Casas en venta en Tulum, Quintana Roo

The Lirio Center is a single storey Signature home of 129.1 m2, or 1,390 square feet, built on an interior lot in Las Flores at Tulum Country Club. Two bedrooms, two full bathrooms and a half bathroom. Terrace, pool deck and garden bring it to 239.7 m2 in total.

Inside Living, dining and kitchen share one open room under a ceiling that lifts at the far end, with a band of clerestory glass along the top of the wall, so the light arrives high and the neighbours stay out of it. The kitchen works off a stone topped island with seating for three. Both bedrooms face the garden through full height glass, and the main bathroom carries twin basins, a separate shower and a skylight cut over the vanity.

Outside The rear terrace runs under a wood lined ceiling with recessed lights, deep enough for a dining table at one end and armchairs at the other. The pool sits along the garden edge with a strip of lawn behind it. At the front a carport covers two parking spaces, and the entrance door is set into a rough stone wall behind them. The exterior areas come to 110.6 m2.

What the price covers The developer quotes the Lirio Center at 7,800,000 pesos. That peso figure is the construction of the house and nothing else. Land is bought separately. The price shown on this listing, 640,500 USD, is two numbers added together and rounded: the build, about 458,015 USD converted at roughly 17.03 pesos to the dollar, plus 182,520 USD for the cheapest interior lot in Las Flores that this model can sit on. The exchange rate moves and the dollar side of the figure will move with it. Choose a bigger lot, or one on the golf course, and the total changes. The developer does not quote a combined number, so treat this one as ours.

What Center means Center is the interior variant. The house sits inside the Las Flores block rather than on its outer edge, so there is no golf frontage and no street elevation to speak of. That is why the lot under it is the cheapest of the qualifying options. It is worth saying plainly: this is a two bedroom house at Tulum Country Club prices.

Still to be built This is a new build home that has not been constructed. Every image on this page is a developer render and is illustrative only, furniture included, and the furniture is not part of the sale. What is being bought is a house type and a lot, brought together and built to the plans.

Tulum Country Club is about fifteen minutes from Tulum, off the Carretera Federal 307 at Akumal, behind a gate that is staffed around the clock. Most people arrive at it for the golf course.

Financing

Bahia Principe Residences finances its own buyers, which is unusual in this market and is the reason a purchase here can be structured without going to a Mexican bank. The terms the developer publishes are a fixed rate of 5 to 7 percent, taken in pesos or in dollars, with no origination fee, from 30 percent down, and a reservation from $5,000 USD. They quote pre authorisation inside 24 hours and state that the decision does not touch your credit history. The credit sits with Piñero, the group behind Bahia Principe, and carries their guarantee.

Those are the developer's own terms and their own descriptions of them. They are subject to the developer's approval and to change, and the rate you are offered may not be the rate at the top of that range. Tulum Land and Property does not arrange, underwrite or guarantee credit and nothing here is an offer of finance. What we do is put you in front of their finance team and stay in the conversation.

• 2 bedrooms
• 2 full bathrooms and 1 half bathroom
• Private pool in the rear garden
• Covered rear terrace with room for outdoor dining and seating
• Private garden and pool deck, 110.6 m2 of exterior space
• Covered parking for two cars
• Single storey plan, no internal stairs
• PGA Riviera Maya golf course, certified by the PGA of America and Troon
• Casa Club de Golf, the golf clubhouse
• Golf academy and practice range
• Kay Beach Club on the coast, with restaurant, bar and swimming pool
• The Members Club, the residents' social club
• La Plaza, the clubhouse centre for shops, restaurants and events
• Market Square, an open air commercial area of shops, restaurants and a local market
• Mulligans, Jool Bolom and La Rustica restaurants
• BEGYM Tulum, the training centre, with sports and wellness programmes
• Spa
• Casino
• Real Madrid Foundation football school, exclusive to Tulum Country Club
• German International School of the Riviera Maya
• Cenotes and lakes inside the grounds
• Protected reserve and common green areas
• Concierge, medical service, housekeeping and car rental
• Internal transport around the community
• Gated, with double controlled access and security around the clock
• About fifteen minutes from Tulum, off the Carretera Federal 307 at Akumal

The house

Lotus Center is a single family house of 210.5 m² (2,266 ft²) over two floors, with three bedrooms, three full bathrooms and one half bathroom. A further 164.5 m² sits outside the walls as terrace, garden and pool deck, which puts the plot at 375 m² across the two. Flat roofs, white render, rough cut local stone and timber ceilings under the overhangs.

Layout

The ground floor plan runs living, dining and kitchen as one open space along the side of the plot, with a covered terrace and an outdoor dining table between the house and the pool. One bedroom with its own bathroom sits behind the parking, a covered bay for two cars. The stairs and a guest toilet are set in the middle. The upper floor plan shows the other two bedrooms, each with a bathroom, a family room and a balcony at the rear.

An interior position

Center means an interior position in Las Flores, the village that holds the Signature homes. Worth being plain about it. The house does not front the street and it does not look at the golf course. What it gets is the lowest land cost of the three positions: interior land starts at $182,520 USD, against $237,680 USD street facing and $392,433 USD for a golf view.

How the price is put together

The developer quotes the build at $11,295,200 MXN. That is the house on its own, land not included. The $845,800 USD here is our arithmetic, not the developer's: the peso build converted at about 17.03 pesos to the dollar, roughly $663,253 USD, plus $182,520 USD for the cheapest interior lot in Las Flores. The peso figure is the developer's and the conversion moves with the rate, so read the USD number as indicative. The lot is a separate purchase, so any other lot changes the total.

