A turnkey boutique penthouse with a private rooftop, a Guest Favorite track record, and a verified income stream.
The elevator opens directly into Tonalá 203 — no shared corridor, no neighbors on the same floor. Two exposures of floor-to-ceiling glass wrap the corner, drawing morning light through both bedrooms and afternoon light across the living spaces. Hard finishes throughout: porcelain, stone, wood. No carpet, no compromise.
Two true bedrooms (primary en-suite, both with built-in closets), two full baths, an open island kitchen, an independent laundry, and an L-balcony wrapping the corner from both reception rooms.
The rooftop is exclusive-use deeded space — not a concession, not a shared amenity. The building's elevator opens at rooftop level onto two separate spaces: this unit's private 41 m² roof, and a common roof also served by the building. Guests can be received above without first passing through the residence. From the private roof, an unobstructed western exposure with no neighboring projects on the medium-term skyline means every sunset belongs to this unit.
Fully equipped: a built-in pergola, a barbecue station, and a direct barrel-to-tap draft beer install. Acapulco chairs, chaise lounges, an outdoor dining table, dartboard, yoga mats — furnished as a daily-use extension of the home, not a balcony with potted plants.
Schematic representation · technical CAD drawings included in the due-diligence package.
Tonalá 203 sits on a corner lot with two street exposures. Eight units total — boutique scale, residential-feel, no high-density flow. New construction delivered September 2022, meaning systems, finishes, and common areas are still well within their first cycle.
The reglamento (HOA bylaws) explicitly permits short-term rental — a critical point. Most newer Roma buildings have begun restricting Airbnb. Tonalá 203 has not, and there is verifiable operating history under the current regime.
| Line item | Amount |
|---|---|
| HOA · monthly | $3,400 |
| Predial (property tax) · annual | $1,500 |
| Mortgage / encumbrances | None |
| HOA fees in arrears | None |
A note on parking. Tonalá 203 has no dedicated parking or storage — the building's principal trade-off, and the right one for this neighborhood. Roma Sur is walkable end-to-end; the rare guest who arrives by car uses one of two monthly garages within two blocks at approximately $1,500/month.
The neighborhood is Mexico City's most concentrated cultural and culinary district, and Tonalá runs through its center. Within walking distance: Contramar, Máximo Bistrot, Rosetta, Em, Lardo, the Mercado de Medellín, independent cinemas, dozens of specialty coffee bars, mezcalerías, and the green expanse of Parque México.
| Category | This unit | Industry median |
|---|---|---|
| Cleanliness | 5.0 | 4.7 |
| Communication | 5.0 | 4.8 |
| Check-in | 5.0 | 4.8 |
| Location | 5.0 | 4.7 |
| Accuracy | 4.9 | 4.8 |
| Value for money | 4.8 | 4.6 |
| Overall | 4.93 | 4.74 |
For June 2026 — Mexico's co-host month — the unit has confirmed bookings of approximately $110,000 gross, with net at approximately $75,000. Not modeled as recurring revenue; a single month's contribution nearly equal to two months of stabilized NOI, demonstrating the unit's pricing ceiling under premium demand.
Acquire a stabilized, fiscally compliant short-term rental with verifiable performance, low carrying costs, and several un-pulled levers — dynamic pricing software, refreshed photography, title repositioning, experience upsells. Expected total return of 10–13% per annum blending cash yield with capital appreciation.
| Cap rate | Implied value |
|---|---|
| 5.5% · Premium lifestyle | $8.73 M |
| 6.0% · Market median | $8.00 M |
| 6.5% · Conservative | $7.38 M |
A primary or pied-à-terre in the most-walked corner of Mexico City — turnkey, with two-side exposure, a private rooftop, and the option to monetize selectively when traveling. Carrying costs are negligible; the lifestyle is delivered on day one.
| Comparable | Interior + Exterior | List price |
|---|---|---|
| PH 3R · Roma Sur (preventa) | 129 + 152 m² | $13.22 M |
| Huatabampo 30 (new construction) | 117 + 90 m² | $9.50 M |
| PH with jacuzzi · Roma Sur | 93 + 45 m² | $8.50 M |
| ★ Tonalá 203 (this offering) | 65 + 52 m² · 41 m² roof deeded | Inquire |
Tonalá 203 is the smartest entry into the cohort: same neighborhood, same architectural caliber — and the only unit combining a Guest Favorite operating record, a fully-equipped private rooftop with barrel-to-tap draft, and corner-glass dual exposure on a top floor. Roma Sur enjoys free, unrestricted street parking throughout, with several monthly garages available within two blocks at moderate rates. Pricing is communicated directly to qualified buyers.
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