deadline you are already being fined against, and that in Poniente a rejected project has to pay the review fee again.
How it gets settled
Ask for the committee’s current submission requirements and its fee in writing, and ask how many projects it rejected last year and for what. Ask a neighbour who has already built, if there is one.
Source: Senderos_Lineamientos de Construccion.pdf, sections 3.12, 4.2 to 4.5 and 5; REGLAMENTO DE CONSTRUCCIÓN PONIENTE.pdf, sections 4.2 and 5.
Question 5 of 6
Is the land serviced today, or is that a promise?
Serviced. Four dated, geotagged drone photographs show the gatehouse, the streets and the lighting finished. The club house is finished too, in a separate set of photographs the files cannot date as precisely.
Read the reasoning +Close −
Four aerial photographs in the folder were shot on 2-Jul-2024 and each carries GPS coordinates in its metadata. Opened one by one, they show the entrance gatehouse finished with its landscaping in, paved streets and sidewalks laid through the blocks, and street lighting installed. The club house does not appear in any of the four. It appears in a different set: three aerials and one overhead of the pool, which show it complete and in use, with its lap pool, its recreational pool, two tennis courts, two padel courts and cars parked outside. Those four files carry no camera, no GPS and no capture date, only editing stamps, the oldest being 15-Mar-2022 on the three aerials and 12-Sep-2023 on the pool. Read strictly, they place the club house as finished by those dates at the latest. A ground-level photograph of the same pool does carry a capture date, 2-Feb-2022, from an iPhone. In the geotagged 2024 frames, almost every lot is still standing jungle.
Why it moves the decision
For a lot buyer this is the good news and it is unusual: the urbanisation risk that dominates most land purchases on this coast has already been taken. What the photographs also show is that a project sold out in a community two years ago can still be an empty street. If you build early you are living on a construction site for years as neighbours catch up, and if you buy for resale your comparable is an empty lot rather than a finished street.
How it gets settled
Ask for photographs of your own manzana with a date on them, and ask the administration how many homes are finished, under construction and not started. Then walk it.
Source: Four drone photographs in the developer’s images folder, EXIF capture date 2-Jul-2024 with GPS coordinates, DJI FC8482. Four club-house photographs from a separate set, with no camera, no GPS and no capture date: their oldest stamps read 15-Mar-2022 and 12-Sep-2023. One ground-level club-house photograph, capture date 2-Feb-2022, iPhone. Metadata read file by file on 27-Aug-2026.
Question 6 of 6
Why can two different lots both be “Manzana 11”?
Because the sections number their blocks independently. Seven numbers, 4, 5, 6, 9, 10, 11 and 12, exist in both Senderos Poniente and Senderos Norte.
Read the reasoning +Close −
The plan sets in the folder are filed by section. Senderos Poniente runs manzanas 1 to 14 with no manzana 7 among them. Senderos Norte runs 4 to 7, 9 to 12 and 16 to 18. Senderos de Mayakoba runs 24 to 27, 30 and 33 to 35. So manzanas 4, 5, 6, 9, 10, 11 and 12 each name a different block in two different sections. The technical sheet for houses shows how easily that lands wrong: it places Casa Tuux at Mza 11 Lt 18 in Senderos Poniente, and there is also a Mza 11 Lt 18 in Senderos Norte.
Why it moves the decision
A block and lot number alone does not identify a property here, and the two candidates can sit under different rulebooks with different building ceilings. A quote, an offer letter or a listing that names only the manzana and lot is ambiguous on the one variable that decides what you can build.
How it gets settled
Insist that every document names the section as well as the manzana and lot, and check it against the Anexo 4 sheet, which prints the section in its title block.
Source: Architectural plan sets in the developer’s folder, filed by section; Ficha Técnica Casas Senderos.pdf; Anexo 4 sheets.
You can settle this without them
- The uso de suelo (zoning) certificate for the specific manzana (block) and lot, at the Dirección de Ordenamiento Urbano of the municipality of Solidaridad. It is not the building licence and not the operating licence: those are later and separate.
- Whether a condominium regime for the section has actually been filed at the Registro Público de la Propiedad of Quintana Roo, and the registry history of the parcel behind it.
