Aman Residences, Amanvari
Aman's first collection of branded residences in Mexico is sold mostly as homesites, at prices running from $6M USD to $55,000,000 USD, and what a buyer actually owns is to be confirmed.
Artist's rendering, Aman. A computer-generated impression released by the operator; the completed building may differ.
- Price
- Homesites from $6M USD
- Stage
- Selling
- Bedrooms
- 4 to 9
- Developer
- Costa Palmas
We tell you what is available and arrange the introduction.
The property
Aman Residences, Amanvari sit within Costa Palmas, a 1,500-acre private estate of orchards and farms on the Sea of Cortés, with its own yacht club, deep-water marina and a Robert Trent Jones II-designed golf course. Aman calls the collection its first branded residences in Mexico, at 23570 East Cape, Baja California Sur. Costa Palmas sells the homes and splits its residential offer into two branded sets, Four Seasons Los Cabos and Aman, so an Amanvari enquiry and a Four Seasons Los Cabos enquiry are two different products standing on one estate.
Read the full picture
Costa Palmas has three villa positions and four homes on offer. Amanvari Golf Villas are 5,300 sq ft with homesites from $6M USD; Amanvari Oceanview Villas 7,900 sq ft with homesites from $12M USD; Amanvari Beachfront Villa 10 is $35,000,000 USD on 1.94 acres; and Amanvari Beachfront Villa 7 is $55,000,000 USD, nine bedrooms on 1.24 acres. The Beachfront Villas as a type run to four to seven bedrooms with 13,000–20,000 sq ft of covered indoor-outdoor living.
Two different purchases sit side by side in that list, and the difference matters more than the spread of prices does. Beachfront Villa 10 and the Golf and Oceanview collections are sold as homesites. The Villa 10 price is for the land only, and a buyer either takes an approved floorplan designed for that lot or works with Aman and the Costa Palmas team on a fully customised design. Beachfront Villa 7 is the opposite: a finished house, nine bedrooms and more than 15,489 interior square feet of completed interiors. A reader comparing the $6M figure with the $55M one is not comparing like with like.
The 13,000–20,000 sq ft figure is covered indoor-outdoor living rather than interior floor area, and the entry prices are for homesites rather than built homes, so no price per square foot or per square metre can honestly be derived, we give none. The four-to-seven-bedroom range for the Beachfront Villas also fails to cover Beachfront Villa 7 at nine bedrooms, which reads as marketing copy rather than a specification. Availability here moves without a status label, so we re-check each home before it is quoted to a buyer.
Amanvari suits a buyer who already knows the East Cape and would rather build than buy finished, because the homesite route is a multi-year commitment with Aman involved in the design rather than a transaction that closes and ends. A buyer who wants a house handed over has one option at present, and it sits at the top of the range. The legal and running-cost picture (the ownership structure, the service charge, the HOA or club cost, the completion date for the residences, and the total number of homes) is put to Costa Palmas in writing before any deposit, and we do that for the buyer.
- Brand position
- Aman's first collection of branded residences in Mexico, on the East Cape coast of Baja California Sur
- Estate
- Costa Palmas, described by Aman as a 1,500-acre private estate of orchards and farms with its own yacht club, deep-water marina and golf course
- Golf
- Robert Trent Jones II-designed course on the estate
- Resort on site
- Amanvari, open, with 18 casitas and live reservations
- Villa positions
- Three, Beachfront Villas, Oceanview Villas and Golf Villas
- On offer
- Four, Beachfront Villa 7, Beachfront Villa 10, Oceanview Villas and Golf Villas
- Owner service
- A residence-exclusive Aman Private Office offering personalised service, support and itineraries
- Resort amenities for owners
- Full access to Amanvari's wellness and dining, as stated by Aman
- Completion
- Confirmed with Costa Palmas
- Name
- Amanvari, from the Sanskrit for peaceful water
The homes
Named exactly as the developer or the seller's agent names them. Sizes appear only where they are published.
Amanvari Golf Villas
5,300 sq ft
Bedroom count on the plans for the specific lot. Priced from a homesite; where the villas sit on the course is shown on the estate plan.
Amanvari Oceanview Villas
7,900 sq ft
Bedroom count on the plans for the specific lot.
Beachfront Villas
Four to seven bedrooms, as published for the type bed · 13,000–20,000 sq ft of covered indoor-outdoor living
The area is covered indoor-outdoor living, not interior floor area. The bedroom range does not cover Beachfront Villa 7 at nine bedrooms, so the range is best read as type-level copy. Type-level pricing is on request; the two individual villas below carry prices.
Amanvari Beachfront Villa 7
9 bed bed · More than 15,489 interior square feet, on 1.24 acres
A completed residence with finished interiors in walnut and honed travertine, an infinity pool, terraces and a fire lounge, described by Costa Palmas as the largest residence at both Amanvari and Costa Palmas.
