luxury seaside apartments / penthouses for sale Caracol, Mexico

Beach Condos & Hotel Luxury Oasis offers an exclusive condominium with 73 units, including lofts and 1, 2 and 3 bedroom apartments, ranging from 731.84 sq ft (67.99 m2) to 2,417.47 sq ft (224.59 m2). With panoramic views of the Caribbean Sea and the mangrove, the two and three bedroom apartments have a lock-off system for greater privacy. The 70 linear meters of beach offer a stunning view of the reef. Designed by the renowned firm Lavalle-Peniche, this project seeks to connect its residents with the environment, using authentic and exclusive materials from the region, highlighting the beauty of imperfection and the unique cultural roots of the peninsula. Beach Condos & Hotel Luxury Oasis provides the highest level of hospitality with 24/7 hotel-style service, bringing luxury directly to your door. Owners have the opportunity to become hotel partners, earning profits from the vacation rental of their property, managed by a market-leading company, allowing them to enjoy hotel services throughout their stay. The project is under construction and delivery is scheduled for December 2025.

Located on the first level of an exclusive boutique building with only 12 units, this stunning studio is just one and a half blocks from the beach, in one of the most sought-after areas of Puerto Morelos—where tranquility, proximity to services, and strong appreciation potential come together. With a total area of 391.80 Sq. Ft. (36.40 m²), the property stands out for its high-quality finishes , including marble flooring and a kitchen with granite countertops. It has been thoughtfully customized with built-in furniture and personalized details that maximize every space. Among these features is a practical Murphy bed that folds up during the day, transforming the area into a comfortable living space, dining area, or even a home office. The studio includes a living area with TV, a full bathroom with an efficient layout (separate shower and WC), a fully equipped kitchen, and ample storage solutions , including a closet and drawers. It is outfitted with high-end appliances such as a ceramic cooktop, large-capacity refrigerator, and ice maker. Additionally, it offers air conditioning, excellent natural lighting, a sofa bed, metal screens, and a charming street-facing balcony equipped with swings, a fan, and outdoor lighting—perfect for relaxing. The building features premium amenities , including 24/7 security, elevator, lobby, a rooftop pool with spectacular views of the mangroves and the ocean, parking for cars and bicycles (unassigned), a laundry area for owners or guests, and a connection for charging a golf cart that belongs to the unit. This property represents an excellent opportunity both as a residence and as an income-generating vacation rental . Monthly HOA: $3,233 MXN Annual property tax: $6,562 MXN

Spectacular newly remodeled apartment, with luxury finishes in Portofino, a development in the heart of the Cancun hotel zone, which offers impressive views of the extraordinary blue colors of the Caribbean Sea. Luxury, spaciousness and extraordinary views; tower with elevator, apartment located on the 9th floor. The tower meticulously cares for its position to provide the best views of the Caribbean Sea and the Nichupte Lagoon, as well as the hotel zone of the city. Apartment of 2,438.56 sq ft of construction, 2,005.96 sq ft interior and 432.60 sq ft of terrace. Luxury and new finishes throughout the apartment: marble floors, granite and marble countertops, carpentry. It has a master bedroom with incredible views of the Caribbean Sea, as well as a terrace with a Whirlpool spa and panoramic views, a full bathroom with double sinks, and a dressing room. Bedroom 2, with impressive views of the Nichupte Lagoon and the hotel zone, has a bathroom and dressing room. Bedroom 3, with impressive views of the Nichupté Lagoon and the hotel zone, with a closet and a shared full bathroom for the social área. Living-dining room in an open space; a large terrace and impressive direct views of the Caribbean Sea; open kitchen with sea view, equipped with stainless steel appliances, large pantry and laundry area. Unparalleled service, security and incredible facilities by the sea. Pool with waiter service, private beach club, state-of-the-art gym and spa, tennis court. The beach club with palapas on the sea.

