Villa Mareva Inside a $24.9M Oceanfront Estate in Punta Bella, Palmilla

What Makes This Property Stand Out in Punta Bella?

Punta Bella is a sub-community of Palmilla, and oceanfront positions here are genuinely rare. There are three oceanfront homes perched on this bluff, and they sit directly above water that's swimmable—on the day we filmed, the ocean had decent surf but was still manageable for a dip.

The estate runs essentially as a mini-hotel. There's a full-time staff of eight people — six maids and two concierge staff — supporting continuous rental operations. The kitchen is built restaurant-style to handle the volume.

The property has undergone recent ownership transitions and is now being offered by the current sellers.

How Is the Home Laid Out Across Its Three Levels?

The home spans three above-grade levels plus a beach-access lower level. The main living level contains the ocean-view kitchen, a bar, a sunroom, and at least one bedroom. An internal staircase connects the levels — there is no elevator.

The upper levels hold a combined four to five bedrooms above and seven bedrooms below the main level, including a master suite with a large walk-in closet that extends to another floor, a master bathroom, and a bidet. Let me walk you through the layout: you've got four bedrooms on the upper level, five on the middle floor, and four on the lower level—that's your 13 total.

The lowest beach-access level is where you want to be if you're coming in and out of the water — you walk directly onto the sand from this floor. It contains additional bedrooms, a massage room for two, a steam room, a shower, a small gym, yoga mats, and the laundry room. There's also an entertainment game room with a foosball table, poker table, a bar, and a bathroom.

Does the Investment Case Hold Up at $24.9 Million?

The listed net rental income is $2.9 million annually, which at a $24.9 million ask price implies an 11.8% cap rate. The owner told me these numbers, so you'll want to get audited financials or third-party verification before you commit — buyers at this price point aren't going to move on owner-stated figures alone.

The property has solar installed, a three-car garage, and the infrastructure to operate continuously as a high-end vacation rental. The scale — 13 bedrooms, full staff, game room, multiple bars, massage room, beach access — positions it as a competitor to boutique hotel inventory rather than a typical luxury villa.

One practical concern flagged during the walkthrough: at high tide, the beach-level rooms may see water intrusion. I'd be straight with you—the high-tide flooding situation here isn't clearly documented in the available records, so you'll want to dig into this yourself with the local municipality and a good environmental inspector before you commit capital.

Who Is This Property Right For?

If you're a buyer in the $25 million range looking for high vacation rental income and you're comfortable operating something closer to a boutique hotel than a personal home, this is worth a serious look. The staff is already in place, the rental track record exists, and the oceanfront position in Punta Bella is genuinely hard to replicate.

It is not a low-maintenance second home. The stairs alone — three levels with no elevator — are a daily workout. The scale requires active management or a trusted operator. But for an investor or a family that wants to monetize aggressively when they're not in residence, the fundamentals are compelling if the income numbers are verified.