The estate around it

Tulum Country Club is a gated estate about fifteen minutes from Tulum, off the Carretera Federal 307 at Akumal. The PGA Riviera Maya golf course runs through it, with a clubhouse, an academy and a practice range, and there is a beach club on the coast. The full list of facilities sits under amenities.

Not built yet

Construction has not started. Every image here is a developer render and the brochure marks them illustrative, which is the honest word. Finishes, planting and furniture are indicative rather than contractual.

Las Flores is one village inside a much larger estate, and the Signature range repeats the same house across interior, street facing and golf view lots. The house is the constant. The land is what changes.

Financing

Bahia Principe Residences finances its own buyers, which is unusual in this market and is the reason a purchase here can be structured without going to a Mexican bank. The terms the developer publishes are a fixed rate of 5 to 7 percent, taken in pesos or in dollars, with no origination fee, from 30 percent down, and a reservation from $5,000 USD. They quote pre authorisation inside 24 hours and state that the decision does not touch your credit history. The credit sits with Piñero, the group behind Bahia Principe, and carries their guarantee.

Those are the developer's own terms and their own descriptions of them. They are subject to the developer's approval and to change, and the rate you are offered may not be the rate at the top of that range. Tulum Land and Property does not arrange, underwrite or guarantee credit and nothing here is an offer of finance. What we do is put you in front of their finance team and stay in the conversation.

• 3 bedrooms
• 3 full bathrooms and 1 half bathroom
• Private pool
• Covered terrace off the living area
• Outdoor dining area
• Upper floor balcony
• Private garden
• Family room on the upper floor
• Covered parking for two cars
• PGA Riviera Maya golf course, certified by the PGA of America and Troon
• Casa Club de Golf, the golf clubhouse
• Golf academy and practice range
• Kay Beach Club on the coast, with restaurant, bar and swimming pool
• The Members Club, the residents' social club
• La Plaza, the clubhouse centre for shops, restaurants and events
• Market Square, an open air commercial area of shops, restaurants and a local market
• Mulligans, Jool Bolom and La Rustica restaurants
• BEGYM Tulum, the training centre, with sports and wellness programmes
• Spa
• Casino
• Real Madrid Foundation football school, exclusive to Tulum Country Club
• German International School of the Riviera Maya
• Cenotes and lakes inside the grounds
• Protected reserve and common green areas
• Concierge, medical service, housekeeping and car rental
• Internal transport around the community
• Gated, with double controlled access and security around the clock
• About fifteen minutes from Tulum, off the Carretera Federal 307 at Akumal

Tulum Country Club is releasing residential lots across eleven separate areas of the community, and they are not one product at one price. On the developer's August list there are 114 lots open, running from 310.37 square metres to 1,462.01 square metres and from 2,833,499 pesos to 11,300,668 pesos, about $166,400 to $663,600 USD. Where a lot sits inside the community decides most of what it costs.

Why The Price Moves Between Areas

Each area has its own character, its own lot sizes and its own floor price. Park Village is the entry point and the densest part of the book, with compact plots from 310 square metres. Las Flores runs larger and prices well above it. Manzana 024 holds the lake frontage and the biggest ground in the community, up to 1,462 square metres. Sunset 3 offers size at a low rate per square metre. Position matters again inside each area: an interior lot on a quiet loop, a lot facing a common green, one on the perimeter, one looking down the golf course or across a lake. Ground rates across the whole book run from about $335 to $821 per square metre, and that spread is about outlook and position rather than the land itself.

Where Each Area Starts

Starting prices from the developer's list, cheapest first.

• Park Village, 57 lots, 310 to 518 m2, from 2,833,499 MXN, about $166,400 USD
• Herradura, 5 lots, 345 to 619 m2, from 2,919,200 MXN, about $171,400 USD
• Las Flores, 27 lots, 312 to 685 m2, from 3,108,313 MXN, about $182,500 USD
• Tortugas, 1 lot, 333 m2, from 3,264,515 MXN, about $191,700 USD
• Manzana 021, 8 lots, 440 to 590 m2, from 4,091,061 MXN, about $240,200 USD
• Sunset 3, 4 lots, 703 to 840 m2, from 4,265,367 MXN, about $250,500 USD

What You Are Buying Into

The community is built around PGA Riviera Maya, a PGA golf course inside a Mexican residential development, certified by the PGA and laid out through jungle, cenotes and lakes. Around it sit La Plaza and Market Square for shops and restaurants, the Kay Beach Club on the coast, the Members Club, BEGYM Tulum, a spa, a casino, the Real Madrid Foundation football school and the Aleman International School of the Riviera Maya. Concierge, medical service, housekeeping, car rental and internal transport run inside the gates, and owners take a discount across every consumption centre. It is gated with controlled access and security around the clock, about fifteen minutes from Tulum and entered off the Carretera Federal 307 at Akumal.

Read The Prices Carefully

These are peso prices, taken from the developer's own inventory list dated 4 August 2026 and the community master plan dated August 2026. The dollar figures on this page convert at about 17.03 pesos to the dollar and will move with the exchange rate, so treat the peso number as the price and the dollar number as a guide. Availability moves as well, and the lots at the bottom of each area are the ones that go first. We confirm the lot, the area and the peso price of the day before anything is signed.