A truly unique property, perfect for those who seek an exclusive retreat by the sea, surrounded by nature, luxury, and tranquility. Located on the second row from the ocean, right behind the prestigious Kempinski Hotel, in the private community of Las Cascadas, it is just steps away from two of the most spectacular beaches in the Mexican Caribbean, where the waters of Cancún display their most vibrant colors. The home offers 2,123 Sq. Ft. (197.25 m²) of construction, surrounded by lush tropical vegetation and an unmatched natural environment. On the upper floor, there are two bedrooms, each with its own en-suite bathroom and walk-in closet. Additionally, the property includes a lock-off bedroom with closet, full bathroom, and private kitchenette, making it ideal for guests or vacation rental. The double-height dining area opens to a terrace with ocean views, while the spacious living room with large windows and the fully remodeled kitchen enhance the modern and functional design. Amenities include three swimming pools surrounded by tropical gardens, natural waterfalls, a palapa for gatherings, and relaxation areas. Finishes in porcelain, granite, and marble emphasize the exclusive character of the residence. This property is perfect both for those dreaming of a seaside lifestyle in a privileged setting and for investors seeking high vacation rental potential in Cancún’s prestigious Hotel Zone.

Exclusive apartment for sale in Lahia, located on the 15th floor in Cancún’s Hotel Zone—one of the most sought-after real estate markets in the Mexican Caribbean, known for its strong demand, appreciation, and profitability.? Sale Price$1,400,000 USDSituated in the Hotel Zone of Cancún, with immediate access to beaches, restaurants, shopping centers, marinas, and luxury services, as well as excellent connectivity to Cancún International Airport.Apartment Features:232 m² of construction (2,497 sq. ft.)15th floor (high floor)Oceanfront with terrace and panoramic views3 bedrooms | 3 full bathroomsPrimary bedroom with walk-in closetSecondary bedrooms with en-suite bathrooms and private closetsSpacious living and dining areasRemodeled unit2 parking spacesThis apartment stands out for its oceanfront location, elevation, views, and renovated condition—key factors that enhance its value within the luxury real estate market. Its layout and prime location make it an ideal investment property with high rental income potential and long-term appreciation in Cancún.? Request more information or schedule a private showing today and secure an oceanfront property in one of Cancún’s most exclusive and profitable areas.

Paradise View Penthouse: An Exquisite Jewel by the Caribbean Sea Nestled within the prestigious Okol Paraíso condominium, Paradise View Penthouse is a unique gem featuring three towers, three levels, and a total of 21 residences in the exclusive private community of Playa Paraíso. This serene enclave guarantees a life of unmatched exclusivity and tranquility. This majestic penthouse spans 304.4 m2 (3,276.53 sq ft) and offers three spacious bedrooms designed to provide maximum comfort and privacy. It includes three full bathrooms and one half-bathroom, all equipped with high-quality materials. Fully furnished with designer furniture, every corner exudes refined elegance and style. The crown jewel of the property is its expansive terrace with a BBQ area, perfect for enjoying the captivating Caribbean atmosphere and unforgettable sunsets. The harmonious spaces and carefully curated decor make this penthouse an ideal place to live and unwind. Paradise View Penthouse offers not just luxury and comfort, but also an incomparable lifestyle in an environment of ultimate exclusivity and privacy. Discover the epitome of luxury and comfort in our exclusive complex, offering first-class amenities for an unparalleled living experience. Enjoy 24/7 tranquility and security with an integrated security system. Stay connected with free Wi-Fi in both common areas and your own residence. The complex includes private parking for your convenience, with additional space for visitors. Upon arrival, be welcomed by an elegant lobby that greets all residents and guests. Relax in the pool and jacuzzi, or host special events in the beautifully designed palapa. Concierge services are available to assist with tasks such as grocery shopping at no additional cost. Additional à la carte services include cleaning, chef, chauffeur, babysitter, and masseuse, ensuring a worry-free stay. Every detail is thoughtfully designed to provide maximum comfort and an exceptional living experience. Year of construction: 2012 Property Tax: $12,876 pesos

Located in one of Cancún's most centrally located residential communities, Liverté 506 offers a secure and private lifestyle with controlled access and 24/7 security, making it an excellent choice for both investment and full-time living. This well-designed 2-bedroom, 2-bathroom apartment features a functional open-concept layout with a spacious living and dining area seamlessly connected to a fully equipped kitchen. It also includes a dedicated workspace, a laundry area, modern finishes, and air conditioning throughout, ensuring year-round comfort. Residents enjoy an outstanding selection of premium amenities, including a 7-a-side soccer field , a dog park , and a beautifully landscaped central park filled with mature trees and lush greenery. The development also features three large swimming pools for families and adults, including one with a lap lane, as well as inviting common areas with an outdoor event pavilion, palapas, barbecue and picnic areas, and a children's playground—perfect for relaxing or entertaining. For added convenience, the building is equipped with elevators. Ideally located in the heart of Cancún, Liverté is just minutes from restaurants, shopping centers, supermarkets, hospitals, the Hotel Zone, Cancún International Airport, and the future Maya Train. Combining a prime location with security, convenience, and excellent rental potential, this property is an outstanding opportunity for investors and homeowners alike.

