Homes for Sale in Tulum, Mexico

Casa 65 Tortugas is a three level family house on a 329.92 square metre lot inside Tulum Country Club, with 304.67 square metres of construction and a private swimming pool.

Layout

Three bedrooms and three and a half bathrooms. The ground floor bedroom opens directly onto the pool, and the two bedrooms on the second floor open onto a balcony that wraps around the house. The kitchen is fully equipped. There is an enclosed garage with an electric gate, which is less common here than it should be and matters during the rains.

The back boundary

The house backs directly onto the community common areas, so it has private access to the amenities without going out onto the street, and nothing will be built behind it. In a community still filling in, knowing what sits on the far side of your back wall is worth more than most of what appears on a specification sheet.

Community and setting

Residents share a family swimming pool, a children pool, a playground and two palapas with barbecue grills. Tulum Country Club is gated, with paved roads, controlled access and security around the clock, built around a PGA certified golf course. Downtown Tulum is fifteen minutes away.

This is a family house rather than a rental instrument, and it reads that way in person.

• Three bedrooms and three and a half bathrooms
• 304.67 m2 of construction on a 329.92 m2 lot
• Three levels
• Private swimming pool
• Ground floor bedroom with direct pool access
• Wraparound balcony to the second floor bedrooms
• Fully equipped kitchen
• Enclosed garage with electric gate
• Backs directly onto the community common areas
• Family swimming pool
• Children pool and playground
• Two palapas with barbecue grills
• PGA certified golf course
• Paved roads, 24/7 security and controlled access

Villa Yaxkin sits on a 382 square metre lot in La Privada, Aldea Zama, with 130 square metres of exclusive use area beyond it. Two hundred and seventy square metres of construction run over two storeys and a rooftop. There is a private swimming pool on the ground floor and a second on the roof.

Layout

Four bedrooms and four and a half bathrooms. The kitchen is fully equipped, a washer and dryer are included, and the villa is delivered turnkey and furnished rather than as an empty shell. For a buyer arriving from abroad that removes the single most tedious part of the process, which in Tulum routinely runs to months.

Twenty four solar panels

The array is the detail worth pausing on. Twenty four panels on a 270 square metre house is a serious installation rather than a token gesture, and on a property running two pools and air conditioning across two floors it takes a real share off the monthly electricity bill. Ask for twelve months of CFE statements at viewing and the effect will be visible in the numbers.

La Privada and Aldea Zama

La Privada is gated within Aldea Zama, with access control and security around the clock, and residents share a clubhouse with a swimming pool and a padel court. Restaurants, a fresh market and a convenience store sit across the street.

This is the smallest of the La Privada villas on our books and the one that asks least of a buyer on arrival.

• Four bedrooms and four and a half bathrooms
• 270 m2 of construction on a 382 m2 lot
• Further 130 m2 of exclusive use area
• Two storeys plus rooftop
• Private swimming pool on the ground floor
• Second swimming pool on the rooftop
• 24 solar panels
• Fully equipped kitchen
• Washer and dryer included
• Delivered turnkey and furnished
• Gated community with 24/7 security and access control
• Clubhouse with swimming pool and padel court
• Restaurants, fresh market and convenience store across the street

Villa Amayal occupies a 376 square metre lot in La Privada, Aldea Zama, with a further 144 square metres of exclusive use area attached to it. Four hundred square metres of construction run over three storeys and finish on a rooftop, and there is a private swimming pool on the ground floor as well as a second pool on the roof.

Layout

Five bedrooms and six and a half bathrooms, which is a generous ratio even at this level, and it means guests are never sharing. The kitchen is fully equipped. The house is delivered turnkey with the interior design in place rather than as a shell to be furnished, and the specification of that work is a good deal higher than the market standard for a house of this size.

The exclusive use area

The 144 square metres of exclusive area is worth understanding before viewing. It is not lot in the ordinary sense and it is not common area either, and how it may be used is set by the community rules. Ask to see them alongside the escritura.

La Privada and Aldea Zama

La Privada sits gated inside Aldea Zama, with access control and security around the clock, a clubhouse with a swimming pool and a padel court. Restaurants, a fresh market and a convenience store are directly across the street.

Aldea Zama is where Tulum built its infrastructure first, and where the paved roads, drainage and services are oldest and most reliable. That is most of the reason houses here hold their position.

• Five bedrooms and six and a half bathrooms
• 400 m2 of construction on a 376 m2 lot
• Further 144 m2 of exclusive use area
• Three storeys plus rooftop
• Private swimming pool on the ground floor
• Second swimming pool on the rooftop
• Fully equipped kitchen
• Interior design included
• Delivered turnkey
• Gated community with 24/7 security and access control
• Clubhouse with swimming pool and padel court
• Restaurants, fresh market and convenience store across the street

Casa Kabil is a contemporary residence on a 375 square metre lot in La Privada, the gated enclave inside Aldea Zama. Three hundred and sixty square metres of construction rise over three storeys and finish on a rooftop, and there is a swimming pool on both the ground floor and the roof.

Layout

Three bedrooms sit above a full ground floor of social space, with a separate maid room and its own private bathroom bringing the total to four and a half bathrooms. The kitchen is fully equipped and there is a dedicated laundry area with washer and dryer. The house is sold turnkey and is ready to occupy from the day it changes hands.

Energy

Solar panels are installed and carry part of the load, which matters more in Tulum than the brochures usually admit. Running costs on a house of this size, with two pools and air conditioning across three floors, are not trivial, and the panels take a measurable share off the monthly bill.

La Privada and Aldea Zama

La Privada is gated within a gated community, with controlled access and security around the clock. Residents have a clubhouse with a swimming pool and a padel court. A gourmet market, restaurants and a convenience store sit directly across the street, which is unusual in Tulum, where most residential addresses still involve a drive for groceries.

Aldea Zama is the most established residential district in Tulum, and the part of the town where infrastructure arrived first. Houses here trade on that.

• Three bedrooms and four and a half bathrooms
• Separate maid room with private bathroom
• 360 m2 of construction on a 375 m2 lot
• Three storeys plus rooftop
• Private swimming pool on the ground floor
• Second swimming pool on the rooftop
• Fully equipped kitchen
• Laundry area with washer and dryer
• Solar panels
• Delivered turnkey
• Gated community with controlled access and 24/7 security
• Clubhouse with swimming pool and padel court
• Gourmet market, restaurants and convenience store across the street

Villa Xaha stands on a lot of 1,262.83 square metres inside Tulum Country Club, with 750 square metres of construction arranged as six independent suites around a shared social core. It sleeps fourteen. The building was conceived closer to a small private hotel than a family house and it runs that way, with a reception, a lounge, a dining room, a full kitchen behind it and a terrace with a barbecue opening onto the pool and gardens.

The suites

Each of the six suites has its own bathroom. A deluxe suite sits on the ground floor with a garden outlook, a private terrace and an unheated plunge pool of its own. A superior suite, also at ground level, looks across the pool to the golf course. The master suite takes the upper floor with golf course views, a living area with a sofa bed and a fully equipped kitchen, so it can be closed off and used independently of the rest of the house.