Ground is the cheapest way into this community. The lots open below what any finished apartment on the same developer list asks, and they let a buyer choose the outlook rather than take the one that came with the unit.

Financing

Bahia Principe Residences finances its own buyers, which is unusual in this market and is the reason a purchase here can be structured without going to a Mexican bank. The terms the developer publishes are a fixed rate of 5 to 7 percent, taken in pesos or in dollars, with no origination fee, from 30 percent down, and a reservation from $5,000 USD. They quote pre authorisation inside 24 hours and state that the decision does not touch your credit history. The credit sits with Piñero, the group behind Bahia Principe, and carries their guarantee.

Those are the developer's own terms and their own descriptions of them. They are subject to the developer's approval and to change, and the rate you are offered may not be the rate at the top of that range. Tulum Land and Property does not arrange, underwrite or guarantee credit and nothing here is an offer of finance. What we do is put you in front of their finance team and stay in the conversation.

• PGA Riviera Maya golf course, a PGA golf course inside a Mexican residential development.
• Casa Club de Golf, the golf clubhouse
• Golf academy and practice range
• PGA Riviera Maya Pro Shop
• Kay Beach Club on the coast, with restaurant, bar and swimming pool
• The Members Club, the residents' social club
• La Plaza, the clubhouse centre for shops, restaurants, events and entertainment
• Market Square, an open air commercial area of shops, restaurants and a local market
• Mulligans restaurant
• Jool Bolom restaurant
• La Rustica pizzeria beside the golf practice range
• Speciality restaurants and coffee shops across the community
• BEGYM Tulum, the training centre, with sports and wellness programmes
• Spa
• Casino
• Real Madrid Foundation football school, the largest private football school in the area and exclusive to Tulum Country Club
• German International School of the Riviera Maya, trilingual with international certifications
• Central Park, a landscaped green park, planned
• Cenotes and lakes inside the grounds
• Protected reserve and common green areas held through the master plan
• Concierge service
• Medical service
• Housekeeping service
• Car rental
• Internal transport around the community
• Owner discount across every consumption centre in the community
• Gated, with double controlled access and security around the clock
• Paved roads throughout
• About fifteen minutes from Tulum, off the Carretera Federal 307 at Akumal

SLS Ocean Beach Residences is a boutique collection of 92 residences on the shoreline at Puerto Cancun, carrying the SLS name and running down to the Caribbean.

The layouts

Five residence types are documented. Residence 01 is the reference plan quoted here: three bedrooms and four bathrooms plus a service room, with 174.44 square metres of interior and 38.28 of terrace, taking the total to 212.72 square metres. Across the five types the range runs from three to four bedrooms and four to five bathrooms, so establish which residence you are pricing before comparing figures.

Specification

Kitchens carry panel ready refrigeration, an oven tower and a dishwasher. Bathrooms are fitted with double sinks, LED lit mirrors and natural stone. Every residence includes dedicated service accommodation with its own bedroom, bathroom and linen storage, and two assigned parking spaces.

Under construction

This is pre construction. The material is renders rather than photographs, and the timeline starts at contract. Ask for the construction schedule, the payment ladder and the current availability list, since the entry price quoted is the development floor rather than the price of any particular unit.

Puerto Cancun holds a marina, a golf course and private beach inside one gate, which is rare on this coast.

• Three bedrooms and four bathrooms in the reference layout
• Layouts ranging from three to four bedrooms and four to five bathrooms
• 174.44 m2 of interior space
• 38.28 m2 of terrace
• 212.72 m2 in total
• Dedicated service accommodation with bedroom, bathroom and linen storage
• Two assigned parking spaces per residence
• Panel ready refrigerator, oven tower and dishwasher
• Bathrooms with double sinks, LED lit mirrors and natural stone
• Boutique collection of 92 residences
• Shoreline position at Puerto Cancun

Unit 102 at Artilia runs to 255 square metres inside Luum Zama, the gated community within Aldea Zama. Two hundred and six square metres are interior and a further 49 are exterior.

Layout

Four bedrooms and two bathrooms, one of the bedrooms configured as a lock off suite that can be closed behind its own entrance and used independently. Two bathrooms across four bedrooms is a low ratio and worth knowing before viewing, particularly if the house is intended to sleep four separate parties. There is a private terrace, a private swimming pool and a laundry room.

This is a resale

The unit is being sold on by its owner rather than by the developer, so the escritura, the maintenance account and the condominium rules should all be reviewed as they stand today rather than as they were at launch.

Luum Zama

Artilia is a collection of ten residences inside Luum Zama, gated with access control, security around the clock and 24 hour CCTV. Residents share a clubhouse holding an open air gym, a natural spa, a temazcal, a yoga palapa and a play area for children, with walking trails through the green areas.

Aldea Zama is where Tulum built its services first, and Luum Zama sits gated inside it.

• Four bedrooms including one lock off suite
• Two bathrooms
• 206 m2 of interior space
• 49 m2 of exterior space
• 255 m2 in total
• Private terrace
• Private swimming pool
• Laundry room
• One of only ten residences at Artilia
• Gated community with 24/7 security and access control
• 24 hour CCTV security
• Clubhouse with open air gym and natural spa
• Temazcal and yoga palapa
• Play area for children
• Walking trails through green areas

Grand Aston Alquimia is a hotel and residences development in Tulum Centro, built across four towers named Ignis, Terra, Caeli and Aqua. It is sold by unit rather than as a single property, and there are nineteen distinct layouts across the four buildings.

