Soleii Playacar Premium Residences
24 low-rise units across 3 buildings inside Playacar Fase I. 13 are already sold as of 12-Aug-2026, and the developer photographed almost every unit still on the market individually, not just a model and a rendering.
Soleii is a 24-unit development across three low-rise buildings (A, B and C), each four floors tall with two units per floor, inside Playacar Fase I, the walled, beachfront-adjacent neighborhood immediately south of central Playa del Carmen. Units run 3 and 4 bedrooms, from 190 to 281 m² / 2,045 to 3,025 sq ft, plus a single penthouse with its own rooftop plunge pool, and two ground-floor “Garden House” units with a private pool and yard. Prices on the developer’s current list run USD 1,195,000 to 1,995,000. Thirteen of the 24 units were already sold as of 12-Aug-2026, leaving 11 available and none reserved.
Source: Soleii Brochure.pdf; Lista de Precios SOLEII_ago’26.pdf (created 28-Jul-2026); Inventario Visual SOLEII_ago’26.pdf (created 12-Aug-2026), all developer-issued. Both price and availability carry the developer’s own printed caveat: “Prices and availability are subject to changes with no prior notice.” Captured 26-Aug-2026.
It fits you if
You want to see the actual unit you’d buy, not a rendering: 7 of the 8 available units in Buildings B and C have their own developer photo set, plus the sold model unit. Ask which folder a specific unit’s photos come from before relying on them, see below.
Your budget sits inside USD 1,195,000–1,995,000 for a 3- or 4-bedroom low-rise condo unit, with private-pool Garden House and penthouse options at the edges of that range.
You’re comfortable holding coastal Mexican property through a bank trust (fideicomiso): standard for any foreign buyer in Playacar, developer paperwork or not.
You’re fine moving forward on a compact document set, brochure, a real finish specification, floor plans and a price list, rather than a full legal, HOA and payment-plan package. Everything they shared is counted below, with nothing padded.
It doesn't if
You need written confirmation on the specific unit before you commit. Photography from 2026 shows a finished building, but the price list still prints a March-2026 delivery date it never restates, and two units currently on the market are pictured only in eighteen-month-old construction photos. Almost certainly stale material rather than a stalled build; ask for dated proof on your unit anyway.
You need the HOA fee before you sign. Nothing in any of the 5 folders states one, on a building with a pool, gym, security booth and basement parking that will need it.
You want Building A. Seven of its 8 units are already sold; only A201 remains.
You need legal or trust documentation on file before you’d move forward: none exists in this project’s shared folder, and Playacar requires a fideicomiso regardless.
A condo project inside a neighborhood of houses.
Soleii sits inside Playacar Fase I, a single-entrance, security-gated neighborhood immediately south of central Playa del Carmen, in the municipality of Solidaridad, Quintana Roo. Fase I is mature and expensive, and it is dominated by single-family houses and villas: only two small hotels and very few condominium buildings operate inside its perimeter. The typical resident is a retired or semi-retired North American or Canadian, and a large share of homes here are vacation rentals or second homes rather than full-time residences.
That has two practical consequences. There are no shops or supermarkets inside Fase I itself: Chedraui Playacar, on the federal highway, is the closest one, and daily life here assumes a car. And the perimeter, while gated, is documented as porous rather than hermetic, with routine traffic from staff, delivery and sightseeing visitors, which is a real but moderate qualifier on the “exclusive, controlled-access” framing the brochure leans on.
Source: FEUDO zone research, Playacar Fase I dossier, session 22-May-2026.
You can see the exact unit. Ask when it was actually photographed.
Most developers sell remaining inventory off one furnished model and a folder of renders. Soleii did something else: its Drive holds a dedicated photo set for 7 of the 8 units still available in Buildings B and C, room by room, plus a full set for the one sold unit fitted out as the model residence. For a buyer evaluating this from outside Mexico, that is a genuine, checkable advantage: it is the difference between imagining a 3-bedroom in Building C and seeing that exact bedroom’s window line, tile and view.
