Grand Riviera Princess - All Inclusive

5.0 star property
Luxury property on the beach, with 12 outdoor pools

Photo gallery for Grand Riviera Princess - All Inclusive

Indoor pool, 12 outdoor pools, free pool cabanas, pool umbrellas
Creator video - submitted by Alyssa Knight Studio
Exterior
On the beach, white sand, sun-loungers, beach umbrellas
Exterior

Reviews

8.0 out of 10
Very good

Popular amenities

  • Spa pool
  • Breakfast included
  • All-inclusive
  • Spa
  • Parking included
The current price is AU$487
includes taxes & fees
25 Jan - 26 Jan

Explore the area

View map
Prolongacion 5ta Avenida, Mza 20 Lote 006, Playa del Carmen, QROO, 77710
  • Place, Playa Xcalacoco
    ‪19 min walk‬
  • Place, El Camaleón Mayakoba Golf Course
    ‪7 min drive‬
  • Place, Xcaret Eco Theme Park
    ‪25 min drive‬
  • Airport, Cancun, Quintana Roo (CUN-Cancun Intl.)

Room options

Room

Highlights

Furnished balcony
Private indoor hot tub
Air conditioning
Free rollaway/extra beds
Free minibar items
Flat-screen TV
Ceiling fan
Blackout curtains
  • 59 sq m
  • Sleeps 5

Family Room

7.0 out of 10
Good
(24 reviews)

Highlights

Furnished balcony
Private indoor hot tub
Air conditioning
Free rollaway/extra beds
Free cots/infant beds
Free minibar items
Flat-screen TV
Separate bedroom
  • 59 sq m
  • 1 bedroom
  • Sleeps 5
  • Garden view

Super Saver

7.8 out of 10
Good
(6 reviews)

Highlights

Furnished balcony
Private indoor hot tub
Air conditioning
Free rollaway/extra beds
Free minibar items
Ceiling fan
Blackout curtains
Separate bath and shower
  • 55 sq m
  • Sleeps 4
  • 2 Double Beds and 1 Single Sofa Bed
  • Garden view

Room

Highlights

Furnished balcony
Private pool
Air conditioning
Free minibar items
Flat-screen TV
Ceiling fan
Blackout curtains
Separate bath and shower
  • 45 sq m
  • Sleeps 3
  • 2 Double Beds OR 1 King Bed and 1 Single Sofa Bed

Deluxe Room, Garden View

7.8 out of 10
Good
(209 reviews)

Highlights

Furnished balcony
Private indoor hot tub
Air conditioning
Free rollaway/extra beds
Free cots/infant beds
Free minibar items
Flat-screen TV
Blackout curtains
  • 55 sq m
  • Sleeps 4
  • 2 Double Beds and 1 Single Sofa Bed OR 1 King Bed and 1 Single Sofa Bed
  • Garden view

Deluxe Room, Pool Access (Pool View)

7.8 out of 10
Good
(27 reviews)

Highlights

Furnished balcony
Private indoor hot tub
Air conditioning
Free rollaway/extra beds
Free minibar items
Flat-screen TV
Ceiling fan
Blackout curtains
  • 56 sq m
  • Sleeps 3
  • 2 Double Beds and 1 Single Sofa Bed OR 1 King Bed and 1 Single Sofa Bed

Suite (with Jacuzzi)

7.4 out of 10
Good
(27 reviews)

Highlights

Furnished balcony
Private outdoor hot tub
Air conditioning
Free rollaway/extra beds
Free cots/infant beds
Free minibar items
Flat-screen TV
Pillow menu
  • 59 sq m
  • Sleeps 4
  • 2 Double Beds and 1 Single Sofa Bed OR 1 King Bed and 1 Single Sofa Bed

Suite with Bathtub and Outdoor Shower

9.4 out of 10
Exceptional
(11 reviews)

Highlights

Furnished balcony
Private indoor hot tub
Air conditioning
Free rollaway/extra beds
Free minibar items
LED TV
Pillow menu
Blackout curtains
  • 65 sq m
  • Sleeps 2
  • 1 King Bed

