The Fives Oceanfront, Puerto Morelos
A beachfront hotel-residence sold under full ownership, operated today by TM Grupo Inmobiliario, not a rendering of a hotel that might open.
The Fives Oceanfront is a 93-suite hotel-residential property on the beach in Puerto Morelos, developed and still operated by TM Grupo Inmobiliario under the The Fives Hotels & Residences brand. Residences are sold under full ownership, not a timeshare or a leasehold, delivered furnished and equipped, with an optional managed rental program on top. An owner-benefits package the developer calls a “Minimum Guaranteed Return” covers HOA dues, property tax, insurance and maintenance, though the developer never states its amount or percentage in writing. The hotel itself isn’t a rendering: RoMarley Beach House, two infinity pools, three bars and two restaurants operate today.
Source: TFO_Brochure.pdf; PRICE LIST: Residences by The Fives (11-Aug-2026); Residencia_311, 405, 509, 515 and 601.pdf; Premium_The Fives Oceanfront (ES + EN), all developer-issued. Captured 25-Aug-2026.
It fits you if
You want a turnkey, furnished suite in a hotel that’s already open: RoMarley Beach House, two infinity pools, three bars and two restaurants operating today, not renderings of amenities to come.
You’re comfortable with a mostly 1-bedroom, suite-style unit: the 5 floor plans the developer shared (311, 405, 509, 515, 601) are all 1-bedroom, 53–147 m² including terrace, even though the brochure also names 2- and 3-bedroom types the developer provides no spec sheet for.
Your budget sits inside USD 299,000–750,000, and you want the managed rental program bundled into ownership rather than a self-run condo you’d have to lease out yourself.
You’re fine moving forward on a compact document set: a 93-unit price list, brochure and 5 unit spec sheets, rather than the fuller legal, payment-plan and construction-update set a pre-construction project usually assembles. Everything they shared is counted below, with nothing padded.
It doesn't if
You need a written delivery date. Nothing the developer publishes states one: not the brochure, not the price list, not any of the 5 spec sheets. Where this page calls delivery immediate, that is an inference from what the documents describe, not a developer claim.
You need the guaranteed-return figure spelled out before you commit. The owner-benefits document names what it covers, never a percentage or a dollar amount. No figure exists to be quoted, and nobody should invent one for the developer.
You need legal or trust documentation, a payment plan, or construction-progress files before you’d move forward: none of the three exist in any of this project’s 5 folders.
You need every unit’s specs to line up cleanly. Unit 405 is a “Studio” in the price list and “1 bedroom” in its own spec sheet, same size, two different labels, unresolved.
The beach north of the village.
The building sits on the coastal strip north of the Puerto Morelos pier, about 20 minutes south of Cancún airport. The strip is quiet in a way the rest of this coast is not: low-rise, gated, no nightlife, no walkable commercial street. Days here run on beach walks, the weekly market and long lunches. Buyers here are mostly retired or second-home North Americans and Canadians, plus a smaller set of rental investors who want long stays rather than the churn of Playa del Carmen or Tulum.
Two things the strip asks of you in return. It is not walkable to services: shops, clinics and the market are in the village, five to fifteen minutes away, so life here assumes a car or a bike. And it is still filling in. Boutique condominium projects are under construction along it, which means the most common complaint from residents right now is construction noise, and it means the neighbours you get in three years are not the ones you meet on a visit today.
Source: FEUDO zone research, North Beaches dossier, compiled June 2026 from long-tenured expat and local sources and cross-checked against CENAPRED and state environmental filings. It describes the strip, not this building.
This is built for the zone’s investor, not the zone’s resident.
The dominant buyer on this strip is a retired North American or Canadian looking at a second home, someone who wants to spend a serious part of the year on the beach. The brochure is written for exactly that person. The contract is not. A 56-day annual cap, with no more than 28 of them in winter, is structurally incompatible with wintering here, and it is the single most important thing about the product. It is also the only one of these documents where you have to go looking for it.
That is not a flaw. It is a different product, and for the zone’s other buyer, the one who wants beachfront income without running a rental themselves, it is a genuinely good fit: the operator already runs the restaurants, the spa and the beach club, and the strip attracts long stays rather than weekend churn. The mismatch is not in the building. It is in who the marketing is aimed at versus who the paperwork actually serves.
Two pieces of local context sharpen the same point, and neither is in the folder. Hurricane Delta made landfall directly on Puerto Morelos in October 2020, gusting around 175 km/h through the village and destroying piers with storm surge, which is why the line item “property insurance” inside the guaranteed return is not boilerplate on this coast, it is the point. And during 2025 federal and municipal authorities closed several coastal developments in this municipality for operating without environmental impact authorization, a ten-storey coastal building among them. In a zone with that enforcement record, a sales folder holding no legal or permitting document at all is worth more attention than the same gap would deserve elsewhere.