It comes with a real caveat the developer does not flag. Two of those unit folders, C301 and C302, both still listed at $1,195,000, are dated 6-Feb-2025 by their own file metadata: bare concrete, exposed plumbing, glass panes stacked on the floor. That is over a year before the price list’s printed “DELIVERY DATE MARCH 2026,” and well before the finished, furnished photography the same Drive holds from January and April 2026. The practice is real and rare. Whether any specific unit’s own photo reflects what a buyer would actually see today is not something the folder answers by itself.
Sources: Drive folder “4. Material Visual/Vistas de Departamentos,” 8 unit subfolders; EXIF capture dates read directly from the image files; Lista de Precios SOLEII_ago’26.pdf. Checked 26-Aug-2026.
Five 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 5
The price list says delivery was March 2026. Was it?
The building looks finished in photos from January and April 2026. The per-unit folders for two units still for sale show raw construction, dated over a year ago.
Read the reasoning +Close −
Lista de Precios SOLEII_ago’26.pdf, created 28-Jul-2026, states "DELIVERY DATE MARCH 2026" in print. Real photography from January and April 2026 (the model unit’s furnished interiors, the finished rooftop terraces, aerial stills of the towers) is consistent with a completed building. But the Drive’s own "Vistas de Departamentos" folder, meant to show each available unit individually, carries photos of units C301 and C302, both still listed for sale at $1,195,000, dated 6-Feb-2025: bare concrete, exposed plumbing, glass panes stacked on the floor, over a year before the stated delivery date and well before the finished photography elsewhere in the same Drive.
Why it moves the decision
The likeliest explanation is mundane, and worth saying first: a developer photographs units while the building goes up and never re-shoots the ones that stay on the market, so an old photo in a unit folder is evidence about the photo, not about the unit. The finished rooftop and showroom material from 2026 points the same way. What is missing is smaller and still worth asking for: no document in the folder restates that delivery happened, on schedule or at all, for the specific units still listed, and the only pictures of two of them are eighteen months old.
How it gets settled
Before any offer, ask for photography or a live walkthrough of the exact unit under consideration, dated after today. A finished rooftop says nothing about whether C302 specifically has been finished behind it.
Source: Lista de Precios SOLEII_ago’26.pdf (created 28-Jul-2026); Vistas de Departamentos/C 301 and C 302 (EXIF dated 6-Feb-2025); Showroom/Fotos and Fotos Roof Top (dated Jan and Apr 2026).
Question 2 of 5
Can a buyer actually see the unit they’d get, not a rendering of one?
Mostly yes: 7 of the 11 units still for sale in Buildings B and C have their own photo folder, plus the sold model unit. Building A does not.
Read the reasoning +Close −
The Drive’s "Vistas de Departamentos" folder holds individual photo sets for B201, B301, B302, C201, C202, C301 and C302, all currently listed, plus C401, the one sold unit fitted out as the model residence with its own finished photography. That is 7 of the 8 available units in Buildings B and C, an unusually granular practice: most developers photograph one model and a set of renders, not most of what remains in inventory.
Why it moves the decision
For a buyer weighing this from outside Mexico, that is a real, concrete advantage over a rendering or a unit-type floor plan: it is the difference between imagining a 3-bedroom in Building C and seeing that specific bedroom’s window line. It is undercut only by the dating problem above, which is worth checking per unit, not assumed to be solved for all of them.
How it gets settled
Ask which of the two folders a specific unit’s photos come from: the Feb-2025 construction-era set, or newer material like C401’s. If a unit only has the older set, request current photos before relying on them.
Source: Drive folder "4. Material Visual/Vistas de Departamentos", 8 unit subfolders, checked 26-Aug-2026.
Question 3 of 5
How does a foreign buyer take title here, and to what exactly?
No legal document of any kind is in the folder, and Playacar sits inside Mexico’s restricted coastal zone, where a bank trust is not optional.
Read the reasoning +Close −
None of the 5 folders holds a legal or trust document: no escritura (public deed), no condominium regime, no trustee-bank agreement, no purchase-contract template beyond the blank reservation letter. Playa del Carmen, Playacar included, is inside the 50-km coastal restricted zone, where a foreign buyer cannot hold direct title and instead holds through a fideicomiso, a renewable 50-year bank trust.
