Homes for Sale in Tulum, Mexico

4 Bedroom Jungle Villa for sale in Selvazama, Tulum | Casa Cinq

Set inside Mondo, a gated enclave of just eleven custom homes within the Selvazama master community, Casa Cinq is a fully furnished, move-in-ready villa wrapped in dense jungle a short drive from Tulum's beaches, cenotes and restaurants. Designed by an award-winning architect and finished across three levels plus a rooftop, it's built for both deep privacy and easy entertaining.

Jungle privacy, engineered

‍Lush vegetation forms a natural barrier around the lot, giving the home unusual solitude for a community setting. A private entrance with 24/7 security opens to a courtyard with water and fire features set among century-old trees. The architecture steps up through the canopy, with floor-to-ceiling Serie 70 aluminum framing and 10mm toughened glass pulling the jungle into every room.

Two pools and rooftop living

‍The villa carries two pools — one at garden level off the main terrace, and a rooftop pool with a flush deck and chill-out area framed by treetops. Outdoor patios, built-in fire pits, hammocks and a soaking tub off the primary suite extend the living space outward at every level.

Finished and furnished to a high spec

‍Interiors run on a warm natural palette: Tzalam wood, Fiorito travertine, Chukum paste finishes and San Gabriel granite, with a state-of-the-art kitchen, indirect false-ceiling lighting, walk-in closets and matte black fixtures throughout. GigNet fiber, concierge services, private chef and in-house spa are available on request.

📍 Location: Mondo, Selvazama, Tulum, Quintana Roo (gated; ~10 min to central Tulum; ~10-min walk to Jaguar National Park)

⛲️ Features:

• Two pools (garden-level + rooftop with flush deck)
• Rooftop terrace with chill-out / lounge area
• Private courtyard with water + fire features
• Private gated entrance, 24/7 security
• Floor-to-ceiling glass, jungle-facing showers
• Built-in fire pits, hammocks, soaking tub off primary
• State-of-the-art kitchen, walk-in closets
• GigNet fiber; concierge, private chef, spa on request
• Fully furnished, move-in ready

🛏 Bedrooms: 4

🛁 Bathrooms: 4.5

📏 Size: 260 m² interior / 555 m² total (2,799 sqft interior / 5,974 sqft total) · Lot (Lote 5): 348.34 m² (3,750 sqft)

💵 Total Price: $1,200,000 USD

🔒 Community: Mondo — 11 custom homes, gated, 24/7 security, inside Selvazama

📅 Status: Delivered — fully furnished, built and move-in ready

⏳ Payment Plan: Ask your broker about available payment and financing options.

• Two pools (garden-level + rooftop with flush deck)
• Rooftop terrace with chill-out / lounge area
• Private courtyard with water + fire features
• Private gated entrance, 24/7 security
• Floor-to-ceiling glass, jungle-facing showers
• Built-in fire pits, hammocks, soaking tub off primary
• State-of-the-art kitchen, walk-in closets
• GigNet fiber; concierge, private chef, spa on request
• Fully furnished, move-in ready

Welcome to your modern retreat in the exclusive community of Tulum Country Club. This exceptional former show home stands out as a well priced model in Buluc, offering unmatched value combined with premium quality and finishes rarely found anywhere else in Tulum Country Club. This beautifully designed 3 bedroom and 2.5 bath residence features all bedrooms on one level, providing effortless living and a thoughtful layout ideal for families, retirees or vacation renters.

Step inside to an elegant, open concept living space filled with natural light and contemporary sophistication. The seamless indoor/outdoor flow leads to an expansive terrace and your own private pool, surrounded by lush tropical landscaping.

Located directly across the street from homes valued at $1.5 million USD and above, this property is positioned among some of the most prestigious residences in the area. Just minutes away, you'll find world class amenities including the championship PGA golf course, tennis courts, swimming pools, restaurants, and pickleball courts.

Discover the elegance of Casa Zapote, a stunning new home in the exclusive Villas Caribe neighborhood at Tulum Country Club. Just 3 months old, this residence blends modern design with natural elements for a truly unique living experience.

Land Size: 450 m². Construction Size: 376 m². Layout: 163 m² on each floor with a 50 m² deck and pool area, plus a lush 150 m² garden. 3 spacious bedrooms including the primary suite. 4 full and 2 half bathrooms crafted with chukum finishes and high end ceramics.

Large format ceramic floors and chukum and Mayan stone walls create a warm ambiance. Tzalam wood accents add natural beauty, while expansive windows blend indoor and outdoor spaces seamlessly.

Located 15 meters above sea level in Tulum Country Club, close to Riviera Maya's pristine beaches. Casa Zapote is a sanctuary where luxury meets nature.

Welcome to your dream oasis nestled within the exclusive Tao Community at Tulum Country Club. This exquisite 4 bedroom single family home invites you to experience a life of luxury, tranquility, and connection with nature.

Perfectly positioned next to the tee box of the #4 hole on the renowned PGA golf course, this home offers stunning views of lush fairways and a mesmerizing cenote, capturing the very essence of the Riviera Maya's natural beauty.

