Name: Beachscape Kin Ha Villas & Suites
Address: Boulevard Kukulcan Km 8.5 Zona Hotelera, Punta Cancun, Avenida Kukulkan, Cancun, Benito Juárez, Quintana Roo, Mexico, Cancun, Quintana Roo, MX
Price range: US$99–US$125 per night
Rating: 8.55

What guests think

At Beachscape Kin Ha Villas & Suites, reviewers highlight a standout, calm beach and a quiet, smaller resort feel in a convenient Hotel Zone location, with generally clean grounds and friendly staff balancing dated rooms and modest amenities.

Rooms are often spacious, many with kitchens or balconies, though some street-facing units are noisy and minor maintenance issues crop up. Breakfast earns frequent praise, while lunch and dinner quality and pricing are inconsistent. Facilities feel simple, with a pleasant pool and gardens; beach loungers can run short, and this is not a full-service mega-resort. Expect a relaxed, beach-first stay with good value if you prioritize location over polish.

Facilities

Cleanliness

Rooms

Service

Location

Dining

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AI-generated summary based on recent guest reviews

Facilities

Smaller, low-rise property with a pleasant pool, well-kept gardens, and direct beach access; there is a beach bar/restaurant. Loungers can be scarce at times, amenities are simpler than big resorts, and occasional maintenance issues (elevator, worn sunbeds) appear.

Related guest reviews

8

Sharon

11 Oct 2025

·

Stayed 2 nights

BEAUTIFUL beach area, with lounge chairs, tables umbrellas, no extra charge, no employees lurking for tips. Very cool, reasonably priced gift shop. Nice bar, patio area and pool with lifeguards! AC worked well, mini fridge worked well, even had a freezer. Rooms stocked with water and toiletries, ice readily avaliable. Restaurant HORRIBLE. I tried 2 menu items the 1st day. One made me sick, the other l took 2 bites of and it was awful.

10

Salvador

24 Aug 2025

·

Stayed 1 night

Very nice hotel, a litttle old but in perfect condition and awesome facilities and beach.

8

Jenna

31 May 2024

·

Stayed 2 nights

This property is all about the beach. The amenities are very basic. It's not the place I would stay if I the plan was to 'not leave the resort.' Its an affordable place with EXCELLENT beach location, the villas are clean and nice - but I would not plan to stay for dinning or spa or any extras or comfortable 'hang out' common areas - you will need to leave for that. They only have toilets by the beach for changing - no showers in the common area bathrooms such as by the beach, in the gym, or their 'spa' which is just massage beds. They did let me do a late check out for $15 per hour which i greatly appreciated as I would have been 'homeless' until leaving for the airport at 6pm (and without a shower before my long international flight after sweating all day)

10

Carlos

12 Jul 2025

·

Stayed 4 nights

Brakefast was really good!! Every day something different, pool was amazing and safe, they always have a lifeguard on site and that's gave us a very good sense of safety. Convenient store just across the street, restaurants very close and walkable distance.

10

Armando

9 Mar 2025

·

Stayed 1 night

El hotel tiene una gran ubicación, en la mejor playa de Cancún, los sunbeds o camastros urge que los renueven.

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4

Siboney

12 Nov 2024

·

Stayed 5 nights

Limited restaurants, rooms are out of date, lights were flickering in rooms, elevator did not work

10

Kayla

20 Sept 2025

·

Stayed 4 nights

We had a great stay here! It was exactly as advertised. I will say this-if you want a high-rise fancy resort, book one of those. This isn’t exactly that. It’s smaller and older but very well maintained. There was breakfast every morning with a varied buffet and an omelette station. The pool was nice. There was a bar on the beach. There were plenty lounge chairs and cabanas available on the beach for guests. We never had an issue finding one. The restaurant served good enough food that we really didn’t need to venture out if we didn’t want to. They have room service. The staff were incredibly accommodating and provided everything we requested, including booking us a taxi to the airport. (We didn’t really request anything outside of “normal” hotel expectations. Again, if you want your every need catered to, book a place that does that.) Overall, we were extremely pleased with our stay here. I do feel like we got more than we paid for.