Discover the perfect balance of luxury, comfort, and location in this exclusive 2-bedroom, 2-bathroom condo located in the prestigious Malecón Américas Residences. With an interior space of 1,278.11 Sq. Ft. (118.74 m²), this tenth-floor home offers breathtaking views of the Caribbean Sea, Nichupté Lagoon, and the city skyline. This fully furnished condo features an elegant and functional design that maximizes every space. The spacious living room is filled with natural light, thanks to its floor-to-ceiling windows. The modern kitchen is fully equipped with high-end finishes and an efficient layout. The primary bedroom includes an en-suite bathroom and walk-in closet, while the second bedroom has a spacious closet and access to a full bathroom. Malecón Américas Residences offers top-tier amenities, including 24/7 concierge service, a gym, a semi-Olympic pool, BBQ area, event hall, and a tennis court. The complex also features covered parking and 24-hour security. The monthly maintenance fee is $6,752.30 MXN , and the annual property tax is $8,400 MXN. Experience an exclusive environment with all the conveniences needed to enjoy the best lifestyle.

Discover the perfect balance of luxury, comfort, and location in this exclusive 2-bedroom, 2-bathroom condo located in the prestigious Malecón Américas Residences. With an interior space of 917.19 Sq. Ft. (85.21 m²), this seventh-floor home offers breathtaking views of the Caribbean Sea, Nichupté Lagoon, and the city skyline. This fully furnished condo features an elegant and functional design that maximizes every space. The spacious living room is filled with natural light, thanks to its floor-to-ceiling windows. The modern kitchen is fully equipped with high-end finishes and an efficient layout. The primary bedroom includes an en-suite bathroom and walk-in closet, while the second bedroom has a spacious closet and access to a full bathroom. Malecón Américas Residences offers top-tier amenities, including 24/7 concierge service, a gym, a semi-Olympic pool, BBQ area, event hall, and a tennis court. The complex also features covered parking and 24-hour security. The monthly maintenance fee is $4,836.59 MXN. Experience an exclusive environment with all the conveniences needed to enjoy the best lifestyle.

Discover the perfect balance of luxury, comfort, and location in this exclusive 2-bedroom, 2-bathroom condo located in the prestigious Malecón Américas Residences. With an interior space of 917.19 Sq. Ft. (85.21 m²), this eight-floor home offers breathtaking views of the Caribbean Sea, Nichupté Lagoon, and the city skyline. This fully furnished condo features an elegant and functional design that maximizes every space. The spacious living room is filled with natural light, thanks to its floor-to-ceiling windows. The modern kitchen is fully equipped with high-end finishes and an efficient layout. The primary bedroom includes an en-suite bathroom and walk-in closet, while the second bedroom has a spacious closet and access to a full bathroom. Malecón Américas Residences offers top-tier amenities, including 24/7 concierge service, a gym, a semi-Olympic pool, BBQ area, event hall, and a tennis court. The complex also features covered parking and 24-hour security. The monthly maintenance fee is $4,752.68 MXN, and the annual property tax is $6,834 MXN. Experience an exclusive environment with all the conveniences needed to enjoy the best lifestyle.

Discover the perfect balance of luxury, comfort, and location in this exclusive 2-bedroom, 2-bathroom condo located in the prestigious Malecón Américas Residences. With an interior space of 917.19 Sq. Ft. (85.21 m²), this third-floor home offers breathtaking views of the Caribbean Sea, Nichupté Lagoon, and the city skyline. This fully furnished condo features an elegant and functional design that maximizes every space. The spacious living room is filled with natural light, thanks to its floor-to-ceiling windows. The modern kitchen is fully equipped with high-end finishes and an efficient layout. The primary bedroom includes an en-suite bathroom and walk-in closet, while the second bedroom has a spacious closet and access to a full bathroom. Malecón Américas Residences offers top-tier amenities, including 24/7 concierge service, a gym, a semi-Olympic pool, BBQ area, event hall, and a tennis court. The complex also features covered parking and 24-hour security. The monthly maintenance fee is $4,500 MXN, and the annual property tax is $7,200 MXN. Experience an exclusive environment with all the conveniences needed to enjoy the best lifestyle.