The entry unit

The figure quoted here is the cheapest currently available layout, a one bedroom of 42.50 square metres with one bathroom in the Ignis tower. The one bedroom range runs up to 79.60 square metres in the Aqua garden studios, and the wider development carries larger typologies above that. Ask for the availability sheet and price the specific tower and layout you want, because the spread between the smallest Ignis suite and the larger Aqua units is considerable.

What it is

This is a resort operated under the Aston brand rather than a plain residential block, so the building runs hotel services and the running costs reflect that. Ask for the projected maintenance schedule and the operator agreement before committing. A unit inside a managed resort is a different instrument from an apartment, and the paperwork is where that difference lives.

Under construction

Nothing here is finished. Every image in the developer material is a render, and the delivery timeline starts at contract. Request the construction schedule and the payment ladder in writing.

Tulum Centro is the working town rather than the beach strip, walkable to the market, the shops and the bus station.

• One bedroom and one bathroom in the entry layout
• 42.50 m2 in the smallest available unit
• One bedroom layouts up to 79.60 m2
• Nineteen distinct typologies across the development
• Four towers named Ignis, Terra, Caeli and Aqua
• Operated under the Aston hotel brand
• Tulum Centro location within walking distance of the town
• Sold by unit with availability varying

Mayan View is a boutique development of fifteen apartments on a 1,700 square metre site in El Mirador, inside the Jaguar Park boundary and minutes from the Tulum ruins and the beaches below them.

The apartments

Thirteen of the fifteen residences are two bedroom with two full bathrooms, running 80 to 81 square metres inside with a terrace of 20 to 25 square metres. The two ground floor apartments in Torre B are three bedroom with three full bathrooms, 112 square metres inside, a terrace of 37 square metres and a private garden of 25 square metres. Every unit is designed around comfort and privacy rather than unit count, and each has a private pool in its own garden. The development carries a panoramic infinity pool with views across the jungle canopy, and several units look toward the pyramids.

The finishes

The specification is regional rather than imported. Chukum plaster on walls and soffits, natural stone facing, tzalam plywood and joinery, porcelain floors, granite counters and bahareque work. Chukum is a traditional Mayan render made from tree bark, and it is the reason these interiors read warm rather than clinical in person.

El Mirador

El Mirador is the residential pocket closest to the archaeological zone. Being inside the park boundary limits what can be built around it, which is worth more here than an amenity list.

Sold by unit, so availability and price move. Ask for the current price list against the specific apartment you want.

• Two bedroom apartments throughout
• Private pool in the garden of every unit
• Panoramic infinity pool with jungle views
• Boutique development of 15 units
• 1,700 m2 site
• Views toward the Tulum pyramids from selected units
• Chukum plaster to walls and soffits
• Natural stone facing
• Tzalam timber and joinery
• Porcelain floors and granite counters
• Located inside the Jaguar Park boundary
• Minutes from the Tulum ruins and beaches

PH 305 at Santamar is a two bedroom penthouse of 131.92 square metres on the point at Aventuras Akumal, a short walk from a secluded beach, with a private rooftop terrace looking out to sea.

The penthouse

Two bedrooms and two full bathrooms, built on a lock off system so one side closes behind its own entrance and can be used or let independently of the other. That is the plan to look at if you want to use part of the home and let the rest, or let the two halves separately, which the smaller apartments here cannot do. The living space is open through to the kitchen, which is fitted with a gas range, a large fridge and an island, and the bedrooms carry built in timber joinery.

The roof

Above the apartment is a private rooftop terrace with views out to the Caribbean. It is the reason to take the top floor here rather than a lower unit, and it is yours rather than shared.

Santamar

Santamar is 117 apartments in seven low buildings on the point at Punta Sur, laid out through landscaped gardens, and every building has its own rooftop pool looking at the sea. There are ten pools across the site, a private beach club with its own pier, direct beach access, barbecue areas, a gym and a yoga area.

Akumal

Akumal sits between Playa del Carmen and Tulum and is known for the reef close in and the calm water behind it, for the turtles in the bay and for being a good deal quieter than either town. Snorkelling starts off the rocks here, and Tulum and Playa del Carmen are each about half an hour away.

Price

$365,000 USD. The apartment is a resale, sold on by its owner rather than by the developer.

Fuller information on the penthouse follows genuine interest. For the floor plan and a viewing, get in touch and we will arrange it.

• Private rooftop terrace with ocean views
• Two bedrooms on a lock off system
• Rooftop pool with ocean views on every building
• Ten swimming pools across the site
• Private beach club with its own pier
• Direct beach access
• Barbecue areas
• Gym and yoga area
• Landscaped gardens throughout

Olimpo 5 is a two storey family house in Cumbres, one of the established gated communities in Cancun, with 230 square metres of construction on a 285 square metre lot.

Layout

Three bedrooms and three and a half bathrooms, plus a service room with its own full bathroom and a laundry room. The kitchen is brand new and integral. There are four new air conditioning units, a gas boiler and blackout blinds throughout, and a private swimming pool with a large patio.

Why the detail matters here

The specification reads like a list of small things because that is exactly what it is, and on a family house those small things are the difference between moving in and spending six months on works. New air conditioning, a new kitchen, a boiler and blinds already fitted means nothing needs doing on arrival.

