Right on the beach in the famed Cancun Hotel Zone, directly on the ocean and facing the ocean with floor to ceiling glass to enhance the view. The space Hi everyone, my name is Tim Miller. My brother and I purchased in Cancun back in 2004. We love it here! We used to have property in Cocoa Beach, FL but when we found Cancun we sold everything and bought here to stay. There is no place on earth like The Renowned Cancun Hotel Zone. The beauty of the Caribbean waters is unmatched worldwide and they surround the island (the Cancun Hotel Zone is an island) to East, North & South, while the gorgeous Fresh water Bay is to the West. And the locals are so happy, humble, and so thankful to have your business and be of service to you and your family. Over time, my family came to know many wonderful people here in Cancun. If you have never been to Cancun, you will absolutely love it here! Penthouse #3701- 4BR-3.5BTH - Approx 2,750 sq ft including terraces Penthouse #3701 sits on the corner (there are only 4 units on the Penthouse Level, one on each corner) of the North tower. You walk in and you have the living room, dining room, powder room, kitchen, big terrace, laundry room and one small bedroom with queen bed & private bathroom, BR4. Upstairs you have the other 3 bedrooms, the master has a king bed with private bathroom, BR 2 has two queens, BR3 has one queen. The hall bath serves BR2 and BR3. The views are of both the ocean and the lagoon and the primary view is the ocean. The floor to ceiling glass in this unit enhances the view making it a very popular choice. You also have the option to step outside from 2 of the bedrooms that face the ocean, and all along the living and dining area. Manager: Tim and Megan Miller Penthouse #3701 Location: Beachfront-7th & 8th floors-2 Story Corner Unit Resort: Oleo Cancun Playa is located Directly on the Beach in the Famed Cancun Hotel Zone. Address: Blvd Kukulcan Kilometer 19.5, Zona Hotelera, Q-Roo, Cancun, Mexico 77500 - - - - - UNIQUE VACATION RENTAL EXPERIENCE - - - - - Typical vacation rental: Apartment building, pool, beach, minimal staff. Part timer to service you, likely give you a lock box code for the unit. - - - - - WHAT YOU GET WITH US INSTEAD! - - - - - 1. My wife and I do this full time; it is our dedicated passion to serve you. 2. Abdiel and Paola are our full-time managers on the ground in Cancun to service you. They are at the resort Mon-Sat 9-5pm, and after hours you will still receive prompt responses via email. On arrival day, our team is there to welcome you, show you around, and answer all your questions. 3. Rather than an apartment building, we reside within a full service resort with full time staff, 24 hour security gated security, 24 hour beautiful lobby, gym, spa, tennis court, pool, beach, sun deck, loungers and umbrellas, hot tub, photos studio, tour center, 5 restaurants, 2 bars including a pool bar, and spa with steam room, sauna, relaxation pool, hot tub, and massage and nail services. 4. The resort is all-inclusive. When you book a Penthouse unit, the all-inclusive is optional each day you are there. Payment is made at the lobby front desk. Cost is currently $90 per person per day, Dec 20-Jan 4 is $135 per day. Prices are subject to change without notice as we have no control over resort pricing. Kids 11 or under are ½ off, 2 years and under are free. 5. For days you do not want the all-inclusive, feel free fill up the cooler inside the condo with your favorite drinks & snacks and take that to the pool or beach. It’s ideal, makes for a nice little table as well, about the size of a carryon. 6. You always have one resort restaurant that is never all inclusive. You pay per item and they have things like tasty toasted subs, wraps, and pizza. They also have a wide assortment of coffees and desserts. 7. Indulge in our in-home cooking service for an authentic Mexican feast prepared by our local cooks. Our guests love this, we provide the service to our guests only at our raw cost. It runs $10 per person for the service ($80 min) and it includes purchasing the groceries and preparing the meal. Our cooks provide you with a receipt for the groceries. Meals are served buffet style. It’s payable in cash at the time of service. It’s very easy to book, the menu and link come in your welcome pack. 8. Our location is ideal. We have great restaurants right across the street, plus a convenience store that sells beer and all the hard liquors. At the same time our area is well lit, and very safe, and our activity level surrounding the resort is mild. Everything is close by, buses run 24/7 and you can be at a myriad of additional restaurants, shops, and big nightclubs in minutes. 9. Oleo prints out a weekly brochure for guests detailing the latest activity offerings. Often times there is live entertainment around the bar, and water yoga is typically in the weekly calendar. 10. Tours and Excursions Insider Knowledge: With over two decades of experience in Cancun, we offer invaluable insights into the best activities and excursions. Here’s an example, the snorkeling excursion with my friend Mike, who I have known for over 2 decades now. Mike is such a great guy! Always smiling and joking around. His family comes from many generations of fisherman that go way back to before Cancun was even known as destination. Mike’s snorkeling tour is the “bargain of the century”. He does not advertise, has no website, and you pay him in cash. The cost for Mike’s excursion is $75 per person ($450 minimum). For that price you get a 5-6 hour excursion, round trip transportation to the port, a golf cart rental on Isla Mujeres for an hour, and a huge meal at the end. On top of that, he takes you to the best snorkeling site, they are protected waters by the Mexican government and require a special permit that he has to pay for each person going. The underwater beauty where Mike takes you is unreal, so beautiful! To have all that, plus a totally private excursion to your group, is an outstanding value that you will not find anywhere else. 11. VIP