The development formerly known as The Residences at Grand Island has officially relaunched under one of the world's most recognizable hospitality brands: Mondrian Residences at Grand Island Cancun. This isn't a cosmetic rebranding. It's the formalization of an agreement between Grupo Murano — a Nasdaq-listed real estate company (ticker: MRNO) — and Ennismore/Accor, the same partnership that operates Mondrian Mexico City Condesa, Latin America's first Mondrian property.
This guide is the most complete resource available in English on this development. If you're evaluating the Mondrian Residences Cancun presale, everything you need is here.
What Is Mondrian Residences Grand Island Cancun?
Mondrian Residences at Grand Island is a branded residences project within the Grand Island master development, located at km 16.5 of Cancun's Hotel Zone — a 23-hectare estate that represents the largest luxury real estate bet in Quintana Roo in two decades.
The project offers units ranging from 1 to 3 bedrooms plus loft, with surfaces between 829 and 1,773 sq ft, designed by Filipao Nunes Arquitectos — the Portuguese firm behind the Mondrian properties in Dubai and Doha — and operated under the Mondrian brand by Accor, with delivery scheduled for Q2 2027.
What separates this project from every other development in Cancun's Hotel Zone is straightforward: it's the only residential development in the city where the brand operator, the architect, and the developer have a proven track record working together. This isn't a licensed brand on an unknown developer. It's Grupo Murano — the same company that built and operates Mondrian Mexico City — replicating the model in Cancun.
From The Residences at Grand Island to Mondrian: What Changed and Why It Matters
Many investors who followed this project from its early stages know it as The Residences at Grand Island. The rebranding to Mondrian Residences at Grand Island Cancun is the result of the formal closing of the agreement with Ennismore to operate the residential component under Mondrian standards.
What changes
- The operating name: from "The Residences at Grand Island" to "Mondrian Residences at Grand Island Cancun"
- Brand backing: units integrate into Accor's rental program under Mondrian standards, with access to the ALL — Accor Live Limitless loyalty program (5,600+ hotels worldwide)
- Price positioning: the rebranding raises the price floor and the target buyer profile
- Day-one management: professional Accor operation from the first day of delivery — no management curve for the owner
What doesn't change
Location, views, Filipao Nunes' design language, and the delivery date.
Why the Mondrian Brand Matters for Your Investment Return
The Mondrian brand has active properties in New York, Los Angeles, London, Cannes, Mexico City, Dubai, and Bali, among others. Mondrian Mexico City Condesa, which opened in December 2022, was the brand's first hotel in Latin America, developed in partnership with Grupo Murano — the same developer behind Grand Island Cancun.
Mondrian is part of Ennismore, which after its joint venture with Accor in 2021 became the world's largest and fastest-growing lifestyle hospitality company, with more than 200 hotels, 160 in the pipeline, and a network of over 45 branded residences globally.
For investors, this translates into concrete numbers. Branded residences operated by global hotel chains historically generate between 20% and 35% more rental income than non-affiliated residences in the same market, for three reasons:
- Higher average daily rate — Mondrian guests pay a premium for brand recognition and service consistency
- Global distribution channel — your unit enters Accor's reservation inventory on day one
- Hands-off management — you own the asset; Accor handles the operations
Location Analysis: Grand Island in Cancun's Hotel Zone
Grand Island occupies km 16.5 of the Hotel Zone — a position that combines two advantages that don't coexist anywhere else on the strip:
Dual view: It's the only development in Cancun's Hotel Zone with simultaneous views of the Caribbean Sea (east) and Nichupté Lagoon (west). Most developments on the strip face one or the other.
23-hectare masterplan with its own infrastructure:
- Private marina
- 18-hole golf course
- Exclusive beach club
- 24/7 perimeter security
- Rooftop restaurant with Caribbean views
- Spa, gym, and wellness center by Filipao Nunes
The first phase of Grand Island already opened in April 2024 under the Hyatt Vivid and Dreams brands, with an investment exceeding 10 billion pesos and the creation of over 5,000 jobs. Mondrian Residences is the second, residential phase of this already-operating masterplan — you're entering a functioning ecosystem, not a paper promise.
Presale Numbers: Price, ROI, and Payment Plan
Presale Pricing
| Unit Type | Size | Presale Price |
|---|---|---|
| 1 Bedroom | from 829 sq ft | from ~$475K USD |
| 2 Bedrooms | up to ~1,290 sq ft | price per unit |
| 3 Bedrooms + Loft | up to 1,773 sq ft | price per unit |
The projected post-presale list price is ~$630K USD, representing a ~33% appreciation before receiving the keys. Buyers who enter today are acquiring at a value that will cost 33% more by delivery.
Flexible Payment Schedule
- 30% down payment at contract signing
- 20% deferred over 12 monthly installments during construction
- 50% at delivery (Q2 2027)
The Macro Context: Why Cancun in 2026
Cancun's luxury real estate market has three active catalysts that no other beach destination in Mexico concentrates simultaneously:
1. FIFA World Cup 2026
Cancun is an alternate host city and will serve as a major fan hub during the tournament. The impact on premium hospitality demand and international visibility is already measurable in the short-term rental market.
2. Luxury brand wave
Among the most anticipated hotel openings of 2026 in the Cancun area are Grand Hyatt Cancun Beach Resort, Park Hyatt Cancun, and the St. Regis Costa Mujeres. The concentration of tier-one brands in one destination raises the average nightly rate floor for the entire market — directly benefiting existing inventory.
3. Murano on Nasdaq
Murano Global Investments (Nasdaq: MRNO) has deployed more than $2 billion in capital over 20 years, backed by Bancomext, Sabadell, and La Caixa. Developer financial strength is a critical differentiator in a presale market where execution risk is real.
Who Is This Investment For?
- The patrimony builder — someone who wants a hard asset, in a strong currency, with built-in appreciation and rental income from day one of delivery.
- The international investor — North American, European, or Latin American buyers diversifying geographically into a world-class tourism destination with English-speaking operations and a globally recognized brand.
- The second-home buyer — who wants to use the property part of the year and let Accor manage it the rest, generating income without direct management.
- The institutional buyer or investment club — evaluating risk-adjusted returns on branded residences in high-demand tourism markets.
Can Foreigners Buy? The Fideicomiso Explained
Yes. Foreign nationals can purchase real estate in Mexico's restricted zones — which include the coastline — through a fideicomiso (bank trust). In this structure, a Mexican bank holds the title of the property in trust on the buyer's behalf, while the foreign buyer retains all ownership rights: the right to use, rent, sell, and pass the property to heirs.
The fideicomiso is a fully legal, widely used mechanism backed by Mexican federal law. Rivana Properties provides complete advisory on this process as part of the purchase transaction — no additional intermediary required.
How to Buy: Step-by-Step Process with Rivana Properties
- Initial consultation — your Rivana advisor presents current availability, floor plans, and pricing by floor and orientation
- Unit reservation — reservation deposit to lock in the presale price
- Contract signing — notarized instrument with the developer, with presale conditions
- Down payment (30%) — first disbursement at signing
- Monthly installments (20%) — 12 payments during construction
- Closing and delivery (50%) — Q2 2027, with deed transfer
Rivana Properties is an authorized advisor for Mondrian Residences Grand Island Cancun. Our team accompanies you from first consultation to deed transfer, including fideicomiso advisory for foreign buyers.
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