Step inside to find a beautifully furnished, open concept living space that flows effortlessly into the expansive outdoor patio. Here, you'll find a sparkling pool surrounded by lush landscaping, creating the perfect backdrop for relaxation or entertaining friends and family.

As part of the Tao Community, you'll enjoy access to a range of amenities that promote wellness and connection, including pools, fitness centers, and nature trails.

A beachfront estate on the Tulum hotel strip, seven bedrooms across a main house and a separate guest villa, with a long pool on the sand and more than 80 feet of beach in front of it. $7,500,000 USD.

The main house

Five bedrooms, each with its own bathroom, under palapa roofs that open the whole ground floor to the sea. The living room, the dining table and a kitchen with a timber island and a bar run as one volume with no wall between them and the terrace, so the house is open to the breeze along its full width. Bedrooms are furnished with four poster beds and mosquito nets, and the upper rooms look over the palms to the water.

The guest villa

A separate two bedroom house stands in its own part of the garden, which is what takes the estate to seven bedrooms and six bathrooms in total. It gives visiting family somewhere to stay that is genuinely apart from the main house rather than a wing of it.

The beach and the pool

The pool runs the length of the terrace toward the water, with loungers, umbrellas and daybeds along it and a hammock deck under the palms. Beyond that the garden gives directly onto white sand. The plot is 29,590 square feet against 6,275 square feet of building, so the great majority of the land is garden, beach and open ground.

Where it sits

This is the stretch of the Tulum hotel zone that people walk: Scorpios, Gitano Beach, Nomade and Casa Malca are all within walking distance. At the same time the entrance to the Sian Kaan Biosphere Reserve is only 100 metres away, so the road south of the house runs into protected coast rather than more development. That combination, a walkable position on the strip with the reserve immediately beyond it, is the reason this part of the beach road is hard to buy into.

• Beachfront with more than 80 feet of sand
• Swimming pool on the beach terrace
• Separate two bedroom guest house
• Five bedrooms with their own bathrooms in the main house
• Open plan living under palapa roofs
• Kitchen with island and bar
• Hammock deck and shaded daybeds
• Garden of about 2,749 square metres
• Terraces facing the sea
• Parking
• 100 metres from the Sian Kaan Biosphere Reserve entrance

A four bedroom house of 315.23 square metres on a 375 square metre plot in La Privada, Aldea Zama, designed and built by CoLab. Private pool, a rooftop with a jacuzzi and two grills, solar panels and rainwater harvesting, sold fully furnished and equipped at $850,000 USD, reduced from the earlier asking price.

The house

Open plan through the social floor, with the living room, the dining table and the kitchen running as one space behind a wall of glass that slides back to the pool terrace. Four bedrooms, each with its own full bathroom, so nobody shares. There is a separate laundry room and parking for one car. The finish is chukum and Mayan stone, white rendered walls with deep overhangs, timber joinery and polished floors, and the glazing is set so that every principal room ends in greenery rather than in a neighbour.

Outside

The pool runs the length of the house on the second level with a built in bench along its edge, so the water sits at the same height as the living room rather than below it. Above, the roof is given over to a palapa with a long timber table, hammocks, a gas grill and a charcoal grill, and a jacuzzi set into the deck looking out over the canopy. Lit at dusk it is the part of the house people remember.

How it runs

Solar panels, a cistern and a rainwater collection system. In a town where the supply is not always dependable that is the difference between a house you can leave and a house you cannot.

Aldea Zama

Aldea Zama is the planned residential area of Tulum between the town and the beach road, laid out with pavements, lighting and services rather than grown into the jungle, and it is where most of the good building of the last decade has gone. La Privada is one of the small developments within it. The beach is a few minutes by car and the centre of town a few minutes the other way.

Price

$850,000 USD, furnished and equipped. The seller has reduced the asking price.

For the full photo set, the plans and a viewing, get in touch and we will arrange it.

• Private pool on the second level with a built in bench
• Rooftop palapa with jacuzzi
• Gas grill and charcoal grill on the roof
• Solar panels
• Cistern and rainwater collection system
• Four bedrooms each with a full bathroom
• Chukum and Mayan stone finishes
• Separate laundry room
• Parking for one car
• Sold fully furnished and equipped
• Designed and built by CoLab

A one bedroom house of 60 square metres standing on 2,500 square metres of cleared jungle in Manuel Antonio Ay, a village about thirty minutes inland from the centre of Tulum, with its own swimming pool and running entirely off solar power. Built in May 2024 and held with título de propiedad.

The house

A single low volume finished in chukum, the polished lime and bark render that is the regional finish, with a flat roof and full height sliding glazing down the side that faces the pool. One bedroom and two bathrooms, an open living and dining space, and a kitchen fitted along one wall in timber and stone. The glazing means the main rooms look straight out at the water and the trees rather than at a wall, and the two bathrooms on a one bedroom plan is unusual and useful, because a guest never has to walk through the bedroom.

It runs itself

Electricity comes from solar panels with battery storage, and waste goes to a biodigester, so the house has no utility connection to lose and no bill to pay for either. On this side of Tulum that is not a luxury, it is what makes a plot like this liveable. The equipment is installed, commissioned and in use.