You may also like

About the area

Playa del Carmen

A luxury stay in Playa del Carmen awaits you at Grand Riviera Princess - All Inclusive . You'll be 2 km (1.2 mi) from Playa Xcalacoco and 2.2 km (1.4 mi) from Chun-Zumbul (diving site). Highlights at this all-inclusive property include 9 restaurants, 12 outdoor swimming pools and a full-service spa. .A pampering day can include deep-tissue massages, hot stone massages and detox wraps along with access to the sauna and hot tub. The buffet restaurant, Buffet Verde, serves international cuisine and is open for breakfast, lunch and dinner. With 2 beach bars and 3 poolside bars to choose from, you can enjoy a drink at the property. Spend the day at the beach where you'll find sunloungers, and enjoy the 6 outdoor tennis courts and water park. Other amenities include an indoor swimming pool, a nightclub and free Wi-Fi in public areas. Each morning free buffet breakfast is offered between 7 AM and 11:30 AM. There's also the convenience of free self parking. .Within a 15-minute drive of this 5-property class Playa del Carmen property, attractions include El Camaleón Mayakoba Golf Course and Quinta Avenida.

What's nearby

  • Playa Xcalacoco - 19 min walk - 1.6 km
  • El Camaleón Mayakoba Golf Course - 7 min drive - 2.2 km
  • Playa del Carmen Main Beach - 12 min drive - 8.4 km
  • Xcaret Eco Theme Park - 25 min drive - 17.9 km
  • Maroma Beach - 28 min drive - 14.7 km

Getting around

  • Cancun, Quintana Roo (CUN-Cancun Intl.) - 41 min drive

Restaurants

  • ‪Amaranto - ‬19 min walk
  • ‪Piano Bar - ‬5 min drive
  • ‪Mike’s Coffee - ‬5 min drive
  • ‪Steakhouse - ‬17 min walk
  • ‪El Beso Pool Bar - ‬18 min walk

About this property

Grand Riviera Princess - All Inclusive

Luxury property on the beach, with 12 outdoor pools
Grand Riviera Princess - All Inclusive is an all-inclusive property. Room rates include meals and beverages at on-site restaurants and bars. Other items and amenities, including taxes and gratuities, and access to recreational activities and entertainment may also be included. Additional charges may apply for meals at some restaurants, special dinners and dishes, certain beverages and other amenities.

Lie back and work on your tan with relaxing beach amenities, such as umbrellas and sunloungers. At Grand Riviera Princess - All Inclusive , you can cool off in one of the 12 outdoor swimming pools and indulge in a pampering afternoon at the full-service spa.

Free breakfast is served daily, and guests can also enjoy a free nightly manager's reception. There are 9 restaurants on site, as well as a coffee shop/cafΘ and a nearby snack bar/deli. You can enjoy a drink at one of the bars, which include 2 beach bars, 3 swim-up bars and 9 bars/lounges. WiFi is free in public spaces. This all-inclusive property also offers a water park (surcharge), a complimentary children's club and a children's pool. Self parking is free.

Smoking is allowed in designated areas at this 5-star Playa del Carmen property.

  • 674 guestrooms or units
  • 3 levels
  • 9 dining venues
  • 2 bars on the beach
  • 3 bars by the pool
  • 3 swim-up bars
  • 9 bars or lounges
  • 5425 sq ft of conference space
  • 504 sq. m of conference space
  • Built in 2007
  • Buffet breakfast (free)
  • Nightclub
  • Manager's reception (free)
  • Deli
  • Kid's club (free)
  • Supervised kid's activities (free)
  • Childcare (surcharge)
  • Beach lounge chairs
  • Towels for the beach
  • Umbrellas for the beach
  • Cabanas by the pool (free)
  • Poolside lounge chairs
  • Umbrellas for the pool
  • Conference space
  • Coffee in lobby
  • Dry cleaning
  • Self-service laundry
  • Front desk (24 hours)
  • Staff members are multilingual
  • Storage area for luggage
  • Tour and ticket information
  • Concierge
  • Wedding services available
  • Pool or billiards table
  • Terrace
  • Garden
  • Gift shop
  • Beauty salon
  • ATM
  • On-site shopping
  • Bellhop
  • Smoking in designated areas
Grand Riviera Princess - All Inclusive offers 674 accommodations with free minibar items and a safe. Rooms open to furnished balconies. This Playa del Carmen property provides complimentary wireless Internet access.

