Zenit Cancún: Lagoon-View Condos From $177K, Ready 2027
Zenit Cancún from MXN 3.33M (about $177K): 33 of 62 Torre Sur units free on 2 Oct 2026, 1-3 bedrooms, Nichupté lagoon views, works end Nov 2027.
By Mexico Invest Editorial · Updated October 26, 2026 · 12 min read
Quick answer: Zenit Cancún is a pre-construction condominium by UAX Desarrollos at the Colosio entrance to Cancún, facing the Nichupté lagoon and the Hotel Zone skyline. It will have 184 apartments in three 13-level towers. Sales are open in Torre Sur, the first phase: on the price list of 2 October 2026, 33 of its 62 apartments are available, from MXN 3,330,000 to MXN 9,500,000, about $177,000 to $506,000. The developer schedules the end of works for 15 November 2027.
All figures on this page come from the developer’s sales pack: the price and availability list dated 2 October 2026, the October 2026 payment sheet, the milestone schedule, the brochure, the finishes sheet and the buyer FAQ. Dollar amounts are our conversion at the European Central Bank reference rate of 18.78 MXN per USD published on 23 October 2026, the latest available on the day we wrote this page; the developer prices in pesos, so the dollar figure moves with the exchange rate. For the city around the project see our Cancún area guide.
Zenit Cancún at a glance
| Zenit Cancún | |
|---|---|
| Developer | UAX Desarrollos, through a project company it controls |
| Architects | HERNANDEZDELAGARZA + SOA |
| Contractor | Corporativa Astillero |
| Address | Blvd. Luis Donaldo Colosio, Vista Hermosa, Cancún, Quintana Roo |
| Plot | 16,731.19 m², roughly 180 m by 80 m |
| Apartments | 184 in 3 towers of 13 levels |
| Now selling | Torre Sur (phase 1), 62 apartments |
| Available on 2 Oct 2026 | 33 (26 sold, 3 reserved) |
| Price range of available units | MXN 3,330,000 to 9,500,000 (about $177K to $506K) |
| Stage | Under construction since 2 March 2026 |
| End of works (developer schedule) | 15 November 2027 |
| Construction finance | Bridge loan from Banco Multiva for 100% of construction cost, per the developer |
Location: Colosio entrance, Parque Cancún and the lagoon
The plot sits on Blvd. Luis Donaldo Colosio, the road every visitor takes into Cancún from the airport and from Playa del Carmen. It is in the Vista Hermosa area, before the junction with the new Nichupté bridge, and a short walk from Parque Cancún, which the brochure calls one of the city’s most important green spaces. The developer sells the project on its views of the Nichupté lagoon and the Hotel Zone, and the price list sells each apartment by its view: lagoon, south lagoon, Puerto Cancún or city.
Note that Zenit is not in Puerto Cancún. Puerto Cancún is a separate marina district about 6.7 km away, reviewed on its own page as Puerto Cancún Marina, and it sits at a very different price level.
| From Zenit Cancún to | Distance | Drive time (developer FAQ) |
|---|---|---|
| Cancún International Airport (CUN) | 16 km | about 15 min |
| Puerto Cancún | 6.7 km | about 10 min |
| Plaza La Isla, Hotel Zone | 17 km | about 23 min |
| Parque Cancún | next to the site | on foot |
The brochure adds shorter hops to schools, hospitals and shopping: about 2 minutes to St. John’s School, 5 minutes to Hospiten, 8 minutes to Plaza Las Américas and Galenia Hospital, and about 25 minutes to the Tren Maya station. The brochure gives 20 minutes to the airport and 12 to Puerto Cancún; the table above uses the FAQ figures.