Cumbres and Cancun

Cumbres is a residential gated community with controlled access and security around the clock, close to schools, shops, restaurants and services. It is pet friendly and quiet, and it is where families in Cancun live rather than where visitors stay.

This is a house for someone moving to Cancun rather than buying a view of it.

• Three bedrooms and three and a half bathrooms
• 230 m2 of construction on a 285 m2 lot
• Two levels
• Service room with full bathroom
• Laundry room
• Brand new integral kitchen
• Four new air conditioning units
• Gas boiler
• Blackout blinds throughout
• Private swimming pool and large patio
• Pet friendly
• 24/7 controlled access and security
• Close to schools, shopping, restaurants and services

Nequen is a boutique development on Avenida 5 in La Veleta, and this is a one bedroom residence within it, delivered turnkey with a private pool of its own.

The unit

One bedroom and two bathrooms, which is a generous ratio for a one bedroom and means a guest never shares. The private pool is the feature that separates this from the rest of the one bedroom stock in La Veleta, where a balcony is the usual ceiling at this price.

The building

A rooftop infinity pool and solarium, a gym and yoga area, a bar, restaurant and coffee area, a coworking garden, a wellness pavilion, concierge and security, a lift and parking, bicycle rental and internet throughout.

The carrying cost

The HOA fee is 233 dollars a month, and we quote it because a building carrying a restaurant, a gym and a wellness pavilion has staff behind those amenities and the fee is where that shows. Against a one bedroom purchase it is a material share of the running cost and belongs in the arithmetic from the start rather than as a surprise at closing.

La Veleta

La Veleta sits between the town centre and the beach road and has absorbed most of Tulum recent growth. Avenida 5 is one of its established streets.

• One bedroom and two bathrooms
• Private pool
• Delivered turnkey
• Rooftop infinity pool and solarium
• Gym and yoga area
• Bar, restaurant and coffee area
• Coworking garden
• Wellness pavilion
• Concierge and security
• Elevator and parking
• Bicycle rental
• Internet throughout
• HOA fee of 233 USD per month

Casa Luna is a modern villa in Holistika, delivered turnkey and furnished, laid out to host ten people comfortably.

The bedrooms

Three bedrooms and four and a half bathrooms. The master is a suite with a king bed and its own bathroom. The other two are suites as well, each holding two double beds and each with a private bathroom, which is why the house sleeps ten without anyone ending up on a sofa. That configuration is deliberate and it is unusual at this size.

Living space

An open concept living and dining area seats ten, alongside a fully equipped modern kitchen. The terrace is large and furnished, with a private pool, a grill and a bar. There is a fully equipped laundry room and private parking, and the community runs gated security around the clock.

Holistika

Holistika is the wellness quarter of Tulum, built around the hotel and retreat of the same name, and it has held that character as the town has grown. Art installations, yoga centres and jungle paths sit between the houses. It is quieter than Aldea Zama and less exposed than the beach road.

A three bedroom that genuinely sleeps ten, finished and furnished, is a specific proposition. It suits an owner who expects the house to be full.

• Three bedrooms and four and a half bathrooms
• Master suite with king size bed and private bathroom
• Two further suites, each with two double beds and a private bathroom
• Sleeps up to 10 guests
• Open concept living and dining area seating 10
• Fully equipped modern kitchen
• Large furnished terrace
• Private pool
• Grill and bar on the terrace
• Fully equipped laundry room
• Private parking
• 24/7 gated security
• Delivered turnkey, fully furnished and equipped

House 33 sits in Las Olas, a private cluster inside Tulum Country Club, with 358 square metres of construction on a 512 square metre lot.

Layout

Four bedrooms and four bathrooms. The house is contemporary in design and sits within the most closely held of the clusters at Tulum Country Club.

The community

Residents have a PGA certified golf course, a clubhouse with swimming pool, spa and fitness facilities, beach club access, tennis and paddle courts, dining and natural walking trails, behind controlled access with security around the clock.

Availability

This residence is held off market. It is not advertised publicly and details are released to qualified buyers on request through the broker. Enquire for the full specification, the current price and a viewing.

• Four bedrooms and four bathrooms
• 358 m2 of construction on a 512 m2 lot
• Contemporary design
• Located in the private Las Olas cluster
• PGA certified golf course
• Clubhouse with swimming pool, spa and fitness facilities
• Beach club access
• Tennis and paddle courts
• Premium dining options and natural walking trails
• 24/7 security and controlled access

Orkadia is a pair of apartment buildings inside Tulum Country Club, sold by unit across several layouts rather than as a single product.

The range

The entry configuration is a two bedroom, two bathroom apartment of roughly 120 square metres of interior, taking the total past 132 square metres with the parking space included. Above that sit two bedroom layouts with three bathrooms, double height apartments, and three bedroom units with four bathrooms running to 143.90 square metres of interior with a 60.03 square metre private garden. Several types carry a private roof terrace and every unit includes a parking space of 12.5 square metres.

How to read the price

The figure quoted here is the lowest unit on the current December price list. Because the range spans from the low three hundred thousands to the high four hundreds depending on layout, garden and roof terrace, the headline is a starting point rather than a price. Ask for the availability sheet and price the specific type and building you want.

Tulum Country Club

Gated around a PGA certified golf course, with paved roads, controlled access and security around the clock, fifteen minutes from downtown Tulum.