Materials

Marble, granite and natural stone run through the building, warmed by handcrafted tzalam and parota timber. Air conditioning is fitted in the suites and in the common areas. Four parking spaces sit on the lot, and separate bathrooms serve the reception and lounge so visitors never cross into private space.

The setting

Tulum Country Club is a gated community built around a PGA certified golf course, with paved roads, controlled access and security around the clock. Downtown Tulum is fifteen minutes away and the coast a short drive beyond it.

A house that sleeps fourteen across six lockable suites is a different proposition from a large family villa. It suits an owner who wants flexibility over how the building is occupied without rearranging it each time.

• Six suites, each with its own bathroom
• Capacity for 14 guests
• 750 m2 of construction on a 1,262.83 m2 lot
• Deluxe suite with garden view, private terrace and plunge pool
• Superior suite with pool and golf course views
• Master suite with living area, sofa bed and fully equipped kitchen
• Reception and lounge with TV
• Dining room and full kitchen
• Terrace with barbecue
• Swimming pool, gardens and sunbeds
• Separate bathrooms serving reception and lounge
• Four parking spaces
• Marble, granite and natural stone finishes
• Handcrafted tzalam and parota wood accents
• Air conditioning in suites and common areas
• PGA certified golf course
• Paved roads, 24/7 security and controlled access
• 15 minutes from downtown Tulum

AMAN Jungle Residences stands in Region 15, a gated development of townhouses built inside standing jungle rather than on cleared ground. Two and three bedroom houses from 116 to 290 square metres of construction, every bedroom with its own full bathroom, and every house with a private terrace and plunge pool. Prices start at $4,800,000 MXN for the entry model.

Casa Tipo A

116 square metres (1,249 sq ft) of construction on a 56 square metre architectural footprint. Two bedrooms, each with a full bathroom, a terrace with a plunge pool, and a service area. Built with the lock off system.

Casa Tipo B

175 square metres (1,884 sq ft) of construction on the same 56 square metre footprint, so the additional space goes upward rather than outward and the house keeps the same relationship to the jungle around it. Three bedrooms, each with a full bathroom, a terrace with a plunge pool, and a service area. Also built with the lock off system.

Casa Tipo C

290 square metres (3,122 sq ft) of construction, of which 217 square metres is habitable, on a 92 square metre footprint. Three bedrooms with full bathrooms, a double height of 4.2 metres across the ground floor, and a terrace carrying both the plunge pool and a full bathroom of its own. Tipo C is not listed with the lock off system.

The Lock Off

On Tipo A and Tipo B, part of the house can be closed off and let independently while the owner keeps the rest. It is the difference between a house that sits empty when the owner is not in it and one that does not, and it is the specification that decides how these houses are used rather than how they look.

Water and Power

The whole development runs on its own water treatment plants, and each house additionally carries a four step filtration system of its own. Electrical eco technologies are used throughout. In Tulum, where municipal water and power are both less dependable than the brochures admit, a scheme that treats its own water and filters it again at the house is a materially different proposition to one connected and hoping.

Security and Service

The private is gated with 24 hour security and a 24 hour concierge service. The houses are set among retained jungle rather than facing one another across a road, which is what the privacy in the name actually refers to.

The Setting

Region 15 sits inland on the south side of Tulum, one of the areas that has taken the bulk of the town's residential building over recent years, which means roads and services are good by local standards. Tulum international airport lies roughly twenty minutes south, and the beach road is reached through the pueblo to the east.

Price and Terms

From $4,800,000 MXN for the entry model. The USD figure shown on this listing is indicative, converted at approximately 17 pesos to the dollar, and it moves with the rate. Per model pricing for Tipo B and Tipo C is available on request. The developer offers financing over three years at 0% interest, on their terms.

Ownership

The property lies within the federally restricted zone, so foreign buyers acquire through a fideicomiso, the standard bank trust used throughout the Riviera Maya, conferring full rights of use, sale and inheritance. Buyers should confirm the escritura, the land use designation and the status of the development's permits as part of standard due diligence.

Viewings by appointment.

📍 Location: Region 15, Tulum, Quintana Roo
🌴 Position: Gated private set among retained jungle, south of the pueblo

⛲️ Features:

• Two and three bedroom townhouses from 116 to 290 m²
• Every bedroom with its own full bathroom
• Private terrace with plunge pool on every house
• Lock off system on Tipo A and Tipo B
• Double height of 4.2 metres on Tipo C
• Terrace bathroom on Tipo C
• Service area in every model
• Development wide water treatment plants
• Four step water filtration in each house
• Electrical eco technologies throughout
• 24 hour security and controlled access
• 24 hour concierge service
• Houses set among retained jungle
• Developer financing over three years at 0% interest

• Two and three bedroom townhouses from 116 to 290 m²
• Every bedroom with its own full bathroom
• Private terrace with plunge pool on every house
• Lock off system on Tipo A and Tipo B
• Double height of 4.2 metres on Tipo C
• Terrace bathroom on Tipo C
• Service area in every model
• Development wide water treatment plants
• Four step water filtration in each house
• Electrical eco technologies throughout
• 24 hour security and controlled access
• 24 hour concierge service
• Houses set among retained jungle
• Developer financing over three years at 0% interest

Villa 14 stands in Las Olas at La Marina, the waterfront cluster inside the gated Puerto Cancun development. Four bedrooms and a service room, five and a half bathrooms, 800 square metres (8,611 sq ft) of construction arranged over four levels, with a private pool on the roof. The marina and the Puerto Cancun plaza are reached directly from the cluster without leaving the gate.

Four Levels

The house is distributed rather than stacked. Each level carries its own function instead of repeating the plan above the one below, which means the household can occupy the house at different heights at the same time without being on top of one another. At 800 square metres across four floors, that distribution is what stops the volume feeling like a block.

Bedrooms

Four bedrooms, with five and a half bathrooms in total, and a separate service room. The half bathroom serves the living floor and guests. The bedroom count is modest for the footprint, which is deliberate: the space has gone into the rooms rather than into more of them.

The Rooftop

The top level is given over to a private pool and the views that come with being above everything around it, across the marina and the development. It is the part of the house that does the work on an evening, and it is the reason the fourth level exists at all.

Parking

A covered garage takes six cars. That number means something in Puerto Cancun, where street parking is not the answer and most houses at this size manage two or three. For a household with visitors, or a buyer who keeps more than one vehicle in Mexico, it removes a problem that is otherwise permanent.

The Setting

La Marina has 24 hour security and controlled access, direct access to the marina and the Puerto Cancun plaza, and a children's play area. The wider development holds the Tom Weiskopf golf course, the Marina Town Center and the restaurants along the water, all inside the gate. Cancun international airport lies roughly twenty minutes south.

