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Hotel Kinbé · Playa del Carmen · Public

A 30-key boutique, below replacement.

Stabilized PDC boutique with five-year occupancy averaging 79%, a turnkey operating team, and a fourth-floor expansion runway already pre-plumbed for rooftop F&B + spa. $93K per key in a corridor where new build runs $400–500K.

$2.8M
Asking
30
Keys
79%
Occ. 5-yr avg
$93K
Per Key

The thesis

Five years of clean cash flow, a remodel that already happened, and a fourth floor waiting to be built.

Operating today, no fix needed

Last full remodel completed 2016. Pool, waterfall, terrace, 30 rooms all renovated. 14-person staff in place. Micros Fidelio system. Tax-compliant entity. Step in and run it Monday.

Below-replacement basis

$2.8M ÷ 30 keys = $93,333 per key. New construction in Playa del Carmen runs $400–500K per key. You are buying ~80% below replacement on a renovated, cash-flowing asset.

Fourth-floor expansion runway

Building structure pre-plumbed for a fourth-floor solarium with rooftop restaurant + spa. Hot/cold water and drainage roughed in. Add an ADR-defensible amenity on top of a working asset.

Performance

Five-year track record.

YearOccupancyADR (USD)
202170.0%$81.00
202283.0%$92.04
202383.0%$83.00
202477.0%$80.00
202581.0%$81.00

Source: owner-provided historicals. 2020 excluded (pandemic). Stabilized cash flow at current ADR + occupancy. Operator upside if a buyer can take ADR closer to $130–150, in line with the PDC boutique comp set.

The property

What you are buying.

The rooms

  • 29 standard + 1 master suite (30 keys total)
  • A/C, plasma TV, in-room safe, minibar
  • Customized bathroom set + 4 pillows per room
  • Multilingual staff, 24-hour front desk
  • Wireless internet throughout

The asset

  • 533 m² land · 1,085 m² built
  • 72,000-liter pool with waterfall feature
  • 15,000-liter water tank · softener system
  • 1,000-liter gas + 100 KVA electrical substation
  • 100m to the beach (one short block)
  • 4th-floor expansion roughed in (water + drainage ready)

The operation

  • Operating continuously since April 1998
  • Three remodels: 2002, 2007, 2016 (full)
  • ~14 employees on staff
  • Micros Fidelio Express reservation system
  • Visa / Mastercard / Amex accepted
  • Tax obligations fully met (clean entity)

The amenities

  • Pool with waterfall + tropical garden
  • Common-area terrace with ocean view
  • In-room massage / spa (collaboration)
  • Laundry, car/scooter rental, airport transfer
  • Collaboration with Zenzi Beach Club (10-min walk)
  • Money exchange and wedding coordinator on call

Next step

Run the numbers yourself.

Send a quick note. We will share the full OM, P&L, the 2025 STR comp set, and a current-state walkthrough video the same day.