10

Diana

15 Jul 2024

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Stayed 3 nights

This hotel is great for families. Big pool, jacuzzi, restaurant/bar edge of the beach and beautiful beach spot.

10

Delaney

12 May 2025

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Stayed 6 nights

the property was really clean and well kept! and the beach was amazing!!

8

Paul

24 Jan 2026

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Stayed 4 nights

You get what you pay for. The facilities were very nice but the room is dated. Little annoying things about the room. The bathroom sink takes forever to drain. Some of the electrical sockets are so worn out that the connection is intermittent. The pool and beach are very nice but as is typical of many resorts there are not enough chairs.

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Cleanliness

Property and rooms are frequently described as very clean and well maintained. A few reviews note lapses such as dirty or worn beach chairs, mold on pool tiles, or pests in some units.

Related guest reviews

6

Norma

31 Aug 2025

·

Stayed 1 night

We find a roach in the kitchen

4

jasmine

14 Sept 2025

·

Stayed 3 nights

I ended up booking 3 nights at this property. The first night the room I was in seemed outdated and the door did not close properly leaving me feeling unsafe. The bed had stains and hair in the linens and I did not feel comfortable sleeping under the covers. I spoke with reception the following morning to request a different room and the room they showed me was no better. I decided to upgrade and the room they moved me to had a better view but was smaller. The linens seemed clean until I woke up out of my sleep with my legs itching uncontrollably. Inspecting the sheets, I found 2–3 strands of hair within them and crumbs, dust, and what looked like hollow shells of what could have been bugs on the mattress itself. Unsure of what bed bugs actually look like I called down to the reception to request someone to come and look for me. After an hour of waiting I had to leave for the day and reiterated to the reception that I needed someone to come and check both the beds in my room for bed bugs and that I had woke up with several bites on my legs. They assured me someone would check and have an answer for me when I came back. Upon arrival back the new receptionist was unaware of my situation but only knew that the room had been cleaned. He sent housekeeping to my room to check again with me present. The housekeeper was told that he didn’t know the truth of what was found earlier but that all he knew was that they had cleaned and fumigated room. They then upgraded me to suite.

10

Gerardo

25 May 2025

·

Stayed 6 nights

Muy buen mantenimiento del hotel , el personal muy atento y servicial. Y la playa como siempre maravillosa.

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10

Mayra

11 Nov 2025

·

Stayed 5 nights

The room was spotless. The breakfast delicious, Every day was something new in the menu. Everyone was friendly. Thank you!

6

Mark

6 Jul 2025

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Stayed 17 nights

Outdated hotel. Our room was looking over maintenance gardening area, very noisy. Beach area poorly cared for, trash, dirty beach chairs.

10

Andrew

26 Nov 2025

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Stayed 8 nights

This hotel is extremely well maintained, someone was always cleaning something no matter the time of day. The suite we had was perfect, with a kitchen, dining tale, sitting room, bedroom and bathroom, all for the same price as a basic room at the IHG hotel next door. The staff was friendly and helpful, the beach divine, over all 5/5 stars! The only con is the food. The breakfast buffet was expensive and lukewarm, and not very good. We tried both lunch and dinner at the onsite restaurant, and neither was good and both expensive. Luckily, the hotel next door has fantastic food (though still expensive, lol) and can be walked to in about 1 min on the beach! Absolutely stay here for the room though, the A/C is stellar, the beds comfy, and the room size exceptional.

10

Lisa

15 Sept 2025

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Stayed 4 nights

Perfect location. Walking distance to nightlife and shops. Staff was very friendly and hotel well kept and clean.

10

TERESA

26 Jan 2026

·

Stayed 2 nights

Limpieza excelente, gran servicio.!

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8

ailiuj

4 Aug 2025

·

Stayed 2 nights

La piscina necesita limpiar las losas tienen moods, la ducha frente a la piscina esta tupida

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10

Heidi

18 Jan 2025

·

Stayed 10 nights

Very clean beach, pool and grounds. Our room was spacious, clean and bed was comfortable. Staff are friendly and helpful.