Amanvari Beachfront Villa 10
1.94 acres
The purchase price is for the land only; a buyer may take an approved floorplan designed for the lot or collaborate with Aman and the Costa Palmas team on a fully customised design. Built square footage and bedroom count follow the design.
Owning it
How title works here, what is on the market, what it costs to run and what happens when you are away. Open the one that is your question.
How ownership works here
The ownership structure for the Amanvari residences is set out in the purchase documents rather than on a page, and we will not name one in advance, because the form a foreign buyer takes on the Mexican coast is a legal fact rather than an inference. The shape of the purchase is clear: Beachfront Villa 10 and the Golf and Oceanview collections are sold as homesites, with the Villa 10 price for the land only, while Beachfront Villa 7 is sold as a completed residence.
Leasehold or freehold: which is better?
Each has its advantages, and we would not steer a buyer to one over the other in the abstract. Freehold is title in perpetuity: the home is yours outright, it passes to your heirs without a clock on it, and it is the simpler asset to finance and to sell to the widest pool of buyers. Leasehold is normally structured to 90 years, as a 30-year registered term with two further 30-year terms written into the contract in Thailand, or as a 99-year term in markets such as Singapore, and it is the route to a villa on its own land where the law keeps freehold land in local hands. On resale a lease is assigned rather than a title transferred, which in Thailand means a fraction of the transfer fees and taxes a freehold sale attracts, and a well-run branded estate keeps its resale value on the strength of the operator and the address rather than the tenure. What matters is the specific home: the years left on the term, how the renewals are secured, and what the purchase pack says about assignment. We put those three questions to the developer or the seller's side before any offer, and we tell you what comes back.
What is available now
Four Amanvari homes are on offer: Golf Villas at 5,300 sq ft with homesites from $6M USD, Oceanview Villas at 7,900 sq ft with homesites from $12M USD, Beachfront Villa 10 at $35,000,000 USD on 1.94 acres, and Beachfront Villa 7 at $55,000,000 USD with nine bedrooms on 1.24 acres. Availability moves without a status label, so we re-check before quoting. Costa Palmas also sells non-Aman homes on the same estate at lower prices, and those are separate products.
What it costs to run
The service charge, HOA fee, club initiation and running costs are to be confirmed.
Letting it when you are away
There is no rental or rental-management programme for owners. Aman offers a residence-exclusive Aman Private Office for personalised service, support and itineraries, which is a service arrangement rather than a letting property.
Who is behind it
Developer
Costa Palmas
The hotel on site
Amanvari, open on the estate with 18 casitas (Aman)
Completion
The completion or delivery date for the residences is to be confirmed. The estate describes the resort and residences as under construction, while Amanvari the resort is open and taking bookings, so that wording is not a statement of where the residences stand.
Where it is
East Cape, Baja California Sur, Mexico.
Also in Mexico, and elsewhere by Aman
Montage / Selling
Montage Residences Los Cabos
Santa Maria Bay, Los Cabos, Mexico · 2 to 5 bed
From USD 3,750,000
The Ritz-Carlton Reserve
Riviera Nayarit
The Ritz-Carlton Reserve / Selling
Siari, a Ritz-Carlton Reserve Residence
Riviera Nayarit, Mexico · 4 to 5 bed
From $5 million
Aman / Completed
Aman Residences, Nai Lert Bangkok
Bangkok, Thailand · 1 to 4 bed
From THB 82,500,000
Aman / Resale only
Amanpuri Villas
Phuket, Thailand · 10 bed
From USD 24,888,888
Ask about Aman Residences, Amanvari
Three short steps. We come back with what is available and arrange the introduction.
How this works
Via Privata is a travel advisory. We do not sell property and we are not the developer, the seller, or a licensed real-estate broker in any of the markets on these pages. What we do is introduce a buyer to the developer or to the agent selling a home, and stay alongside for the parts we are useful for. The sale is concluded directly between you and them.
Where an introduction leads to a purchase we may be paid a fee by the developer or its appointed agent, and we do not act for both sides of the same transaction.
Every price on these pages was verified by us against a live published asking price on the date shown. Asking prices and availability in this market move constantly, so treat every figure as indicative and as of its stated date, and expect it to be re-confirmed before anything is agreed. Where a figure is not published anywhere, we say so rather than estimate it. Ask us and we will tell you what is available today and arrange the introduction.
In the United Arab Emirates, introductions run through a licensed local brokerage. Dubai requires a Trakheesi permit, issued per advertisement to the brokerage holding the listing, so a UAE property carries an asking price here only where that brokerage's permit number is shown on its page. Where no permit covers a page, the page reports the property and quotes nothing.
Where a residence has a rental programme we describe how it works and nothing more. We publish no yield, no projected return and no occupancy figure, for any property, anywhere.
None of this is investment, tax, immigration or legal advice. Buying across a border has consequences that depend entirely on your own position; take independent local counsel and your own valuation before you commit to anything.