The land

The plot runs to 2,500 square metres in total, because the sale includes a further parcel beyond the fenced garden. It is cleared where it needs to be and left planted everywhere else, so the mature trees that shade the pool are the ones that were already there. The whole of it is walled and fenced. There is room on it for a second building, a workshop or simply for nobody to be able to build next to you.

Manuel Antonio Ay

A quiet village in the Tulum municipality, inland from the coast and off the tourist road. Raíces Balché and a few local shops are in the village, and there are cenotes within minutes, Aktun Bej among them. Tulum town is about half an hour by car.

Ownership and price

The property carries título de propiedad and is held in a Mexican company, which can be transferred with the sale if the buyer wants it. $3,400,000 MXN, about $185,000 USD at 18.37 pesos to the dollar. The peso figure is the asking price and the dollar figure moves with the rate.

For the title documents, the plot plan and a viewing, get in touch and we will arrange it.

• Private swimming pool
• Solar power with battery storage
• Biodigester waste treatment
• 2,500 m² of land included in the sale
• Walled and fully fenced
• Chukum finish throughout
• Full height sliding glazing to the pool
• Fitted kitchen
• Mature native trees retained across the plot
• Título de propiedad
• Cenotes within a few minutes, including Aktun Bej

Villa Vue Maya is a contemporary villa of 345 square metres in El Mirador, the jungle community on the ruins side of Tulum, laid out over three levels and a rooftop that looks straight out across the canopy to the ancient Mayan city and the green of El Jaguar National Park. Five bedrooms, five and a half bathrooms, two private swimming pools and a private sauna and steam room on the roof.

The house

The elevation is stone and warm rendered concrete, three storeys of it standing among young palms, with deep planted terraces cut into each floor so the greenery climbs the front of the building. Inside, the ground floor is the social level: an open kitchen in pale timber and stone with a long island, the dining and living space beyond it, and glazing that opens to the garden and to the ground floor pool. A sculptural staircase carries up through the house. The bedrooms are arranged across the upper levels, each with its own bathroom, and the fifth room can be taken as a bedroom or used as a multipurpose room for a home office, a cinema, a games room or a bar, which is how many owners of this layout use it.

The rooftop

The roof is the reason for the house. A second swimming pool sits at the front edge of it with nothing between the water and the jungle, a shaded pergola and an outdoor kitchen behind, and a private sauna and steam room set into the terrace. The view runs over unbroken canopy to the Mayan ruins and the national park. Solar panels on the roof carry a large part of the running load.

The community

El Mirador is built around a serpentine lagoon pool with a star shaped palapa over the bar, the lounge and the dining terrace, with a paddle tennis court beside it and an observatory tower that opens the same view of the ruins and the park to every resident. Access is controlled and the community is guarded around the clock. Everything sits inside jungle rather than on cleared ground, so the houses are screened from one another.

The location

The community is a short distance from the archaeological zone and El Jaguar Park, with the Tulum beach road, the hotel zone and the town centre all within a few minutes drive, and the new Tulum airport about half an hour away. It is a quiet address that suits a family home or a holiday house let out when the owners are away.

Price

$1,080,000 USD.

Fuller information on the villa follows genuine interest. For the full presentation and a private viewing, get in touch and we will arrange it.

• Two private swimming pools, one on the ground floor and one on the rooftop
• Private sauna and steam room on the rooftop
• Rooftop terrace with pergola, outdoor kitchen and views to the Mayan ruins
• Solar panels
• Community observatory with views of the ruins and El Jaguar National Park
• Community lagoon swimming pool
• Palapa with bar, lounge and dining terrace
• Paddle tennis court
• 24 hour security and controlled access
• Landscaped jungle setting with mature trees retained

A five bedroom villa of 265 square metres on a 360 square metre lot in Aldea Zamá, steps from Avenida Cobá, with a private pool and no HOA fees. It is sold fully furnished and ready to move into.

The villa

Two levels in board marked concrete and timber, lit at night from behind the planting. The ground floor is one long room: a sectional living area, a dining table for eight and a kitchen in timber and granite with an island and bar stools, opening through glass along its whole length to the pool. Five bedrooms and five bathrooms, each bedroom with its own bathroom and most with glazing onto the garden or a balcony, finished in polished cement with woven fans, macramé and pale linen. The furniture is included.

Outside

The pool runs the length of the side garden between concrete walls and planting, with loungers on the deck, a covered terrace with a day bed and a hammock at the shaded end.

The pair

Villa 6 next door is the same compound and is also for sale, so the two can be bought together as one family compound or as a pair of letting units under a single owner. Villa 7 is the larger of the pair by thirty square metres at the same asking price.

Aldea Zamá

Aldea Zamá is the master planned neighbourhood between Tulum town and the beach road, the most consolidated address in Tulum: paved roads, underground services, restaurants, cafes, supermarkets and gyms inside the community, the town a few minutes one way and the beach road a few minutes the other.

Price

$648,000 USD.

For the floor plan, the full photo set and a viewing, get in touch and we will arrange it.