- For a foreign buyer, what a fideicomiso (the bank trust a non-Mexican needs to hold coastal property) costs to set up and to keep, quoted by a bank rather than by a seller.
- How many homes are actually finished inside the section today, which you can count from the street or from current satellite imagery.
Only they can answer this
- The term in the “Plazo para Construir” clause, and the date the clock starts.
- The cuota de mantenimiento (monthly homeowners’ fee) in force this year, and what it covers. No figure appears anywhere in the folder.
- Whether any lot is still available from the developer in any of the three sections, and as of what date.
- The currency of the $25,000 reservation on the payment sheet, which the sheet never states.
Everything they shared, counted.
The strongest part of this file is its paperwork: two full construction rulebooks that are contract annexes, a survey sheet for every lot with its area, boundaries, coefficients and setbacks printed on it, and a complete compliance set with privacy notices in both languages and buyer identification forms. What is missing is the other half of a land purchase: no escritura (notarised public deed), no condominium-regime filing, no lot-by-lot price list, and no maintenance fee.
As shared by the developer · opened 27-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
5 files, e.g. BROCHURE ESCRITORIO.pdf (16-Aug-2024)
Floor plans
367 files, e.g. One Anexo 4 per lot: a scaled survey sheet with the lot’s area, its four boundaries, its coefficients and its setbacks
Construction / delivery status
9 files, e.g. Four drone photographs of the streets and the gatehouse, shot 2-Jul-2024, each with GPS coordinates in its metadata
Price list
5 files, e.g. Ficha Técnica Casas Senderos.pdf, undated (four turnkey houses with price, lot, built area and delivery)
Legal / trust documentation
2 files, e.g. Senderos_Lineamientos de Construccion.pdf, 91 pages, declared Anexo 8 of the purchase-promise contract
Payment terms
2 files, e.g. PLANES DE PAGOS SENDEROS.pdf (21-Jul-2025)
Purchase contract
13 files, e.g. NUEVO Formato de Reservación SENDEROS Versión 2024-4.docx
HOA & fees
No cuota de mantenimiento (monthly homeowners’ fee) figure, budget or bylaws in the folder. Both rulebooks charge penalties against that fee, so it exists; the amount is never stated.
5 smaller gaps, worth knowingopen +close −
The inventory sheet that declares the project 100% sold carries no date anywhere on it. It sits in the folder the developer names for inventory, and nothing else in the folder contradicts it, but it cannot be aged.
The brochure advertises 6 hectares of green area as “40% of the condominium”, on a condominium it puts at 16 hectares. Six over sixteen is 37.5%, and if those 6 hectares sit on top of the 16 the share drops to 27%. Neither reading returns the 40% printed beside it. The Senderos de Mayakoba rulebook gives 27 hectares for that section on its own, a third scope again, so nothing in the folder settles how much green area the development actually holds.
The address is written three ways across the developer’s own documents: km 290 of the Chetumal to Puerto Juárez federal highway in the brochure, km 298 in the Senderos de Mayakoba rulebook, and Boulevard Playa del Carmen km 298 in the Senderos Poniente one. It matters because the uso de suelo (zoning) certificate is pulled by address at the municipality.
The claim of more than 1,400 families and investors is the developer’s own, printed on the same sheet that announces the sell-out. Nothing independent in the folder supports or contradicts it.
The map pin below comes from the GPS stamped inside the developer’s drone photographs, so it marks where the drone flew over the section, not the boundary of any particular lot.
The section as built, and the houses as drawn
Aerial and ground photographs are the developer's own, dated in their metadata and unedited. House images are renderings supplied by the developer, illustrative of a design rather than a record of a finished building.
A floor for the land, a full range for the houses.
Turnkey houses, four designs, undated sheet
MXN $6,800,000 – $9,600,000
Our conversion: USD $400,832 – $565,881 at Banxico’s FIX rate of 16.9647, 25-Aug-2026.
A second, dated price list in the same folder reaches $10,990,000 on a partly different set of designs, and it expired 31-Mar-2026. Both are opened below.
Lots
From MXN $1,700,000 no ceiling published
USD $100,208 by the same conversion. Fact sheet dated 15-Aug-2024.