Price

The asking price is $39,000,000 MXN. The USD figure shown on this listing is indicative, converted at approximately 17 pesos to the dollar, and it moves with the rate. The peso figure is the one that stands.

Ownership

The property lies within the federally restricted zone, so foreign buyers acquire through a fideicomiso, the standard bank trust used throughout the Riviera Maya, conferring full rights of use, sale and inheritance. Buyers should confirm the escritura, the current predial, the maintenance quota and the cluster's regulations as part of standard due diligence.

Viewings by appointment.

📍 Location: La Marina, Puerto Cancun, Cancun, Quintana Roo
🌴 Position: Waterfront cluster with direct marina and plaza access

⛲️ Features:

• 800 m² (8,611 sq ft) of construction
• Four carefully distributed levels
• Four bedrooms plus a service room
• Five and a half bathrooms
• Rooftop with private pool and open views
• Covered garage for six cars
• 24 hour security and controlled access
• Direct access to the marina and Puerto Cancun plaza
• Children's play area within the cluster
• Tom Weiskopf 18 hole golf course within Puerto Cancun
• Marina Town Center shopping and waterfront dining

• 800 m² (8,611 sq ft) of construction
• Four carefully distributed levels
• Four bedrooms plus a service room
• Five and a half bathrooms
• Rooftop with private pool and open views
• Covered garage for six cars
• 24 hour security and controlled access
• Direct access to the marina and Puerto Cancun plaza
• Children's play area within the cluster
• Tom Weiskopf 18 hole golf course within Puerto Cancun
• Marina Town Center shopping and waterfront dining

Casa Dulce Vida stands on Calle Palenque in La Veleta, the residential quarter running south west of Tulum pueblo. Three bedrooms and four bathrooms across 250 square metres (2,691 sq ft) of construction on a 370 square metre lot, delivered furnished. The house is two storeys with a rooftop, and behind it sits a self contained guest pool house with swim up access to the pool. Downtown Tulum is a short walk north and the beach road about fifteen minutes by car.

The Main House

Downstairs holds an open kitchen and dining area, the living room, a maid's room with its own bathroom, and access to the front garden and pool. Upstairs are two bedrooms, each with a full en suite bathroom and views over the neighbourhood canopy. The rooftop is reached by internal stairs and is open air, with solar panels already installed and room left for whatever a buyer wants to put up there.

The Guest Pool House

A standalone studio at the back of the property with its own swim up access to the pool, a kitchenette, and a large chukum bathtub. It functions as a self contained unit, which is what gives the property three bedrooms rather than two and lets it operate as three separate spaces if a buyer wants it to. It works equally as a guest suite or a private retreat within the grounds.

Design and Finishes

Chukum finished walls in sections, polished concrete floors and pine joinery throughout. Ceiling height is 2.70 metres. The structure is reinforced concrete with hollow block, which is the specification that holds up against the salt and humidity here. The finish is restrained rather than decorative, and it has been left legible rather than covered over.

The Grounds

The 370 square metre lot carries a front garden with parking, the pool area, a landscaped backyard, a hanging net lounge and a jacuzzi. The pool runs between planted palms with a timber bridge across it. The perimeter is fully walled. Solar panels supply the pool equipment and parts of the house, which on a property running air conditioning and pool plant is a material difference to the standing cost of ownership.

The Setting

Calle Palenque is a quiet residential street in the heart of La Veleta, between 5ta Avenida and Avenida Kukulkan, within walking distance of restaurants, shops and Tulum Centro. La Veleta has taken the bulk of Tulum's residential building over the past five years, which means roads and services are good by local standards while the canopy has largely stayed intact. Tulum international airport lies roughly twenty five minutes south west.

Ownership

The property is titled, free of liens and in good condition, with residential land use designation H/3/45. It lies within the federally restricted zone, so foreign buyers acquire through a fideicomiso, the standard bank trust used throughout the Riviera Maya, conferring full rights of use, sale and inheritance. Buyers should confirm the escritura, the current predial and the land use designation as part of standard due diligence.

Viewings by appointment.

📍 Location: Calle Palenque, La Veleta, Tulum, Quintana Roo
🌴 Position: Quiet residential street between 5ta Avenida and Avenida Kukulkan

⛲️ Features:

• Three bedrooms across the main house and guest pool house
• Four bathrooms in total
• Guest pool house with swim up pool access and kitchenette
• Full size chukum bathtub in the guest casita
• Maid's room with its own bathroom
• Rooftop terrace reached by internal stairs
• Solar panels installed
• Swimming pool with timber bridge and planted palms
• Jacuzzi and hanging net lounge
• Landscaped backyard and front garden with parking
• Fully walled perimeter
• Chukum finished walls and polished concrete floors
• Pine joinery throughout, 2.70 m ceiling height
• Reinforced concrete and hollow block construction
• Delivered furnished

🛏 Bedrooms: 3 (2 in the main house, 1 guest studio)
🛁 Bathrooms: 4
📏 Size: 250 m² (2,691 sq ft) on a 370 m² lot
💵 Price: $480,000 USD

• Swimming pool with swim-up guest house
• Solar panels
• Jacuzzi / chukum bathtub
• Hanging net lounge
• Parking
• Front garden and backyard
• Rooftop terrace
• Perimeter walls

Casa de Lola stands in Aldea Savia, the gated community on 5ta Avenida in Tulum Centro. Two bedrooms, two bathrooms, 111 square metres (1,195 sq ft), sold fully furnished and turnkey. The house is styled as a working art gallery: the textiles, ceramics and tapestries on the walls are made locally and can be bought, and the collection rotates. Downtown Tulum is a minute on foot and the beach road is about twelve minutes by car.

Living and Dining

The living and dining run as one open space. A sectional sofa sits under a macrame hanging, a round dining table seats five beneath a ring pendant, and a breakfast bar takes three more. The kitchen is fully equipped with stone counters, oven and induction hob. Sliding glass doors open to a private enclosed patio with two hanging egg chairs, so the room extends outward on an evening rather than stopping at the glass.

Bedrooms

Two bedrooms, each with a full en suite bathroom and generous closet space, finished to the same standard as the living areas. Premium linens, textured throws, macrame hangings and organic shaped mirrors throughout. The principal bedroom carries hammocks strung above the headboard, which is a Tulum detail rather than a decorative one.

The Art Gallery Concept

Every piece on the walls is by a local maker and is available to purchase, and the collection changes. It gives the house an identity that most two bedroom residences in Tulum Centro do not have, and it is the reason the property reads as a place rather than a unit. A turntable and vinyl collection, poetry books and board games are included, as are two bicycles.

Aldea Savia

The community carries a rooftop adults only infinity pool, a natural lazy river pool, a children's pool and playground, two gyms, tennis courts, outdoor grills, hammock gardens, yoga and meditation spaces, a coworking area with 200 Mbps fibre, and communal dining and social areas. Access is gated with security.