Bathrooms include a separate bath and shower, bathrobes, complimentary toiletries and hairdryers. Business-friendly amenities include desks and telephones. Additionally, rooms include complimentary bottles of water and coffee/tea makers. Change of towels and change of bedsheets can be requested. Housekeeping is provided on a daily basis.

The on-site spa has 15 treatment rooms, including rooms for couples and outdoor treatment areas. Services include deep-tissue massages, hot stone massages, Swedish massages and facials. The spa is equipped with a sauna, a hot tub, a steam room and Turkish bath/hammam. A variety of treatment therapies are provided, including aromatherapy, hydrotherapy and reflexology. The spa is open daily.

Similar properties

Property amenities

Internet

  • Available in all rooms: Free WiFi
  • Available in some public areas: Free WiFi

Parking and transport

  • Free uncovered self parking on site
  • Limited on-site self parking

Food and drink

  • Free buffet breakfast available daily 7 AM to 11:30 AM
  • 2 beach bars
  • 3 poolside bars
  • 3 swim-up bars
  • 9 bars/lounges
  • 9 restaurants
  • A coffee shop/cafe
  • Coffee and tea in common areas
  • Free daily manager's reception
  • Snack bar/deli

Restaurants on site

  • Buffet Verde
  • La Fondue
  • La Hacienda
  • La Vaquería
  • Mamma Mia

Things to do

  • 12 outdoor pools
  • 6 outdoor tennis courts
  • Archery
  • Basketball
  • Beach volleyball
  • Billiards/pool table
  • Children's pool
  • Evening entertainment
  • Fitness classes
  • Free children's club
  • Full-service spa
  • Health club
  • Hot tub
  • Indoor pool
  • Kayaking
  • Music library
  • Nightclub
  • Playground
  • Sauna
  • Shopping
  • Snorkelling
  • Steam room
  • Table tennis
  • Tennis lessons
  • Water park

Family friendly

  • 12 outdoor pools
  • Babysitting (surcharge)
  • Children's pool
  • Free children's club
  • Free supervised activities for children
  • Indoor pool
  • Laundry facilities
  • Lifeguards on site
  • Playground
  • Snack bar/deli
  • Water park (surcharge)

Conveniences

  • 24-hour front desk
  • ATM
  • Gift shop/newsstand
  • Hair salon
  • Laundry facilities
  • Luggage storage

Guest services

  • Change of bedsheets (on request)
  • Change of towels on request
  • Concierge services
  • Dry cleaning/laundry service
  • Housekeeping (daily)
  • Multilingual staff
  • Porter/bellhop
  • Proposal/romance packages
  • Tour and ticket assistance
  • Wedding services

Business services

  • 5 meeting rooms
  • 5,425 square feet of conference space

Outdoors

  • Beach loungers
  • Beach towels
  • Beach umbrellas
  • Free pool cabanas
  • Garden
  • On the beach
  • Outdoor entertainment area
  • Outdoor furniture
  • Pool loungers
  • Pool umbrellas
  • Terrace

Full-service spa

  • 15 treatment rooms
  • Aromatherapy
  • Body scrubs
  • Body wraps
  • Couples treatment rooms
  • Deep-tissue massages
  • Detox wraps
  • Facials
  • Hot stone massages
  • Hot tub
  • Hydrotherapy
  • Manicures/pedicures
  • Outdoor treatment areas
  • Reflexology
  • Sauna
  • Spa open daily
  • Steam room
  • Swedish massages
  • Turkish bath

Accessibility

  • No lift

More

  • 3 floors
  • Banquet hall
  • Built in 2007
  • Designated smoking areas
  • Eco-friendly cleaning products used
  • Humane treatment of captive wild animals
  • Lifeguards
  • Reception hall
  • Vegetarian dining options

Room amenities

Bedroom

  • Bedsheets provided
  • Blackout drapes

Bathroom

  • Dressing gowns
  • Free toiletries
  • Hair dryer
  • Private bathroom
  • Separate bathtub and shower
  • Shampoo
  • Soap
  • Toilet paper
  • Towels provided

