Cozumel Oasis
Cozumel Oasis is a boutique residential development located in the Center of Cozumel, just three blocks from the ocean within a secure gated community.
8 luxury 2-bedroom residences, each with 78 m² plus a private balcony. The architectural design follows a Contemporary Caribbean concept with high-end, hotel-style interiors.
The land is fully owned, all plans are complete, and all municipal and state permits are approved.
Construction can begin immediately with an estimated 12-month timeline.
Prime Location
Location Location Location !!
The development is positioned in one of Cozumel’s most desirable residential areas.
The neighborhood is safe, walkable, and surrounded by premium new constructions. Residents are just minutes away from the oceanfront promenade, supermarkets, restaurants, the ferry terminal, and the airport.
This location supports strong long-term demand as well as high short-term occupancy due to proximity to key services and tourist flows.
Land & Site Overview
Oases Cozumel spans two combined lots totaling 940.15 m².
• Main lot (619.20 m²): dedicated to the 8-unit residential building
• Secondary lot (320.95 m²): suitable for parking, gym, spa, laundry, or additional amenities
The total planned construction area is 899.81 m², including ground level, upper floor, and rooftop structures.
Architectural Vision
Oases Cozumel is designed with a Contemporary Luxury / Modern Caribbean architectural approach, combining clean geometry, bright façades, and large openings that maximize natural light and airflow. The building has been planned for long-term durability, efficient circulation, and strong rental performance, while delivering a premium living experience.
The development consists of 8 residential units, each designed to meet the highest-performing segment of the local rental market.
Each residence includes:
• 78 m² interior area
• 2 bedrooms
• Private balcony
• Open-concept living and dining space
• Modern kitchen layout
• Large window configuration
• High-end finishes and smart-home features
The total interior residential area is 624 m², supported by additional space allocated to corridors, circulation, common areas, service rooms, and the rooftop amenity level, resulting in a total construction area of 899.81 m².
This configuration optimizes natural light, privacy, and livability while maintaining a balanced ratio between private interior space and shared amenities. The architectural design is intended to enhance both long-term rental stability and short-term rental desirability.
Residences & Amenities
The 8 residences include two bedrooms, 1 bathroom, an open living space, a modern kitchen, and a private balcony. The project features a comprehensive amenity set, including:
• Rooftop pool and lounge
• Private gym
• Parking
• Storage units
• Laundry room
• Solar energy system
• Landscaped garden
• Secure gated entry
These amenities strengthen rental performance, improve guest ratings, and support year-round occupancy.
Construction Scope & Cost
Construction :
Total construction area: 899.81 m²
• Ground Floor: 412.62 m²
• Upper Floor: 391.23 m²
• Rooftop: 95.96 m²
Costs :
Structural Work 11,247,625 MXN / 618,619 USD
Finishes & Installations13,258,250 MXN / 729,203 USD
Total Construction 24,505,875 MXN / 1,347,823 USD
The construction cost presented reflects a high-end specification for the full project, including the rooftop area. This scope can be adjusted based on the desired financial profile. If certain elements- such as rooftop construction - are removed or simplified, the total construction cost will decrease accordingly. These adjustments can be reviewed during final budgeting to achieve the most financially efficient configuration.
Rental Model & Revenue Projections
The project follows a dual-rental model designed to balance stability and yield.
6 units are allocated to long-term rentals to ensure consistent baseline income, while 2 units operate as short-term rentals to capture higher nightly rates and seasonal demand.
All projections are based on current market conditions and may adjust as the market evolves.
This distribution can be modified at any time to match operational preferences or evolving investment goals.