Short Term Letting

The property has operated as a short term rental and is set up to continue, with a concierge programme covering private chefs, mixology classes, cenote day trips, scooter rentals, airport transfers and guided tours. Trading records are available to qualified buyers on request through the agent. No projection of income or return is made here.

The Setting

Tulum Centro puts the restaurants, shops and the ADO terminal within walking distance, which is a different daily proposition to the residential quarters further out. The beach road is around twelve minutes by car and Tulum international airport roughly thirty minutes.

Ownership

The property lies within the federally restricted zone, so foreign buyers acquire through a fideicomiso, the standard bank trust used throughout the Riviera Maya, conferring full rights of use, sale and inheritance. This is a resale by owner. Buyers should confirm the escritura, the current predial, the maintenance quota and the status of any rental permits as part of standard due diligence.

Viewings by appointment.

📍 Location: 5ta Avenida, Aldea Savia, Tulum Centro, Quintana Roo
🌴 Position: Gated community a minute from downtown, about twelve minutes from the beach road

⛲️ Features:

• Two bedrooms, each with a full en suite bathroom
• Fully furnished and turnkey
• Private enclosed patio with hanging egg chairs
• Rotating local art gallery concept, pieces available to purchase
• Fully equipped kitchen with stone counters and induction hob
• Breakfast bar seating three
• Turntable and vinyl collection, poetry books, board games
• Two bicycles included
• Washer and dryer
• Air conditioning throughout
• 200 Mbps fibre optic WiFi
• Rooftop adults only infinity pool and natural lazy river pool
• Children's pool and playground
• Two gyms and tennis courts
• Hammock gardens, yoga and meditation spaces
• Coworking area and communal dining
• Gated community with security

🛏 Bedrooms: 2
🛁 Bathrooms: 2
💵 Price: $200,000 USD

• Multiple pools including adults-only rooftop infinity pool and natural lazy river
• Children’s pool and playground
• Multiple gyms
• Tennis courts
• Outdoor grills and BBQ areas
• Hammock gardens
• Yoga and meditation spaces
• Coworking space with high-speed WiFi
• Communal dining and social areas
• Gated community with security

Villa Palma is a brand-new contemporary residence on the lagoon in Puerto Aventuras — one of the few properties in the Riviera Maya with its own private dock and direct water access. Four suites, travertine from floor to pool edge, and an architecture that treats the lagoon not as a backdrop but as part of the house. Built in 2026, delivered immediately, unfurnished and ready for its first owner.

A House That Opens Onto the Water

The ground floor is designed around one idea: no separation between inside and out. Floor-to-ceiling sliding glass walls pull back entirely, connecting the open-plan living area to a bar terrace and then straight through to the pool deck and lagoon beyond. Travertine marble runs continuously from the interior through to the exterior — the same stone, the same level, no threshold. Plafones at 3.00 m throughout keep the proportions generous and the light constant.

Four Private Suites

Upstairs, four bedrooms — each a full suite with its own terrace overlooking the marina and lagoon. Cedar closets, chukum-finished walls, and double-glazed windows throughout. The material palette is deliberately restrained: travertine, chukum, cedar, and matte black ironwork. Nothing competes with the water and sky outside.

The Waterfront

A travertine-clad pool sits at the property's edge, 8.00 by 4.60 metres, level with the lagoon. Behind it, a 58 m² pergola with a built-in grill for outdoor dining. The garden stretches to 219 m², the terraces to 112 m² — in total, nearly 390 m² of exterior living space, all oriented toward the water. The private dock means a boat can be moored steps from the house.

Built to Last, Not to Impress

Steel-and-concrete structure. Series 10,000 European-line aluminum window frames. Double-glazed throughout, tempered in bathrooms. Two cisterns with 22 m³ capacity and a water softener. Central air conditioning. Fiber optic internet. No gas installation — fully electric. The construction is finished, documented, and permitted. This is not a promise on paper; it is a house you can walk through today.

📍 Location: Puerto Aventuras, Quintana Roo — a gated community with controlled access on the Riviera Maya corridor between Playa del Carmen and Tulum. The beach is approximately 2 km away.

⛲️ Features:

• Private dock with direct lagoon access
• Travertine pool at the water's edge (36.8 m²)
• Pergola with built-in grill (58.62 m²)
• Bar terrace facing the waterfront
• 3.00 m ceiling heights throughout
• Central air conditioning
• Two cisterns (22 m³) with water softener
• Fiber optic internet
• 2 covered parking spaces
• Gated community with 24/7 security

🛏 Bedrooms: 4 suites
🛁 Bathrooms: 4 full + 2 half + 2 service
📏 Size: 653 m² (~7,028 sqft) on 750 m² lot
💵 Total Price: $2,950,000 USD

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and handled as part of closing. The property is deeded, free of liens, with all construction permits in order. Touristic-residential land use (Tr2b–Tr3). Delivered unfurnished. Immediate delivery.

• Private dock with direct lagoon access
• Travertine pool at the water's edge (36.8 m²)
• Pergola with built-in grill (58.62 m²)
• Bar terrace facing the waterfront
• 219 m² garden
• 112 m² of terraces
• 2 covered parking spaces
• Central air conditioning
• Fiber optic internet
• Gated community with controlled access

Villa de Lujo — a striking 4-bedroom residence in Region 8, three minutes from the beach, built around black. Matte black kitchens and furniture, dark star-shaped pendant lights, raw concrete against floor-to-ceiling glass — the kind of contrast that makes the jungle outside look even greener.

🏡 The Villa

Two private pools run through the property: one set into the ground-floor lounge behind glass underfoot, the other a rooftop plunge pool with its own terrace and daybeds. Multiple lounge areas, a modern kitchen, and an elegant dining space are enhanced by rich textures — wood, stone, natural fiber — against the villa's dark, industrial-luxe palette. Each of the four bedrooms offers privacy and a sophisticated ambiance, suited to both personal use and luxury vacation rental.

📏 The Numbers

📏 Land: 528 m² (5,683 sq ft)
🏗 Construction: 430 m² (4,629 sq ft)
🛏 Bedrooms: 4
🚿 Bathrooms: 4
🚗 Garages: 2
📅 Built: 2022
💰 Price: $1,050,000 USD

📍 Location: Region 8, Tulum, Quintana Roo — three minutes from the beach, in one of the Riviera Maya's fastest-growing and most desirable locations.

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and handled as part of closing.

• 2 private pools
• Multiple private terraces plus rooftop
• Private parking
• Luxury finishes throughout
• Turn key, ready for immediate move-in
• Double-height ceilings and expansive glass walls

A turn-key 4-bedroom house in Aldea Zama, finished and furnished to move straight into — no waiting on construction, no guesswork on quality.

📏 The Numbers

📏 Lot: 357.37 m²
🏗 Construction: 326.67 m²
🛏 Bedrooms: 4
🚿 Bathrooms: 3.5
💰 Price: $650,000 USD

✅ Features

• Private pool
• Turn key, ready for immediate move-in
• High quality finishings
• Gated community

📍 Location: Aldea Zama, Tulum, Quintana Roo — walking distance to Tulum's restaurant and shopping district.

