Luxury villas in Cozumel
Design, licensing and construction of high-end villas, with remote control for the owner.
A high-end villa on Cozumel is bought for the water: the reef wall is minutes from the shore. That defines the brief for the house — and the ferry defines how and when it gets built.
The dive house: a brief that does not exist on the mainland
Ventilated gear room with rinse and drying, a compressor in its own acoustically treated space, an outdoor freshwater shower, direct access from the sea or a jetty, and tank storage sized for a group rather than a couple. On Cozumel that brief is worth more than an extra metre of living room, and it has to be resolved in plan from the start.
West coast, east coast and two different projects
The west coast is sheltered, has access to services and holds most of the residential stock. The east is open to the Caribbean, spectacular and far more exposed: wind, surf and no municipal services over long stretches. A villa there is conceived autonomous by design — water, power, treatment — and with a reinforced envelope, not as a west-coast house moved across.
Hurricane, salt and the specification both impose
An exposed island means an envelope designed for extreme wind: anchored roof, impact-rated glazing or shutters, and fixing details verified rather than assumed. Salt does the rest: 316 stainless in every fitting, anchor and piece of equipment, concrete cover above the minimum and six-monthly maintenance. That is the difference between a house that ages and one that corrodes in five years.
Cost ranges in Cozumel
| Project type | MXN/m² | USD/m² |
|---|---|---|
| Full renovation | $14,000–$23,000 | $765–$1,260 |
| New high-end villa | $31,000–$42,000 | $1,690–$2,300 |
| Ultra-luxury, front row | $42,000–$56,000+ | $2,300–$3,060+ |
2026 reference figures for turnkey construction, excluding land and loose furniture. The high end is front row, a large brief and imported finishes; the low end is a sober inland project. A real quotation is made against drawings and a soil study, not against an average.
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 Cozumel: what it imposes on the project
- Municipality: Cozumel
- Environmental regime: SEMARNAT + ZOFEMAT, marine park
- Ground: island limestone
- Water table: high on the coast
- Salt exposure: severe
Every material arrives by ferry — logistics, not design, sets the schedule and the overrun.
- Federal SEMARNAT filing: the environmental resolution is the project’s critical path. Budget 4–8 months before the first excavation.
- ZOFEMAT frontage: the federal strip is not yours even if you buy the lot — it is concessioned separately and paid for annually.
- High water table: the foundation sits higher and the pool needs anchoring against uplift.
- Severe salt exposure: 316 stainless throughout the hardware, concrete cover above the code minimum and six-monthly maintenance. 304 pits within two years at this distance from the sea.
- Every material crosses by ferry: logistics owns the schedule. Consolidated purchasing and on-site storage stop being optional.
Compare with the other 40 zones in the zone checker.
Frequently asked questions
Is it worth building on the east coast?
If you want a house open to the Caribbean and isolated, yes, but you pay for it in infrastructure: with no municipal services over long stretches, water, power and treatment have to be resolved on the lot, and the envelope is reinforced for wind and surf exposure. The budget rises fifteen to twenty-five per cent against an equivalent west-coast lot.
How does the ferry affect the cost of a villa?
Eight to twelve per cent, almost all of it sea freight and storage. It is offset by buying in large batches, keeping storage on the island and closing the finishes selection before the structure starts: a late substitution here costs a full order-and-crossing cycle.
Will you work with the architect I already have?
Yes. We can come in purely as builder — reviewing the design, closing the engineering, pricing by line item and executing. We also do the full design when a single responsible party is preferred. We do not make the works conditional on also being the authors of the design.
What warranty do you give?
One year on services and finishes and five years on structure and waterproofing, with as-built drawings, datasheets and equipment manuals. We also offer a six-monthly maintenance plan, which in a coastal climate is what decides how the house reaches its fifth year.
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