Lot sizes
178 – 300 m² 1,916 – 3,229 sq ft
Availability
Declared 100% sold / undated sheet
Where these figures come from +Close −
The house prices come from the developer’s technical sheet for houses, which lists four designs: Casa Ku at MXN $6.8 million on a 169 m² (1,819 sq ft) lot with 191 m² (2,056 sq ft) built, Casa Mía at $7.6 million on 202.5 m² (2,180 sq ft) with 216 m² (2,325 sq ft), Casa Eternity Jol at $8.7 million on 179.25 m² (1,929 sq ft) with 223.44 m² (2,405 sq ft), and Casa Tuux at $9.6 million on 185.45 m² (1,996 sq ft) with 261.1 m² (2,810 sq ft). Three sit in Senderos Poniente and one in Senderos Norte. Delivery is twelve months for two of them and December 2026 for the other two. The sheet does not state a currency and the peso is what the rest of the folder uses. All dollar figures on this page are our conversion at a single rate, Banxico’s FIX for 25-Aug-2026. That sheet carries no date anywhere on it, and neither does the graphic version of it filed alongside.
Six houses in the folder carry a price, and the four above are the four on that sheet. The two left out are alternative designs on lots already listed above: Casa Sak Lu’um on Mza 14 Lt 4 at 169 m² (1,819 sq ft), the Casa Ku lot, and Casa K’áak Náajal on Mza 12 Lt 8 at 202.5 m² (2,180 sq ft), the Casa Mía lot. They redesign two of the same four plots, so the count of finished houses on offer stays at four. Their prices sit on the only dated price paper in the folder, a list of 19-Jan-2026 marked valid through 31-Mar-2026 and issued by a brokerage rather than by the developer. On that list Casa K’áak Náajal is MXN $10,480,000 (USD $617,753) and Casa Sak Lu’um is $7,690,000 (USD $453,294); Eternity Jol and Tuux hold at the same $8.7 and $9.6 million without a roof top and add roof-top versions at $9,900,000 (USD $583,565) and $10,990,000 (USD $647,816); Casa Ku and Casa Mía do not appear on it at all. Both of its dates are behind us. Read the four figures above as the developer’s undated sheet, and confirm each one before you move money.
One number in that sheet is worth reading carefully. Casa Tuux is listed at 261.1 m² of construction, and the developer’s own area comparison shows where it comes from: that is the version without a roof top, and it already includes the pergolas, the pool and the terrace. The figure that counts against the building coefficient is 227.15 m² (2,445 sq ft) without the roof top and 258.51 m² (2,783 sq ft) with it. Marketed square metres and regulated square metres are two different accountings of the same house.
For the land, the only price the folder publishes is a starting point, MXN $1.7 million on a fact sheet dated 15-Aug-2024. There is no lot-by-lot price list in the folder, so no ceiling can be quoted honestly. Payment terms are documented and they moved between the two sheets: a $25,000 reservation with 25% on signature and 75% over 12 interest-free instalments in August 2024, the same structure over 24 instalments by July 2025. How buying works here is a separate page; this is only what is specific to this project.
No cuota de mantenimiento (monthly homeowners’ fee) appears anywhere in the folder, in any amount. Both rulebooks charge penalties against it, so it exists and it is collected. Ask for the current figure in writing before you budget.
Where this sits in what the zone actually moves.
A read on direction, not a valuation. Land and finished homes are not priced on the same per-m² basis, so the chart below labels which each row is, along with how many units the monitor recorded and whether it was selling off-plan or delivered.
Price per m², Mayakoba zone of Playa del Carmen
Seven projects the monitor records in this zone. Two are serviced land, five are homes.
- Senderos Ponienteland · Off-plan · n=28$509
- Senderos Mayakobaland · Resale / delivered · n=27$532
- Jardines de Ciudad Mayakobahomes · Resale / delivered · n=7$1,928
- Xtsunuumhomes · Off-plan · n=14$2,871
- Bosques Mayakobahomes · Off-plan · n=259$3,255
- Maresia Mayakobahomes · Off-plan · n=26$4,826
- The Reserve Mayakobahomes · Off-plan · n=89$6,320
The two Senderos rows sit at roughly a sixth of what a finished home costs per m² in the same community. That gap is the product, not the address: one buys a serviced lot, the other buys a built dwelling. The useful comparison for a lot buyer is the land price plus a construction budget against the home rows, and the construction budget is the number this folder never gives you.