Night Club. At these big clubs in Cancun, the cover charges alone will run you $50 or more, plus you wait in lines to get in, then it’s standing room only and drinks are very expensive. With us, you’ll get the link to purchase the VIP night club pass. For $150, you will have VIP access, no lines, A VIP table, and not only is your cover charge included, but all your drinks as well. It goes from 10am to 3am and includes transportation there and back. 12. Grocery convenience. When staying in these larger places, everyone wants to have some groceries on hand. 10 years ago I asked the owner of the transfer company that we recommend if he would take our guests to the grocery store before heading to the resort, for an additional fee of course. He said he would add that to his website. He did, and it’s been a hit with our guests ever since. Our team has milk crates and hotel carts to get all of your groceries up. Don’t worry, we have you covered. But please note that if you arrive on a Sunday, you may want to get groceries after you arrive at some point, as we will not be there to help you. 13. 13. Family-Friendly: Traveling with little ones? Rest assured, each unit is equipped with amenities like pack-n-plays and high chairs upon request. 14. Clean drinking water. The reverse osmosis system in the kitchen provides free clean drinking water. 15. Quality linens: My wife specifies sheet sets that are a polyester/cotton blend, 575 thread count. She says it is the perfect blend of softness and stain removal properties. 16. Quality Bath towels: For bath towels she specifies large 30”x 53” 100% cotton. They are really nice; we have the same ones at home. Way better than what you would expect at a nice hotel. To me, even the nicer hotels have towels that are not soft, and not very big. 17. We provide Beach towels: We provide 8 Large commercial grade beach towels. 18. Private wifi: Unlike hotels that offer non private, or semi private wifi, these modems are completely private to the unit, and encrypted, and the modem is inside the unit. 19. Charging Ports: All the bedrooms and every living room has a charging port with 3 outlets and 3 USB terminals. 20. We have Great Reviews! 21. Great guest communication: Group Email Thread: The Group Email thread is the tool we use to keep everyone on our team in touch should you need anything, plus it keeps us all in the know, and on the same page. This email thread goes out to you and all of our team members after payment is processed. You can’t miss it, as the subject box starts with all caps: GROUP – MAIN followed by your Penthouse number and arrival and departure dates. This way our team always knows with whom we are speaking. It allows for our guests to get prompt replies consistently. PHOTOS: Please note that photos of The Private Balconies may appear under "Common Areas" because the spaces are so large, AI mistakenly categorizes it under common areas. Additionally, the resort should not be listed under "What's Nearby," but sometimes is. PHOTO GALLERY ORDER: Private Outside Areas, Main Areas, Bedrooms/Bathrooms, Resort photos, What’s nearby. With us, you're not just booking a vacation rental—you're gaining access to a wealth of local knowledge, dedicated and friendly service, and processes to help us give you quick and thorough service as well....Processes fostered through years of experience in the business. We look forward to welcoming you to Penthouse #3701 and ensuring your Cancun experience is outstanding! Warm regards, Tim and Megan Miller Guest access All our guests enjoy unrestricted access to the pool, beach, lounge chairs, umbrellas, and all communal areas throughout the resort. Our all-inclusive package is designed to offer maximum flexibility, allowing guests to opt in or out on a daily basis. When you choose the all-inclusive option for any given day, you gain access to four of our restaurants and both bars. Please note that there is one restaurant excluded from the all-inclusive package. Payment for the all-inclusive package is conveniently settled at the lobby front desk, priced at $90 per person per day. Children aged 11 and under receive a 50% discount, while infants aged 2 and under dine free. This comprehensive package encompasses unlimited food and beverages from 9 am until midnight. During Christmas and New Year's weeks, a nominal 30% surcharge applies, ensuring an enhanced array of offerings and extended resort hours. For those seeking alternatives, our non-inclusive restaurant specializes in delicious, toasted subs, wraps, pizza, and desserts, complemented by a diverse selection of coffees and espressos. On days when the all-inclusive option is not preferred, each condo is equipped with a convenient cooler, ideal for storing personal drinks and snacks. Sized similarly to a carry-on luggage piece, the cooler can be effortlessly towed to the pool or beach, serving as a practical side table for beverages. Even when utilizing the all-inclusive package, many of our guests find this cooler invaluable. Additionally, fantastic dining options await just across the street from the resort, providing further culinary diversity for our guests to explore. Other things to note Renting a car in Cancun isn't a necessity, and it can be challenging to find parking when venturing out from the resort. However, if you do rent a car, we have a small lot, and it is free to park there. If the lot gets full the resort staff will find another place on the property to park your car. The vast majority of visitors choose not to rent a car due to the ease of navigating Cancun via its comprehensive bus system. Alternatively, cabs are readily available, but many guests prefer the convenience and affordability of the buses, which are constantly in motion. For just $1 per person, you can travel anywhere within the hotel zone, and this fare includes a generous tip for the bus driver. To streamline your arrival experience, we provide a trusted link to the airport transfer company we've endorsed for years. We are a short 12-15 minute ride from the airport.