• Two bedroom and two bathroom apartments in the entry configuration
• Two bedroom layouts with three bathrooms also available
• Three bedroom layouts with four bathrooms
• Double height apartments in selected types
• Interiors from approximately 106 m2 to 148 m2
• Private gardens on ground floor types
• Private roof terraces on selected types
• Parking space of 12.5 m2 with every unit
• Two buildings within the community
• PGA certified golf course
• Paved roads, 24/7 security and controlled access
• 15 minutes from downtown Tulum

Cardinal is a run of villas inside Selvazama, sold by unit rather than as a single house. The base configuration is three bedrooms and four bathrooms across 274 square metres, made up of 214 square metres of interior, a 16 square metre garden and a 43 square metre rooftop. Four bedroom layouts run to 229 square metres of interior and carry four and a half bathrooms.

Buying by unit

Because these sell individually, availability moves. At the time of writing the inventory sheet shows several villas available, one reserved and two already sold, and the furniture package is quoted separately at one million pesos. Ask for the current availability list and the price for the specific villa you want rather than working from the headline figure, and confirm whether the quoted price includes the package.

Selvazama

Selvazama is the planned community that connects the town to the beach and the jungle, and it carries the infrastructure that much of Tulum still lacks. Paved roads, sewage, water treatment and electricity all went in ahead of the houses. Green School Tulum sits inside the grounds, which is the reason a good share of the year round families here chose it.

Prices are quoted in pesos on the developer sheet. The dollar figure shown here is a conversion and will move with the rate.

• Three bedrooms and four bathrooms in the base configuration
• Four bedroom layouts with four and a half bathrooms also available
• 214 m2 of interior space
• Private garden of 16 m2
• Private rooftop of 43 m2
• 274 m2 in total
• Furniture package available separately
• Paved roads, sewage, water treatment and electricity
• Green School Tulum within the community
• Beach a short bicycle ride away

Residence 09 runs to 260 square metres at SLS Puerto Cancun, delivered turnkey and ready to occupy.

Layout and interiors

Three bedrooms and four bathrooms, with a maid room and its own service area and two private parking spaces. The interiors are by Piero Lissoni, whose work here is restrained rather than decorative, and the apartment reads quieter in person than in photographs. A gourmet kitchen opens to the dining area and a large terrace faces the ocean.

How it compares

Residence 1806 in the same building carries the identical specification at a lower floor and a lower price. The difference between the two is height and outlook rather than layout or finish, and a buyer weighing them should see both before choosing. We list them separately for that reason.

The building

Private beach access and a waterfront promenade, a gym and spa, an infinity edge pool, fine dining restaurants and bars, concierge and valet around the clock, a children play area and multipurpose rooms. Puerto Cancun holds a private marina and a golf course designed by Tom Weiskopf, and the Marina Town Center is inside the development.

Puerto Cancun is one of very few addresses on this coast where a marina, a golf course and a private beach sit inside the same gate.

• Three bedrooms and four bathrooms
• 260 m2
• Refined interiors designed by Piero Lissoni
• Gourmet kitchen and open concept dining area
• Large ocean view terrace
• Maid room and service area
• Two private parking spaces
• Delivered turnkey and ready to move in
• Private beach access and waterfront promenade
• Gym and spa
• Infinity edge swimming pool
• Fine dining restaurants and bars
• 24 hour concierge and valet parking
• Children play area and multipurpose rooms
• Private marina and golf course designed by Tom Weiskopf
• Direct access to the Marina Town Center

This is the ground floor garden condo at Kaan Ha, a separate unit from the three level penthouse in the same development. Ninety nine square metres of interior open onto 16.20 square metres of terrace, an 11.22 square metre private garden and a splash pool of 5.59 square metres, for a total of 132.22 square metres.

Layout

Two bedrooms and two bathrooms on a lock off layout, so one side can be closed behind its own entrance and used independently of the other. On a unit this size that flexibility is worth more than an extra few square metres would be.

Why the ground floor

The garden and the splash pool are the argument for taking a lower unit here rather than a higher one. Upstairs you get elevation and a longer view. Down here you get ground you can walk out onto barefoot, which for a full time resident or a family tends to matter more day to day than the outlook does.

The setting

Kaan Ha looks out over the golf course and a natural cenote inside the grounds. Residents share generous pools, a gym, a barbecue area, a kids zone, a multipurpose room and a coworking lounge. Tulum Country Club is gated around a PGA certified course, with paved roads, controlled access and security around the clock, fifteen minutes from downtown.

At three hundred and fifty thousand this is the accessible end of Tulum Country Club, and the only unit on our books here with its own garden.

• Two bedrooms and two bathrooms
• 99.20 m2 of interior space
• Terraces of 16.20 m2
• Private garden of 11.22 m2
• Private splash pool of 5.59 m2
• 132.22 m2 in total
• Lock off layout
• Golf course and natural cenote views
• Spacious communal pools
• Gym
• Barbecue area
• Kids zone
• Multipurpose room
• Coworking lounge
• PGA certified golf course
• Paved roads, 24/7 security and controlled access
• 15 minutes from downtown Tulum

Helices Garden B101 is a two bedroom apartment of 95.10 square metres on a lot of 146.76 square metres inside Tulum Country Club.

Layout

Two bedrooms and two and a half bathrooms. The ground floor position gives the unit direct outdoor space rather than a balcony, which at this size makes a material difference to how the apartment lives.