Buyer requests recorded in this zone, by product
May to August 2026, 38 requests in total.
Not one of those requests asked for land in this zone. That is a statement about what brokers wrote down over four months, not proof that nobody wants a lot here, and the monitor is small. Read it as what it is: for a resale, the buyer most likely to be looking in this community is looking for a house, which favours selling a lot with a finished design and a build quote attached to it.
Source: FEUDO’s own broker-request monitor, which measures what brokers wrote down rather than the whole market. A read on direction, and no price on this page was derived from it.
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 developer’s own payment sheet carries a cash route: a $25,000 reservation, 10% on signature and the remaining 90% settled within one month. The sheet never says which currency those figures are in, and everything else priced in the folder is in pesos.
- Bank mortgageConditional
A Mexican bank lends against a titled property with its legal regime constituted and its file complete. Here the per-lot contract annexes describe each lot as a “unidad privativa” (a privately owned unit inside a shared regime) and the brochure states the section will operate under a régimen de condominio (condominium regime), but no constitutive deed or registry filing is in the shared folder. That is the same gap as the legal question above, not a second one. And a lot with no house on it is a different lending product from a finished home in most Mexican banks.
- Pre-construction instalmentsConditional
Documented and specific: a $25,000 reservation, 25% on signature and 75% over up to 24 monthly instalments with no interest, per the payment sheet dated 21-Jul-2025. The same plan on the 15-Aug-2024 fact sheet ran to 12 instalments, so the term doubled between the two documents. What conditions it is availability: the inventory sheet in the same folder says the project is sold, so these terms would have to be confirmed as still applying to something actually on sale.
- Developer financingNot offered in writing
Nothing in the folder offers a long-term note after title passes, the kind where you already own the lot and keep paying the developer for years. The 24-instalment plan above runs before delivery, not after it.
- Infonavit / co-financingNot available here
Depends on having contributed to the Mexican housing system through formal employment, so it does not exist for a foreign buyer. Worth one check if you are Mexican and worked in Mexico at any point: a housing sub-account can sit there unnoticed for years.
Each verdict comes from what the developer's own folder contains and from the state of the section, judged against the five ways property is paid for in Mexico. They are not quotes, and no interest rate appears here: a rate is a fact about your counterparty, not about the market.
The developer publishes no coordinates. The pin below is read from the GPS stamped inside its own drone photographs of the section, shot 2-Jul-2024, so it marks where the drone flew rather than the boundary of any one lot. It reverse-geocodes onto a residential street inside the community, which matches what those photographs show.
Senderos, Ciudad Mayakoba, west of the Chetumal to Puerto Juárez federal highway, Playa del Carmen, Solidaridad, Quintana Roo, México
Open the full mapPin: Google Maps place listing for “Senderos De Ciudad Mayakoba”, read 28-Aug-2026.
How far to what
- Playa del Carmen, 5th Avenue10 km12 min
- Hospital Amerimed Playa del Carmen9.9 km12 min
- Walmart Playa del Carmen11 km13 min
- Cozumel ferry pier10.3 km13 min
- Mayakoba resort main gate, Highway 30711.7 km15 min
- Punta Esmeralda, nearest public beachThe developer’s brochure states 5 minutes to the beach. Routed from the coordinates in its own drone photographs, the named roads run out 7.2 km and about 9 minutes away. The last 550 m into the beach itself, 7.7 km in total, are an unnamed way the router covers at walking pace, so treat the final approach as slower than the drive. Worth asking which access point the brochure means.7.2 km9 min
- Cancún International Airport (CUN)48.7 km37 min
Road distances and drive times routed on OpenStreetMap's street network from the pin above, 27 August 2026. Times assume clear roads. The pin is section-level, so treat short distances as carrying that margin.
Worth being precise about what sits inside what: Senderos is one lot section inside Ciudad Mayakoba, which is a planned community inside the city of Playa del Carmen, in the municipality of Solidaridad. The name “Mayakoba” on its own belongs to a beach resort on the other side of the highway, and a listing that leans on it is describing a place this address does not include.
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.