Food and drink

  • Coffee/tea maker
  • Free bottled water
  • Free stocked minibar

More

  • Air conditioning (climate-controlled)
  • Ceiling fan
  • Desk
  • Iron/ironing board
  • Phone
  • Safe
  • Window screens

Policies

Check-in

Check-in start time: 3 PM; check-in end time: midnight
Late check-in subject to availability
Minimum check-in age - 18

Check-out

Check-out before noon
Late check-out subject to availability
Late check-out fee: USD 50

Special check-in instructions

Front desk staff will greet guests on arrival at the property
Information provided by the property may be translated using automated translation tools

Renovations and closures

The property will be renovating from 12 November 2025 to 26 April 2026 (completion date subject to change). The following areas are affected:
  • Exterior
During renovations, the property will make every effort to minimise noise and disturbance.

Access methods

Staffed front desk

Pets

  • No pets allowed

Children and extra beds

  • Children are welcome.
  • Cots (infant beds) are not available.

Payment types

Important information

Optional extras

The fees and deposits listed below will be charged at the time of service, check-in, or check-out.

  • Late check-out fee: USD 50 (subject to availability)

This may not be a comprehensive list. Fees and deposits are subject to change and might not include tax.

You need to know

Extra-person charges may apply and vary depending on property policy
Government-issued photo identification and a credit card, debit card or cash deposit may be required at check-in for incidental charges
Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed
This property accepts credit cards; cash is not accepted
This property uses eco-friendly cleaning products
Noise-free guestrooms cannot be guaranteed
Safety features at this property include a smoke detector, a security system and a first aid kit
This property has outdoor spaces, such as balconies, patios and terraces, which may not be suitable for children; if you have any concerns, we recommend contacting the property prior to your arrival to confirm that they can accommodate you in a suitable room
Charges for extra guests may apply and vary according to property policy.
A cash deposit, credit card or debit card for incidental charges and government-issued photo identification may be required upon check-in.
Special requests are subject to availability at the time of check-in. Special requests can't be guaranteed and may incur additional charges.
    This property is managed by a professional host. The provision of housing is linked to their trade, business or profession. This property has outdoor spaces, such as balconies, patios and terraces, which may not be suitable for children. If you have any concerns, we recommend contacting the property prior to your arrival to confirm that they can accommodate you in a suitable room. This property accepts Visa, Mastercard and American Express. Cash is not accepted. This property uses eco-friendly cleaning products. Noise-free guestrooms cannot be guaranteed. For guests' safety, the property includes a smoke detector, a security system and a first aid kit in all accommodation.

We should mention

  • Pool access available from 8:00 AM to 8:00 PM
  • Reservations are needed for massage services and spa treatments. For reservations, contact the property before arrival using the contact information on the booking confirmation.
  • Guests may experience noise disturbance due to nearby construction work.

Property is also known as

Grand Riviera Princess All Suites All Inclusive Playa del Carmen
Riviera Princess Suites Inclu

Frequently asked questions

What is the cancellation policy at Grand Riviera Princess - All Inclusive ?

Grand Riviera Princess - All Inclusive offers free cancellation on select room rates. Check out the cancellation policy for more info.

How much does it cost to stay at Grand Riviera Princess - All Inclusive ?

As of 24 Jan 2026, prices found for a 1-night stay for 2 adults at Grand Riviera Princess - All Inclusive on 25 Jan 2026 start from AU$487.38, including taxes and fees. This price is based on the lowest nightly price found in the last 24 hours for stays in the next 30 days. Prices are subject to change. Choose your dates for more accurate prices.

Is parking available at Grand Riviera Princess - All Inclusive ?

Yep, Grand Riviera Princess - All Inclusive has a free self car park.

Are there any beaches close to Grand Riviera Princess - All Inclusive ?

The closest beach to Grand Riviera Princess - All Inclusive is Playa del Carmen Main Beach (6.1 km).

Is there a spa on site at Grand Riviera Princess - All Inclusive ?

Yep, there is an onsite spa at Grand Riviera Princess - All Inclusive . It has a hot tub, a steam room and a sauna. You'll enjoy heaps of services like detox wraps, body wraps and body scrubs, as well as Swedish massages.

