Tres Aguas · Puerto Escondido · Oaxaca

Oceanfront lots for sale
in Puerto Escondido— six lot types, side by side.

Where each one sits, how large it is, and what it costs per square metre.

Tres Aguas / Oceanfront lots

Tres Aguas is a masterplanned land development about 15 minutes from Puerto Escondido, where the Pacific, a natural laguna and the Río Chila meet on the Oaxacan Emerald Coast. Lots are sold in six categories, set by how close they sit to the water. This page puts them in one place so you can compare before you talk to us.

Where each lot type sits

Click a zone

Schematic overlay on the artistic masterplan, not to scale. Exact lot lines are on the interactive plan.

All six lot types at a glance

Prices are per square metre of land, in Mexican pesos. A lot's total price is its size multiplied by the price per m².

Show prices in
All six lot types at a glance
Lot typePositionWaterSizes listed nowPrice per m²Example lot
Gold PlusFirst row from the ocean, laguna directly behindOcean and lagunaAbout 460 to 680 m²MXN 13,000 per m²565 m²: MXN 7,345,000
GoldFirst row from the oceanOceanAbout 1,180 to 1,600 m²MXN 9,000 per m²1,250 m²: MXN 11,250,000
Silver3rd and 4th rowOcean, river or laguna, depending on positionMostly 600 m²; up to about 2,900 m²MXN 5,000 per m²600 m²: MXN 3,000,000
Bronze5th row and beyondInterior, inside the masterplanMostly 250 m² or 600 m²MXN 3,000 per m²250 m²: MXN 750,000
CommercialMain boulevard, two storeysNoneAbout 70 to 240 m²; most around 72 m²MXN 5,000 per m²72 m²: MXN 360,000
Hotel sitesLarge-format sitesOcean, or laguna and riverAbout 4,600 to 10,300 m²On request–

Sizes reflect lots listed in October 2026 and change as lots sell. USD and CAD figures are indicative conversions at 1 USD = 18.0 MXN and 1 CAD = 12.8 MXN; the contract price is the peso price.

Which lot type fits what you want?

  • The ocean and the laguna in view at onceGold Plus
  • The largest first-row oceanfront parcelGold
  • Ocean, river or laguna views with more privacy from the beachSilver
  • The lowest price of entry, from roughly MXN 600,000Bronze
  • Shopfront on the ground floor and a home aboveCommercial
  • A resort or boutique-hotel projectHotel sites

Each lot type in detail

Gold Plus

The only position at Tres Aguas with the ocean and the laguna in view at the same time.

Gold Plus lots sit on the oceanfront with the natural Laguna Agua Dulce directly behind them. That gives you surf and sunset on one side and still, bird-filled water on the other. They are the smallest of the oceanfront lots currently listed, and the most expensive per square metre.

Position
First row from the ocean, laguna directly behind
Water
Ocean and laguna
Sizes listed now
About 460 to 680 m²
Price
MXN 13,000 per m²
Example
565 m²: MXN 7,345,000

Gold

First-row oceanfront on the Pacific: step from your property straight onto the beach.

The Gold lots currently listed are large parcels, roughly twice the size of the Gold Plus lots, which leaves room for a main house, outdoor living space and guest accommodation.

Position
First row from the ocean
Water
Ocean
Sizes listed now
About 1,180 to 1,600 m²
Price
MXN 9,000 per m²
Example
1,250 m²: MXN 11,250,000

Silver

Third and fourth row from the ocean, with open views and some privacy from the beach.

Depending on where it sits in the masterplan, a Silver lot looks onto the ocean, fronts the Río Chila, or fronts the Agua Dulce laguna. Most of the Silver lots listed today are 600 m², with a few larger parcels for buyers who want more land.

Position
3rd and 4th row
Water
Ocean, river or laguna, depending on position
Sizes listed now
Mostly 600 m²; up to about 2,900 m²
Price
MXN 5,000 per m²
Example
600 m²: MXN 3,000,000

Bronze

Fifth row and beyond, inside the masterplan with access to the community's amenities.

The most accessible way into Tres Aguas. Most Bronze lots listed today are 250 m² or 600 m², so the same price per square metre gives you a small footprint for a weekend home or room for a larger family house.

