Apartment 302 at Residencial Stanza, Av. Holbox
We recommend listing at MXN 3,900,000, expecting to close between 3.6 and 3.8 million. We know this is far from the 5 or 6 million you had in mind, so this page explains why. In short: the dollar you paid in 2007 is not the dollar of today, and buyers compare your apartment with newer ones right next door that are offered for MXN 3.0 to 4.3 million.
Why the number feels lower than expected
At about MXN 11 per dollar, that was roughly MXN 2.5 million.
In pesos, the apartment has gained about 45% to 55% since you bought it.
At about MXN 18 per dollar today, the peso gain disappears when converted back to dollars.
- The exchange rate. In 2007 one dollar bought about 11 pesos. Today it buys about 18. Property in Cancún is bought and sold in pesos, so a fair peso price today converts to fewer dollars than you might expect.
- The age of the building. Residencial Stanza is about 19 years old. Buyers who visit it also visit newer condominiums a few blocks away with a gym, a swim-lane pool, a kids club and 24/7 security, often for less money.
- Vela Towers is a different market. It is a brand-new development by Grupo Velas, the luxury resort brand, with 12-story towers sold directly by the developer. Buyers there pay for the brand, a new building and resort-style amenities: sky bar, padel court, adults-only pool, gym, coworking, pet park and motor lobby. Units are listed at MXN 7.6 to 11.7 million, with maintenance of about MXN 7,000 a month.
- That is why Vela Towers is not in our comparison. A buyer shopping there is looking for a new-build, branded product and will not consider a resale apartment from 2007, however lovely it is. Your apartment competes with the resale apartments in the table below, and that is where its value is set. To compare with Vela Towers fairly, it would take a separate study of new developments.
- The competition sets the price, not the purchase price. A buyer does not know or care what was paid in 2007. They compare what is for sale today in the same zone, and that is the table below.
Exchange rates are rounded averages, used here only to explain the trend.
What the buyer gets
Every square meter in your deed counts, and here is how
| Area in the deed | m² | How buyers and appraisers value it |
|---|---|---|
| Apartment interior | 174.81 | Full value. This is the figure every listing uses to compare. |
| Balcony terrace | 7.90 | Adds appeal, valued at a fraction of interior space. |
| Storage room (basement) | 8.28 | A real plus, valued as an extra, not as living space. |
| 2 parking spaces (basement) | 24.00 | Expected in this zone. Every comparable also includes 2 spaces. |
| Total in the deed | 214.99 | Correct, and all of it is included in our price. |
- Compare like with like. In the comparison below we did not add balconies, parking or storage to any of the other apartments, so we do not add them to yours either. Those apartments also have parking, balconies and often storage, and their listings do not count those meters. If we add your parking and storage to your size, we would have to add theirs too, and the result is the same: the ranking does not change.
- The buyer compares the total price. A family choosing between three-bedroom apartments in SM 16 looks at the price of each one with its parking included. That is why our recommendation follows what the competition asks, not a price per m² on a larger number.
- Your extras are still selling points. We will advertise the storage room, the two covered spaces and the balcony clearly, because they help your apartment win against the others at the same price.
The same rule for every apartment
In all the listings we compare, the m² are the apartment only. Balconies, parking spaces and storage rooms are not added to any of them, even though they have them.
To be fair, we apply the same rule to yours: 174.81 m². If we added your balcony, parking and storage (reaching 215 m²), we would have to add theirs too, and the comparison would come out exactly the same.
Your competition, a few blocks away
We searched every major portal on November 9, 2026: Inmuebles24, Vivanuncios, Mercado Libre, inmuebles.guru, Trovit and Nestoria, and reviewed more than 30 apartments for sale in Supermanzana 16. Below are the 17 most similar to yours. Most are in Tziara and on Av. Nizuc, minutes from your building, with two or three bedrooms, two parking spaces and full amenities, for MXN 3.0 to 4.3 million. Smaller two-bedroom units in the zone start at MXN 2.55 million. These are asking prices; in Cancún apartments usually close 5% to 10% below.