Long-Term Rentals (6 units)
| Scenario | Monthly Rent (per unit) | Annual LT Revenue |
|---|---|---|
| Conservative | $1,500 | 108,000 USD |
| Base | $1,800 | 129,600 USD |
| Optimistic | $2,200 | 158,400 USD |
Short-Term Rentals (2 units)
Formula: ADR × 30 nights × 65% × 2 units
| Scenario | ADR | Annual STR Revenue |
|---|---|---|
| Conservative | $95 | 44,460 USD |
| Base | $145 | 67,860 USD |
| Optimistic | $185 | 86,580 USD |
Total Annual Revenue
| Scenario | Total Revenue |
|---|---|
| Conservative | 152,460 USD |
| Base | 197,460 USD |
| Optimistic | 244,980 USD |
Operating Expenses, NOI & Cap Rate
Operating performance is evaluated by applying standard expense assumptions to the project’s projected rental income. Net Operating Income (NOI) and cap rates are calculated using industry-recognized methods to provide a clear, transparent view of the project’s income-generating capacity.
Operating performance is evaluated by applying standard expense assumptions to the project’s projected rental income. Net Operating Income (NOI) and cap rates are calculated using industry-recognized methods to provide a clear, transparent view of the project’s income-generating capacity.
Operating Expenses
Operating expenses are modeled at 25% of total revenue, which reflects typical cost structures for boutique multi-unit buildings in this category.
Net Operating Income (NOI)
| Scenario | NOI |
|---|---|
| Conservative | 114,345 USD |
| Base | 148,095 USD |
| Optimistic | 183,735 USD |
Cap Rate (Based on Investor Capital Only: 1,347,823 USD)
| Scenario | Cap Rate |
|---|---|
| Conservative | 8.48% |
| Base | 10.99% |
| Optimistic | 13.63% |
Investor Returns & Long-Term Value
This section outlines the project’s financial performance from the investor’s perspective, including annual cash flow, equity distribution, and long-term value growth. Returns are calculated based on the construction capital contributed and reflect the project’s income potential as well as projected asset appreciation over time.
Investor Equity Share
Investor: 74.97%
Developer: 25.03%
Annual Investor Cash Flow
(NOI × 74.97%)
| Scenario | Annual Cash Flow |
|---|---|
| Conservative | 85,724 USD |
| Base | 111,026 USD |
| Optimistic | 137,746 USD |
Cash-on-Cash Return (CoC)
Cash Flow ÷ 1,347,823 USD
| Scenario | CoC Return |
|---|---|
| Conservative | 6.36% |
| Base | 8.24% |
| Optimistic | 10.22% |
Long-Term Value Projection
Annual property appreciation is modeled at 5%, which aligns with institutional standards.
For reference:
• Institutional underwriting typically uses 3–6%
• Coastal tourist zones in Mexico historically show 4–8%
• A 5% assumption is considered neutral and conservative
Projected Asset Value
| Year | Estimated Value |
|---|---|
| Year 1 | 2.02M USD |
| Year 5 | 2.45M USD |
| Year 10 | 3.13M USD |
Investment Structure & Exit
Available investment formats and the capital structure of the project. It also details the ownership framework and the exit pathway based on the building’s condominium regime.
Model A — Full Project Acquisition
Land + plans + permits: 300,000 USD
Includes:
- Full ownership of the land parcel (clean title, ready for transfer)
- Complete architectural project package (final designs, technical drawings, structural plans)
- Full set of engineering documents (structural, electrical, hydraulic, mechanical)
- All approved municipal building permits
- All state-level environmental and construction authorizations
- Land-use verification documents and zoning compliance
- Soil studies and topographic surveys
- All professional reports, technical calculations, and project specifications
- Legal documentation enabling immediate commencement of construction
- All paperwork required for contractor bidding or turnkey construction execution
Model B — Equity Partnership
Developer contributes land: 450,000 USD
Investor funds all construction: 1,347,823 USD
Equity split (current basis):
- Investor: 74.97%
- Developer: 25.03%
The final equity percentages will be adjusted to reflect the confirmed total project value at the time of execution, ensuring proportional alignment between land contribution and construction capital.
Exit Possibility
The building operates as a single income-producing asset and must be sold as a whole under its condominium regime. Profits are realized through the sale of the fully income-generating property, combining ongoing rental performance with long-term appreciation.
Oasis Cozumel Development
Paco Diaz Arquitectos.
42 years building trust and heritage in Cozumel, with honesty, quality, and experience.
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