• Private pool and sun deck
• Covered terrace with day bed and hammock
• Fully furnished and equipped
• Five bedrooms each with a bathroom
• No HOA fees
• Steps from Avenida Cobá

A five bedroom villa of 235 square metres on a 360 square metre lot in Aldea Zamá, with a private pool, a tropical garden and its twin villa available next door. It is sold fully furnished and ready to move into or to let.

The villa

Two levels in polished cement and timber. The ground floor opens the width of the house through sliding glass to the pool terrace, with a living room, a dining table for ten under woven pendants and a kitchen in dark timber with a stone counter and a breakfast bar. Five bedrooms and five bathrooms, several with their own terrace, one fitted with bunks for children, and the principal with a slatted timber headboard wall and a bathroom with twin basins and a walk in shower. Macramé, woven lighting and pale linen run through the whole house and the furniture is included.

Outside

The pool sits in the garden with a sun deck and a day bed beside it, a hammock strung in a planted corner and a covered terrace under a timber pergola for dining out of the sun.

The pair

Villa 7 next door is the same compound and is also for sale, which makes the two workable as a single family compound or as a pair of letting units under one owner.

Aldea Zamá

Aldea Zamá is the master planned neighbourhood between Tulum town and the beach road, the most consolidated address in Tulum: paved roads, underground services, restaurants, cafes, supermarkets and gyms inside the community, the town a few minutes one way and the beach road a few minutes the other.

Price

$648,000 USD.

For the floor plan, the full photo set and a viewing, get in touch and we will arrange it.

• Private pool and tropical garden
• Covered terrace under a timber pergola
• Fully furnished and equipped
• Five bedrooms each with a bathroom
• Twin villa available next door
• Paved roads and underground services in Aldea Zamá

A four bedroom house of 295 square metres on a 374 square metre lot inside La Privada, the established gated community in Aldea Zamá, with a pool in the courtyard, a second pool on the roof and custom furniture throughout.

The house

Three levels in white render around a central courtyard, so every room looks into the pool rather than out at a neighbour. The living room sits under exposed timber beams with a full height mirror and glazing on two sides, the kitchen runs along one wall in pale timber and black stone with a wall of integrated ovens, and the dining table sits between them. Four bedrooms and four and a half bathrooms, each bedroom with its own bathroom, carved timber screens and a ceiling fan, the principal with a headboard wall of slatted timber. Floors are large format stone throughout.

The two pools

The courtyard pool is the long one, set in white stone with the house on three sides and planting on the fourth. On the roof there is a second pool with a timber deck, a shaded lounge under a parasol and the Aldea Zamá tree line all around it.

La Privada

La Privada is the gated enclave inside Aldea Zamá with controlled access around the clock, a community pool and a padel court, and restaurants and daily services within walking distance.

Aldea Zamá

Aldea Zamá is the master planned neighbourhood between Tulum town and the beach road, the most consolidated address in Tulum: paved roads, underground services, restaurants, cafes, supermarkets and gyms inside the community, the town a few minutes one way and the beach road a few minutes the other.

Price

$880,000 USD.

For the floor plan, the full photo set and a viewing, get in touch and we will arrange it.

• Two private pools, one at roof level
• Roof terrace with shaded lounge
• Custom furniture included
• Central courtyard
• Gated community with 24 hour access control
• Community pool and padel court
• Walking distance to restaurants and daily services

A three bedroom house of 243 square metres on a 300 square metre lot in an established residential community a short drive from the Tulum town centre, with a pool, a roof terrace and a separate guest suite with its own kitchenette. There are no HOA fees.

The house

Timber gates open onto a planted courtyard and the house runs back from it in white render and glass. The ground floor holds a living room, a dining table under a woven pendant and a kitchen with an island and bar stools, all opening to the pool terrace through sliding glass. Three bedrooms and three and a half bathrooms, the principal a double height room with a four poster bed and glazing on two sides, the bathrooms in timber and stone with walk in showers. A steel and concrete stair leads up to a roof terrace with a timber pergola, bean bags and a shaded lounge over the tree line.

The guest suite

Set apart from the main house with its own entrance, kitchenette and bathroom, which is what makes the house work for visiting family or for letting one part while living in the other.

Outside

The pool sits in a stone paved terrace with loungers along one side, planting on the boundary and an outdoor kitchen under cover.

Tulum

Tulum now has its own international airport and a year round population rather than a winter one, and the streets between the town centre and Aldea Zamá are where that settled market sits: paved, serviced and walkable, with restaurants, cafes, supermarkets and schools among the houses.

Price

$572,000 USD.

For the floor plan, the full photo set and a viewing, get in touch and we will arrange it.

• Private pool and stone terrace
• Roof terrace with timber pergola and shaded lounge
• Independent guest suite with kitchenette and bathroom
• Outdoor kitchen
• No HOA fees
• Established residential community with central parks and a cafe

A three bedroom house of 166 square metres on a 207 square metre lot on a quiet paved street a few minutes north of the Tulum town centre, with a private pool along the side of the house and jungle behind it. It is sold turnkey.