The setting

Tulum Country Club sits roughly twenty five kilometres from the centre of Tulum, which is worth being plain about: this is not a walk into town, and a car is not optional. What the distance buys is a fully serviced community with paved roads, controlled access and security around the clock, built around the PGA Riviera Maya golf course, with the Real Madrid Academy and the German International School close by. The Tulum Country Club beach club is a few minutes away.

Shared amenities

A swimming pool, a gym and a private barbecue area serve the building.

For a buyer with school age children the combination of an international school and a sports academy inside the same gated community is rare on this coast, and it is the reason most of the year round residents here chose it.

• Two bedrooms and two and a half bathrooms
• 95.10 m2 of construction on a 146.76 m2 lot
• Swimming pool
• Gym
• Private barbecue area
• PGA certified golf course
• Paved roads, 24/7 security and controlled access
• Close to the German International School and the Real Madrid Academy
• Minutes from the Tulum Country Club beach club

GH 105 is a ground floor residence at Paramar Viva, in the newest phase of Aldea Zama. The unit totals 196 square metres, of which 97 is interior and 99 is private garden, with a plunge pool of its own.

Layout

Two bedrooms on a lock off system and two bathrooms. Roughly half the area you are buying is outdoors, which is unusual for a condominium at this price and is the reason to take a ground floor unit rather than a higher one. The garden is genuinely private rather than a strip of planting against a shared path.

The development

Paramar Viva is the sixth development under the Paramar name and sits in Selvazama, a pedestrian first neighbourhood built around electric mobility, bike paths and elevated walkways. Residents share an infinity pool with a jacuzzi, a rooftop palapa sky bar, a coworking space, a fully equipped gym, an outdoor cinema, a kids and juniors club, and concierge service around the clock.

This is a resale

The unit is being sold on by its owner rather than by the developer. That usually means a shorter path to closing and a price set by a person rather than a price list, and it means the escritura and the maintenance account should both be checked as they stand today.

• Two bedrooms with lock off system
• Two bathrooms
• 196 m2 total with 97 m2 interior
• Private garden of 99 m2
• Private plunge pool
• Ground floor unit
• Infinity pool with jacuzzi
• Rooftop palapa sky bar
• Coworking space
• Fully equipped gym
• Outdoor cinema
• Kids and juniors club
• 24/7 concierge service
• Pedestrian first neighbourhood with bike paths and elevated walkways

PH 301 at Tuk Origen runs to 210 square metres in Tulum Centro, with two bedrooms on a lock off system and a rooftop terrace carrying a private pool.

The lock off

Two bedrooms and two bathrooms, arranged so one side can be closed off behind its own entrance and used independently. That is the practical value of this unit rather than a line on a sheet: an owner can occupy half and leave the other half separate, without moving through shared space.

The building

Tuk Origen was built as a condo hotel and it carries the amenities that implies. There is an elegant lobby, two pools including a panoramic rooftop pool, a cenote inspired courtyard, a rooftop bar, an on site restaurant, lounge areas and landscaped green space, a commercial zone with boutique shops, and private beach club access.

What to check

Condo hotel buildings carry higher running costs than a plain residential block, because the amenities have to be staffed. Ask for the current maintenance fee and the last two years of condominium accounts before making an offer. A building that runs a restaurant and a bar has a cost base, and the fee is where it shows up.

Two hundred and ten square metres with a private rooftop pool is a great deal of unit for a two bedroom.

• Two bedrooms with lock off system
• Two bathrooms
• 210 m2
• Rooftop terrace with private pool
• Elegant lobby
• Private beach club access
• Two pools at ground level and a panoramic rooftop pool
• Cenote inspired courtyard
• Rooftop bar
• On site restaurant
• Lounge areas and landscaped green spaces
• Commercial zone with boutique shops

Villa Muun is a 246 square metre house in the Muun Tulum development in Tulum Centro, laid out over three levels and a rooftop terrace and delivered fully furnished.

Layout

Four bedrooms and four and a half bathrooms. The house is turnkey rather than a shell, and at this price that is the part worth weighing: four bedrooms furnished and finished, in central Tulum, for under three hundred thousand dollars is a long way below what the same configuration costs in Aldea Zama or on the beach road.

The development

Residents share a swimming pool, a rooftop viewpoint terrace, a games room, a dedicated yoga room and a climbing wall, with security and controlled access around the clock. The climbing wall is not a detail we would normally note, but it is genuinely unusual here and it tells you who the building was designed for.

Tulum Centro

Centro is the working town. The market, the schools, the bus station and the day to day shops are walkable, and it is where full time residents actually live rather than visit. Prices per square metre sit well under the tourist corridor.

For a buyer who wants four bedrooms and does not need a beach address, this is among the most efficient uses of the money on our books.

• Four bedrooms and four and a half bathrooms
• 246 m2 across three levels plus rooftop terrace
• Delivered fully furnished and turnkey
• Private swimming pool
• Rooftop viewpoint terrace
• Games room
• Dedicated yoga room
• Climbing wall
• 24/7 security and controlled access
• Central Tulum location surrounded by natural landscape

Residence 1806 runs to 260 square metres on a high floor at SLS Puerto Cancun, delivered turnkey and ready to occupy.

Interiors

The interiors are by Piero Lissoni, which is the detail that separates this building from its neighbours. Lissoni works in restraint rather than ornament, and the result reads quieter in person than the renderings suggest. There is a gourmet kitchen open to the dining area, a large ocean view terrace, a maid room with its own service area, and two private parking spaces.