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and handled as part of closing.

• Private pool
• Turn key, move-in ready
• High-quality finishings throughout
• Gated community

Nine bedrooms, nine private plunge pools, and a central courtyard pool besides — Hacienda Babylon is a hacienda in Region 15 built less like a family home and more like a small, self-contained resort. Sleeps up to 20 guests, with every operational piece a hotel, retreat or high-end rental business would need already in place.

🏡 A Sanctuary of Modern Luxury

Set on a 1,640 m² lot with 940 m² of thoughtfully curated construction, the villa blends natural stone, warm woods and minimalist lines into a sanctuary that feels both organic and undeniably luxurious. At its heart is an iconic central courtyard: an aesthetic pool framed by sculpted stone columns, lush greenery and bespoke loungers that evoke a boutique retreat. Sun-drenched suites with floor-to-ceiling windows, artisanal furnishings and hand-crafted textures carry the design through to every room, with a seamless indoor-outdoor flow throughout.

🛏 The Rooms

Nine bedrooms in total: seven with king beds, one with two queen beds, and a master suite with its own private sitting room and king bed. Each of the nine has a private plunge pool attached — no shared pool schedule, no compromise between groups sharing the house.

♨️ Wellness & Social Spaces

• Central courtyard pool, plus 9 private plunge pools
• Multiple refined social lounges and elegant communal dining spaces
• Designer game room with a billiards table
• Fire pit gathering area beneath the trees
• Dedicated yoga studio
• Temazcal for traditional Mayan sweat lodge ceremonies
• CrossFit-style gym
• Bicycles for guests
• 56 solar panels
• 4 covered parking spaces
• Independent staff house: double bedroom, bathroom, kitchen and private terrace, keeping operations separate from guest space

📊 The Numbers

Created to operate as both a private residence and a high-performance investment, the villa generated $550,000 USD in revenue in its first year of operation, reflecting its desirability among luxury travelers seeking privacy, comfort and elevated design. The property is also presented with a 14.5% net ROI. Both figures are seller-reported — buyers should verify independently against booking and financial records before relying on them.

📍 Location: Region 15, Tulum, Quintana Roo.

📐 Land: 1,640 m² (17,653 sq ft)
🏗 Construction: 940 m² (10,118 sq ft)
👥 Capacity: up to 20 guests
🔑 Bathrooms: 9.5
🚗 Parking: 4 covered spaces
📈 Year one revenue: $550,000 USD (seller-reported)
📈 Net ROI: 14.5% (seller-reported, verify independently)
💰 Price: $2,800,000 USD

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and handled as part of closing.

Viewings by appointment.

• Central courtyard pool framed by sculpted stone columns, plus 9 private plunge pools, one per bedroom
• 4 covered parking spaces
• Fire pit gathering area beneath the trees
• Dedicated yoga studio
• Temazcal for traditional Mayan sweat lodge ceremonies
• CrossFit-style gym
• Bicycles for guests
• Designer game room with a billiards table
• Multiple refined social lounges and communal dining spaces
• 56 solar panels
• Independent staff house with double bedroom, bathroom, kitchen and private terrace

Four thousand three hundred square metres of jungle, and one four-bedroom house standing in it. That ratio is the entire argument for Villa Amanai. Most of what sells in Tulum at this price puts twice the construction on a fifth of the land, and calls the result private.

The House

463 m² (4,986 sq ft) of interior construction holding four bedrooms and six bathrooms. The work is described as tropical brutalism and the photography supports it — sculptural concrete volumes, locally sourced materials, weight and shadow rather than white walls and glass. Four bedrooms across nearly five thousand square feet means rooms with genuine proportion, not a bunk count assembled for nightly rates.

The plan includes a dedicated office, a chef's kitchen, an internal courtyard and a heated pool set against the jungle. Terraces and garden extend the living space outward on every side, which on a parcel this size they can do without running into a boundary wall.

The Land

4,307 m², a little over an acre. In Aldea Zama or La Veleta the equivalent house would sit on three to five hundred square metres with neighbours at arm's length on both sides. Here the surrounding jungle is the setting rather than the gap between buildings.

That said, a buyer should establish exactly what the surrounding jungle is. Confirm with the Dirección de Desarrollo Urbano whether adjoining parcels are protected or developable, because the privacy this house currently enjoys is a function of what has not yet been built rather than of anything the title guarantees.

Location and Services

Rancho Viejo sits inland and is less serviced than the coastal zones. Confirm road access and condition, the arrangement for water, drainage and power, and whether mains supply reaches the parcel or the house runs independently. These are ordinary questions inland, but they are questions, and the answers change the running cost of the house materially.

Title

Tulum sits inside Mexico's federally restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Mexican nationals and Mexican corporations hold directly. Obtain a current certificate of no encumbrance from the Registro Público de la Propiedad, confirm the title chain including any ejido origin, and verify that the construction carries the appropriate municipal permits.

The listing names no architect despite making an explicit design claim. Worth asking — on a house of this character the answer is likely to be worth knowing, and worth putting in front of a buyer.

An Acre of Quiet

What you give up is walking distance to a restaurant and the reassurance of a serviced address. What you get is an acre of jungle around a house that was designed rather than specified.

Viewings by appointment.

📍 Location: Rancho Viejo, Tulum, Quintana Roo
🌿 Position: inland jungle parcel, single residence on just over an acre

⛲️ Features:

• 4,307 m² (46,360 sq ft) jungle parcel, a little over an acre
• 463 m² (4,986 sq ft) of interior construction
• Four bedrooms, six bathrooms
• Tropical brutalist concrete, locally sourced materials
• Heated pool with jungle outlook
• Internal courtyard
• Dedicated office
• Chef's kitchen
• Terraces and established garden

🛏 4 bedrooms 🛁 6 bathrooms 📏 463 m² (4,986 sq ft) on 4,307 m² (46,360 sq ft) 💵 $2,000,000 USD

• 4,307 m² (just over one acre) private jungle parcel
• Four bedrooms and six bathrooms
• Sculptural concrete construction, locally sourced materials
• Heated pool facing the jungle
• Internal courtyard
• Dedicated office
• Chef's kitchen
• Multiple terraces
• Established garden

The road south of the Tulum hotel zone runs out of pavement, then runs out of hotels, and then you are inside the reserve. Casa Sofia sits on a little over two and a half acres of it, with the Caribbean on one side and the lagoon on the other. The house is not the largest thing here. The land is.

The House

Around 300 m² (3,229 sq ft) of construction holding five bedrooms and four and a half bathrooms, arranged low and long rather than stacked. There is a guest casita with a queen bed separate from the main volume, a media room, a gym, and shaded terraces that do most of the work of the plan. A pool sits between the house and the sand, with rooftop viewing areas above and a seaside deck below.

Three hundred square metres on ten and a half thousand is a deliberately modest footprint. In this location that restraint is the asset — the reserve does not permit the alternative, and would not be worth buying into if it did.