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Rooms

Rooms and suites are generally spacious and comfortable, many with kitchens or balconies and strong A/C. Decor shows age in places, street-facing rooms can be noisy, and some report minor maintenance quirks.

Related guest reviews

8

Antonio

21 Jan 2025

·

Stayed 12 nights

The room that we had was very nice and clean. The only negative was the location was next to the main road so was quite noisy. The beach was excellent, very clean and safe to swim. There could have been more umbrellas around the pool. Overall it was a great vacation.

8

Fabiano

12 Jan 2026

·

Stayed 1 night

Bem localizado, quarto espaçoso

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10

Riben

25 Apr 2025

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Stayed 5 nights

The front desk staff—especially Isela—was amazing! The Sweet Style apartment was perfect for our family. We enjoyed our time there.

10

Andrew

26 Nov 2025

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Stayed 8 nights

This hotel is extremely well maintained, someone was always cleaning something no matter the time of day. The suite we had was perfect, with a kitchen, dining tale, sitting room, bedroom and bathroom, all for the same price as a basic room at the IHG hotel next door. The staff was friendly and helpful, the beach divine, over all 5/5 stars! The only con is the food. The breakfast buffet was expensive and lukewarm, and not very good. We tried both lunch and dinner at the onsite restaurant, and neither was good and both expensive. Luckily, the hotel next door has fantastic food (though still expensive, lol) and can be walked to in about 1 min on the beach! Absolutely stay here for the room though, the A/C is stellar, the beds comfy, and the room size exceptional.

10

Betzy Elizabeth

9 Sept 2025

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Stayed 3 nights

I liked the food I did not like the prices, it could use an upgrade my screen door was broken there was no good seal to my patio door and it strongly needs to have thicker walls or some sound proof adjustment for a claimed VIP hotel please make sure it lives up to the name this is NOT a VIP hotel. The staff were absolutely wonderful the access to the beach was nice and easy.

8

Emilio

10 Dec 2025

·

Stayed 7 nights

La habitacion excelente pero al dar a la calle el ruido por la noche era molesto. De igual forma el aire acondicionado tambien era ruidoso

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6

ILSUP

22 Mar 2025

·

Stayed 3 nights

정원뷰로 예약을 했는데 첫째날 스트리트뷰로 룸을 배정 받았고 상당히 소음이 커서 잠을 설쳤습니다 둘째날부터는 방을 정원뷰로 교체해 줘서 쾌적하게 룸을 이용할 수 있었습니다 호텔측에서는 스트리트뷰도 정원뷰의 일부라고 하면서 아무런 사과도 없는 것은 매우 아쉬웠습니다 정원뷰라고 구분하여 예약을 받고 밤잠을 설칠만큼 소음이 큰 스트리트뷰룸도 정원뷰라고 하는 것은 납득하기 어려웠습니다

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8

David

30 Mar 2025

·

Stayed 8 nights

What makes this place is the beach and pool. The rooms need updating, but in reality, you don't come here to Cancun to stay in a room. So...the rooms are fine. Just a bit tired and in need of updating.

8

Paul

24 Jan 2026

·

Stayed 4 nights

You get what you pay for. The facilities were very nice but the room is dated. Little annoying things about the room. The bathroom sink takes forever to drain. Some of the electrical sockets are so worn out that the connection is intermittent. The pool and beach are very nice but as is typical of many resorts there are not enough chairs.

2

Eboni

27 Jul 2025

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Stayed 4 nights

This property is nothing like the pictures. I asked for double beds and I received one. The patio is connected with other guests. It’s absolutely very noisy. The guest services were rude. I asked to be put on the first floor because it was available, he asked her in Spanish can he move me (she responded no put her on 4 tell her it’s booked, not knowing I can speak Spanish also smh. The elevator is very tiny. If you’re claustrophobic please do not consider. I had to step over cement where they were repairing the floor with my luggage. I looked in the room and said “NO”. The door is made of cheap wood and there’s about a 1/2 inch gap between the door and the floor. You can hear a lot of noise. If you love your safety for you and your family, do not book this place! I instantly checked out and checked into the Riu Palace Las Americas and was safe!