## Penthouse Overview

Penthouse #3701 is a two-story, four-bedroom corner unit located directly on the beach in Cancun’s renowned Hotel Zone. Positioned on the seventh and eighth floors of the North Tower, the penthouse faces the ocean and features floor-to-ceiling glass designed to maximize the views.

There are only four penthouse-level units, with one located at each corner of the building. The approximately 2,750-square-foot residence includes spacious terraces with views of both the Caribbean Sea and the lagoon, with the ocean as the primary outlook.

### Layout

- **Main level:**
  - Living room
  - Dining room
  - Powder room
  - Kitchen
  - Large terrace
  - Laundry room
  - Bedroom 4 with a queen bed and private bathroom

- **Upper level:**
  - Primary bedroom with a king bed and private bathroom
  - Bedroom 2 with two queen beds
  - Bedroom 3 with one queen bed
  - Hall bathroom serving Bedrooms 2 and 3

Two ocean-facing bedrooms offer direct outdoor access. The living and dining areas also open onto the terraces.

### Property Details

- **Penthouse:** #3701
- **Bedrooms:** 4
- **Bathrooms:** 3.5
- **Size:** Approximately 2,750 square feet, including terraces
- **Location:** Beachfront, seventh and eighth floors
- **Unit type:** Two-story corner penthouse
- **Resort:** Oleo Cancun Playa
- **Address:** Boulevard Kukulcan Kilometer 19.5, Zona Hotelera, Quintana Roo, Cancun, Mexico 77500
- **Managers:** Tim and Megan Miller

## About Cancun

Tim Miller and his brother purchased property in Cancun in 2004 after previously owning property in Cocoa Beach, Florida. They fell in love with Cancun and chose to make it their home.

The Cancun Hotel Zone is an island surrounded by Caribbean waters to the east, north, and south, with the freshwater Nichupté Bay to the west. The area is known for its beautiful beaches, welcoming local community, and convenient access to restaurants, shops, nightlife, and excursions.

## The Resort

Oleo Cancun Playa is a full-service resort located directly on the beach in the Cancun Hotel Zone. Resort amenities and services include:

- 24-hour gated security
- 24-hour lobby
- Gym
- Spa
- Tennis court
- Swimming pool
- Beach access
- Sun deck
- Lounge chairs and umbrellas
- Hot tub
- Photo studio
- Tour center
- Five restaurants
- Two bars, including a pool bar
- Spa with steam room, sauna, relaxation pool, hot tub, massage services, and nail services

## All-Inclusive Option

The resort’s all-inclusive plan is optional and can be selected on a daily basis. Payment is made at the lobby front desk.

- **Standard rate:** $90 per person per day
- **Christmas and New Year’s period, December 20 through January 4:** $135 per person per day
- **Children aged 11 and under:** 50% discount
- **Children aged 2 and under:** Free
- **Coverage:** Unlimited food and beverages from 9:00 a.m. until midnight
- **Included dining:** Four restaurants and both bars
- **Excluded dining:** One resort restaurant is not included

Prices are subject to change without notice because resort pricing is outside the hosts’ control. During the Christmas and New Year’s weeks, a 30% surcharge applies.

The non-inclusive restaurant offers toasted subs, wraps, pizza, desserts, coffees, and espressos. Guests may also use the cooler provided in the penthouse to bring personal drinks and snacks to the pool or beach. The cooler is approximately the size of carry-on luggage and can also serve as a convenient side table.

