Controversy Grows Over Playa Mamitas Development

Playa del Carmen, Q.R. — A luxury beachfront development at Playa Mamitas is sparking controversy as new aerial footage and official documents contradict public statements made by Playa del Carmen mayor Estefanía Mercado. The documents confirm that her administration approved a critical land use change that would allow the construction of the multi-million-dollar Zonna Branded Residences project—despite the mayor’s claims that the development is still pending environmental permits and has not received municipal support.

The development in question will occupy the site of the well-known Mamitas Beach Club and proposes a massive buildout: 172 residential units, 15 villas, a 70-suite hotel, and two restaurants on a 23,114 m² lot with 200 meters of beachfront. According to public listings, the project is already in pre-sale, with prices ranging from $488,000 to $3.5 million USD.

Environmental and Public Access Concerns

Critics say the construction will damage one of Playa del Carmen’s most ecologically sensitive zones—an area with dunes, potential cenotes, and protected species such as sea turtles, as listed under NOM-059-SEMARNAT-2010. Drone footage taken within the last 48 hours shows signs that the lot has already been cleared and altered. A mesh fence has also been placed around the perimeter, blocking visibility from the beach—standard practice for construction preparation but raising additional suspicion in this context.

What most alarms environmentalists and residents, however, is the potential for beach privatization. Marketing materials for Zonna reportedly promise buyers exclusive beach access, sparking fears that a public stretch of coast could be walled off for private use—a scenario that contradicts Mexican law but is increasingly seen in high-end developments.

Mayor’s Denials in Question

Estefanía Mercado has publicly stated that no construction permits have been issued for Zonna and that she is committed to preventing the privatization of beaches. However, evidence now shows that her administration did approve the land use change—one of the most essential legal steps required before a developer can apply for environmental and construction permits.

While the mayor presents herself as an advocate for public beaches and transparency, the official land use authorization issued by the city suggests otherwise. Observers point out that such documentation is typically required to begin pre-sales of luxury properties, making it unlikely that the project would be actively marketed without government backing.

High-Stakes Development with Limited Transparency

Despite ongoing public outcry and environmental concerns, Zonna remains in active pre-sale, with listings promoted by local real estate agencies. This, critics argue, is further evidence that the project is being fast-tracked with institutional support behind closed doors.

To date, no environmental impact studies have been made publicly available, and the developer, Top Investments, has not commented on the project’s long-term implications for Playa Mamitas or public beach access.

As pressure mounts on local officials to clarify the situation, many Playa del Carmen residents say they are alarmed—not just by the scale of the project—but by the lack of transparency and the risk of losing yet another public beach to private interests.