Does Grand Riviera Princess - All Inclusive have a pool?

Yep, and guests love it! Take your pick from 12 outdoor swimming pools, an indoor pool and a kids' pool. Grab your bathers and lounge poolside while enjoying in a complimentary pool cabana and under the shade of an umbrella. The pool is open 8:00 AM to 8:00 PM.

What luxury perks are available at Grand Riviera Princess - All Inclusive ?

Grand Riviera Princess - All Inclusive features 2 beach bars, 12 outdoor pools and a full-service spa.

What makes Grand Riviera Princess - All Inclusive a romantic place to stay?

1 hot tub and couples spa treatments, as well as private balconies in the guestrooms, all help set the scene for a romantic weekend at Grand Riviera Princess - All Inclusive .

Is Grand Riviera Princess - All Inclusive family-friendly?

You bet! With amenities such as a free children's club, a children's pool and free supervised childcare, it's no surprise that Grand Riviera Princess - All Inclusive is a hit with families.

Does Grand Riviera Princess - All Inclusive serve breakfast?

Sure does, complimentary buffet brekkie is offered daily between 7 AM and 11:30 AM.

Is there a free airport shuttle available at Grand Riviera Princess - All Inclusive ?

No, Grand Riviera Princess - All Inclusive does not offer an airport shuttle service.

Is there a bar or restaurant at Grand Riviera Princess - All Inclusive ?

Relax with a coldie at the 2 beach bars, 3 poolside bars or 9 lounge bars, and grab a meal at the onsite restaurant that serves international cuisine.

What time are check-in & check-out at Grand Riviera Princess - All Inclusive ?

Check-in begins at 3 PM. Check-out time is noon.

Are pets allowed at Grand Riviera Princess - All Inclusive ?

No, pets are not allowed.

Grand Riviera Princess - All Inclusive Reviews

Reviews

8.0

Very good

Rating 10 - Excellent. 2123 out of 4417 reviews
Rating 8 - Good. 1072 out of 4417 reviews
Rating 6 - Okay. 622 out of 4417 reviews
Rating 4 - Poor. 288 out of 4417 reviews
Rating 2 - Terrible. 312 out of 4417 reviews

8.6/10

Cleanliness

8.4/10

Staff & service

8.2/10

Amenities

8.0/10

Property conditions & facilities

Reviews

2/10 Terrible

Leonard

Stayed 1 night in Oct 2025

10/10 Excellent

Dillon

Travelled with family, Travelled with partner, Travelled with group
Liked: Cleanliness, staff & service, property conditions & facilities
Everything was absolutely amazing! The shops, the staff, food etc. Was my girlfriends first time ever in Mexico & mine in a couple years, it couldn’t have been better
Stayed 6 nights in Oct 2025

10/10 Excellent

Lory

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Great resort for families, they were under construction but that’s good because that means they are improving the property and adding more restaurants, stores etc
Stayed 3 nights in Oct 2025

6/10 Okay

Alexander

Travelled with family and small children
Disliked: Amenities
Need to clean bar area
Stayed 6 nights in Oct 2025

10/10 Excellent

Jose Antonio

Travelled with family
Liked: Cleanliness, amenities
More security in the walking path in the night we were approach in our last night by a Puerto Rico visitor guest drunk and ask if the young lady was our daughter it was scary ! Did not sleep well but we check out in the morning at 5 am and was scared walking to the lobby the good thing one driver ask us for the drive to the lobby and we checked out safely!
Stayed 7 nights in Oct 2025

8/10 Good

Mark Anthony

Travelled with group
Liked: Cleanliness, staff & service, amenities
Buffet was great and friendly service. Half the property was closed due to renovation and half the places to eat were not open.
Stayed 7 nights in Oct 2025

10/10 Excellent

Rosana

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
We stayed 4 days . The staff is amazing, everyone will greet you and offer to help if you needed it, the hotel is under construction but there’s plenty of pools to use and the buffet options did not disappoint. We had a great time, definitely will be back
Stayed 4 nights in Oct 2025