The house

Two levels behind a wall of black framed glass that runs the full height of the living room, so the pool and the trees are in the room. The ground floor is one open space: a deep sectional seating area, a dining table for eight and a kitchen in dark timber with a stone counter and a woven pendant over it, with a stair in black steel and timber rising against a rough stone wall. Three bedrooms upstairs, two full bathrooms and a guest toilet, finished in polished cement with carved stone basins and walk in showers, with macramé, woven pendants and pale linen throughout. The furniture is included.

Outside

The pool runs the length of the plot between the house and the boundary wall, with a hammock slung at one end, a lounger terrace at the other and mature jungle trees left standing around it. The plot backs onto jungle rather than a neighbour, which is what keeps the glass wall private.

The value

Three bedrooms with a private pool at this price is unusual in Tulum, and the house is finished and furnished rather than a shell, so there is nothing to spend before moving in or letting it.

Tulum

Tulum now has its own international airport and a year round population rather than a winter one, and the streets between the town centre and Aldea Zamá are where that settled market sits: paved, serviced and walkable, with restaurants, cafes, supermarkets and schools among the houses.

Price

$336,000 USD.

For the floor plan, the full photo set and a viewing, get in touch and we will arrange it.

• Private pool
• Turnkey, furniture included
• Double height living room with full height glazing
• Mature jungle trees on the plot
• Quiet paved street
• Walking distance to services, restaurants and shops

A three bedroom villa of 225 square metres on a 106 square metre lot at Seremonia Habitat in Region 15, Tulum, planned on a lock off so that part of the house closes off and lets separately, and delivered with two private pools of its own.

The villa

Two levels and a roof studio. The ground floor opens the full width of the house through glass to a private pool in a walled garden, with the living and dining room and a kitchen behind it, and the upper floor holds the bedrooms with a second pool and a pergola on the roof terrace. Finishes are polished cement, stone and pale timber, with trees left standing in the courtyards. The lock off has its own entrance, so an owner can live in one part and let the other.

Availability and price

Five are free across phases one, two and three, all of this type, four looking onto the amenities and one onto the central garden. The promotional price is $5,370,000 MXN, about $292,000 USD at 18.37 pesos to the dollar, reduced from $6,670,000 MXN. The peso figure is the asking price and the dollar figure moves with the rate. Phases one, two and three are finished and handing over.

Seremonia Habitat

Seremonia is a community of villas in Region 15 built around the trees rather than in place of them, with concrete, stone and timber left largely unpainted and the jungle kept between the houses. Residents share a long pool and a circular jacuzzi in the gardens, a gym set among the trunks, a yoga area, a hammock area, a lounge terrace, a pizza oven, a kids area and a toddlers pool, a pet garden, tree lined ramblas, parking, a lobby, a beach club and security around the clock. Phases one, two and three are finished and handing over; phase four follows in August 2026.

For the floor plan, the current availability and a viewing, get in touch and we will arrange it.

• Two private pools with the villa
• Shared pool and jacuzzi
• Gym
• Yoga and hammock areas
• Lounge terrace and pizza oven
• Kids area and toddlers pool
• Pet garden
• Tree lined ramblas
• Beach club
• Lobby and parking
• 24 hour security

McCloud House, known as The Artist’s Mansion, is a furnished compound of concrete pavilions on the Tulum to Cobá road near Gran Cenote, with a 318 square metre main house, a 215 square metre atelier, a pool house, a rooftop the size of the house and a long pool set in a lawn, about 1,024 square metres of built area in all, reached by a paved road from the highway.

The house

The main house is a single storey of board formed concrete and glass: a double height living room with a kitchen island in black stone and a professional range, walls of glazing on both sides so the lawn is on one hand and the pool on the other, three bedrooms with four bathrooms, one of them a wet room in polished cement with a sunken bath and a glass wall to the garden, and a rooftop of 318 square metres above it all. A walled patio holds a single tree, and a stone courtyard behind the house has an outdoor dining table under the canopy. It is sold fully furnished.

The atelier

Across the lawn stands the atelier, 215 square metres of white, top lit studio with rolling racks and work tables, built for painting at scale and equally suited to a gallery, a yoga hall or a workshop. A 28 square metre pool house sits by the water, and there are further outbuildings and small rooms at the back of the site that the seller has not yet measured, so the built figure is a floor rather than a ceiling.

The pool

The pool is 146 square metres, a long rectangle of pale plaster running from the house across the lawn to a timber deck, lit at night, with black loungers on the grass and mature trees around the boundary.

Location

The property sits on the Cobá road at kilometre marker 050, a few minutes from Gran Cenote and about ten from Tulum town, on the side of Tulum where the land is still quiet and the plots are large. The beach road is fifteen minutes away and Tulum airport about thirty.

Price

$799,000 USD, fully furnished as photographed.

For the floor plan, the full photo set and a viewing, get in touch and we will arrange it.

• 146 m² pool with timber deck
• 215 m² atelier with top light
• 318 m² rooftop
• Pool house
• Walled patio and stone courtyard with outdoor dining
• Sold fully furnished
• Paved road access from the highway
• Gran Cenote a few minutes away

A four bedroom, four bathroom villa on an 800 square meter lot inside Tulum Country Club, with two pools, a private rooftop terrace and the club’s golf course, beach club and 24 hour security around it. MXN 33,000,000, about $1,941,176 USD.