Three towers, 13 levels, 184 apartments
The project is built in three phases on one gated plot. Each tower has 13 levels, two elevators and emergency stairs, with 2, 4 or 6 apartments per floor. Torre Sur and Torre Este stand 23.70 m apart; Torre Sur and Torre Norte, 73.70 m. About 3,800 m² of the plot is kept as natural area, and the perimeter wall follows an irregular line so that existing vegetation can stay in front of it.
| Tower | Phase | Apartments | Sales status (Oct 2026) |
|---|---|---|---|
| Torre Sur | 1 | 62 | Selling, 33 available |
| Torre Este | 2 | 60 | Not on the current price list |
| Torre Norte | 3 | 62 | Not on the current price list |
| Total | 184 |
Every apartment has 2.64 m of clear ceiling height and covered parking: one space for a one-bedroom, two for two and three bedrooms, with extra spaces to be sold later. Each tower gets its own 318 m³ water cistern sized for one day of demand plus two days of reserve, and its own emergency generator for the common areas. There is no gas in the building; kitchens are electric. Electricity and water are metered per apartment, and fibre ducts reach each unit, with the internet contract left to the owner.
Apartment types and prices in Torre Sur
Ten layouts, A to J, run from a 47 m² one-bedroom to a 203 m² penthouse. The table counts only Torre Sur, the tower on sale, and the “from” price is the lowest asking price among that layout’s available units on 2 October 2026. Areas are as printed on the price list.
| Type | Bedrooms | Interior m² | Terrace m² | Total m² | Floors | From (MXN) | About (USD) | Available / in tower |
|---|---|---|---|---|---|---|---|---|
| A | 1 (two levels) | 63.44 | 9.69 | 73.13 | 7, 9, 11 | 4,650,000 | $248,000 | 4 / 6 |
| B | 1 | 43.96 | 3.06 | 47.02 | 2-4 | 3,330,000 | $177,000 | 3 / 6 |
| C | 1 | 56.23 | 8.05 | 64.28 | 2-4 | 3,950,000 | $210,000 | 2 / 6 |
| D | 2 | 88.62 | 18.34 | 106.96 | 7-12 | 8,300,000 | $442,000 | 4 / 12 |
| E | 2 | 91.92 | 22.61 | 114.53 | 5-12 | 6,600,000 | $351,000 | 9 / 16 |
| F | 2 + garden | 91.14 | 46.41 | 137.55 | ground | 6,600,000 | $351,000 | 2 / 2 |
| G | 3 | 130.43 | 26.91 | 157.34 | 2-6 | 8,950,000 | $477,000 | 8 / 10 |
| H | 3 + garden | 132.12 | 68.70 | 200.82 | ground | 9,200,000 | $490,000 | 1 / 1 |
| I | 3, penthouse | 152.10 | 50.67 | 202.77 | 13 | sold | 0 / 2 | |
| J | 2 + garden | 90.09 | 59.78 | 149.87 | ground | sold | 0 / 1 |
By bedroom count, Torre Sur has 9 one-bedroom apartments available (MXN 3.33M to 4.85M), 15 two-bedroom (MXN 6.6M to 8.4M) and 9 three-bedroom (MXN 8.95M to 9.5M). Both penthouses on level 13 and the single J garden unit are sold. Two type A units on level 7, S-703 and S-704, are listed with an 81.25 m² total because of a larger terrace.
The developer’s FAQ and brochure split type A as 58.88 m² inside and 14.25 m² outside over two levels, against 63.44 and 9.69 on the price list; the total of 73.13 m² is the same in both. When you reserve, ask for the plan attached to the contract, because that is the one that binds.