The Land

10,784.76 m², roughly 2.66 acres, with approximately 328 feet of combined beach and lagoon frontage. Water on two sides of a single parcel is the rare condition on this coast, and inside a UNESCO biosphere reserve it is not a condition that new supply can be added to. What exists is what there is.

Services

The property runs on solar with Starlink for connectivity. This is a genuinely off-grid position rather than a resort-adjacent one, and a buyer should treat it as such: confirm the capacity of the existing solar array and battery storage, the arrangement for water and drainage, and the condition of the access road, which is unpaved for a considerable distance.

Title

This is the item that matters most here and the one the listing is silent on. A property inside the Sian Ka'an Biosphere Reserve, on the coast, raises three separate questions that must each be answered in writing before any offer: the chain of title and whether the parcel has ejido origin; the status of the federal maritime zone (ZOFEMAT) concession covering the beach frontage; and what the reserve's building regulations permit on the parcel now, as distinct from what was permitted when the house was built. Foreign buyers will hold through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Obtain a current certificate of no encumbrance from the Registro Público de la Propiedad and confirm municipal permits for the existing construction.

None of this is a reason not to buy. It is the reason to instruct a specialist rather than a generalist.

Two Sides of Water

What you give up is pavement, mains services, and the ability to drive to dinner in five minutes. What you get is two and a half acres between a lagoon and the sea, inside a reserve that will not be issuing more of them.

Viewings by appointment.

📍 Location: Sian Ka'an Biosphere Reserve, south of the Tulum hotel zone
🌿 Position: beachfront parcel with lagoon frontage to the rear, approximately 328 ft of combined water frontage

⛲️ Features:

• 10,784.76 m² (116,090 sq ft) parcel, approximately 2.66 acres
• Approximately 300 m² (3,229 sq ft) of construction
• Five bedrooms, four and a half bathrooms
• Beach and lagoon frontage on a single parcel
• Private pool and seaside deck
• Rooftop viewing areas
• Separate guest casita with queen bed
• Gym and media room
• Shaded terraces throughout
• Solar power system
• Starlink connectivity
• Private beach club access
• Inside a UNESCO biosphere reserve

🛏 5 bedrooms 🛁 4.5 bathrooms 📏 300 m² (3,229 sq ft) on 10,784.76 m² (116,090 sq ft) 💵 $1,985,000 USD

• 2.66 acre beachfront parcel with lagoon frontage
• Five bedrooms, four and a half bathrooms
• Private pool
• Seaside deck and rooftop viewing areas
• Guest casita with queen bed
• Gym
• Media room
• Shaded outdoor terraces
• Solar power
• Starlink connectivity
• Private beach club access
• Located within the Sian Ka'an Biosphere Reserve

Villa Stephanie sits on the corner of Rio Otate and Rio Basca, on the town side of the avenida, roughly seven minutes on foot from Palma Central. Four bedrooms, four bathrooms, a pool and a garden, delivered furnished and ready to use.

📍 Location

Tulum Centro. Palma Central is about 600 meters away for food and evenings out, and the Unidad Deportiva with its running track and pitches is around ten minutes on foot. La Veleta and the jungle neighborhoods sit across the avenida; this side of it keeps you in the town, on a residential corner rather than a through street.

🏡 The House

357 m² / 3,843 sq ft of construction on a 480 m² / 5,167 sq ft plot. Four bedrooms and four bathrooms across the plan, with a separate TV room, a laundry, and a dependencia that works as staff quarters, a guest room or a study depending on how the house is used. The living spaces are bright, and the plot carries both a garden and a rear yard rather than a single strip of outdoor space.

🌴 Outside

Private pool set in the garden, with a separate backyard behind the house.

⛲️ Features

• 4 bedrooms
• 4 bathrooms
• Private pool
• Garden and separate backyard
• TV room
• Laundry room
• Dependencia
• Individual air conditioning units
• Delivered furnished and turnkey

Singular by the Jungle

Most houses of this size in Tulum sit out in the newer jungle developments, where a car is not optional. Villa Stephanie is finished, furnished, sized for a family, and inside the town itself, on a corner plot with the depth to keep a pool and two separate outdoor spaces. Viewings by appointment.

🛏 Bedrooms 4
🛁 Bathrooms 4
📏 Construction 357 m² / 3,843 sq ft
📐 Lot 480 m² / 5,167 sq ft
💵 Price $995,000 USD

Annual predial is estimated by the owner at approximately 30,000 MXN and should be confirmed against the current municipal assessment. Tulum lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale, lease and inheritance.

• Private pool
• Garden
• Backyard
• TV room
• Laundry room
• Separate dependencia
• Individual air conditioning units
• Delivered furnished and turnkey
• Bright throughout

Five thousand square metres of jungle, and a house set into it rather than cleared out of it. The approach runs in over gravel under a closed canopy, past low stone planters and flowering shrubs, and arrives at a wall of rustic limestone with a tall timber door set into it. Nothing announces itself from the track. That is the point of building at Rancho San Martin.

The House

Approximately 200 m² (2,153 sq ft) of construction holding four bedrooms and four and a half bathrooms. The main volume runs double height, with a band of clerestory glazing above the main openings that lifts the ceiling line well beyond the usual and pulls light across the plaster from two levels. Full height sliders open the living and dining space to the trees along one side.

The material palette is consistent and hand worked rather than specified from a catalogue: warm ochre plaster on the walls, polished concrete underfoot, timber shelving set into recesses, and a sculpted plaster shelving wall in the living area built as part of the structure rather than furniture placed against it. The kitchen works off a concrete island with a breakfast bar and open shelving behind. Bathrooms are clad in split face stone with ceiling mounted rain heads.

Stage of Completion

The house is described by the owner as approximately 90 percent finished and is fully livable now. Kitchen, bathrooms, glazing, flooring and joinery are all in place and in use. Work outstanding is finishing rather than structural, and a buyer should walk the property with a list and price the remaining items before agreeing terms, since ninety percent is a seller's estimate rather than a surveyed figure.

Services

The property currently runs off grid. A CFE connection is available and can be taken if a buyer prefers mains supply, which on a lot this size and this far into the jungle is a meaningful choice rather than a formality. Confirm the current arrangement for water, drainage and power, the cost and timeline of a CFE connection, and what capacity the existing off grid system carries.

The Land

Five thousand square metres (53,820 sq ft) is a little over an acre, and at Rancho San Martin that means genuine separation from neighbours rather than a nominal setback. The owner reports subdivision potential on the parcel. Any subdivision requires municipal authorisation and a buyer should confirm with the Dirección de Desarrollo Urbano what the parcel actually permits before treating it as a given.

Rancho San Martin sits inland from the coast between Akumal and Xpu Há, reached off the highway through jungle track. It is quiet, it is unpaved, and services are basic. That is the trade against being twenty minutes from Akumal bay and the reef, and inside a stretch of the Riviera Maya where a lot of this size close to the water is otherwise gone.

