An investment apartment in Playa del Carmen is a good choice for vacation rentals when the purchase price is covered by the income the unit can generate—and that’s not always the case. Mexico Property Partner (MPP) evaluates this ratio before recommending a unit, compares options in the same market segment, and can design and manage the apartment after the purchase.
When the price is high, a bad decision costs more and takes longer to correct. These 5 points will help you decide whether an investment property makes sense for Airbnb, with MPP, or with another agency.
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Does a luxury apartment in Playa del Carmen bring in more money?
In the MPP business, a pattern emerges: the most expensive property isn't always the most profitable. A luxury apartment in Playa del Carmen may generate more gross revenue per night and still yield a lower return on investment, especially if it wasn't designed for vacation rentals.
That is why an investment department’s analysis must measure the return on the total price—including closing costs and furniture—and not just the nightly rate. A unit two blocks from the beach sometimes yields a higher return than one right on the beach when you factor in the purchase price, maintenance fees, and upkeep.
5 Things to Consider Before Buying an Investment Apartment
1. Is the price included in the rent?
Develop two scenarios—a conservative one and an achievable one—for the total investment. The MPP analysis already includes title costs and furnishings in the return. If the unit only performs as well as in the best-case scenario, the rent won't cover the premium you're paying.
2. Does the unit have what the guest who pays the most is asking for?
In Playa del Carmen, the guests who pay the most tend to arrive in the winter, from November through April. MPP sees the same requests over and over again: if the apartment isn’t oceanfront, a north- or south-facing balcony without direct morning sun; a pool—and a heated pool is a major plus in winter; a full kitchen with a table inside and another on the balcony; and, in larger units, king-size beds in more than one bedroom. MPP has seen large units lose bookings because they had only one king-size bed.
3. What do the membership fee and the bylaws allow?
Buildings with many amenities tend to have higher maintenance fees, which reduce your net income each month. Some buildings also limit or restrict vacation rentals. Read the condominium rules before you sign, not after.
4. How many similar units are competing in the same building?
When several vacation rental units in Playa del Carmen are advertised in the same building, guests compare them side by side. Design and operations make all the difference. MPP’s COMPITE Score estimates how much a unit’s profitability can increase through interior design, and Jade Mons, a partner at MPP, oversees the design process using the COMPITE method, which is specifically designed for vacation rentals.
5. How many weeks are you going to use it?
Many buyers in Playa del Carmen want to use their investment condo during peak season. This is possible, but blocking off weeks during the winter low season reduces annual income and can affect the visibility of your listing on Airbnb. Be sure to factor in your own use in your analysis from the start.
Maintenance Near the Ocean
Many investment apartment options in Playa del Carmen are located near the beach. The salty air can cause wear and tear on air conditioners, hardware, and outdoor furniture. Ask the seller or developer what materials were used, and consider a maintenance program that includes corrosion protection. In the vacation rental business, a broken air conditioner during peak season means refunding the guest and receiving bad reviews if the situation isn’t handled properly.
Pre-sale or completed: What Changes for an Investment Apartment?
Many vacation rental condos in Playa del Carmen are sold off-plan, with renderings showing finishes, views, and amenities that don’t yet exist. In that case, check out the developer’s previous projects, ask for videos showing the progress of construction, and carefully read the delivery terms. Ask what happens if the finishes delivered differ from those promised.
A finished unit eliminates that uncertainty. You can see the view, the light coming in from the balcony at different times of day, the noise level, and the condition of the building. The downside is that a finished unit may have been furnished to suit the owner’s taste rather than that of guests, so consider the changes it needs to make to be competitive.
Buying an Airbnb Apartment in Playa del Carmen from the United States
Many buyers in Playa del Carmen don't live in the city. Buying an investment condo remotely works when someone local does the legwork and keeps you informed every step of the way. Before choosing a unit, agree on how you'll receive progress updates, who will visit the building on your behalf, and who will accept and inspect the condo upon delivery.
MPP sends videos of the building, the amenities, and the construction progress; assists with RFCs, powers of attorney, and consulate appointments; and can receive and inspect the unit with a power of attorney if you are unable to travel. If you plan to finance part of the purchase price, read about how a Mortgage in Mexico from the United States before signing a pre-sale contract.
Why Analysis and Design Must Be in Sync
In many cases, one person handles sales, another manages operations, and yet another handles the design—each with their own criteria. At MPP, both aspects stem from the same process. The purchasing analysis already takes into account what the unit needs to be competitive and how much it costs to furnish it, and the design is tailored to the guest identified by that analysis.
That connection helps avoid two common mistakes: buying an expensive unit without the layout the tenant wants, or furnishing it to suit your personal taste in a way that makes it harder to rent out.
How Mexico Property Partner Works
MPP is a French-Mexican agency based in Playa del Carmen. Andrés Galvez, one of the partners, has been working in the vacation rental industry since 2017. MPP officially launched in 2019 and manages about 50 apartments on Airbnb in the city, including large and oceanfront units.
When purchasing an investment apartment, the buyer receives a comparison of various units with their pros and cons, two return scenarios that include title transfer and furnishings, and a review of the contract with a lawyer before signing. If you live outside of Mexico, MPP assists with powers of attorney, consulate appointments, and taking possession of the unit. After the purchase, MPP can furnish the apartment, list it on Airbnb, manage it, and provide an income statement showing the annual ROI. If a unit isn’t a good fit for rental, MPP will let you know and suggest alternatives.
To rent through the platform, it's also a good idea to check the Airbnb Help Center for Hosts. If you'd prefer a finished unit, read Is it worth reselling in Playa del Carmen?.
Who It's Right For and Who It's Not
This is ideal for anyone looking for an investment apartment in downtown Playa del Carmen, the Zona Diamante, or Playacar, and who wants to rent it out for part or all of the year. It’s also ideal for anyone living in the United States who needs someone to search for apartments on their behalf, review leases, and represent them in dealing with local authorities.
It might be less of a good fit if you're looking outside the Riviera Maya—since MPP is based in Playa del Carmen—or if you're buying solely for personal use and don't plan to rent it out. To choose who will accompany you, read How to Choose a Real Estate Agent in Playa del Carmen.
Questions About the Investment Department in Playa del Carmen
Is an apartment in Playa del Carmen a good investment?
Some do, and others don't. It depends on the price you pay, the maintenance fee, the building's rules, and how well the unit matches what the highest-paying guest is looking for. No one can guarantee a return on investment or appreciation, so compare several units using the same conservative analysis before making a decision.
Is it a good idea to buy a beachfront property for Airbnb?
It might be a good idea, but compare the price, maintenance fees, and the cost of keeping equipment near the ocean with what you can charge. Sometimes a unit just a few blocks away is a better deal.
Can MPP redesign an apartment I already own?
Yes. COMPITE's design and furnishing services, as well as Airbnb management, are also available for apartments that the owner already owns in Playa del Carmen.
Can I use the apartment during peak season and rent it out the rest of the year?
Yes. Give advance notice, and keep in mind that blocking off your calendar for many weeks during the winter reduces your income and visibility on Airbnb.
Does MPP sell properties for Airbnb outside of Playa del Carmen?
Yes, in the Riviera Maya. Its headquarters and Airbnb operations are in Playa del Carmen, and for other areas, it analyzes each listing using market data from Airbnb and VRBO via AirDNA and Airbitrics.
Written by Jade Mons and Andrés Galvez, partners at Mexico Property Partner. Meet the team at About Us.
If you're considering a purchase in Playa del Carmen, you can Schedule a call with the Mexico Property Partner team here.
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