Layout

Three bedrooms and four bathrooms. At 260 square metres on a single level this is a genuinely large apartment by Cancun standards, and the floor plan spends that area on the social side rather than on corridors.

The building and the address

Private beach access and a waterfront promenade, a gym and spa, an infinity edge pool, restaurants and bars, concierge and valet around the clock, a children play area and multipurpose rooms. Puerto Cancun holds its own marina and a golf course designed by Tom Weiskopf, and the Marina Town Center sits within the development for shopping.

Floor eighteen puts the terrace above the tree line and the noise.

• Three bedrooms and four bathrooms
• 260 m2
• Refined interiors designed by Piero Lissoni
• Gourmet kitchen and open concept dining area
• Large ocean view terrace
• Maid room and service area
• Two private parking spaces
• Delivered turnkey and ready to move in
• Private beach access and waterfront promenade
• Gym and spa
• Infinity edge swimming pool
• Fine dining restaurants and bars
• 24 hour concierge and valet parking
• Children play area and multipurpose rooms
• Private marina and golf course designed by Tom Weiskopf
• Direct access to the Marina Town Center

Residence 203 runs to 192.73 square metres at SLS Marina Beach in Puerto Cancun, sold fully furnished and equipped.

Layout

Three bedrooms and five bathrooms, with a service room carrying its own private bathroom. Living and dining are open plan behind floor to ceiling glazing, and the terraces are deep enough to use rather than merely to look at, facing the ocean and the marina.

The building

SLS Marina Beach Residences sits inside Puerto Cancun with direct access to the private beach at Novo Cancun. There is an infinity edge pool, a fitness centre, spa and wellness facilities, concierge and hotel style service, and security around the clock behind controlled access.

Why the second floor

Unit 203 sits low in the building. Buyers chasing the highest floor should know the trade honestly: the view from a second floor terrace is shorter, but the terrace is used more, the lift matters less, and the price per square metre is lower than the same layout eight floors up. Whether that is the right side of the trade depends entirely on whether the residence is to be lived in or looked at.

Puerto Cancun is a settled, serviced address rather than a bet on a coming one.

• Three bedrooms and five bathrooms
• 192.73 m2
• Service room with private bathroom
• Sold fully furnished and equipped
• Open plan living and dining with floor to ceiling windows
• Expansive terraces with ocean and marina views
• High end finishes and premium materials
• Direct access to the Novo Cancun private beach
• Infinity edge swimming pool
• Fitness centre
• Spa and wellness facilities
• Concierge and hotel style services
• 24/7 security and controlled access

Villa 25 carries the same 1,044 square metres of construction as its sister house on plot 09, set here on a tighter site of 1,368 square metres. The house is identical in layout and specification. The difference is the land, and it is reflected in the price.

Layout

Five bedrooms and six bathrooms, with a gym, an office that also works as a family room, and separate maid quarters. The living and dining areas are sized for entertaining. High ceilings and full height glazing carry natural light through the social floor.

Built on demand

Like Villa 09, this is built to order rather than standing finished. Finishes remain open to a buyer who wants a say in them, and the clock starts at contract rather than at handover. Ask for the schedule and the payment ladder in writing, and compare both against Villa 09 before choosing between the two, since the houses are the same and only the ground differs.

Tulum Country Club

A PGA certified golf course, a clubhouse with pool, spa and gym, tennis and paddle courts, and beach club access. Gated, with controlled access and security around the clock.

• Five spacious bedrooms and six bathrooms
• 1,044 m2 of construction on a 1,368 m2 plot
• Gym
• Office and family room
• Maid quarters
• Contemporary architecture with high ceilings and natural light
• Expansive living and dining areas
• Private pool and landscaped gardens
• Premium finishes throughout
• PGA certified golf course
• Clubhouse with pool, spa and gym
• Tennis and paddle courts
• Beach club access
• 24/7 security and controlled access

Villa 09 puts 1,044 square metres of construction on a plot of 1,915.40 square metres inside Tulum Country Club. That ratio is the story. Most of what sells at this level in Tulum crowds the build to the boundary, and here more than eight hundred square metres of the site stays open as garden.

Layout

Five bedrooms and six bathrooms, with a gym, an office that doubles as a family room, and separate maid quarters. Living and dining are laid out for numbers rather than for a couple. Ceilings are high and the glazing is generous, so the social floor holds light well into the afternoon.

Built on demand

This is an on demand build rather than a finished house standing empty, which means the specification is still open and the timeline starts when the contract is signed. That cuts both ways. A buyer who wants to influence finishes has room to do it, and a buyer who wants to move in this season should look elsewhere on our books. Ask for the construction schedule and the payment ladder in writing before committing.

Tulum Country Club

Residents have a PGA certified golf course, a clubhouse with pool, spa and gym, tennis and paddle courts and beach club access. The community is gated with controlled access and security around the clock.

• Five spacious bedrooms and six bathrooms
• 1,044 m2 of construction on a 1,915.40 m2 plot
• Gym
• Office and family room
• Maid quarters
• Contemporary architecture with high ceilings and natural light
• Expansive living and dining areas
• Private pool and landscaped gardens
• Premium finishes throughout
• PGA certified golf course
• Clubhouse with pool, spa and gym
• Tennis and paddle courts
• Beach club access
• 24/7 security and controlled access