Luxury villas in Bahía Petempich
Design, licensing and construction of high-end villas, with remote control for the owner.
Bahía Petempich is a low-density bay in Puerto Morelos with hotels and homes along the beach, a single entrance off the highway and mangrove close behind. A luxury villa here has a beautiful front and a narrow buildable strip, which is why the survey matters more than the sketch.
The buildable strip is smaller than the lot
Federal maritime zone in front and mangrove behind leave a band that is often far smaller than the deed suggests. We map both edges on a topographic survey before design and present a realistic footprint before you commit to the architecture.
Mangrove means rules
Mangrove is protected under NOM-022, and works near it face strict conditions on fill, drainage and access. We keep the house, pool and services clear of it, design drainage that does not alter the wetland and document everything in the environmental file.
One entrance, shared with hotels
The single entrance off the highway is shared with hotels and neighbours. We plan deliveries and heavy loads outside peak hotel times and coordinate with the community, which keeps relations good for the years you will live there.
Cost ranges in Bahía Petempich
| Project type | MXN/m² | USD/m² |
|---|---|---|
| Full renovation | $15,000–$25,000 | $815–$1,360 |
| New high-end villa | $33,000–$46,000 | $1,800–$2,505 |
| Ultra-luxury, front row | $46,000–$63,000+ | $2,505–$3,435+ |
Bahía Petempich sits with the front-row coast: severe salt, a very high water table, federal frontage and mangrove protection. The narrow strip often means a compact two-level villa where the budget goes into the envelope.
How we run a villa at this level
A single contract covers concept, executive design and engineering, filings with the responsible engineer, construction with our own crews, special installations, pool, landscaping and handover with as-built drawings, datasheets and manuals. We coordinate the client’s architect or interior designer where one already exists; we do not insist on also being the authors of the design.
The budget comes out as line items with quantities and unit rates, and every change is priced and signed before it is executed. Payments go against verified progress on site, never against calendar dates.
Remote control and a handover ready to operate
Most of our clients are outside Mexico during construction: a weekly report with dated photographs, a fortnightly video call from site and a live budget available at any time. We work in Spanish, English, German, French, Russian and Chinese.
We hand over an operable house: equipment commissioned, a six-monthly maintenance plan, an inventory of critical spares and, if the property will be rented, the documentation the operator needs from day one. In the restricted zone a bank trust is the usual vehicle, and we coordinate notary and bank in parallel with the works.
The ground in Bahía Petempich: what it imposes on the project
- Municipality: Puerto Morelos
- Environmental regime: SEMARNAT + ZOFEMAT (federal shoreline concession)
- Ground: sand over limestone
- Water table: very high
- Salt exposure: severe
- Access: single entrance off the federal highway
- Development regime: low-density hotel and residential
Beachfront with mangrove behind it — the buildable strip is usually far smaller than the lot.
See the 47 mapped zones of the corridor in the zone checker.
Frequently asked questions
Why is the buildable area in Bahía Petempich so small?
Because the federal beach zone in front and protected mangrove behind both reduce it. We map the real buildable band before design.
Can I fill part of the mangrove to gain space?
No. Mangrove is protected, and filling it is not authorised. The house must fit the band between the beach zone and the mangrove.
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