## Dining and In-Home Cooking

Guests can arrange an in-home Mexican meal prepared by local cooks. The service includes grocery shopping and meal preparation, with food served buffet-style.

- **Service fee:** $10 per person
- **Minimum charge:** $80
- Grocery costs are paid separately according to the receipt provided by the cooks.
- Payment is made in cash at the time of service.
- Menu and booking information are included in the welcome package.

Additional restaurants are located directly across the street from the resort, along with a convenience store selling beer and spirits.

## Guest Services and Local Support

The hosts manage the property full time and are dedicated to providing attentive service. Abdiel and Paola are the full-time local managers in Cancun and are available at the resort Monday through Saturday from 9:00 a.m. to 5:00 p.m. Guests also receive prompt email responses outside those hours.

On arrival day, the local team welcomes guests, provides an orientation, and answers questions about the penthouse and resort.

A group email thread is created after payment is processed and includes the guests and the entire management team. The subject begins with “GROUP – MAIN,” followed by the penthouse number and arrival and departure dates. This system helps the team coordinate requests and provide consistent, timely communication.

## Activities and Excursions

The resort publishes a weekly activity brochure with current offerings. Activities often include live entertainment around the bar and water yoga.

With more than two decades of experience in Cancun, the hosts also provide local recommendations for tours and excursions.

### Snorkeling Excursion

A private snorkeling excursion with Mike includes:

- Five to six hours of activities
- Round-trip transportation to the port
- One-hour golf cart rental on Isla Mujeres
- A large meal at the end of the excursion
- Access to a protected snorkeling site requiring a special permit

The excursion costs $75 per person, with a $450 minimum. Payment is made in cash. The excursion is private for your group.

### VIP Nightclub Access

Guests receive a link to purchase VIP nightclub passes. For $150, the pass includes:

- VIP access
- No waiting in line
- A VIP table
- Cover charge
- Drinks
- Transportation to and from the nightclub
- Access from 10:00 p.m. until 3:00 a.m.

## Location and Transportation

The resort is located in a well-lit, safe area with a moderate activity level. Restaurants and a convenience store are directly across the street, while additional restaurants, shops, and major nightclubs are only minutes away.

Buses operate 24 hours a day throughout the Hotel Zone. The fare is $1 per person, including a generous tip for the driver. Taxis are also readily available.

Renting a car is generally unnecessary, although guests who choose to rent one may use the resort’s small parking lot free of charge. If the lot is full, resort staff will arrange another parking location on the property.

The resort is approximately a 12–15-minute drive from the airport. A trusted airport transfer company is recommended, and a booking link is provided.

## Grocery Delivery and Arrival Assistance

Guests can arrange a grocery stop with the recommended airport transfer company before arriving at the resort for an additional fee.

The local team provides milk crates and hotel carts to help transport groceries to the penthouse. Guests arriving on a Sunday should plan to purchase groceries after arrival, as the local team will not be available to assist that day.

## Amenities and In-Unit Features

- Pack-and-plays and high chairs available upon request
- Reverse osmosis drinking-water system in the kitchen
- Private, encrypted Wi-Fi modem located inside the penthouse
- Charging ports in every bedroom and the living room
- Each charging port includes three outlets and three USB terminals
- Eight large commercial-grade beach towels
- Polyester-cotton blend sheets with a 575-thread count
- Large 30-by-53-inch, 100% cotton bath towels
- In-unit cooler for drinks and snacks

## Guest Access

Guests have unrestricted access to the resort’s communal areas, including:

- Swimming pool
- Beach
- Lounge chairs
- Umbrellas
- Sun deck
- Other shared resort facilities

The all-inclusive plan may be selected or declined each day, providing flexibility throughout the stay.

## Photo and Listing Notes

Private balconies may appear under “Common Areas” in the photo gallery because their large size can cause them to be categorized incorrectly. The resort may also occasionally appear under “What’s Nearby,” although it is the property itself.

The photo gallery is organized in the following order:

1. Private outdoor areas
2. Main areas
3. Bedrooms and bathrooms
4. Resort photos
5. Nearby attractions

## Welcome

With Penthouse #3701, guests receive more than a vacation rental. The stay includes dedicated local management, personalized communication, resort access, and extensive knowledge of Cancun developed through years of experience.

Tim and Megan Miller look forward to welcoming guests and helping make their Cancun stay comfortable and enjoyable.

