Playa del Carmen’s Mamita’s Beach Sparks Renewed Outrage Over Public Access

Playa del Carmen, QR — The ongoing occupation of the federally protected maritime-terrestrial zone (ZOFEMAT) by beach clubs in the Mamita’s Beach area has once again drawn public criticism. Tourists and residents report that sunbeds, umbrellas, and beach furniture continue to block the legally mandated 20-meter public access corridor from the shoreline—effectively privatizing a public beach and sparking demands for enforcement.

Legal Violations and Obstructed Access

Under Article 8 of Mexico’s General Law of National Assets and ZOFEMAT regulations, the first 20 meters from the high-tide line must remain unobstructed to allow public access to beaches, without any requirement to pay for food, services, or furniture. However, in Mamita’s, numerous beach clubs extend their setups all the way to the water, creating a paywall along what should be a public thoroughfare. Tourists have reported being blocked, redirected, or told to leave by staff for walking through these areas without renting chairs or consuming at the clubs.

Violations of this law are punishable by fines or even criminal penalties, but enforcement remains spotty and inconsistent.

Protests and Public Backlash

Public pushback isn’t new. In recent years, citizen groups and beachgoers have staged multiple protests in Playa del Carmen and nearby destinations, asserting their right to public beach access. A particularly notable protest took place in 2020, when over 1,000 people laid out towels and beach gear in the restricted zone to protest what they called the “privatization of Mamita’s.”

Despite periodic statements from local authorities that beaches in Mexico cannot legally be privatized, residents argue that commercial interests continue to dominate enforcement decisions.

New Condominium Project Fuels Fresh Controversy

Tensions escalated in June 2025 when it was revealed that the Mamita’s Beach Club site is being redeveloped into a luxury condominium complex called ZONNA Branded Residences. This multi-million-dollar real estate project—now in pre-sale—includes 172 apartments, 15 villas, a 70-suite hotel, and restaurants across a 23,000-square-meter beachfront lot with nearly 200 meters of direct coastline.

The project has been approved for a change in land use, a necessary step to begin construction. This approval was quietly granted by Playa del Carmen’s municipal government, contradicting public statements from Mayor Estefanía Mercado, who claimed no permits had been issued.

Documents released by investigative journalists and activists confirm that the municipality did, in fact, authorize the land use change—enabling the developer, Top Investments, to seek environmental permits. Critics say this is the first step toward the privatization of Playa Mamita’s, as marketing materials for the project offer buyers exclusive access to the beach.

Environmentalists and community advocates warn that the project will further limit access to what was once public land, accelerate coastal erosion, and endanger fragile ecosystems. Aerial footage of the site, captured within the last 48 hours, shows recent land clearing and perimeter fencing, indicating that development may already be underway.

A Region Under Pressure

The beach furniture conflict and controversial development approval come amid broader stressors on Playa del Carmen’s coastline: sargassum invasions, rising ocean levels, and beach erosion are already diminishing the usable beachfront. Locals argue that every meter of public beach lost to private development or commercial encroachment exacerbates the problem and undermines the long-term sustainability of the area’s tourism model.

What’s Next?

• Activists and residents are demanding greater transparency from local officials and the revocation of permits for the ZONNA project.
• Calls for stricter ZOFEMAT enforcement and increased oversight from federal agencies like PROFEPA are growing louder.
• Public interest groups are organizing new legal actions and public demonstrations to defend what they see as Playa del Carmen’s last remaining public beachfront.

As Playa del Carmen continues to grow, the battle between private interest and public access has reached a boiling point—now symbolized by the fate of Mamita’s Beach.