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Service

Staff are widely praised as friendly, accommodating, and helpful. Some guests report front-desk miscommunication, delayed check-ins, or inflexibility with perks and billing.

Related guest reviews

10

Monte

20 Jan 2026

·

Stayed 3 nights

Amazing staff, comfortable stay, great scenery.

4

Heidi

4 Aug 2025

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Stayed 1 night

When we checked in they forgot to offer me the free perk (bottle of wine) and told me that everything was paid. Later I got a call around 6pm saying that payment was not made, so I had to go back to the reception and make the payment. At that time they offered me the bottle of wine. We had lunch at the restaurant and they said we could charge it to the room. Later at 10pm when we were in bed they called us and said we had to pay now. The guy from the restaurant showed up at our room at 10pm. He said they didn’t have a system to charge the room. We were so pissed.. we were already in our night clothes ready for bed.

10

Lisa

15 Sept 2025

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Stayed 4 nights

Perfect location. Walking distance to nightlife and shops. Staff was very friendly and hotel well kept and clean.

4

Juan Luis

14 Sept 2025

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Stayed 1 night

Cuando llegué a hacer el check in ya eran las 3 p.m. y aun no tenian la habitacion, esperé 30 minutos mas, y el hotel no se veía lleno, así que no entiendo porque no estaba lista la habitacion.

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10

Celia

12 Sept 2025

·

Stayed 4 nights

The staff is great, helpful, and friendly. We got the breakfast buffet, and it was delcious. Gracias Cindy por los omellettes deliciosos. Y gracias a Victor por su amabilidad como siempre.

4

Connor

27 Jun 2025

·

Stayed 7 nights

Property was nice. Door man and cleaning staff were nice. Front desk was brutal and ruined a couple days of our vacation. Day three called at 9am and absolutely insisted on coming into our room to change the bedding when we repeatedly said we were fine without that service yet. Total invasion of our privacy and my wife who has anxiety spiralled. Then the very next day after we complained about it called the room AGAIN at 9 am! They even have a sign in the room to reuse the towels and sheets to “save the world”. Cleaning lady came in and saw the room was spotless. They also lied during check in and said the breakfast was included and when we went to breakfast we were told it wasn’t so we left embarrassed as we were not going to pay the price they wanted. Totally unacceptable to force yourself into our room.

10

Fernando

11 Sept 2025

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Stayed 2 nights

The staff here was absolutely wonderful. They were friendly and efficient, listened carefully to all my needs, and always responded with a courteous and genuine smile. Their service made my stay truly enjoyable.

8

Brian

2 Jul 2024

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Stayed 6 nights

Wonderful experience. Great property, great staff - especially Victor the concierge! Very helpful and excellent service and advice! The tour office is excellent too and gave us great direction on what to expect on the tour.

10

Winston

1 Sept 2025

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Stayed 4 nights

Isela provided great customer service she made my check in easy, simple and fast.. she was very friendly kind and helpful, and because of that I would definitely recommend this hotel :)

10

Celia

13 Sept 2024

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Stayed 4 nights

This hotel has the best beach in Cancun for swimming. The staff are very friendly and respectful. The atmosphere is quiet and relaxed. You don't have to worry about pushy people trying to sell you timeshares or anything. They don't do that at this hotel, which is why we loved it so much. Thank you, Virgilio, Victor and everyone else who helped us during our stay!

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Location

Convenient Hotel Zone spot within walking distance of nightlife, shops, and buses, yet quieter than many large resorts. Direct beachfront access is a highlight.

Related guest reviews

10

Kasiah

28 Jul 2025

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Stayed 6 nights

I love being able to be able to walk out to the ocean and then also be able to walk down to the area where Coco Bongo is! The breakfast is also 11/10 highly recommend!!

10

Praveen K

14 Jan 2025

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Stayed 8 nights

Great location!