Bedrooms

Bathrooms

Maximum Occupancy

4BR penthouse in Cancun

#3701– Tim’s Ocean Condos – Majestic Ocean Views! - Condominiums for Rent in Cancún, Quintana Roo, Mexico

This place was absolutely beautiful! The views and outdoor space are even better in person. Big enough for our group of 9. Would recommend this for anyone looking to relax and take in all Cancun has to offer.

Amazing place, wonderful communication, definitely coming back

5 stars all across the board! The staff was so nice. Abdiel made the trip. He went above and beyond so i can have a cake for my mother’s 59 birthday. Only thing, you can’t eat at the hotel restaurants or bars, without buying an all you can eat band. Hands down my best Airbnb experience. Thanks for sharing your home Tim.

Nice view , great location. Restaurants nearby and an Oxxo store that gets in trouble. We only had one problem that we guided with the location of the app and it is not correct.

Bonita vista , bien ubicado. Restaurantes cercanos y una tienda Oxxo que saca de apuros. solamente tuvimos un problema que nos guiamos con la ubicación de la aplicación y no esta correcta.

The view of the condo is amazing,  you have access to the resort pool and jacuzzi and of course the beach. The apartment is fully equipped, there is a coffee maker, toaster, microwave, microwave, kitchen utensils, cooking utensils and earthenware. You have all the comforts of a house, there is a washer and dryer, refrigerator, TV, internet, among other things. During my stay we were 5 people, we slept very well, the apartment is spacious, at night we went out to the terrace and the weather was delicious. The rooms are spacious and the resort is perfect if you prefer tranquility as it is not very  big and you can easily access the facilities. There are two restaurants right in front of the hotel and an oxxo to buy everything you need. Inside the hotel there are also restaurants, snack bar, bar and sushi bar but it is only for hotel guests, as one goes as a guest of the condominium you do not have access to that unless you pay for a "Day Pass" with which you can take advantage of everything mentioned, in my case it was 80 dollars a day.

La vista del condominio es increíble,  tienes acceso a la alberca y al jacuzzi del resort y por supuesto a la playa. El departamento esta totalmente equipado, hay cafetera, tostadora, microondas, utensilios de cocina y loza. Tienes todas las comodidades de una casa, hay lavadora y secadora, refri, televisión, internet, entre otras cosas. Durante mi estancia éramos 5 personas, dormimos muy bien, el apartamento es espacioso, en la noche salíamos a la terraza y el clima era delicioso. Las habitaciones son amplias y el resort es perfecto si lo que prefieres es tranquilidad ya que no es muy  grande y puedes acceder fácilmente a las instalaciones. Hay dos restaurantes justo en frente del hotel y un oxxo para comprar todo lo que necesites. Dentro del hotel también hay restaurantes, botanero, bar y barra de sushi pero solo es para los huéspedes del hotel, como uno va como huésped del condominio no tienes acceso a eso a menos de que pagues un "Day Pass" con el cual puedes aprovechar todo lo mencionado, en mi caso costaba 80 dlls al día.

Condo has amazing views and balcony. Tim is great communicating and providing tips for his guests and working to make them feel comfortable. I did not get to meet Abdiel but he seemed responsive through emails. From other Cancun experiences condo and resort need some updates for the price range. The overall property seems dated and still slowly working to fix some post hurricane damage. Resort staff wont pay any attention to you or even sell a bottle of water since you are not considered a resort guest unless you buy the all inclusive band. Tim does mention the bands though in his ads so we were aware just were surprised a bit by stagg responses.

Amazing views!  Would definitely stay again

Again, I would like to mention that Tim was very responsive to emails and phone questions. The resort had MAJOR damage from the hurricane Delta that he only casually mentioned. After a brief conversation, he mentioned one of the pools had to be drained but would be functional by arrival. He also mentioned we would have a beach. Well, he neglected to mention there was NO SPA (we had spa appts booked), NO GYM, NO POOL BAR, NO BEACH CHAIRS, NO RESTAURANTS, NO STAFF, NO LOBBY/HALL LIGHTS AT NIGHT. The pool that had to be drained was only half full once we arrived. The hotel manager was in plain clothing failing to properly identify himself as we expressed our concerns. Although Tim eventually accommodating with our request to leave, that topic of discussion was a bit rocky. He offered to refund our money "and we could go elsewhere" but neglected to mention there would be a 20% reduction from the full price. After a bit more of soft arguing Tim refunded our money and Airbnb refunded the remaining monies. Tim was also kind enough to let us stay the 1st night free of charge and comped us dinner considering we had planned on the in-home chef. There was a bit of toggling back and forth but eventually the matter was solved. Now, WE WERE THE ONLY GUESTS in the entire hotel/condo property. The hotel sustained significant damage but unit 3704 was great. We were definitely pleased with the unit itself and the home cooked meal was delicious! The view from 3704 had the ocean and bay visible which also was wonderful. In the future, would I stay here again maybe for 1 night. The pool just isn't big enough for me and I would like to be closer to downtown. The beach area is very small but less crowded.