Discover the perfect combination of luxury, comfort, and location in this spectacular 3-bedroom apartment, with a total surface area of 1,428.26 Sq. Ft. (132.69 m²), located in the prestigious Residencial Malecón Américas, within the renowned Malecón Cancún complex. This development consists of 9 condominium towers, each 18 stories high, built over 5 levels of parking and a commercial area, offering breathtaking views of the Caribbean Sea, Nichupté Lagoon, and the city of Cancún from every unit. This fully furnished home on the 6th floor is ready for move-in, featuring an elegant and functional design that maximizes every space. From the comfort of your living room, you can enjoy unparalleled panoramic views, with large windows that flood every corner with natural light. The residential experience is enhanced by 24/7 concierge service, a fully equipped gym, a semi-Olympic swimming pool, and an exclusive event room, perfect for private gatherings. Additionally, the condominium offers BBQ areas for outdoor dining and a tennis court for those seeking an active lifestyle. Security and comfort are guaranteed with covered parking and 24-hour surveillance, providing total peace of mind in one of Cancún’s most vibrant and sought-after locations. Experience the perfect balance of exclusivity, breathtaking views, and top-tier amenities in this move-in-ready home.

Immerse yourself in an unparalleled living experience in one of the worlds most sought-after destinations. This exclusive collection of properties redefines luxury in Cancun, blending contemporary design, a prime location, and a genuine connection to the Caribbeans natural surroundings.Strategically located at the intersection of Av. Bonampak and Blvd. Kukulcán, in the heart of the Hotel Zone, this development offers spaces designed to awaken the senses, where natural light, ocean breeze, and breathtaking views merge with elegant architecture.Prices starting from: $11,624,833.44 MXNImages are for illustrative purposes only (renders). The project is under construction. Prices may change without prior notice and are current as of today.

200 m² | 3 Bedrooms | 3.5 Bathrooms | Remodeled and Furnished | Ocean and Marina ViewsMake a strategic investment in Shark Tower, one of the most iconic and exclusive developments in Puerto Cancún, the area with the highest property value in the city. This spectacular apartment offers unparalleled panoramic views of the Caribbean Sea and the private marina, ideal for enjoying sunrise and sunset every day.Located in a high-end residential setting, vacation rentals are not permitted, guaranteeing tranquility and security. It's perfect for investors looking for long-term rentals or stylish living in one of Cancún's most coveted areas.? Features:- 3 spacious bedrooms with excellent natural light- 3.5 bathrooms with luxury finishes- Fully equipped kitchen- Furnished and remodeled apartment- Spectacular views from every roomBenefits of investing in Shark Tower:- High demand for long-term rentals- Prime location in Puerto Cancún- Guaranteed resale value and appreciation- Exclusive, secure environment with a premium lifestyleDevelopment amenities:Infinity pool, spa, gym, multipurpose room, kids' club, private marina, business center, and direct beach access.Take advantage of this investment opportunity in one of the most exclusive areas of the Mexican Caribbean!Schedule your visit and discover why this apartment is one of a kind. Live or invest with the best views in Cancún.

Located in one of Cancún's most centrally located residential communities, Liverté 406 offers a secure and private lifestyle with controlled access and 24/7 security, making it an excellent choice for both investment and full-time living. This well-designed 2-bedroom, 2-bathroom apartment features a functional open-concept layout with a spacious living and dining area seamlessly connected to a fully equipped kitchen. It also includes a dedicated workspace, a laundry area, modern finishes, and air conditioning throughout, ensuring year-round comfort. Residents enjoy an outstanding selection of premium amenities, including a 7-a-side soccer field , a dog park , and a beautifully landscaped central park filled with mature trees and lush greenery. The development also features three large swimming pools for families and adults, including one with a lap lane, as well as inviting common areas with an outdoor event pavilion, palapas, barbecue and picnic areas, and a children's playground—perfect for relaxing or entertaining. For added convenience, the building is equipped with elevators. Ideally located in the heart of Cancún, Liverté is just minutes from restaurants, shopping centers, supermarkets, hospitals, the Hotel Zone, Cancún International Airport, and the future Maya Train. Combining a prime location with security, convenience, and excellent rental potential, this property is an outstanding opportunity for investors and homeowners alike.