Title

The property sits inside Mexico's federally restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Buyers should obtain a current certificate of no encumbrance from the Registro Público de la Propiedad, confirm the title status of the parcel, and verify that the constructions on site carry the appropriate municipal permits.

Singular by the Jungle

Four bedrooms, an acre and a quarter of jungle and a house already standing, at a figure that in Tulum now buys a two bedroom condo with a shared pool. What you give up is pavement, mains services as standard and the walk to a restaurant. What you get is a house nobody can build next to.

Viewings by appointment.

📍 Location: Rancho San Martin, Akumal, Quintana Roo
🌿 Position: inland jungle parcel between Akumal and Xpu Há, around twenty minutes from Akumal bay

⛲️ Features:

• 5,000 m² (53,820 sq ft) private jungle lot
• Approximately 200 m² (2,153 sq ft) of construction
• Four bedrooms, four and a half bathrooms
• Double height ceilings with clerestory glazing
• Rustic limestone facade with timber entrance door
• Polished concrete floors and hand worked plaster throughout
• Open kitchen with concrete island and breakfast bar
• Sculpted plaster shelving built into the living area
• Stone clad walk in showers
• Off grid services with CFE connection available
• Approximately 90 percent finished and fully livable
• Subdivision potential subject to municipal approval

🛏 4 bedrooms 🛁 4.5 bathrooms 📏 200 m² (2,153 sq ft) on 5,000 m² (53,820 sq ft) 💵 $320,000 USD

• 5,000 m² (1.24 acre) private jungle lot
• Four bedrooms and four and a half bathrooms
• Double height ceilings with clerestory glazing
• Rustic limestone facade and timber entrance door
• Polished concrete floors throughout
• Sculpted plaster shelving and joinery built in
• Open kitchen with concrete island and breakfast bar
• Stone clad walk in showers with rain heads
• Full height sliding glazing to the jungle
• Ceiling fans and clerestory cross ventilation
• Off grid services with CFE connection available
• Landscaped planting established around the house
• Subdivision potential subject to municipal approval

Cielo Azul stands in La Veleta, the residential quarter that runs south west of Tulum pueblo and has become the part of town where the larger private villas have gone up. Five bedrooms, five and a half bathrooms, a 59 square metre pool and a 490 square metre (5,274 sq ft) plot, built in 2020 and delivered fully furnished. The beach road lies around four kilometres east and Avenida Tulum under three to the north.

Design and Finishes

The house is built in concrete and precast block, a combination that holds up against the salt and humidity here far better than render does, and it has been left legible rather than covered over. Floor to ceiling windows run through the ground floor so the pool terrace and the interior read as one space. Flooring is tiled throughout. The kitchen carries a large marble island and a full appliance package, positioned to work as the centre of the room rather than tucked behind a wall.

Bedrooms

Five bedrooms, four with king beds and one with two queens, and every one of them carries its own en suite with double sinks. With the guest cloakroom that gives five and a half bathrooms in total. The arrangement means five separate parties can occupy the house without sharing anything, which is the specification that separates a villa of this size from a large family house.

Pool and Terraces

The pool runs to 59 square metres (635 sq ft), stepped from 1.3 metres at the shallow end to 1.6 at the deep, so it works for swimming and for standing in equally. Terraces wrap it on more than one side with room for lounging and for dining, and two outdoor showers are set into the garden. Total construction including the villa, the terraces and the pool comes to 359.49 square metres (3,870 sq ft).

Power and Infrastructure

This is where the house separates itself from most of its neighbours. Twenty SunPower solar panels carry the day load, which on a house running air conditioning across five bedrooms is a material difference to the standing cost of ownership. Behind that sits a 20 kW generator on a 100 amp automatic transfer switch that picks up within ten seconds of an outage. Tulum loses power more often than the brochures admit, and a house that carries its own generation and its own backup is a different proposition to one that does not.

Security

A private security post is built into the perimeter wall rather than bolted on beside it, with its own washroom, kitchenette and monitoring screen for the exterior cameras. It is designed to be staffed.

Furnished and Turnkey

The villa is sold fully furnished, with custom pieces throughout, and is usable from the day it changes hands. The property has operated as a short term rental and the seller can transfer the existing platform accounts and any forward bookings, along with the management and staff arrangements, where a buyer wants to continue that use. Trading records are available to qualified buyers on request through the agent.

The Setting

La Veleta sits inland of the highway on the south west side of town, close enough to Avenida Tulum to reach it in a few minutes and far enough out that the streets stay quiet and the canopy stays intact. It has drawn the bulk of Tulum's residential building over the past five years, which means good roads and services by local standards. Tulum international airport is roughly twenty five minutes south west.

Ownership

The property lies within the federally restricted zone, so foreign buyers acquire through a fideicomiso, the standard bank trust used throughout the Riviera Maya. Buyers should confirm the escritura, the current predial, the land use designation and the status of any rental permits as part of standard due diligence.

Viewings by appointment.

📍 Location: La Veleta, Tulum, Quintana Roo
🌴 Position: Residential quarter south west of the pueblo, about four kilometres from the beach road

⛲️ Features:

• 59 m² (635 sq ft) pool with shallow and deep ends
• Expansive terraces for lounging and dining
• Two outdoor showers
• Five bedrooms, each en suite with double sinks
• Kitchen with marble island and full appliance package
• Floor to ceiling windows and tiled flooring throughout
• Concrete and precast block construction
• Twenty SunPower solar panels
• 20 kW generator with 100 A automatic transfer switch
• Private staffed security post with camera monitoring
• Delivered fully furnished
• Built 2020

🛏 Bedrooms: 5 (4 king, 1 with two queens)
🛁 Bathrooms: 5.5
📐 Construction: 359.49 m² (3,870 sq ft) including terraces and pool
📏 Land: 490 m² (5,274 sq ft)
🏊 Pool: 59 m² (635 sq ft)
💵 Total Price: $899,000 USD

• Swimming pool of 59 m² (635 sq ft) with shallow and deep ends
• Expansive terraces for lounging and dining
• Two outdoor showers
• Five bedrooms, each with en suite bathroom
• Double sinks to every en suite
• Guest cloakroom
• Kitchen with marble island and full appliance package
• Floor to ceiling windows throughout
• Tiled flooring throughout
• Concrete and precast block construction
• Twenty SunPower solar panels
• 20 kW backup generator with 100 A automatic transfer switch
• Private security post built into the perimeter wall
• Security post with washroom, kitchenette and camera monitoring screen
• Exterior camera system
• Delivered fully furnished with custom pieces

Two bodies of water, one at ground level and one on the roof. The first runs twenty five metres along the side of the house, a lap pool floored in stone that shifts colour as the light moves across it, a floating stone table set into the water at the halfway point. The second sits above the treeline, heated, curved, open to the canopy in every direction. Most houses in Aldea Zamá offer one or the other. This one does not choose.