10

Neel

29 Jan 2025

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Stayed 4 nights

Great location right in the heart of Hotel Zone. Although not all inclusive, in Cancun we did excursions outside throughout the day but can come to a quite and peaceful hotel with a connected beach.

10

Carlos

12 Jul 2025

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Stayed 4 nights

Brakefast was really good!! Every day something different, pool was amazing and safe, they always have a lifeguard on site and that's gave us a very good sense of safety. Convenient store just across the street, restaurants very close and walkable distance.

10

Lisa

15 Sept 2025

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Stayed 4 nights

Perfect location. Walking distance to nightlife and shops. Staff was very friendly and hotel well kept and clean.

10

Jessica

23 Mar 2025

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Stayed 6 nights

Great location with a beautiful beach

8

Karl

6 Jan 2025

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Stayed 3 nights

Good location. Spacious. Good pool and beach. Very good dinner and lunch food options. OK breakfast.

10

Indy van

16 Aug 2025

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Stayed 8 nights

Nice and calm hotel in the hotel-zone Cancun. Very nice and clean beach. Staff is very helpfull. Would defenitly reccomend it!

8

Max

2 Apr 2025

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Stayed 4 nights

A quiet resort for the most part. Sometimes hear music from the resort two buildings over. The room is decent for its age. Great water pressure. The beach is excellent; shallow and minimal waves when other resorts further east and south are wavy. The breakfast buffet is excellent; traditional mexican and also sweet stuff. We recommend this resort.

10

Cesar

7 Apr 2024

·

Stayed 3 nights

Best location in Cancun

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Dining

Breakfast buffet is often highlighted for variety and quality (including made-to-order items). Lunch and dinner at the beach restaurant receive mixed feedback and can be pricey, with a few poor dishes reported.

Related guest reviews

8

Sharon

11 Oct 2025

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Stayed 2 nights

BEAUTIFUL beach area, with lounge chairs, tables umbrellas, no extra charge, no employees lurking for tips. Very cool, reasonably priced gift shop. Nice bar, patio area and pool with lifeguards! AC worked well, mini fridge worked well, even had a freezer. Rooms stocked with water and toiletries, ice readily avaliable. Restaurant HORRIBLE. I tried 2 menu items the 1st day. One made me sick, the other l took 2 bites of and it was awful.

10

Susana

16 Aug 2025

·

Stayed 3 nights

Excellent in every way. Super comfortable, clean, new, well-equipped, safe rooms with balconies or terraces, and very attentive staff. Unparalleled food, with a large, varied, and delicious breakfast buffet, featuring meats and lots of fruit. The food at the beachfront ranch, called Palapa, is delicious, with an haute cuisine touch. A large and safe pool. The blue, calm, and serene beach offers plenty of warm water, with no waves and plenty of guano umbrellas. A local bus stop is located in front of the hotel for a dollar, and you can go to various interesting places: markets, museums, the aquarium, the King's Pyramid (a Mayan archaeological site), or restaurants on the lagoon. Excelencia en todo. Habitaciones super confortables, limpias, nuevas, con equipos, seguras, con balcón o terrazas, staff muy atento. Comidas inigualables, bufet del desayuno amplio, surtido, delicioso, con carnes y muchas frutas; la comida del ranchón frente al mar, que se llama Palapa, es deliciosa, con toque de alta cocina. Piscina grande y segura. Playa azul, tranquila y serena, puedes bucear, nadar y estar un largo rato dentro del agua que está caliente, no hay oleaje y hay muchas sombrillas de guano. Frente al hotel está la parada del ómnibus local por un dólar y puedes ir a diferentes lugares interesantes: mercados, museos, aquarium, la pirámide del Rey (sitio maya arqueológico) o restaurantes en la laguna.

10

Ryan

27 Feb 2025

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Stayed 3 nights

The breakfast buffet was excellent! The menu changed every day and everything was delicious. We had a few appetizers at the restaurant and those were good, too. Also, the staff was very friendly. The beach was very nice.