Sources: owner usage cap from the developer’s own benefits document. Buyer profile, hurricane record and 2025 enforcement actions from FEUDO zone research (North Beaches dossier, June 2026), drawing on NOAA, CENAPRED and regional reporting. Those actions concerned other developments, not this one.
Four 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 4
You own it outright. How many days a year can you be in it?
Fifty-six, and no more than 28 of them in winter. Full ownership is the title; it is not the use.
Read the reasoning +Close −
The owner benefits document, filed in Spanish and English, sets annual owner usage at 56 days, with no more than 28 falling between December 20 and the end of the second week of Easter. High-season stays need 90 days of notice, the rest of the year 30. All five spec sheets meanwhile describe the residence as full ownership, completamente amueblados y equipados, and the brochure sells a hotel already open.
Why it moves the decision
Both are true at once and they describe two products. A buyer picturing a beach home to visit whenever they like is buying a titled unit inside a working hotel, reserving their own apartment three months ahead in December. Reasonable for an investor, wrong for a second home, and nothing in the sales material frames it as the tradeoff it is.
How it gets settled
Ask for the usage clause as it appears in the purchase contract and the condominium regime, not in the benefits sheet. A cap in a brochure is marketing; a cap in the instrument you sign is the deal.
Source: Premium_The Fives Oceanfront, ES and EN, “Usage Policies”; spec sheets 311, 405, 509, 515, 601; TFO_Brochure.pdf.
Question 2 of 4
The guaranteed return pays your condo fee. What is the number?
There isn’t one. No percentage, no term, and no named party on the hook for it.
Read the reasoning +Close −
The same document promises a Guaranteed Minimum Return and lists what it covers: condominium fees, property tax, insurance, interior maintenance, furniture replacement, and utilities for the residence and common areas. It states no percentage, no amount and no term, and never names who owes it.
Why it moves the decision
This is the entire economic case, and it carries no figure. Read backwards it sharpens: if the return is what covers the condo fee, a buyer who never sees the return never sees the fee either. Two unknowns stacked, and the day the return lapses the second one lands on the owner alone.
How it gets settled
Three numbers and one name, in writing: the guaranteed minimum, the years it runs, today’s condominium fee per square meter, and which entity signs, the operator, the developer or the association. A contractual return exists on paper somewhere and can be produced.
Source: Premium_The Fives Oceanfront, ES and EN, “Beneficios Adicionales / Guaranteed Minimum Return.”
Question 3 of 4
How does a foreign buyer take title here, and to what exactly?
No legal document of any kind is in the folder, and on this coast title runs through a bank trust.
Read the reasoning +Close −
None of the five folders holds a legal or trust document: no escritura (public deed), no condominium regime, no operating agreement, no contract template. The building sits on the coast, and a foreign buyer on the Mexican coastline takes title through a bank trust rather than in their own name.
Why it moves the decision
The absence alone is not alarming; a hotel open for years likely closed these instruments long ago, and a five-folder kit is built for brokers. What matters is narrower: nothing shared shows the structure a buyer signs into, and in a hotel-residence that structure is the product. Whether the unit is bound to the rental program, and whether that binding travels to the next owner, lives in those documents and nowhere else.
How it gets settled
Most of it does not need the developer. The master deed and condominium regime are a public-records search at the Registro Público de la Propiedad in Quintana Roo, run in the buyer’s name. What must come from them is the trustee bank and the operating agreement.
Source: Absence verified across all 5 top-level folders of the shared Drive, checked 25-Aug-2026.
Question 4 of 4
Is 299,000 dollars the entry ticket, or the last one standing?
The current list is four units. A 2025 plan in the same folder shows most of the building already sold.
Read the reasoning +Close −
The price list dated 11-Aug-2026 carries four units, from 299,000 dollars for a 53 m² / 570 sq ft unit to 750,000 for the 147 m² / 1,582 sq ft penthouse. The availability plan in the same folder is fourteen months older, dated 13-Jun-2025, pricing a 53 m² loft at 193,000, a 72 m² / 775 sq ft one-bedroom at 249,000 and a 223 m² / 2,400 sq ft three-bedroom at 945,000, over a floor-by-floor map where much of the building is already stamped SOLD.
Why it moves the decision
The two do not contradict each other, they date each other. In the same size band the ask moved from 193,000 to 299,000 in fourteen months, and the four units still listed are what remains of a building the 2025 plan already showed as heavily sold. A buyer comparing this against the zone is pricing remaining inventory, not an opening list.