6/10 Okay

Barbara Idania

Travelled with family, Travelled with group
Liked: Cleanliness, staff & service, amenities
The resort has a lot of potential. It is under construction and will be great when it’s complete. Unfortunately it is somewhat of a mess now. Multiple restaurants were closed during our stay. The spa, was just an area for a massage with no amenities. The original spa was closed due to renovations. The supervisors were trying to make things better, but the description did not match what you actually see. The property is in desperate need of maintenance and care. A lot of places had chipped paint and stains. The newer areas are really nice, but I won’t be there to enjoy it! The staff is very attentive and helpful but are not in control with all the changes, closures and renovations.
Stayed 4 nights in Oct 2025

10/10 Excellent

Ronald

Stayed 7 nights in Oct 2025

10/10 Excellent

Sanjay

Stayed 4 nights in Oct 2025

4/10 Poor

Shannon

Travelled with group
Liked: Staff & service
Disliked: Amenities, property conditions & facilities
The app didn’t state that half the resort was closed and not all the restaurants listed were open. I have been to numerous Mexico resorts and this was my least favorite. The food was horrible I almost fell multiple times a day. There was also no food options at the pool and you couldn’t eat pool side. Staff was friendly and the room was ok
Stayed 4 nights in Oct 2025

8/10 Good

Liza, Las Piedras

Travelled with family
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Beautufil hotel
Stayed 3 nights in Oct 2025

6/10 Okay

Trista

Liked: Cleanliness
Disliked: Property conditions & facilities
Only 2 restaurants were open and were booked the entire stay so had to eat buffet for all meals.
Stayed 3 nights in Oct 2025

10/10 Excellent

Alma Adriana

Stayed 3 nights in Oct 2025

10/10 Excellent

Ariel

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
If i could give this property a 10 i would but the only downside was they were having construction going so the s refills dinning options were booked quick . Also they do not provide transportation for the airport you have to pay for that seperate .. But everything was excellent ! Planning to book again with my children .. p.s even with construction the property was still quiet !
Stayed 2 nights in Oct 2025

10/10 Excellent

shabnam

Travelled with family
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
yes food buffe was great ,bar was good .
Stayed 5 nights in Oct 2025

8/10 Good

Tony

Travelled with family
Liked: Cleanliness, staff & service, amenities
To start, the rooms were nice, we stayed at the pool entrance rooms, it was great. All the staff we met were very kind and attentive. The only issue we had was the floor in our room and around the halls, they were very slippery. We had a fall in the room and walking down the hall.
Stayed 4 nights in Oct 2025

6/10 Okay

Oleksandr

Travelled with family
Liked: Amenities, property conditions & facilities
I am disappointed with the poor quality of the wifi, the variety of the menu. When they changed the main cafe where we ate near the lobby to a new one, there was generally not much you could take yourself and you had to wait for the waiters to serve you. I do not plan to return here also because there are stones in the sea that create inconveniences for swimming, and there were springs in the sea that muddied the water and smelled unpleasant.
Stayed 14 nights in Oct 2025

10/10 Excellent

Roque D

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Excellent
Stayed 4 nights in Oct 2025

10/10 Excellent

Glyndda

Liked: Cleanliness, staff & service, property conditions & facilities
The is big and very easy access to the bar and nice coz there are pool activities as well
Stayed 3 nights in Oct 2025

2/10 Terrible

Naijah

Travelled with group
Disliked: Cleanliness, amenities, property conditions & facilities
Very run down. Not enough things to do. Very little entertainment. Food was horrible.
Stayed 2 nights in Oct 2025

10/10 Excellent

Gabriela

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
Excellent
Stayed 8 nights in Oct 2025

2/10 Terrible

Maritza

Disliked: Amenities, property conditions & facilities
Hotel was horrible there was no activities and most of the food closed at 3pm they didn’t have any open . Restaurants weren’t available for reservations. Hotel was renovating and was a bad experience
Stayed 3 nights in Oct 2025

10/10 Excellent

Jagjit

Stayed 4 nights in Oct 2025

10/10 Excellent

Lisnely Cruz

Travelled with partner
Liked: Cleanliness, staff & service, amenities, property conditions & facilities
This was such a great place. Very clean and the staff were amazing. Big thank you to Mr. Lorenzo, Daniel and Javier for the great service and customer service they provided the 7 days we were there.
Stayed 7 nights in Oct 2025