Why it moves the decision
The absence alone is not unusual for a broker-facing Drive; the fideicomiso requirement is not optional for anyone in this position, developer paperwork or not. What matters is that nothing shared shows which bank would serve as trustee or what the condominium regime will actually say about the shared pool, gym and parking a buyer is paying into.
How it gets settled
Independent of the developer: a title and lien search (Certificado de Libertad de Gravamen) at the Registro Público de la Propiedad of Quintana Roo. What must come from the developer: the proposed trustee bank and a copy of the condominium regime once constituted.
Source: Absence verified across all 5 top-level folders of the shared Drive, checked 26-Aug-2026; restricted-zone and fideicomiso requirement per FEUDO zone research (Playacar Fase I dossier), citing TheLatinvestor.com and caribeluxuryhomes.com, 2026.
Question 4 of 5
What does this building actually cost to maintain?
There is no HOA fee anywhere in the folder, on a building with a shared pool, gym, 24-hour security and basement parking that will need one.
Read the reasoning +Close −
The brochure lists over 1,000 m² of amenities: a lap pool, three rooftop solariums with their own infinity pools, a gym, basement parking for 2 cars per unit, private storage, visitor parking, and a 24-hour security booth. No document in any folder states a monthly or annual maintenance fee, or who administers the eventual condominium association.
Why it moves the decision
Amenities at this scale do not run themselves. A buyer pricing this against Playacar’s house stock, where maintenance is the owner’s own affair, or against Playacar II’s condo towers, needs the HOA figure to compare true carrying cost, not just the sale price per square meter.
How it gets settled
Ask for the projected or current cuota de mantenimiento, in writing, before comparing this unit’s all-in cost to any alternative.
Source: Soleii Brochure.pdf, "Amenidades" section; absence checked across all 5 shared folders, 26-Aug-2026.
Question 5 of 5
If you use the reservation letter, what are you actually agreeing to?
The template has fields for down payment, a during-construction schedule and delivery, all blank, and construction may already be over.
Read the reasoning +Close −
Soleii Playacar - Carta Oferta.xlsx is a bilingual reservation-letter template: buyer and seller information, unit and price, an offer amount, a reservation deposit described as either part of the down payment or 100% refundable after 15 days, and a payment plan with rows for "Durante Construcción" and "Entrega." Every payment field is blank; the structure is generic, not this buyer’s or this unit’s actual terms.
Why it moves the decision
A template carrying a construction-phase payment row, on a project whose price list says delivery already passed, most likely just means nobody updated the form. That is the ordinary reading and it is probably the right one. It still matters, because whatever gets written into those blank rows is the actual contract for a specific unit, and a generic template on file says nothing about what a buyer will be offered.
How it gets settled
Get the filled, signed version of this exact document for the unit in question before treating any number as agreed, and ask directly whether the "during construction" row still applies to what’s left unsold.
Source: Soleii Playacar - Carta Oferta.xlsx, "5. Reserva & Datos Bancarios" folder, checked 26-Aug-2026.
You can settle this without them
- The condominium regime, once constituted, and any liens: a public-records search (Certificado de Libertad de Gravamen) at the Registro Público de la Propiedad of Quintana Roo.
- What the building really trades for: resale and rental asking prices at this address on public portals, an honest comparison against both the developer’s list and the broker-monitor figure cited above.
- Whether Playacar Fase I’s beach access is as simple as "130m, oceanfront" reads: FEUDO’s own zone research notes that non-frontline residents inside the same gated area report the walking route to the sand is not clearly marked.
Only they can answer this
- Current, dated photography or a live walkthrough of the exact unit under consideration, not the finished rooftop or the sold model unit.
- The monthly HOA fee, in writing, and who administers it once the condominium association is formed.
- Whether Building C’s bedroom layout (the brochure’s one stated exception) means something specific for orientation, natural light or noise in C201, C202, C301 or C302.
Everything they shared, counted.