The villa

Two floors in finished concrete and wood, built around an open living and dining room that runs the depth of the house and opens through full height glass onto a covered terrace and the garden. A glass sided stair rises through a double height hall to the bedrooms above. Four bedrooms and four bathrooms, the bedrooms with concrete finished walls, wood wardrobes, ceiling fans and air conditioning. The lot is 800 square meters, most of it lawn, with a pool set into a wood deck off the terrace and a lounge under an umbrella beside it. On the roof, a second pool and a terrace over the treeline. Night lighting runs through the garden and along the pool.

The house comes with its furniture as photographed, a large round dining table, and outdoor lounges front and back. It is finished and furnished, not a plan.

Tulum Country Club

A gated golf community on the road between Tulum and the beach, with controlled access and 24 hour security. Owners use the golf course, a clubhouse with swimming pool, spa and fitness facilities, tennis and paddle courts, the community’s beach club, restaurants and walking trails through the jungle.

Price

MXN 33,000,000, about $1,941,176 USD converted at 17 to the dollar; the seller prices in pesos and the final figure follows the exchange rate on the day of payment. Resale of a completed home.

Finished four bedroom villas on a lot this size inside the club rarely come to market; most of what is offered at Tulum Country Club is a model home still to be built. For the floor plan, the video and a viewing, get in touch and we will arrange it.

Garden pool, rooftop pool, private rooftop terrace, covered terrace, landscaped garden with night lighting, air conditioning, ceiling fans. Tulum Country Club: gated access with 24 hour security, golf course, clubhouse with swimming pool, spa and fitness center, tennis and paddle courts, beach club, restaurants, walking trails.

Kanta Villas is four villas in the jungle of Region 15, Tulum, built by Desarrolladora Veleta Studio as their fifth project in the area. Two have sold. The two that remain are the front villas, four bedrooms and five bathrooms each, sleeping ten.

The villa

Three storeys and a rooftop solarium. The ground and first floors carry the living space and the bedrooms, the second floor opens onto the solarium, and beneath it all there is a cave pool cut into the plot. The living room is sunken under a double height ceiling with a suspended hammock in it, and all four bedrooms have their own bathroom, so nobody in a party of ten is sharing.

2,690 square feet inside, 960 square feet of terrace and garden and 399 square feet of pools, 4,047 square feet of private villa in total. The deed runs to 5,147 square feet once the share of parking and common areas is counted.

Three pools to one house

Each villa has a zen pool at ground level, a skypool on the roof and a private cave pool below, which is the feature the architecture is really built around. Alongside them the four villas share a cenote style cave pool of their own, roughly 283 square metres of it, in the jungle buffer between the houses.

The architecture

Stone, lime render and arches, drawing on Xavier Corberó, with vines run over the parapets so the buildings read as though the jungle is taking them back. It is a Mediterranean vocabulary built in Mayan materials rather than the timber and thatch most of Tulum reaches for, and it is the reason these look like nothing else in Region 15.

Region 15

Region 15 sits inland from the hotel zone with the jungle still around it, close enough to reach the beach road and the town centre quickly but far enough out that the plots are large and the nights are quiet. It is where most of Tulum’s newer villa product has gone.

Price

705,000 US dollars at the presale price, against a list price of 738,500. A turnkey version, delivered furnished and ready to let, is 768,500. Two villas are available and they are identical, so the choice is which side of the plot rather than which house.

For the floor plans, the finish schedule and a site visit, get in touch and we will arrange it.

To each villa: a private zen pool, a rooftop skypool on the solarium, a private cave pool, a terrace and garden, a rooftop terrace and a sunken living room with a suspended hammock.

Shared between the four villas: a cenote style cave pool set in a jungle buffer, a pool terrace lounge, gated parking with CCTV and a night security shift.

Villa Natur is a three bedroom, two and a half bathroom villa in La Veleta, 164 square meters of construction across 223 square meters including the exterior, sold fully furnished and turnkey.

The house

Three bedrooms and two and a half bathrooms with floor to ceiling windows and large sliding glass doors through several rooms, so the living space opens to the garden rather than looking at it. Two private pools rather than one. A gas stove, private parking and fibre optic internet with wifi through the house.

What is unusual about it

There is no HOA, which is rare in Tulum and takes a recurring cost off the table entirely. The house runs on its own well rather than the municipal supply. Both of those matter more here than they would elsewhere, because HOA fees on Tulum condos have risen sharply and the town water supply is not always dependable.

Turnkey

Sold fully furnished and equipped, so it can be lived in or let from the day it changes hands. It is a jungle villa within walking distance of the town rather than a lot on the far edge of it.

La Veleta

La Veleta sits west of the Tulum town centre and is where the town’s own residents live rather than visit. Shops, bakeries, cafes and restaurants are within walking distance, the beach is about ten minutes by car, and prices sit well below the beach road for the same build quality.