Experience luxury living by the Caribbean Sea. This extraordinary two-story penthouse, located in the exclusive La Amada Residential in Playa Mujeres, Cancun, is a private paradise designed for those seeking exclusivity, elegance, and comfort. With a stunning total area of 7,353.63 sq ft (683.20 m²), this property offers an unparalleled lifestyle in a world-class setting. The main level features an elegant foyer, a living and dining area with floor-to-ceiling windows that open to a spacious private terrace. The gourmet kitchen, equipped with Miele appliances, seamlessly blends design and functionality, while the private office is ideal for remote work. The three luxurious bedrooms offer ultimate comfort: the primary suite boasts a walk-in closet and an en-suite bathroom with marble finishes and gold-plated accents; the second bedroom includes a private sauna and full bathroom; and the third bedroom features a walk-in closet and en-suite bath. On the upper level, a 3,217.47 sq ft (298.87 m²) solarium terrace is perfect for relaxation, featuring a covered jacuzzi, sun loungers, and a social area with a barbecue and outdoor dining space. La Amada Residential offers exclusive amenities such as a beach club with 820 ft (250 m) of beachfront, an 18-hole golf course, private marina, and 24/7 security. Your new luxury lifestyle awaits. Fully furnished and equipped with iconic pieces of design and art, imported furniture, with luxury finishes such as marble, natural woods and high-end Miele brand appliances in the kitchen. It has exquisite pieces such as the gold-plated cast aluminum Eden Vessel sinks in the master bathroom; they are pieces inspired by the shape of a tree stump. In the living room it has exclusive and high-end furniture such as Minelli armchairs; luxurious Forest dining room, with a resin and high-gloss brass top that imitates the grain of a tree with chairs from the same designer as the dining room: Marcantonio; luxurious Neorest toilets; designer decoration tables; living room coffee table designed by Patricia Urquiola; designer rugs for the master bedroom and living room; high-end Vola brand faucets for the entire Penthouse. Art piece Tides Series – Maldives Tide – Kinetic Flip-Discs art by BREAKFAST studio in NY, executed in 2020 (flip-discs, software, camera, computer) from the Flip-Discs social area visualizes the real-time ebb and flow of the tides on a specific coast somewhere in the world. The speed, direction and height of the waves are represented in the movement of the piece. Art piece by Gaby Wormann in the social area; sink in the guest bathroom made of semi-precious stone malachite and has gold joints. Being handmade, this product is unique and no other product exists that is exactly the same. Installed art 6 video clouds hologram 7 min, led screen, glass, glass bottle or glass jar, steel.

Located within Puerto Cancún, this collection of residences branded by SLS redefines contemporary luxury through a fully integrated approach to design, service, and global lifestyle. The development offers a curated selection of oceanfront residences across various layouts, each thoughtfully designed with elegant architecture and high-quality finishes. Interiors are crafted to maximize space, natural light, and seamless indoor-outdoor living, all enhanced by sweeping Caribbean views. As part of an international hospitality platform backed by Accor, owners benefit from consistent service standards and a refined residential experience . More than a development, it represents a way of living where design, gastronomy, wellness, and environment come together within one of the most exclusive destinations in Mexico. Key Features: Oceanfront branded residential development. Multiple layouts and configurations are available. Contemporary architecture with high-end finishes. Access to world-class amenities and services. Backed by an international hospitality brand.

Beautiful house in the most exclusive residential of Cancun, with 5,603.05ft² of land and 7,593.72ft² of construction you can enjoy the incredible view of the canals of Puerto Cancun. Distributed on 2 levels and a basement area we will find 4 bedrooms plus a maid's bedroom and laundry room, 3 bedrooms each with full bathroom upstairs, the master with walk-in closet, a bathroom with an exquisite European design, double sinks on an onyx base that is illuminated and shower with tub. A very spacious TV area that connects to a huge terrace which has the best view of the canal. The first floor is a place full of light with fine finishes, Italian marble floors and double glazed anticyclonic windows with a large foyer, a European style kitchen, living room, dining room with access to a covered outdoor terrace and garden. This social area connects to the pool that adjoins the navigation channel and the private dock with capacity to park a 65" yacht. Going down to the basement there is a guest bedroom with full bathroom, and a huge living room area with kitchenette, on one side you can access directly to the pool area and on the other side is the covered parking for 4 cars and another space in front of the house. The European design of the house allows you to appreciate 4 different designs of facades, and has intelligent system giving it a unique touch. - Unfurnished