Five folders, over 180 files, most of it photography and unit-by-unit floor plans. Brand assets are not counted below: they are 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
2 files, e.g. Soleii Brochure.pdf (26 MB, 20 pages)
Floor plans
28 files, e.g. 11 unit floor plans (Soleii_A201.pdf through C402.pdf)
Price list
1 file, e.g. Lista de Precios SOLEII_ago’26.pdf, created 28-Jul-2026
Payment terms
1 file, e.g. Soleii Playacar - Carta Oferta.xlsx, a reservation-letter template with blank down-payment / during-construction / delivery fields, not a fixed schedule
Construction / delivery status
No dated construction-progress report. What exists instead is a mix of dated photography that does not agree with itself: see the delivery question below.
Legal / trust documentation
No trust (fideicomiso), condominium-regime or title document anywhere in the 5 shared folders.
HOA & fees
No maintenance-fee document, despite a shared pool, gym, 24-hour security booth and basement parking that will need one.
Purchase contract
Only the reservation-letter template above; no purchase agreement (contrato de compraventa) in the shared folder.
3 smaller gaps, worth knowingopen +close −
A public broker-monitor entry for this same project (captured 24-Aug-2026) lists 16 total units at an average of $1,106,020, against the developer’s own 24 units from $1,195,000. The two are not merged into one figure here: one is likely a stale or partial read of the building, the other is what the developer is asking today, and a buyer comparing this project against a portal listing should expect a lower, older number to turn up.
The brochure states Building C’s bedrooms do not follow the front-facing-master layout described for Buildings A and B ("Except Building C"), with no explanation of what they do instead. Anyone set on C201, C202, C301 or C302 for the bedroom orientation should ask for that unit’s own plan rather than read the brochure’s general description.
The reservation letter’s payment-plan fields (down payment, during construction, delivery) are blank in the template; nothing on file shows what any of the 13 sold units actually paid or on what calendar.
The property, photographed and rendered
Photography and renders supplied by the developer. Captions distinguish real photographs from CG renders; none of the photographs guarantee the condition of any specific unrenovated unit, see the diligence question above.
A real range, on 11 units left to sell.
Price range
USD 1,195,000 – 1,995,000
Entry ticket
USD 1,195,000 C201, C202, C301 or C302
Availability
11 of 24 units as of 12-Aug-2026
Delivery
Stated March 2026. Not reconciled against dated unit photography. See above.
Where these figures come from +Close −
USD 1,195,000–1,995,000 comes from “Lista de Precios SOLEII_ago’26.pdf,” created 28-Jul-2026, listing all 11 units the inventory sheet marks available. The document carries the developer’s own printed caveat: prices and availability are subject to change without prior notice. Separately, a public broker-monitor entry for this project (captured 24-Aug-2026, not the developer’s own figure) lists 16 total units averaging $1,106,020, which reads as an older or partial snapshot of the building rather than a figure to merge with the developer’s current list.
“DELIVERY DATE MARCH 2026” is printed on the same price list. Real, dated photography in the Drive from January and April 2026 (the model unit, the rooftop terraces, aerial stills) is consistent with a finished building. But two currently-listed units’ own photo folders are dated February 2025 and show unfinished construction. Neither document overrides the other; this page reports both rather than picking one. Confirm the actual state of the specific unit under consideration before relying on either.
No fixed payment plan appears in this folder: only a blank reservation-letter template with a down-payment / during-construction / delivery structure. That structure only makes sense if construction is still open, which the price list’s own printed delivery date contradicts. Anyone financing this needs the legal file above to exist and be producible, on top of the fideicomiso every foreign buyer needs in this zone regardless of financing. How financing works here is a separate page; this is only what is specific to this project.
Finishes: Smeg kitchen appliances, quartz-topped cabinetry, Porcelanosa bathroom fixtures and floor tile, hurricane-resistant floor-to-ceiling glazing, and a 5-zone Fan & Coil air-conditioning system, per Soleii Memoria de Acabados.pdf, a real 15-page finish specification, not brochure copy.
Where this sits in what the zone actually moves.
Not a valuation and not a comparables table. Playacar Fase I itself has almost no condominium stock to compare against, so the comparable set below pulls from Playacar Fase II, the nearest zone with the same product type.
Asking price per m², condominium projects in Playacar
Playacar I houses excluded: price per m² is not comparable across product types.