Position
5th row and beyond
Water
Interior, inside the masterplan
Sizes listed now
Mostly 250 m² or 600 m²
Price
MXN 3,000 per m²
Example
250 m²: MXN 750,000
600 m²: MXN 1,800,000

Commercial

Two-storey lots on the main boulevard: commercial space on the ground floor, a residence above.

This is the village strip of the development, zoned for street-level activity. Most commercial lots listed today are around 72 m², which keeps the entry price low for owner-operators of a cafe, shop or studio who also want to live on site.

Position
Main boulevard, two storeys
Water
None
Sizes listed now
About 70 to 240 m²; most around 72 m²
Price
MXN 5,000 per m²
Example
72 m²: MXN 360,000

Hotel sites

Large-format sites for qualified hospitality developers.

The sites currently listed include an oceanfront site and one on the laguna and river. Hotel sites are priced individually. Contact us with your concept, the number of keys you have in mind, and your timeline, and we will share availability and pricing.

Position
Large-format sites
Water
Ocean, or laguna and river
Sizes listed now
About 4,600 to 10,300 m²
Price
On request
Aerial view of the Tres Aguas oceanfront development between the Pacific and Laguna Agua Dulce, Puerto Escondido, Oaxaca
Tres Aguas from above: the Pacific on one side, Laguna Agua Dulce behind.

What applies to every lot

Architectural guidelines

Every lot has guidelines that keep the community consistent and protect the value of the homes around yours. We walk you through the ones for your lot when you are ready to design.

Community amenities

The masterplan reserves land for a beach club and for sports courts (pickleball, padel and tennis). We are in conversations with operators and will announce amenities as they are confirmed.

Ownership for foreign buyers

Because Tres Aguas is inside Mexico's coastal restricted zone, foreign buyers hold title through an Irrevocable Power of Attorney, a Mexican corporation or a fideicomiso (bank trust) explained. We connect you with independent legal professionals.

How buying a lot works

  1. Choose your lot

    Explore the interactive masterplan and talk to the team, or to one of our partnered brokerages, about the position and size that suits you.

  2. Sign the Purchase and Sale Agreement

    Payment schedules can be structured over time depending on the lot. Mexican banks generally do not offer mortgages to foreign buyers on coastal land.

  3. Set up your ownership structure

    If you are a foreign buyer, your legal representative sets up your preferred structure alongside the purchase.

Costs and tax differences between the three structures are covered in the Tres Aguas FAQ.

See which lots are available today

The masterplan shows live availability, size and total price for every lot. Ask us anything on WhatsApp or request a site visit.

Open the interactive masterplan Request information Message us on WhatsApp

Questions about the lots

How much do Tres Aguas lots cost?

Lots are priced per square metre, in Mexican pesos: Gold Plus MXN 13,000, Gold MXN 9,000, Silver MXN 5,000, Bronze MXN 3,000 and Commercial MXN 5,000. Multiply by the lot's size for the total. For example, a 600 m² Silver lot is MXN 3,000,000. Hotel sites are priced on request. Live prices for every lot are on the interactive masterplan.

What is the difference between Gold Plus and Gold?

Both are first-row oceanfront. Gold Plus lots also have the natural laguna directly behind them, so they are the only lots with ocean and laguna views at once. In the lots listed today, Gold Plus lots are about 460 to 680 m² and Gold lots are about 1,180 to 1,600 m².

Can foreigners buy lots at Tres Aguas?

Yes. Within Mexico's coastal zone, foreigners hold property through an Irrevocable Power of Attorney, a Mexican corporation or a fideicomiso (bank trust). Each has different costs and obligations, which the FAQ compares in detail.

Is financing available?

Mexican banks generally do not offer mortgages to foreign buyers on coastal land. Tres Aguas offers flexible payment schedules, depending on the lot, so you can pay over time instead of all at once. Raise it early with the team.

Can I visit before I buy?

Yes. Request a site visit through the contact page or on WhatsApp.

Keep reading

Prices are in Mexican pesos per square metre as of October 2026 and may change without notice. Sizes, prices and availability are confirmed by the Tres Aguas sales team before any agreement. Renderings and diagrams are conceptual and may be modified by the developer.