Own an exclusive ocean-view apartment at SLS Hotel Puerto Cancún, located on the 15th floor of one of the Mexican Caribbean's most iconic and high-value luxury developments. Offering 294 m² (3,165 sq ft) of living space, this residence features 3 bedrooms, 3 bathrooms, a family room, and a service room, combining spacious interiors, luxury design, and an exceptional waterfront lifestyle.Enjoy premium amenities, a private marina, beach access, a golf course, and 24/7 security in a prime location known for its strong residential demand and outstanding long-term property appreciation.Contact us today to schedule a private tour of this luxury apartment at SLS Harbour Puerto Cancún.

Exclusive apartment for sale at SLS Bahia Beach, one of the most prestigious residential developments in the Mexican Caribbean. Located within Puerto Cancún, this community combines luxury, a prime location, and strong property appreciation, making it one of the most desirable addresses to live in Cancún.With spacious interiors, contemporary design, and access to world-class amenities, this property offers an exceptional residential experience for those seeking privacy, comfort, and a true oceanfront lifestyle in one of Cancún’s most sought-after areas.Rental Price? $12,000 USD per month | Fully furnishedApartment Features311.41 m² of construction4 bedrooms4 full bathroomsSpacious living and dining areasFully equipped kitchenService room with private bathroomLaundry areaLarge interiors with contemporary designSLS Bahia Beach in Puerto Cancún stands out for its strategic location, connecting the Hotel Zone with downtown Cancún while offering immediate access to the marina, golf course, shopping mall, restaurants, and top-tier services.This development has established itself as one of the projects with the highest appreciation and residential demand in Cancún, making it ideal for executives, expatriates, and families seeking a luxury property within an exclusive community with security and premium amenities.? Contact us for more information or schedule a private showing to discover this exclusive apartment for rent at SLS Bahia Beach, Puerto Cancún.

Purchase an exclusive fully furnished and decorated apartment at SLS Harbour Beach Puerto Cancún, one of the most iconic and high-value developments in the Mexican Caribbean. Located on the 19th floor, this residence offers panoramic views of the ocean and the marina canal, contemporary design, and a luxury waterfront lifestyle.Its prime location within Puerto Cancún ensures strong demand, security, and a top-tier residential environment, ideal both for living and for securing a high-value real estate asset.Price: USD $3,200,000Includes: furniture and décor? High-value area with access to marina, beaches, golf course, and premium services.Schedule your visit and discover why this apartment at SLS Harbour Beach is one of the best buying opportunities in Puerto Cancún. Contact us today.

Overlooking the turquoise waters of the Caribbean with direct views of Isla Mujeres, this refined residence offers a rare opportunity to experience true beachfront living in Puerto Juárez, one of Cancún’s most private and authentic areas. Unlike the Hotel Zone, this enclave provides a quiet, residential, and secure environment, where privacy and a genuine connection to the sea define everyday life. Calm waters and Caribbean sunrises create a setting that feels both peaceful and exclusive. Spanning approximately 2,197.13 Sq. Ft. (204.12 m²) of interior space, the home features an open-concept design that seamlessly integrates living, dining, and a spacious oceanfront terrace, maximizing natural light and panoramic views. The residence includes three well-appointed bedrooms, each designed for comfort and privacy, along with a service room, making it ideal for full-time living or extended stays. The community offers premium beachfront amenities: · Direct beach access · Private dock · Pools and jacuzzis · Sports and recreation areas · Secure, well-maintained environment Its strategic location provides immediate access to the Isla Mujeres ferry, as well as quick connectivity to downtown Cancún and the international airport. A rare opportunity in a low-density beachfront community where properties seldom come to market. · HOA fee $9, 000 pesos/month · Insurance $2,660 pesos/month · Improvement fund $1,267 pesos/month o Total $12,937 pesos/month · Property tax $9,000 pesos/year