- Aura Playacar (Fase II)4,869
- Soleii (FEUDO broker-monitor)4,425
- The Leaf Condos Playacar (Fase II)4,173
- UMA Living Well (Fase II)3,896
- Casa de Piedra (Fase II)3,545
- Bakaba (Fase II)3,516
- Macondo Playacar (Fase II)3,416
Second of seven, and the developer’s current asking price is not the row shown: the row above is a third-party broker-monitor read on this project, USD 4,425/m², sitting just under Aura Playacar and above the rest of the Fase II field, most of which trades USD 3,400–4,200.
Buyer requests in Playacar, by price band and type
May–June against July–August 2026. Soleii’s units read as apartments in this monitor.
Apartment, USD 700k+
where 10 of Soleii’s 11 available units sit
Penthouse, USD 700k+
PH C402, the one unit left above $1.9M
House, USD 700k+
the dominant product in Playacar I; Soleii is not one
Requests for houses at $700k+ dwarf apartments at the same price in Playacar: 7 in Jul–Aug against 2. Soleii is competing for a smaller slice of demand than the zone’s dominant product, which is the direct consequence of building a condominium inside a house-dominated neighborhood.
Source: FEUDO’s own broker-request monitor and project set, zone code pdc_playacar, captured 24-Aug-2026. 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 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 route the developer’s own paperwork is built for: the reservation-letter template (Carta Oferta) and a dedicated bank-wire folder both exist for exactly this. It also buys what nobody else in this file will check: with no bank involved, the buyer alone decides whether to close before confirming the delivery question below.
- Bank mortgageConditional
Two conditions stack here, not one. A bank lends against a constituted condominium regime and a complete file, and neither is in these 5 folders. And because Quintana Roo’s coast sits inside Mexico’s restricted coastal zone, a foreign buyer takes title through a bank trust (fideicomiso) regardless of financing, which is one more instrument this folder does not contain.
- Pre-construction instalmentsNot available here
The price list’s own printed delivery date, March 2026, has already passed. If that held, there is no construction calendar left to pay against for the 11 units still listed. The reservation-letter template still carries a blank "during construction" field, which reads like it was copied from an earlier, unfinished stage of the same document rather than restated for where the project stands today.
- Developer financingNot offered in writing
Nothing in the shared folder offers it and nothing rules it out. A developer with unsold inventory 5 months past its own delivery date has real reason to consider it; that is a reason to ask, not a reason to assume the answer.
- Infonavit / co-financingNot available here
Depends on having contributed formally to the Mexican system, 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 below comes from the project's delivery state 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 materials name Playacar Fase I and a street address but no coordinate. The pin below was located independently and cross-checked against a second, unrelated source.
Calle Coral Negro 53, Playacar Fase I, Playa del Carmen, Quintana Roo 77713, México
Open the full mapPin: Google Maps business listing for “Soleii Playacar Premium Residences” (place_id ChIJQ8iJln9DTo8RCMF2Fj_j0Xc), cross-checked against OpenStreetMap, whose reverse geocode of this same point and independent search both land on Arrecife Xaman-Ha, the street inside Playacar Fase I one block away. Checked 26-Aug-2026. Cross-checked 28-Aug-2026 against the Google Maps place listing for “Soleii Playacar Premium Residences”.
How far to what
- Terminal Marítima de Playa del Carmen (Cozumel ferry) and 5th Avenue1 km2 min
- Chedraui Playacar supermarket2 km3 min
- Hospiten Riviera Maya5 km7 min
- Cancún International Airport (CUN)58 km50 min
Road distances and drive times measured from the pin above, routed on OpenStreetMap's street network on 26 August 2026. The Hospiten route runs 3× its straight-line distance because Playacar's single entrance forces a loop out to the federal highway and back; verified against the routed path, not discarded as an error. Times assume clear roads.
Worth being precise about what sits inside what: this is one building on Calle Coral Negro, inside Playacar Fase I, itself a neighborhood within the town of Playa del Carmen, the seat of the municipality of Solidaridad, Quintana Roo. “Playacar” on its own covers two distinct phases with different character; this project is in Phase I only.
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