New developments such as Vela Towers are left out on purpose: they are a different product, explained above.
| Listing | Source | Price (MXN) | m² (apartment only) | Layout | MXN / m² |
|---|---|---|---|---|---|
| SM 16, central CancúnLarge 3-bedroom, 2 baths | Mercado Libre | 4,200,000 | 200 | 3 bed · 2 bath | 21,000 |
| Tziara, penthouseFurnished, two terraces, elevator | Inmuebles24 · Mercado Libre | 5,500,000 | 250 | 3 bed · 3 bath | 22,000 |
| Tziara, 4th floorElevator, swim-lane pool | Inmuebles24 · Vivanuncios | 3,100,000 | 140 | 2 bed · 2 bath | 22,143 |
| SM 16, 6th floor, furnishedGym, semi-olympic pool. Reduced from 3.2 M | Inmuebles24 | 3,000,000 | 130 | 3 bed · 2.5 bath | 23,077 |
| Tziara, penthouseTerrace with pool view, elevator | Inmuebles24 · Vivanuncios | 3,850,000 | 160 | 2 bed · 3 bath | 24,063 |
| Horizontes Tziara, 5th floorSwim-lane pool, gym, 24/7 security | Inmuebles24 · Mercado Libre | 3,750,000 | 153 | 3 bed · 3 bath | 24,510 |
| SM 16 apartment161 m², similar size to yours | inmuebles.guru | 3,950,000 | 161 | — | 24,534 |
| Tziara, furnishedExclusive listing | inmuebles.guru | 3,500,000 | 140 | 3 bed · 2.5 bath | 25,000 |
| Tziara, penthouseCentral location | Mercado Libre | 3,850,000 | 150 | 2 bed · 2 bath | 25,667 |
| Av. Nizuc, 6th floorRemodeled, sold with tenant | Inmuebles24 · Vivanuncios | 3,700,000 | 138 | 2 bed · 2 bath | 26,812 |
| Av. Nizuc, penthouseEach bedroom with bath and closet | Inmuebles24 · Vivanuncios | 3,850,000 | 140 | 2 bed · 2 bath | 27,500 |
| Tziara 1Published this week | Mercado Libre | 4,100,000 | 145 | 3 bed · 2 bath | 28,276 |
| Tziara, 6th floorPartial lagoon and hotel zone view | Mercado Libre | 4,290,000 | 138 | 3 bed · 2 bath | 31,087 |
| Residencial Horizontes, furnishedFull amenities | Mercado Libre | 3,850,000 | 119 | 3 bed · 2 bath | 32,353 |
| Av. Nizuc, high-end finishesHurricane shutters | Inmuebles24 · Vivanuncios | 4,310,000 | 132 | 3 bed · 2 bath | 32,614 |
| SM 16, premium unitOutlier, likely new or premium build | Vivanuncios | 6,900,000 | 162 | 3 bed | 42,593 |
| Residencial Stanza, 3rd floorYour building. Advertised at 5.9 M; no longer on the main portals. | Trovit · Nestoria | 5,900,000 | 210 | 3 bed · 2 bath | 28,095 |
Where Apartment 302 lands
The red lines show the price per m² of your apartment at MXN 3.9 M (our recommendation), 5 M and 6 M. At 5 or 6 million it would be the most expensive per m² in the zone, in an older building with fewer amenities.
Three ways to go to market
About MXN 20,000 to 21,200 per m². Undercuts the Tziara units and attracts the first serious buyers.
About MXN 22,300 per m². In line with the competition, with room to negotiate.
MXN 28,600 to 34,300 per m², above almost every comparable. Months of maintenance and taxes with no offers.
Try a different price
Based on 174.81 m² of interior space.
How we will market it
- Price against the competition, not against 2007. List at MXN 3,900,000 with a closing target of 3.6 to 3.8 million. A fair price brings visits in the first weeks, when a new listing gets the most attention.
- An overpriced listing costs money. Every month without a sale means maintenance fees, property tax and upkeep, and buyers start to wonder what is wrong with the apartment. Lowering the price later usually ends in a lower sale than pricing it right from day one.
- Lead with what the others do not have. 175 m² is larger than almost every unit for sale in SM 16, with a service room, private storage and a garden-and-pool view from the balcony.
- Paperwork is a strength. Property tax for 2026 is already paid (receipt pending) and the title is held in a bank trust (fideicomiso), so the buyer can close with a notary without surprises.
Mónica Penagos & William Kabelka · M&W Real Estate, Cancún