Choosing a layout: the trade-offs inside one tower
Within Torre Sur the price per square metre on the list runs from about MXN 45,800 for the H garden unit to about MXN 78,500 for a D two-bedroom on level 9. The spread follows two things buyers weigh differently.
| What you choose | What it changes |
|---|---|
| Ground-floor garden (F, H, J) | Largest terraces, 46 to 69 m², and the lowest price per m² on the list, but no height for the lagoon view |
| Mid floors 5-12 (D, E) | Lagoon or Puerto Cancún view from the terrace; D units carry the highest price per m² |
| Floors 2-6 (B, C, G) | Entry prices for one bedroom, and 8 of the 9 available three-bedroom units |
| Duplex one-bedroom (A) | Two levels and two terraces in 73 m², on floors 7, 9 and 11 only |
| View label | The list names lagoon, south lagoon, Puerto Cancún or city for every unit; city view is limited to type B |
Amenities and their sizes
The amenity deck is a single level, step-free from the lobby, which the developer notes makes it accessible for people with reduced mobility. According to the FAQ:
| Amenity | Size or detail |
|---|---|
| Two infinity-edge pools | 125 m² each, 21.5 m by 4 m, 1.7 m deep, plus a 13 m by 3 m wet lounger shelf |
| Pool bistro and sun deck | Structure completed in July 2026 |
| Indoor gym / outdoor gym | 115.18 m² / 55 m² |
| Business center (coworking) | 75.2 m² |
| Sky lounge with bar | One per tower, 53.98 m² inside and 28.31 m² of terrace |
| Padel court, pet park, BBQ area | On the master plan |
| Indoor children’s play area, reading areas | Listed in the developer FAQ |
| Walking paths | 250 linear metres |
| Security | 24/7 booth and motor lobby |
Owners pay a one-off initial equipment contribution of 20,000 at handover (the FAQ does not name the currency) and a maintenance fee the developer estimates at around MXN 40 per m². The FAQ does not state the billing period, so ask for it; on a 114.53 m² type E apartment the estimate comes to about MXN 4,600 per period. There are no storage rooms.
Finishes and what comes with the apartment
| Element | Specification (finishes sheet and FAQ) |
|---|---|
| Interior floors | Travertine marble |
| Terrace floors | White washed concrete |
| Kitchen | 16 mm water-resistant melamine cabinets, quartz worktop (Calacatta in the FAQ, white quartz on the finishes sheet), Teka electric oven, four-zone glass-ceramic cooktop and extractor hood or similar |
| Bathrooms | Thassos marble counters, black Urrea fittings or similar |
| Closets | Included, American oak melamine, up to the ceiling at about 2.60 m |
| Windows | INTER 60-90 aluminium profiles (matte bronze in the FAQ, Oxford grey on the finishes sheet), clear 4+4 mm tempered glass with film |
| Air conditioning | Inverter mini-split in each bedroom and one in the living area |
| Water heater | Electric |
| Furniture | Not included; optional packages per layout |
The furniture packages in the sales pack are quoted per layout by an outside interiors supplier: a type A package, for example, lists a sofa bed, TV stand, dining table with four chairs, king-size bed and mattress, two night stands and bedding, with curtains and decoration quoted separately. The finishes sheet notes that materials may vary slightly.
Construction schedule
UAX’s milestone schedule for Torre Sur. Lines marked “instalment” are the ones that trigger a payment under both plans below.
| Milestone | Planned date |
|---|---|
| Start of works | 2 March 2026 |
| Structure complete to level 7 (instalment) | 12 November 2026 |
| Structure complete to level 10 (instalment) | 2 January 2027 |
| Structure complete to level 13 | 26 March 2027 |
| Window frames installed to level 3 (instalment) | 28 March 2027 |
| Window frames to level 6 (instalment) | 16 May 2027 |
| Window frames to level 8 (instalment) | 20 June 2027 |
| Marble finishes complete to level 13 | 18 August 2027 |
| Window frames to level 13 | 12 September 2027 |
| End of works | 15 November 2027 |
The latest monthly progress report in the pack we received is for July 2026. It records site preparation and foundations at 100%, structure at 13%, the level 1 slab finished on 25 July 2026, level 2 under way, and the structure of the phase 1 infinity pool and pool bistro complete. The report expects one new level every two to three weeks until the tower reaches level 13.