How it gets settled
Ask for an availability sheet dated this month, and separately check what units in this building are asking on public portals and on the operator’s own rental platform. Both sit outside the developer’s control, which is what makes them useful.
Source: PRICE LIST Residences by The Fives (metadata 11-Aug-2026); Disponibilidad The Fives Oceanfront (metadata 13-Jun-2025).
You can settle this without them
- The condominium regime, the master deed and any liens: a public-records search at the Registro Público de la Propiedad of Quintana Roo.
- Whether the hotel performs. It is open and taking bookings, so occupancy, nightly rates and guest reviews are public, and they can be held against any income projection.
- What the building really trades for: resale asking prices at this address on public portals, which is the honest comparison to the developer’s list.
Only they can answer this
- The 56-day cap and the guaranteed return, as they read in the contract: the figure, the term, and who is on the hook.
- Whether an owner can leave the rental program and keep the unit, and whether the operating agreement transfers on resale. That is what decides whether this is liquid.
- Unit 405, the cheapest on the list: the price list calls it a studio, its own spec sheet calls it a one-bedroom, at an identical 53 m². At the entry price, which is it?
Everything they shared, counted.
Five folders, 78 files, 68 of them photographs. A lean kit, and a reasonable one to find on a hotel already open. Logos and broker paperwork are not counted below: they are sales tooling, not buyer diligence.
As shared by the developer · checked 25-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
1 file, e.g. TFO_Brochure.pdf
Floor plans
5 files, e.g. Residencia_311.pdf
Price list
2 files, e.g. PRICE LIST - Residences by The Fives - The Fives Oceanfront.pdf (11-Aug-2026)
HOA & fees
2 files, e.g. Premium_The Fives Oceanfront (ES + EN), describes coverage, not a fee or return figure
Construction / delivery status
Not in the shared folder, consistent with a hotel that’s already operating rather than a project under construction.
Legal / trust documentation
No standalone legal or trust filing in the shared folder.
Payment terms
No payment-plan document in the shared folder.
Purchase contract
No purchase contract in the shared folder.
3 smaller gaps, worth knowingopen +close −
No document states a delivery date. Calling this project ready is an inference from furnished-unit language across all five spec sheets, plus a brochure describing a hotel that is already open, corroborated by an independent listing of the same project from outside the developer. It is not a date the developer put in writing. For a buyer it matters in one specific way: it decides whether you are buying something you can use and rent this season, or something you are still waiting on.
Only 5 of the 93 residences have a floor plan on file, and all five are one-bedroom. The two- and three-bedroom types the brochure advertises have no spec sheet in the folder, so if that is the unit you want, there is nothing here to check it against.
The brochure counts 93 residences. An independent listing of the same project shows 47 units, which most likely reflects remaining inventory rather than the building’s full size. The developer reconciles neither figure, so both are reported here rather than merged into one.
The property, photographed
Photography supplied by the developer for distribution. Illustrative of the property as built, not a guarantee of any particular unit.
A real range, a reasoned read on delivery.
Price range
USD 299,000 – 750,000
Entry ticket
USD 299,000 unit 405
Financing
Cash, or a bank see below
Delivery
Immediate. Inferred from the documents, not a date the developer wrote down. See below.
Where these figures come from +Close −
USD 299,000–750,000 comes from “PRICE LIST: Residences by The Fives: The Fives Oceanfront.pdf,” dated 11-Aug-2026, the most recent price document in the folder. A second, older file (“Disponibilidad : The Fives Oceanfront.pdf,” created 13-Jun-2025) shows a wider USD 193,000–945,000 spread across more, older unit records, several already marked “SOLD” on that same plan. The newer PRICE LIST is the current ask; the older plan dates it. The two are reported separately because averaging them would hide a 14-month price move. The USD 299,000 minimum matches this project’s own price list exactly against an independent listing of the same project from outside the developer, and its price-per-m² (roughly USD 6,055) sits among the highest of about twenty Puerto Morelos comparables in that same independent source, most run USD 1,500–4,000/m²; only two others come close.
No document states a delivery date, not the brochure, not the price list, not any of the 5 unit spec sheets. What those documents do say: all 5 spec sheets (311, 405, 509, 515, 601) describe their unit, in the present tense, as a “full ownership residence… completely furnished and equipped”; the brochure describes an operating boutique hotel with restaurants, spa and beach club running today; and an independent listing of the same project, from outside the developer, tags its sale type as “Venta”, not “Preconstrucción,” the label that same file uses elsewhere for projects still under construction. Read together, that’s consistent with units being deliverable now. That is an inference from those documents, not a date the developer put in writing. Confirm it with them before relying on it.