You will not be disappointed in any of Tim's properties. Everything described is exactly as stated. The penthouse condo we stayed in comfortably fit five women, providing plenty of space for all of us to spread out. All of our questions and concerns were answered and addressed super quickly by the on-site property managers, Abdiel and Elena--they were lovely and so easy to work with; and equally with Tim and Megan, the property owners. The service provided by not only the property managers and owners but also the Oleo Playa Resort was also outstanding. I highly recommend using Tim's suggestions for an in-house dinner preparation as well as several amenities and services offered. We have all agreed to come back at some point whether together or with our families; and we have already recommended Tim's properties to our other friends and family.

The views from the apartment are amazing, the balcony is an excellent place to spend the afternoon. The bedrooms are comfortable and the kitchen has everything you need for cooking. We had an issue with the bathroom and it was taken care of by the manager on time. Overall it went very well for us.

Las vistas del departamento son increíbles, el balcón es un lugar excelente para pasar la tarde. Las recámaras son cómodas y la cocina cuenta con todo lo necesario para cocinar. Tuvimos un problema con el baño y fue atendido por el manager a tiempo. En general nos fue muy bien.

First the good. The views from the unit are spectacular. The balcony and views are truly the highlight of this unit. Outdoor furniture is comfortable and plentiful. The living room reclining sofas were also comfortable and the unit is spacious. The onsite resort is on the smaller side but clean and pretty well run with great access to a clean beach with brilliantly clear blue water. I would say the food there wasn't bad, about an 8 out of 10 and the host's tips and communication were on point. Now the not so good. This unit is not a true penthouse as advertised. There is another unit(s) above so that is a bit misleading. The place was probably due for a renovation about five years ago. There were large cracks in the plaster on the walls in several areas, several furniture items were old, damaged, and dated, and there were areas where the walls were patched and never painted to match the rest of the interior. The mattress in the master bedroom was thin and uncomfortable. We also had issues with the plumbing in one of the bathrooms and it took a couple days for the manager to bring us a remote for the TV in the living room. The unit just felt kind of old all around and a bit cobbled together. It really just felt neglected. For a really good experience (4 star), I would recommend adding the all-inclusive option at the resort or updating the penthouse. For a great experience (5 star), I would do both. I feel that doing so would make this property more in line with the current price point. I would say that in it's current state and for the current listing price, we would not recommend this unit as there are several very nice all-inclusive properties in the zone that are more cheaper and in much better condition. For reference, we spent the second half of our trip in a 5 star all-inclusive with similar views in a completely updated property on the north side of the hotel zone for about $400 less than we paid for the week here. Overall, not terrible, but there is plenty of room for improvement considering the other options in the area.

This place was absolutely amazing. They clean the beach every day, it was a hotel but the top two doors are condominiums and this is one of them. Some of the absolute most beautiful sights of the blue Caribbean ocean. All the bedrooms have a balcony as well as the living room and dining room. It was so amazingly going to stay here every single time I go to Cancun.

Great place awesome view. There was five of us that stayed here and it was more then enough space. Received a welcome packet email with all the info needed. The hospitality from the time we arrived was fantastic and always available. The location is safe and if you are not a guest you are not allowed on the property. You can purchase all inclusive wrist bands for each day all you can eat and drink which is important since they do not take cash or card at the bar or restaurant. The host has the option for an in home chef that comes cook dinner for an affordable price. The food was great and I would definitely recommend it especially if you do a tour or excursion for the day so you can come home to a nice home cooked meal. We even got to see a few huge sea turtles at night come to the beach. Overall it was a great trip from start to finish and a nice getaway. The staff is amazing and would recommend staying here.

Great location and comfortable roomy unit. The penthouses have a nice deck which is a great place to read or watch the sunset or just get some sun. Never though about purchasing the all inclusive - Starbucks downstairs was very convenient and easy to get to restaurants off the property. The transfer company Tim recommended worked out great - highly recommend them as they are punctual and professional. Highly recommend “Always Grateful” massage company a short walk down the beach. Great value for well trained staff and right there on the beach. Would also recommend Porforio’s Restaurant - great food and service and beautiful location.

Everything thing was awesome, Tim covers all the bases with his welcome package had all our questions answered.

Condo was beautiful and very roomy. Will have to come back soon!