Payment plans with a worked example
The October 2026 payment sheet offers two schedules. Neither charges interest on the instalments, and every instalment after signing falls due only when the matching construction milestone is reached. The reservation of MXN 100,000 is paid after the developer accepts your offer and is deducted from the signing payment.
| Plan Avance Seguro 30 | Plan Avance Plus 50 | |
|---|---|---|
| At contract signing | 15% | 20% |
| Structure level 7 | 3% | 6% |
| Structure level 10 | 3% | 6% |
| Window frames level 3 | 3% | 6% |
| Window frames level 6 | 3% | 6% |
| Window frames level 8 | 3% | 6% |
| At the deed | 70% | 50% |
| Discount | none | 1.5% |
Example: apartment S-601, type E, two bedrooms, 114.53 m², Puerto Cancún view, listed at MXN 6,600,000 on 2 October 2026.
| S-601 | Plan Avance Seguro 30 | Plan Avance Plus 50 (1.5% off list) |
|---|---|---|
| Price | MXN 6,600,000 (about $351,000) | MXN 6,501,000 (about $346,000) |
| At signing, including the reservation | MXN 990,000 | MXN 1,300,200 |
| Each of 5 milestone instalments | MXN 198,000 | MXN 390,060 |
| Paid during construction in total | MXN 1,980,000 | MXN 3,250,500 |
| At the deed | MXN 4,620,000 | MXN 3,250,500 |
The Plus 50 column assumes the 1.5% discount applies to the list price, which is how the sheet presents it; the approved discount is written into the offer letter, so confirm the figure there. Dollar payments are accepted and converted at the Banxico FIX rate on the day they reach the developer, which means the peso amounts above are fixed and the dollar cost of each instalment is not.
How a foreign buyer purchases at Zenit
Cancún lies within 50 km of the coast, inside Mexico’s restricted zone, so a buyer who is not a Mexican national holds the apartment through a Fideicomiso de Zona Restringida: a Mexican bank holds title as trustee and the buyer is named as beneficiary. The trust is set up at the deed, which at Zenit is also when the final 70% or 50% is paid. How the trust works, what it costs and how long it runs is explained in Fideicomiso Mexico Explained.
| Step | At Zenit Cancún |
|---|---|
| Offer | Offer letter on a specific unit, valid for 7 business days |
| Reservation | MXN 100,000, returned if the purchase contract is not signed |
| Contract | Promise of sale signed with the first payment of the chosen plan |
| During construction | Five milestone instalments |
| Deed and trust | Final payment, fideicomiso for foreign buyers, bank mortgages accepted at this stage |
| Who can be on the deed | The person who pays, except a parent buying for a child or a documented gift |
Before signing, have your own lawyer read the promise contract and check the plot’s title and permits; our due diligence guide sets out the order of checks for a pre-construction purchase.
Documents and warranties
The brochure states that the developer owns the land outright, holds the permits and approvals needed to build, and finances 100% of construction with a bridge loan from Banco Multiva. The FAQ adds that the owner is a company set up for this project and controlled by UAX Desarrollos, and that the condominium regime (Régimen en Condominio) had not yet been constituted, with filing planned for mid-2026.
Under Mexican law the developer gives a 5-year warranty on the structure, 3 years on waterproofing and 1 year on hidden defects in finishes.
UAX Desarrollos describes itself as a development manager whose team has taken part in 15 residential projects of 10 to 250 units in seven Mexican states, with more than 1,000 units delivered. Its portfolio sheet lists Aleda in Playa del Carmen and Amelia and Tuané in Tulum as completed, and Zenit as its largest project at 184 homes. The contractor, Corporativa Astillero (trading as Astillero Construcciones, based in Playa del Carmen), lists in its October 2023 profile the 144-apartment Areka Towers in Cancún, built 2020-2022, and the 75-home Tuané in Tulum among its projects.