Price

Asking $329,900 USD. It is a resale, so the price is the owner’s rather than a developer price list.

For the floor plan, the full photo set and a viewing, get in touch and we will arrange it.

Tuunich is a two bedroom, two and a half bathroom home in La Veleta with a plunge pool set against a stone clad wall in its own courtyard.

The house

Two bedrooms and two and a half bathrooms over two floors, with a lit stone staircase running up through the middle of the plan. The ground floor is open, with a white stone kitchen island under a sculptural pendant, a dining area against a textured stone wall, and full height glazing and doors onto the courtyard.

The courtyard

The plunge pool sits in a private courtyard rather than on a roof or a shared deck, walled on both sides and planted, so it is usable at any hour without being overlooked. The house is built in the pale chukum and stone palette that reads as Tulum without the heavy jungle timber.

At this price

Under two hundred and fifty thousand dollars for a two bedroom house with its own pool and its own front door is the part worth noting. Most stock at this level in Tulum is a condo in a building with a shared pool and a monthly fee attached to it.

La Veleta

La Veleta sits west of the Tulum town centre and is where the town’s own residents live rather than visit. Shops, bakeries, cafes and restaurants are within walking distance, the beach is about ten minutes by car, and prices sit well below the beach road for the same build quality.

Price

Asking $249,900 USD. It is a resale, so the price is the owner’s rather than a developer price list.

For the floor plan, the full photo set and a viewing, get in touch and we will arrange it.

Villa Kookay is a six bedroom villa in Aldea Zama, over 4,000 square feet, built to split into three independent two bedroom units and back again.

How it works

Three two bedroom lock off units, each with its own kitchen, its own two bathrooms and its own private plunge pool. The ground floor carries a shared terrace and pool. Run as one house it sleeps up to eighteen; run as three it is three separate lettings under one title. That is the reason to buy it rather than a conventional six bedroom.

The build

Tzalam wood against chukum walls and Mayan stone floors, in soft tones that read organic rather than polished. Solar panels are installed. The house has a private well and is currently connected to the municipal supply, and a buyer can switch it back to the well.

Aldea Zama

Steps from cafes, small markets and services, in the planned quarter between the town and the beach road, with paved streets and its own commercial plaza. It is the part of Tulum that functions like a town rather than a jungle lot.

What it suits

A buyer who wants the option of living in part of it and letting the rest, or of letting all three units separately, without owning three properties and paying three sets of costs. Very little in Tulum is built this way from the start, and converting a conventional villa to do it afterwards means three kitchens, three sets of services and a planning problem.

Price

Asking $875,000 USD. It is a resale, so the price is the owner’s and moves with them rather than with a developer price list.

For the full photo set, the floor plan and a viewing, get in touch and we will arrange it.

Casa Zorro is a four bedroom, four and a half bathroom villa in Region 15 in Tulum, 3,498 square feet on a 325 square meter lot, sold fully furnished.

The house

Four bedrooms, each with its own ensuite bathroom, under a palapa roof. A fully equipped kitchen opens to the dining area and the living space, and a rooftop lounge sits above. Two private gated parking spaces come with it.

Outside

A private pool sits in a jungle framed setting with room to hang a hammock or eat outside. The lot is enclosed, so the greenery is the boundary rather than a fence, and the rooftop lounge looks out over the canopy rather than at a neighbour.

The numbers

3,498 square feet of construction on a 325 square meter lot puts most of the plot under roof, which is how a four bedroom with four and a half bathrooms fits on a lot this size. Four ensuites means nobody shares, which is the difference between a house that lets well and one that does not.

Region 15

Region 15 is the residential belt west of the Tulum town centre, minutes from the white sand beaches and the town centre without paying beach road prices. It is where most of the town’s own residents actually live, which is why the rental market here runs year round rather than in season only.

Worth saying plainly

The photographs we hold do not do the house justice. It came to us from another agent and the set is what it is. Anyone seriously interested should see it, because the palapa roof and the pool setting read quite differently in person.

Price

Asking $399,900 USD. It is a resale, so the price is the owner’s and moves with them rather than with a developer price list.

For the full photo set, the floor plan and a viewing, get in touch and we will arrange it.

Hunab Ku is a five bedroom, six bathroom villa in Aldea Zama, 458 square meters or about 4,930 square feet of construction, known locally for its design.

The house

Five bedrooms and six bathrooms across 458 square meters. Two pools rather than one, an outdoor gym and a rear lounge area, with solar backup installed. The architecture is what the house is known for, built around planted courtyards with the pools set into them rather than pushed to the edge of the plot.

Aldea Zama

Aldea Zama is the planned residential quarter between Tulum town and the beach road, with paved streets, services and its own commercial plaza. It is the part of Tulum that functions like a town rather than a jungle lot, which is why the resale market here is the most liquid in the area.

Running costs

Property taxes ran 48,993 pesos on the most recent bill, which the seller has provided. Solar backup takes the day load, which matters more in Tulum than it does elsewhere because the grid here is not always dependable in storm season.

