PROPERTY OFFERING MEMORANDUM

Villa Star of the Sea is a unique oceanfront boutique resort and hospitality property situated on Playa de Coco along Mexico's beautiful Costalegre coastline. Developed over more than a decade through the assembly of four separate land parcels acquired between 2006 and 2018, the property represents a carefully planned combination of residential, hospitality, and restaurant operations situated on one of the region's most desirable beachfront locations.

The property consists of four assembled lots. Three oceanfront lots, each measuring approximately 20 meters in width by 50 meters in depth, form the main beachfront portion of the resort. Together, these lots provide approximately 200 feet of direct Pacific Ocean frontage, creating an expansive beachfront setting rarely available in the region. A fourth lot, positioned at the rear center of the property, provides a private access corridor and long driveway leading from the public roadway to the oceanfront grounds, offering both privacy and practical access throughout the development, and the total land assembly is one acre.

Upon entering the property, visitors are greeted by the Casa Sirena building, a two-story structure positioned at the beginning of the driveway. The upper level contains a spacious one-bedroom apartment, while the ground floor includes a garage facility and two guest bedrooms. This building serves as both guest accommodation and operational support space, while providing flexibility for future owner use, staff housing, or additional hospitality purposes.

The principal residence, commonly referred to as the Owners' Quarters, occupies a premium elevated position overlooking the oceanfront portion of the property. This substantial three-bedroom residence was designed for both comfort and privacy. Each bedroom features its own full ensuite bathroom, complemented by two additional half bathrooms serving the common living areas. The home's elevated design places the primary living spaces and pool deck one level above the surrounding grounds, enhancing privacy, security, and ocean views while creating a natural separation between the residence and the resort operations. The swimming pool is directly accessible from the main living area and overlooks the tropical grounds and Pacific coastline beyond.

In 2017, a purpose-built Apartment Suites Building was added to expand the property's accommodation capacity. This building contains three ground-floor one-bedroom apartment suites designed for short-term guests or extended-stay occupants. The second floor features a spacious two-bedroom apartment with elevated views of the surrounding property and ocean. The building also incorporates a large storage facility and a separate bachelor suite currently utilized as the resort's administrative office. Thirty feet from the entrances to the ground floor suite is the swimming pool, thirty-four feet long, by sixteen feet wide, and 5 feet, three inches deep. The design allows significant flexibility for hospitality operations, long-term rentals, owner occupancy, or staff accommodations.

A centerpiece of the property is La Sirena Gordita Bar & Restaurant, a fully licensed hospitality venue that has developed a reputation among both guests and local visitors. The restaurant accommodates approximately 30 patrons and combines indoor and outdoor dining areas designed to take advantage of the property's oceanfront setting. The commercial kitchen encompasses approximately 90 square meters and is equipped with industrial-grade cooking facilities, including commercial stoves, ovens, fryers, refrigeration systems, freezers, microwaves, and supporting food preparation infrastructure. The dedicated bar area occupies approximately 37 square meters and includes customer seating, beverage service facilities, storage areas, and two half-bathrooms for guest convenience.

Throughout the property, all buildings are connected to high-speed Starlink internet service, providing reliable broadband connectivity suitable for modern hospitality operations, remote work, guest communications, online reservations, and administrative management.

The grounds have been thoughtfully developed to create a balance between privacy, functionality, and the natural beauty of the coastline. Mature tropical landscaping, open beachfront areas, guest gathering spaces, and direct access to Playa de Coco combine to create an environment that appeals equally to vacation guests, long-term residents, and owner-operators seeking a lifestyle- oriented investment.

Villa Star of the Sea represents a rare opportunity to acquire an established oceanfront hospitality property that combines private residential accommodations, multiple guest lodging units, a fully operational restaurant and bar, beachfront, modern internet infrastructure, and future development flexibility. The assembled nature of the property, combined with its substantial ocean frontage and mixed-use design, creates a hospitality asset that would be difficult and costly to replicate under current market conditions.

Infrastructure and utility reliability have been important considerations throughout the development of Villa Star of the Sea. The property is connected to a dependable municipal potable water system that provides excellent quality water for daily operations. In addition, the resort maintains its own private backup well system capable of servicing the entire property, providing an additional layer of water security and operational independence.

Electrical reliability is further enhanced by a propane-powered 22-kilowatt Generac whole-building backup generator system. The generator is configured to automatically provide emergency power to the principal residence, owners' quarters, and La Sirena Gordita Bar & Restaurant during utility interruptions, ensuring continued operation of critical systems, refrigeration, communications, lighting, and essential services. This combination of municipal utilities, private water resources, and backup power infrastructure provides a level of operational resilience that is uncommon among many coastal hospitality properties in the region.

A significant feature of Villa Star of the Sea is its investment in renewable energy infrastructure. The property is supported by a comprehensive solar power system consisting of five discreetly installed solar panel arrays located on the rooftops throughout the property. Designed to preserve the aesthetic appearance of the resort, the solar installations remain largely unseen by guests while providing substantial environmental and operational benefits.

During the summer months, the solar system is capable of generating virtually all of the property's electrical requirements, significantly reducing operating costs and environmental impact. In periods of excess production, power is returned to the electrical grid, generating energy credits that help offset the property's higher energy demands during the winter season when occupancy levels are at their peak. This system not only contributes to long-term operating efficiency but also reflects the property's commitment to sustainable and responsible development.