Our overall stay was absolutely AMAZING. It was my first time in Cancun, but will not be my last. Our view was breath taking, but over all, Francis' hospitality superseded everything while on vacation. From the moment I was greeted to the night before our departure, she made sure that we were taken care of. She is a gem, and really makes someone stay so much more pleasurable. We had a few elderly ladies who had trouble walking on our trip, and she took the time to make sure they were comfortable at all times. Prior to arrival, Tim was very helpful for any questions we had and responded quickly. Our intent was to purchase the all inclusive bands during our stay, but we opted to try Francis cooking. BEST decision ever. She did the grocery shopping and would come every morning to cook breakfast and lunch. I highly recommend you look into this and weigh out your options. I can not wait to go back!

Excellent service from manager Francis and excellent food preparation. Spectacular views

Excelente atención por la manager Francis y excelente la preparación de alimentos. Vistas espectaculares

Doesn’t get better than Tim’s Penthouse in Cancun. Views are perfect, apartment is huge, we had a great time there and will definitely return

All I can say is WOW!! What an amazing space with breathtaking views! Tim the host was quick to respond to any questions or concerns we had. Francis (manager) greeted us upon arrival and distributed our wristbands as well as walked us through the condo. She also went through some of tips about the resort as well as local tips. One that stood out to me was shopping at the Chedraui grocery store and having the groceries delivered to the resort! (All you have to do is ask the men behind a kiosk desk in the store). We were able to stock up on groceries for the week which was great since we were traveling with kids. The condo was nice and clean upon arrival. We were a party of 8 and had ample sleeping space with room to spare. It was stocked with towels (bath and beach) as well as starter dish washing liquid, toilet paper and some kitchen spices. The location is good only a bus ride or taxi ride away from downtown. Overall great experience and condo!!

This place is great and spacious. We had two families and we all fit just fine. Everything in the zona hotelera is close and the area is safe.

Good vs Bad: Bad: Our first day one of the upstairs rooms were flooding water from the ac vent as if something busted. They called maintenance and they said they fixed it however it began to flood again. We were up until 1am the first night trying to get this fixed and it still did not get fixed the second attempt. We had to use all our towels to make a walkway for my grandmother and mother so they would not slip on the flooding water. They came back a third time the next day and stated they fixed it however we had to call them in a fourth time again that evening and they finally fixed it. The lights in the second bedroom upstairs did not work, only the table lamps. This was texted to Francis and we did not hear back. Upon arrival the resort was supposed to have all our names to let us in. They would not let us in and we had to call Francis to talk to them to allow us in. Please read the place in full description. There is literally no where in the hotel area you can use any of their benefits. We couldn't even get a drink or food there due to not paying the $90 per day all inclusive. There is no bathroom items so make sure to bring plenty of extra toilet trees. The downstairs toilet broke almost every day and we had to fix it, at this point we were over calling Francis so many times and chose to just fix it ourselves. The elevators broke every single day. Two days in a row we had to take the stairs. This was reported to the resort and Francis both. Good: This condos location couldn't be better. The views are great and beautiful to wake up to. However, we had a lot of trouble our first few days of our stay. The home was very clean! Francis is the best! Not only does she help with everything in a timely matter she is also extremely friendly. She cooked for us one night and believe me, it was worth it! Not only was it the best Mexican we had ever eaten but she stayed and had dinner with us, it was amazing! She makes PLENTY for leftovers the next day as well. There is plenty of sleeping room. We had a party of 8 and had more than enough room. It really is a great house for big groups. This place was bittersweet. We had a lot of problems and feel that it was overpriced for the continuous problems we had however, we are thankful for Francis who was there to help with everything, she truly is an angel. Again, the views were amazing and so was the rest of the house.

Tim’s place was AMAZING! There was 7 of us. So one person slept on the couch. It was absolutely beautiful waking up to the ocean everyday! The view is breathtaking. We did the in home cooking with Francis, his manager, and it was worth every penny! Especially if traveling with a big family. On the days we didn’t have Francis cook, we did the $90 all inclusive day pass. It was nice not to have to worry about meals and having unlimited drinks at the swim up bar! USA transfers picked us up from the airport when we arrived and we did the grocery store run. EXTREMELY NECESSARY since most will advise you not to drink the water. Do Not even drink anything with their ice. Tim’s place is located towards the beginning of the hotel zone so not super loud unless the resort is having an event. It was super easy to get around by the bus. You literally stand anywhere on the sidewalk, throw your hand up, and the bus stops to pick you up. There’s a bunch of buses and they run pretty much all day and night. They don’t have Uber so don’t try. Francis also referred us to a tour guide that we did all our excursions with; for a decent price too! Overall, we had a great time! Best features: Access to all inclusive when we want Gym access Wrap around balcony on both levels of penthouse

Tim and Francis were great hosts, and the apartment was absolutely beautiful.