No payment plan appears in this folder, which is the normal shape of a finished building rather than something withheld: the developer has nothing left to finance. That moves the question to a bank, and here it collides with the gap above. A bank requires a constituted condominium regime and a complete file before it lends, and neither is in these five folders. Anyone buying this with financing needs those documents to exist and be producible, and that is worth settling before an offer, not after. How financing works here is a separate page; this is only what is specific to this project.
Owner benefits: the “Beneficios de Propietarios” document (Premium_The Fives Oceanfront, ES + EN) describes a “Minimum Guaranteed Return” meant to cover the condo fee, property tax, insurance, maintenance, furniture, electricity and water, it states no percentage, no dollar figure and no term. No verbal statement from any seller should be relied on over the developer’s own disclosure documents.
Where this sits in what the zone actually moves.
Not a valuation and not a comparables table. Where the asking price stands against other built projects in Puerto Morelos, and whether buyers are actually asking in that band.
Asking price per m², built projects in Puerto Morelos
Land parcels excluded: price per m² is not comparable across product types.
- Inna7,482
- Miramare7,234
- The Fives Oceanfront6,055
- BAO6,001
- Soulam5,598
- Botánica5,227
- Alux 335,096
- Nalu Sea Living4,863
- Thea Condos4,801
- Piedra de Mar3,936
- IX Puerto Morelos3,865
- Koox3,777
- Musa del Puerto3,745
- Uva de Mar3,639
- Central Condo Living2,797
- Mukta 3692,225
- Selva Escondida II1,586
Third of seventeen. Only Inna and Miramare ask more per square meter, and the gap to the middle of the field is wide: most of Puerto Morelos trades between 3,600 and 5,200.
Buyer requests in Puerto Morelos, by price band
May–June against July–August 2026. The three bands this project’s range touches.
USD 250–400k
below this project’s range
USD 400–700k
where most of its inventory sits
USD 700k+
the penthouse
The band this building mostly competes in is growing, and off a small base. Six requests in two months is real movement in a thin market, not a wave. Total across all bands and property types in Puerto Morelos: 61 requests.
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 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 straightforward route on a delivered unit, and the strongest position to negotiate from, especially on remaining inventory in a building the 2025 availability plan already showed as heavily sold. It also buys what a bank will not touch, which matters here: paying cash removes the lender who would otherwise have forced the paperwork below to exist. That review then falls to the buyer.
- Bank mortgageConditional
Normally the main route once a building is finished, and the down payment can fall a long way when the appraisal comes in above the price. The condition is specific and it is the same gap as the legal question above: a bank lends against a constituted condominium regime and a complete file, and neither is in these five folders. Settle that before counting on financing, not after. The bank also programs the signing and usually names the notary.
- Pre-construction instalmentsNot available here
There is no construction calendar left to pay against. This is the modality that lets a buyer spread payments across the build, and the build is done.
- Developer financingNot offered in writing
Nothing in the shared folder offers it and nothing rules it out. Some developers do extend their own terms on remaining inventory after delivery; it is not an obligation and this one has not said either way, so ask rather than assume in either direction. If it is offered, the lender is the developer and not a regulated institution: it lives entirely in the contract, and that adhesion contract has to be registered with PROFECO to hold up against a buyer.
- 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 never publishes a coordinate, only a postal address. The pin below was located and cross-checked independently. That cuts both ways: the building is trivially findable, and the documentation still should have said where it is.
Av. Javier Rojo Gómez, SM-02 MZ-25, Lote 01, Puerto Morelos, Quintana Roo 77580, México
Open the full mapPin: OpenStreetMap node 11438974669, checked 26-Aug-2026. Cross-checked 28-Aug-2026 against the Google Maps place listing for “The Fives Oceanfront Riviera Maya - All Inclusive Optional”.
How far to what
- Puerto Morelos town centre1 km2 min
- Chedraui supermarket2 km3 min
- Cancún International Airport (CUN)27 km25 min
- Hospiten Cancún35 km34 min
- Plaza Las Américas, Cancún36 km35 min
- La Isla, Cancún hotel zone40 km42 min
Road distances and drive times measured from the pin above, routed on OpenStreetMap's street network on 25 August 2026. Times assume clear roads: the Cancún corridor in peak hours runs 15 to 25 minutes longer than these figures.
Worth being precise about what sits inside what: this is one building on Av. Javier Rojo Gómez, inside the town of Puerto Morelos, which is itself the seat of the municipality of the same name. “Puerto Morelos” on its own describes a stretch of coast far larger than this project, and a listing that leans on the wider name is describing the postcard, not the address.
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