What it suits

Five bedrooms and six bathrooms at this size is a house for a family who intend to live in it, or a rental that sleeps a large group without anybody sharing a bathroom. Two pools and an outdoor gym push it further towards the second use than most Aldea Zama villas of this size.

Price

Asking $1,195,000 USD. It is a resale, so the price is the owner’s and moves with them rather than with a developer price list.

For the full photo set, the floor plan and a viewing, get in touch and we will arrange it.

A three bedroom house on a 250 square meter lot in Region 11, built in 2022 and finished in chukum, the lime and bark render used across the Yucatan. 120 square meters of construction over two levels, a private pool in the garden, a roof terrace, and it sells furnished.

The layout

The ground floor carries one bedroom and a full bathroom, usable as a guest room, a study or a bedroom without stairs. A timber staircase rises to two further bedrooms and a second full bathroom. Kitchen, dining and living run together, with a stone breakfast bar, gas cooktop and a separate service kitchen behind. Joinery is in tropical hardwood.

Outside

The pool sits in a gravel garden under the original trees, with a filtration system and uplighting. A patio sits beyond it. Parking is covered and takes two cars behind a solid timber gate.

The roof terrace

The roof is finished and lit, and the plumbing and electrics for a jacuzzi are run to it. The jacuzzi is not installed, so budget for one.

Room to grow

The structure was built with foundations sized for a third level, and there is room on the footprint to extend sideways. Neither is built. What the house has is the engineering to do it later without starting again.

The owner will also sell the adjoining lot separately, 250 square meters at $900,000 MXN. It is listed here in its own right, and buying both doubles the holding to 500 square meters.

Services

Electricity and internet are connected. Water comes from a private well rather than a municipal main, which is normal here and worth understanding before an offer.

Region 11

Region 11 sits on the town side of Tulum, north of the center, on the grid of numbered avenues, not in a gated development. The seller puts the first shopping center at fourteen minutes and the beaches at fifteen. A working residential area of one and two level houses, about half built out, pricing below the planned districts nearer the coast.

Pricing

The asking price is $4,000,000 MXN. The USD figure is indicative, converted at about 17 pesos to the dollar. The peso figure is the one that stands.

Viewings by appointment.

🛏 3 bedrooms, 2 bathrooms
📐 Construction 120 m² (1,292 sq ft)
🌱 Lot 250 m² (10 x 25 m)
🏊 Private pool with filtration
🌇 Roof terrace, plumbed for a jacuzzi
🏗 Built 2022, foundations for a third level
🚗 Covered parking for two
💵 $4,000,000 MXN, about $235,000 USD

• Private pool with filtration system
• Roof terrace with lighting
• Jacuzzi installations run to the roof terrace
• Gravel garden under mature trees
• Patio
• Covered parking for two cars
• Solid timber entrance gate
• Chukum render inside and out
• Tropical hardwood joinery and staircase
• Stone breakfast bar and gas cooktop
• Separate service kitchen
• Ground floor bedroom and full bathroom
• Air conditioning and ceiling fans
• Private water well
• Electricity and internet connected
• Sold fully furnished

Villa Tucan is a home in Tulum Country Club, the gated golf community at Akumal, carrying 319.96 square metres (3,444 sq ft), 3 bedrooms and 3.5 bathrooms.

Inside

There is a private roof terrace, the house has a pool, cooling is by mini split, and floors are tiled throughout.

The community

Tulum Country Club is the gated golf community entered off the Carretera Federal 307 at Akumal, about fifteen minutes from Tulum. It is built around PGA Riviera Maya, a PGA licensed golf course in Mexico, with its academy and pro shop, and around it sit La Plaza and Market Square for shops and restaurants, Kay Beach Club on the coast, the Members Club, a spa, the Real Madrid Foundation football school and the Colegio Internacional Alemán. Concierge, medical service, housekeeping and internal transport run inside the gates, and the perimeter is staffed around the clock, with controlled access at the main gate and again at the clusters.

Who it suits

This is a family sized house inside a serviced, fully built community, so the golf, the beach club, the schools and the security are already running rather than promised. It works as a primary home, a second home that is looked after between visits, or a rental that trades on the club.

Getting there

The gates are on the 307 at Akumal, about fifteen minutes from Tulum and thirty five from Playa del Carmen, with Cancun airport roughly an hour and a quarter north. Akumal bay, the turtles and the reef are the nearest coast, and Kay Beach Club gives residents their own stretch of it.

Pricing

The asking price is $16,771,740 MXN. The USD figure shown here is indicative, converted at approximately 17 pesos to the dollar, and it moves with the rate. The peso figure is the one that stands.

Viewings by appointment.

🛏 3 bedrooms, 3.5 bathrooms
📐 319.96 m² (3,444 sq ft)
⛳ Tulum Country Club, Akumal
💵 $16,771,740 MXN, about $987,000 USD

• Swimming pool
• Private roof terrace
• Gated community
• Golf course community
• Ceiling fans
• Mini split air conditioning
• Tiled floors
• Parking
• Landscaped grounds
• Garden area
• Washer
• Dryer
• Golf course inside the community
• Beach a few minutes east
• Between Playa del Carmen and Tulum, about 80 km from Cancun airport