The hotel provides brand credential, service infrastructure, and terminal value. The residences provide early capital recovery, pricing premium, and scale. Residential pre-sales fund the construction — within a ~3-year cycle per phase.
This is a proven format in the corridor. Mayakoba demonstrated over two decades that a phased, multi-brand beachfront platform compounds with each phase. Banyan Tree, Rosewood, and Fairmont coexist on a single master-planned site with a similar conservation model 15 km north.
A committed ultra-luxury brand enables residence pricing at $2–5M per unit ($8–12K per sellable m²), representing a ~40% premium over unbranded product — validated by comparable programs in the same corridor. Brand partner selection is in advanced discussions with several international hotel and lifestyle groups.
The ratio between hotel keys and residential units is determined with the partner. The site's entitlement and phased structure accommodate configurations from hotel-weighted to residential-weighted.
Site details, entitlements, and operator track record: Brochure · Site Data · History
Total equity: $200–250M, deployed across four phases over 10–12 years. Project-level debt (~35% LTC) and residential pre-sales complete the capital stack.
Gross residential revenue potential exceeds $1B — approximately 300+ branded residences at an average price of $3–4M per unit, before commissions and brand fees. Hotel operating revenue and terminal value are additional.
Each phase targets a ~3-year development cycle with capital return at delivery.
Value creation occurs in three layers: development surplus at delivery of each phase (the spread between residential revenue and construction cost); operating cash flow as the hotel stabilizes post-opening; and terminal value of the hotel asset plus remaining entitled land.
The site's fully authorized entitlement — SEMARNAT DTU-BR with current construction deadline through March 2029 (extendable), INAH archaeological clearance, and all environmental compensation paid — is the project's structural moat. Equivalent permits on comparable coastal land in Quintana Roo are no longer obtainable.
Base case at $3–4M average residence pricing. Sensitivity driven by brand positioning and rental pool participation. Detailed parametric models available upon request.
Phase 1 establishes the brand and proves the hybrid concept. Subsequent phases adjust the product mix based on market absorption. Each phase can involve the same or different partners. 70% of the site remains in permanent conservation.
Hotel + residences. Brand established. ~3 years.
Additional keys. Second brand possible.
Beach club, wellness, residential.
Full master plan buildout.
Phases 2–4 illustrative. Sizing and timing shaped by market absorption and partnership. Future-phase optionality structured at formation.
Important Notice. Investment framework for confidential discussion. All figures are indicative approximations (±15–20%) and do not constitute projections, a feasibility study, or an investment recommendation. Subject to construction risk, market absorption, brand commitment, currency exposure, and environmental factors. Residence pricing requires a committed ultra-luxury brand. Detailed parametric models available upon request.