Who Zenit Cancún is for
The developer pitches the project in three ways, and the layouts line up with each.
| Buyer scenario | Layouts that fit | What the developer’s documents say |
|---|---|---|
| Living in Cancún, family or retirement | G, H three-bedroom; F garden two-bedroom | Schools and hospitals within 2 to 8 minutes; two parking spaces |
| Long-term rental | B, C, E | The brochure says the community encourages long-term rentals |
| Holiday letting | A, D, E with lagoon view | Short-term rental is permitted, per the FAQ, though the project is designed mainly for residents |
The page does not estimate rental income or future prices, because the developer’s pack does not publish them and we will not invent them. If you are weighing Zenit against other Cancún stock, the comparison below uses the figures on our own project pages.
Zenit Cancún compared with other Cancún projects we cover
| Project | From | Stage | Location |
|---|---|---|---|
| Zenit Cancún | MXN 3.33M, about $177K | Under construction, end of works Nov 2027 | Colosio entrance, Vista Hermosa, lagoon views |
| Cancun Huayacan Condos | about $206K | Off-plan | Inland Huayacan growth corridor |
| Costa Mujeres | about $285K | Off-plan | North Cancún beach corridor |
| Puerto Cancún Marina | about $890K | Delivering | Marina and golf district at the north end of the Hotel Zone |
Zenit’s entry one-bedroom costs less in dollars than the Huayacan corridor on our pages and a fifth of a Puerto Cancún marina apartment; its three-bedroom units overlap the upper end of the Huayacan range. The difference between the two lagoon-side options, Zenit and Puerto Cancún, is the district: Zenit is a residential condominium on the city side of the lagoon, Puerto Cancún a marina neighbourhood with golf on the Hotel Zone side.
Frequently Asked Questions
On the developer's price list dated 2 October 2026, the 33 available apartments in Torre Sur are priced from MXN 3,330,000 (a 47.02 m² one-bedroom) to MXN 9,500,000 (a 157.34 m² three-bedroom). At the ECB reference rate of 18.78 MXN per USD on 23 October 2026 that is about $177,000 to $506,000. Prices are set in pesos and the developer marks them as subject to change.
Zenit Cancún is in Vista Hermosa, on Blvd. Luis Donaldo Colosio at the entrance to the city from the airport and the Riviera Maya, a few steps from Parque Cancún. The developer gives 16 km to Cancún International Airport (about 15 minutes), 6.7 km to Puerto Cancún (about 10 minutes) and 17 km to Plaza La Isla in the Hotel Zone (about 23 minutes).
Works on Torre Sur, phase 1, started on 2 March 2026. The developer's milestone schedule puts the top structural slab on level 13 at 26 March 2027 and the end of works at 15 November 2027. The FAQ describes phase 1 handover as autumn 2027. Torre Este and Torre Norte are phases 2 and 3.
Yes. Cancún lies inside Mexico's restricted coastal zone, so a foreign buyer holds the apartment through a Fideicomiso de Zona Restringida, a bank trust. The developer says it accepts bank mortgage loans at the deed stage and can receive payments in US dollars, converted at the Banxico FIX rate on the day funds arrive.
The developer's FAQ says yes. It adds that the project is designed mainly for owners who live in the apartment or let it on long leases, and the brochure says the community encourages long-term rentals. Ask for the condominium rules in writing before you count on nightly letting.
The reservation is MXN 100,000. The October 2026 payment sheet offers two interest-free plans: 15% at contract signing, five 3% instalments tied to construction milestones and 70% at the deed, or 20% at signing, five 6% instalments and 50% at the deed with a 1.5% discount.
No. Apartments are delivered unfurnished, with fitted closets, a kitchen with an electric cooktop and oven, and inverter split air conditioning in every bedroom and the living area. Optional furniture, curtain and decoration packages are quoted per layout, and the developer offers an interior design service.
According to the developer's FAQ, yes, once the developer has sold every unit of the same layout type as the one you bought. Ask for the transfer terms in the promise contract.
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