Highly recommended , a spectacular view, the location, quite equipped, close to many restaurants . Very clean everything and Francis is very helpful.

Muy recomendable , una vista espectacular, la ubicación, bastante equipada, cerca de muchos restaurantes . Muy limpio todo y Francis muy servicial.

The view was amazing ! Great place to stay if you want to relax. Right on the beach. Highly suggest to hire the chef her name was Francis and the food she cooked us was authentic Mexican which was perfect. She also took care of us during our stay and went above and beyond to make our stay feel like home. Thank you Tim and Francis !

Tim’s apartment offers the absolutely BEST views!!!  you walk into the place and all you see is the most amazing blue ocean.. the apartment is very comfortable, with open spaces, well equipped, great terrace! The person in charge of welcoming you at the apartment is very nice and attentive, she also cooks delicious meals and does the groceries for you if you need to, which is very convenient when you are staying at an apartment with a fully equipped kitchen.. the condo has a nice pool and direct access to a private beach with beach tents and chairs... we had a very nice holiday!!

Excellent place, met our expectations. Wonderful ocean views. 

Excelente lugar, cumple con las expectativas anunciadas. Maravillosa vista al mar. 

The penthouse is exactly like pictures with beautiful view of the ocean and back bay. The only difference in pictures was that there were small leather ottomans instead of two leather chairs. Francis was very friendly and professional. We love her in house cooking, especially her ceviche. There were plenty leftovers for a family with 4 teenagers. We prefer to eat out in great restaurants but you have option to pay all inclusive for food and drinks at the resort for $80/person. Kitchen is fully equipped for cooking as well. My husband and I really enjoyed the resort spa. The seafood restaurant accross the resort has the best ambience and view as well as great food. The only down side of the penthouse was that the room downstairs had a mildew smell when we were there. It is possible that smell was coming from recent leak from roof close to the room. It didn’t bother us much and we enjoyed our time there. 

This place is amazing. Lots of space for a family vacation or a group trip. We took the bus to some local restaurants and walked across the street several times to eat at 19.5 (amazing little restaurant). The property manager is great and makes herself very accessable. Be sure to get down to the beach early for chairs/tent. The views are breathtaking. I promise you won't want to leave!

We stayed at Tim's condo for one week and had a great time. Everything was as described and the condo's location is fantastic; access to the private beach and hotel pool was great.  Francis (the manager) went well beyond her duties to makes us feel comfortable and help out whenever any issues came up.  When we had an issue with the air conditioning in two of the rooms, she promptly showed the same night with a technician to ensure the AC was up and running in no time.  Our party of 8 (including two toddlers) had all we needed for a great stay. We will surely rent the place next time we are in Cancun.

"What a delightful stay for our four couples! First of all, the view and location is quite magical. We liked being toward the tip of the hotel zone area. There's always a brisk vreeze, regardless of the time of day. Due to the smaller size of the Yalmakan/Oleo Resort there were always loungers and shades available for our party of eight. The two pools are quite pleasant, although we were all partial to the blue Caribbean and Beach. We highly recommend taking Francis (the sweetheart of a property hostess) up on her offer of eat-in Dinner at the Condo. The meals were fresh, delish and abundant! Found the bed quite comfortable and bedding nice! Plenty of towels, with the washer/dryer handy. (Note: convenient if you bring your own bigger beach towel). The unit size was ideal for our four couples. We would and plan to come back soon. Grateful Cancun Travelers ~ Robert & Joy Arthur (Arizona) "What a great place to stay. And we really enjoyed our morning coffee and hanging out with family on the balcony...Which has a world class view. A big high point seeing one of the Momma sea turtles up close, as she was crawling back to the sea from laying eggs!" ~ Ronnie & Cynthia Gibson (Texas) "Could not ask for a nicer B&D to stay at. The condo was very clean, the view magnificent and the proprietor could not have been more accommodating . We would diffidently stay there again. Did I mention we had a wonderful cook? Francis is amazing!!" ~ Jimmy & Connie Jones (Texas) "It was amazing! We love sitting outside in the mornings. Was great that each room had its own thermostat/air unit. And like our other party, loved Francis!" ~ Sondra & Dennis Madigan (Texas) PS: We were quite satisfied with the transport company that Tim recommends, (USA Transport). And the Tour operators that Francis recommended.

4BR Penthouse