8

Lynn

26 Jul 2024

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Stayed 2 nights

This was a very affordable option, great for families. Location is great- good shopping and gorgeous beach! However we did not think the food on site was particularly delicious- just okay

10

John

29 May 2025

·

Stayed 5 nights

We had a great time during our stay at Beachscape Kin Ha in Cancun. The staff was very friendly and helpful. The rooms are clean and large. We had a huge terrace overlooking the beach. The daily breakfast, which was included in our stay was very good, with lots of options. The only issue I have was with the menu at the lunch and evening restaurant. It is rather limited, so we mostly ate dinner outside the Resort. We would definitely stay there again!

8

Miguel

9 Apr 2025

·

Stayed 2 nights

Le falta calidad en los alimentos y tienen muy mal servicio en el bar y en el club de playa

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4

DOUGLAS

26 Apr 2024

·

Stayed 3 nights

The people who work there are very warm and welcoming, the picture of Mexican hospitality! But the property is in poor repair with worn, dated furnishings and surfaces. Additionally, the dining here is limited and quite frankly, awful.

10

Andrew

26 Nov 2025

·

Stayed 8 nights

This hotel is extremely well maintained, someone was always cleaning something no matter the time of day. The suite we had was perfect, with a kitchen, dining tale, sitting room, bedroom and bathroom, all for the same price as a basic room at the IHG hotel next door. The staff was friendly and helpful, the beach divine, over all 5/5 stars! The only con is the food. The breakfast buffet was expensive and lukewarm, and not very good. We tried both lunch and dinner at the onsite restaurant, and neither was good and both expensive. Luckily, the hotel next door has fantastic food (though still expensive, lol) and can be walked to in about 1 min on the beach! Absolutely stay here for the room though, the A/C is stellar, the beds comfy, and the room size exceptional.

10

Roxeann

11 May 2025

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Stayed 1 night

Beach was amazing! Breakfast buffet was great!

10

Kayla

20 Sept 2025

·

Stayed 4 nights

We had a great stay here! It was exactly as advertised. I will say this-if you want a high-rise fancy resort, book one of those. This isn’t exactly that. It’s smaller and older but very well maintained. There was breakfast every morning with a varied buffet and an omelette station. The pool was nice. There was a bar on the beach. There were plenty lounge chairs and cabanas available on the beach for guests. We never had an issue finding one. The restaurant served good enough food that we really didn’t need to venture out if we didn’t want to. They have room service. The staff were incredibly accommodating and provided everything we requested, including booking us a taxi to the airport. (We didn’t really request anything outside of “normal” hotel expectations. Again, if you want your every need catered to, book a place that does that.) Overall, we were extremely pleased with our stay here. I do feel like we got more than we paid for.

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Month	Average price
January	US$150
February	US$158
March	US$167
April	US$133
May	US$128
June	US$113
July	US$138
August	US$113
September	US$100
October	US$111
November	US$121
December	US$167

Su	Mo	Tu	We	Th	Fr	Sa
		1	2	3	4	5
6	7	8	9	10	11	12
13	14	15	16 $109	17 $112	18 $112	19 $111
20 $111	21 $111	22 $111	23 $111	24 $114	25 $113	26 $113
27 $111	28 $114	29 $111	30 $111

Su	Mo	Tu	We	Th	Fr	Sa
				1 $113	2 $99	3 $113
4 $113	5 $113	6 $111	7 $113	8 $111	9 $113	10 $113
11 $113	12 $113	13 $112	14 $113	15 $113	16 $113	17 $113
18 $113	19 $111	20 $113	21 $113	22 $113	23 $112	24 $107
25 $111	26 $113	27 $125	28 $125	29 $125	30 $125	31 $112

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Monthly average prices

About this property

Location

Room options

Suite, 1 Bedroom, Kitchen

Villa, 3 Bedrooms, Kitchen

Villa, 2 Bedrooms, Kitchen

Standard Room, 2 Double Beds

Guest reviews

Fabulous

Who stays here?

What guests think

Property policies

Check-in instructions

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FAQs about Beachscape Kin Ha Villas & Suites

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