Combined with reliable municipal potable water service, a dedicated backup well system, a 22-kilowatt Generac propane-powered emergency generator, and modern utility infrastructure, Villa Star of the Sea offers a level of self-sufficiency and resilience that is uncommon among boutique hospitality properties in the region.

All major buildings on the property are connected to high-speed Starlink internet service, providing reliable broadband connectivity throughout the resort for guest use, hospitality operations, remote work, online reservations, communications, and property management functions.

Security, Community & Operational Environment

Villa Star of the Sea has benefited from an exceptionally positive relationship with the local community throughout its years of operation. The property has been supported by a small, loyal, and hardworking staff, many of whom have contributed significantly to the welcoming atmosphere that has become a hallmark of the resort experience.

The surrounding Playa de Coco area is known for its relaxed coastal lifestyle, friendly residents, and strong sense of community. Throughout the ownership and operation of the property, management has experienced an exceptionally safe operating environment with no security incidents affecting guests, staff, or property operations.

Property security is supported by an integrated surveillance system consisting of eleven strategically positioned security cameras providing coverage of key buildings, access points, guest areas, and operational facilities. In addition, local law enforcement are located only minutes away and have developed a reputation for responsiveness and professionalism. The combination of community relationships, established local support networks, surveillance infrastructure, and proximity to emergency services contributes to a safe and secure environment for guests, residents, and owners alike.

OPERATIONS & STAFF

An experienced local staff team supports the day-to-day operation of the resort, restaurant, grounds, housekeeping, and guest services. The property's operating model has been developed over more than a decade and benefits from established local relationships, vendor networks, and community goodwill that would be difficult for a new entrant to recreate immediately.

FUTURE USE AND FLEXIBILITY AND DEVELOPMENT POTENTIAL

While Villa Star of the Sea currently operates as a successful oceanfront boutique resort and hospitality property, the property's design, infrastructure, and assembled configuration provide considerable flexibility for future ownership objectives.

The existing layout lends itself to a variety of alternative uses beyond traditional hospitality operations. One potential opportunity would be the creation of a cooperative ownership structure, allowing multiple owners to share the property as a seasonal oceanfront retreat while maintaining individual accommodation areas and common amenities. The property's multiple residential units, extensive common spaces, and independent utility infrastructure were designed with long-term flexibility in mind, making such a transition feasible with appropriate planning.

The property may also appeal to purchasers seeking to establish a private family compound, corporate retreat center, wellness destination, or seasonal residential community. The combination of multiple accommodation buildings, restaurant facilities, common gathering areas, oceanfront access, and mature infrastructure provides a foundation that could support a variety of lifestyle-oriented ownership models.

Additionally, the property's existing residential-style accommodations, accessible layout, on-site food service facility, and peaceful beachfront environment may present opportunities for senior living, retirement-focused accommodations, assisted independent living, or wellness-oriented residential programs, and any necessary modifications. The tranquil setting, mild climate, and proximity to regional services further enhance the property's suitability for such considerations.

The utility systems serving Villa Star of the Sea were thoughtfully designed to provide flexibility for future adaptation and expansion. This forward-looking approach allows future owners to evaluate a range of residential, hospitality, and mixed-use possibilities while benefiting from the substantial infrastructure investment already in place.

CONSTRUCTION QUALITY AND MAINTENANCE CONSIDERATIONS

Villa Star of the Sea was developed with a long-term ownership perspective and constructed to standards appropriate for a coastal environment and a seismically active region. All principal buildings were architecturally designed and built upon poured concrete foundations utilizing engineered reinforcing steel throughout the structural framework. Particular attention was given to proper rebar placement and concrete construction techniques to enhance structural integrity and durability. The buildings feature reinforced concrete posts, brick-and-mortar construction, and finished concrete walls, resulting in structures that are both robust and well-suited to the local climate.

Ongoing maintenance has been a priority throughout the property's development and operation. The resort's distinctive architectural colours are refreshed annually, with comprehensive exterior painting typically completed every two years to maintain the property's appearance and protect exterior surfaces from the coastal environment. Mechanical systems have also been designed with longevity in mind. Water pumps, propane systems, and related equipment are housed within protective enclosures to minimize exposure to salt air, moisture, and oxidation. As a result of its durable construction methods, thoughtful infrastructure design, and consistent preventative maintenance program, Villa Star of the Sea enjoys relatively low long-term maintenance requirements compared to many coastal hospitality properties.

Why Villa Star of the Sea Is Being Offered For Sale

Villa Star of the Sea has been a deeply rewarding project and lifestyle venture developed over more than thirteen years. The property was created not simply as a business, but as a retirement passion project that combined hospitality, oceanfront living, environmental stewardship, and a connection to the local community.

Having retired from a previous career in their mid fifties, the owners devoted the next chapter of life to designing, creating, and operating Villa Star of the Sea. Today, after more than sixteen years of retirement and many successful years developing and operating the resort, priorities have naturally begun to shift toward a slower pace of life and the pursuit of other personal interests.

The decision to offer the property for sale is not the result of operational challenges or changes in the property's potential. Rather, it reflects a natural transition in life and a desire to pass the property to a new owner who will bring fresh energy, ideas, and vision to the next chapter of Villa Star of the Sea's story.

The owner remains proud of what has been created and believes the property offers significant opportunities for future growth, expansion, and continued success under new stewardship.