Residential houses in Playa del Carmen

NUBBA Residencial: 3 & 4-Bedroom Homes in Playa del Carmen

NUBBA Residencial is a gated single-family development of 56 residences distributed across a 1.3-hectare (3.2-acre) site in Playa del Carmen, Quintana Roo. It offers 3 and 4-bedroom homes starting from 125 m² (1,345 sq ft) of construction on standard 128 m² (1,377 sq ft) lots. Pre-sale prices for Phase 1 start at $5,795,000 MXN. Amenities include a beach-style pool, gym, padel court, and lounge area.

Playa del Carmen has consolidated its position as one of the fastest-growing urban and tourism hubs in the Mexican Caribbean. In this market, housing demand has evolved from compact condo solutions toward gated single-family communities that integrate outdoor spaces, perimeter security, and family-oriented amenities designed for medium and long-term stays.

In this context, NUBBA Residencial emerges—a low-density project developed on a 1.3-hectare land site. The community houses only 56 homes, ensuring a low population density per square meter and allowing a significant portion of land to be dedicated to green areas, low-speed internal streets, and shared amenities.

The architectural design of the residences combines contemporary lines with functional elements tailored to the tropical climate. The facades and interior layouts are divided into four main models—Aura, Calma, Loto, and Zen—designed to optimize cross-ventilation and natural lighting. This architectural approach appeals both to families seeking a permanent residence in Quintana Roo and to investors focused on long-term rental income.

The master plan for NUBBA Residencial features 56 residences set on individual lots within a controlled perimeter with restricted access. Each standard lot features a land area of 128 m² (1,377 sq ft) and a construction area starting from 125 m² (1,345 sq ft) across two levels.

Aura Model (Type A): Residence with 125 m² of construction on a 128 m² lot. Features 3 bedrooms, master bedroom with walk-in closet, fully equipped kitchen with a central island, and an integrated social area overlooking the backyard.

Calma Model (Type B): Residence with 125 m² of construction on a 128 m² lot. Features 3 bedrooms, fully equipped kitchen with a work island, and a spatial distribution optimized for family living.

Loto Model (Type C): Residential option configured in 3 and 4 bedrooms, incorporating a breakfast bar in the kitchen area and technical setup for remote work spaces.

Zen Model (Type D): Home with 125 m² of construction on a 128 m² lot. Includes 3 bedrooms, kitchen bar, and spacious living areas.

Shared Amenities:

The central amenities core includes:

Beach-style entry pool

Climate-controlled Clubhouse with an event lounge

Fully equipped fitness center for cardio and strength training

Regulation padel court with night lighting

Outdoor zone equipped for yoga and physical conditioning

Enclosed dog park

BBQ grilling stations and community terraces

Location and Connectivity

NUBBA Residencial is located in the urban zone of Playa del Carmen, in the municipality of Solidaridad, Quintana Roo. The city forms part of the Riviera Maya economic corridor, connecting the main transit hubs of the peninsula.

The development's location provides smooth access to Federal Highway 307, the primary roadway linking Playa del Carmen to the Cancun International Airport (located 50 minutes north) and the Tulum International Airport (60 minutes south). The distance to the coastal area, Fifth Avenue, and public beaches is approximately 10 to 15 minutes by car.

The immediate surroundings feature established urban infrastructure within a 3 to 5-kilometer radius, including private elementary and higher education institutions, shopping centers with movie theaters, national supermarket chains, and specialized medical centers. This proximity to essential services makes the area highly attractive to permanent residents and relocated executives.

Regarding the vacation rental market, AirROI report data for the period between February 2025 and January 2026 records an average occupancy rate of 29.3% for short-term rental (STR) units in Playa del Carmen. However, the gated single-family segment experiences strong demand driven by long-term residential leases (12 months), sought by tenants looking for larger spaces, security, and integrated amenities.

Investment & Financial Analysis

Long-Term Rentals (12 Months): In the Playa del Carmen market, 3-bedroom homes in gated communities with amenities generate average monthly rents between $28,000 MXN and $35,000 MXN. This represents an estimated gross annual yield of 5.8% to 7.2% based on current purchase prices.

Vacation / Short-Term Rentals: Subject to the guidelines established in the development's Condominium Bylaws ([PEND: status on Airbnb short-term rental approval]).

Closing Costs and Taxes in Quintana Roo:

Property Acquisition Tax (ISAI): Applicable tax rate in the Municipality of Solidaridad equal to 2% on whichever value is higher between the purchase price and the tax assessment value.

Notary Fees & Title Registration Rights: Estimated between 1.5% and 2.5% of the deed value.

Income Tax (ISR): Paid by the seller upon alienation of the property, subject to exemptions for primary residences under Mexican tax law.