The Living Level

A timber soffit carries the length of the ground floor and out over the terrace, so the ceiling reads as continuous whether you are inside or beside the pool. Glass slides away along the pool side. The living room takes a single long modular sofa facing the water, and behind it a bar counter in book matched marble runs toward a wall of stacked stone lit from within its niches.

The kitchen sits under the same timber ceiling, black cabinetry against a marble island with leather counter seating, a run of clerestory windows behind the range framing the planting outside. Dining is in the glazed corner, a table for ten with jungle on two sides and stone garden columns beyond the glass.

The Rooms

Five bedrooms, five and a half bathrooms. Timber floors throughout, layered rugs, restrained palettes in sand and clay. One room takes a circular porthole cut through the wall, a piece of architectural mischief that also happens to frame the canopy perfectly. Another carries an oversized timber framed mirror the height of the wall. The bathrooms are where the house raises its voice: one is clad floor to ceiling in green marble, three round mirrors above carved stone basins, the veining doing most of the work.

The Setting

La Privada is a gated pocket within Aldea Zamá, Tulum's planned residential district, paved and quiet, sitting between the town centre and the beach road with easy reach of both.

• 5 bedrooms, 5.5 bathrooms
• Construction: 476 m² / 5,124 sq ft
• Land: 434 m² / 4,672 sq ft
• 25 m / 82 ft lap pool
• Heated rooftop pool
• Rooftop terrace with jungle canopy views
• Open plan living, dining and kitchen
• Marble island kitchen with breakfast seating
• Covered poolside terrace with timber soffit
• Landscaped garden with stone walls and planting
• La Privada, Aldea Zamá, Tulum

The facade announces itself before anything else does. Three levels of white stucco split by a spine of raw stone, arched windows set into the upper floor like a row of held breaths, and at ground level an arch wide enough to walk a sofa through, opening straight onto water. From the lawn the house reads as a single symmetrical gesture. From inside it reads as somewhere you would not hurry to leave.

The Ground Floor

Living, dining and kitchen run as one continuous volume across the ground plane, floors polished to a soft sheen, walls broken by a single textured feature panel that carries the length of the lounge. Glass slides back on the garden side until the distinction between the sitting room and the pool terrace stops meaning very much. The kitchen sits at the far end in matte black cabinetry against a full height marble slab, island seating for four, doors that open directly to the water. A second galley kitchen handles the work that guests do not need to watch.

Beyond the arch, an outdoor dining table under a vaulted ceiling. Beyond that, fifteen metres of heated pool running the length of the lawn, stone daybeds along the far edge, a black boundary wall with a cobalt arched door set into it like a piece of theatre.

Upstairs

The stair core lifts through the centre of the house in white plaster and stone. Above it the material language changes. Timber floors, warm microcement, layered curtains, arched windows that pull the tree canopy into the room. The master suite takes the arch as its centrepiece, a freestanding tub set beside the glass so the bath and the view are the same event. Six bedrooms in total, each with its own bathroom, finished in green marble, black marble and carved stone basins on floating vanities. A half bath serves the ground floor.

The Setting

Aldea Zamá is Tulum's planned residential district, paved, gated and quiet, sitting between the town centre and the beach road with easy reach of both. Villa Amana sits within Aldea Premium, a secured enclave inside that wider community.

• 6 bedrooms, 6.5 bathrooms
• Construction: 371 m² / 3,993 sq ft
• Land: 325.64 m² / 3,505 sq ft
• Heated pool, 15 m / 49 ft
• Fully furnished
• Secondary prep kitchen
• Covered outdoor dining pavilion
• Landscaped garden with stone daybeds
• Gated and secured community
• Aldea Premium, Aldea Zamá, Tulum

Villa Luna is a five bedroom house inside Aldea Premium, the gated enclave within Aldea Zamá, arranged over two upper floors with balconies and a terrace attached to the bedrooms rather than pushed to one side of the plan. Aldea Zamá remains the most established address in Tulum, the part of town with paved streets, working services and restaurants you can walk to, and Aldea Premium sits behind its own gate within it.

The Bedrooms

The first floor holds three. The principal suite has a king bed, an en suite with a bathtub, a large closet, a desk and its own balcony. The second bedroom is also king, en suite, with a balcony of its own. The third takes a queen bed and a large closet, sharing a bathroom with the principal suite.

Two further bedrooms occupy the second floor. One is a king with en suite and a large closet. The other is the most flexible room in the house, configured either as two kings or as a king with two singles, with its own en suite and a large terrace. That flexibility is what lets the house sleep twelve without anyone ending up on a sofa.

Every room is air conditioned, with premium mattresses and cotton linen throughout.

Aldea Premium

The community is gated with security at the entrance around the clock, a perimeter electric fence and camera coverage. For an owner who is not in Tulum year round, that combination is the practical difference between a house you can leave and a house you worry about. It is also the reason this pocket of Aldea Zamá holds its value the way it does.

Aldea Zamá

Aldea Zamá is the neighbourhood that made Tulum livable rather than merely visitable: proper roads, reliable utilities, and a density of restaurants, cafes, shops and services within walking distance. A paddle court and a convenience store are a short walk away. The beach and the hotel zone are minutes by car, the town centre is close, and the cenotes and ruins are an easy drive.

Operation

The house has been run as a fully serviced villa with chef, concierge and guest support in place. A buyer intending to continue that arrangement should confirm in writing what transfers with the sale, including staff, forward bookings, furnishings and any operator agreements, since none of that passes automatically.

Singular by the Jungle

Five bedrooms, four of them en suite, inside a gate, on foot from dinner. Villa Luna is not trying to be remote, and that is the point: a large house that works as a family home and as a lock up and leave, in the one part of Tulum where walking somewhere is actually an option.

Viewings by appointment.

📍 Location: Aldea Premium, Aldea Zamá, Tulum, Quintana Roo
🌴 Position: gated community, walking distance to restaurants and shops

⛲️ Features:

• Five bedrooms, four en suite
• Principal suite with bathtub, dressing area, desk and balcony
• Two private balconies and a large terrace
• Flexible fifth bedroom sleeping up to four
• Sleeps twelve
• Air conditioning throughout
• Gated community with 24 hour security
• Electric fence and camera coverage
• Walking distance to restaurants, cafes and shops

🛏 5 bedrooms 🛁 4.5 bathrooms 👥 Sleeps 12 🔐 Gated community 💵 $1,800,000 USD

• Five bedrooms across two upper floors
• Four en suite bathrooms plus a guest cloakroom
• Principal suite with bathtub, dressing area, desk and private balcony
• Second bedroom with private balcony
• Fifth bedroom with large private terrace
• Large fitted closets to most bedrooms
• Air conditioning in every room
• Sleeps up to twelve
• Set within the Aldea Premium gated community
• 24 hour security at the entrance
• Perimeter electric fence and security cameras
• Walking distance to restaurants, cafes and shops
• Paddle court and convenience store nearby
• Minutes from Tulum beach and the hotel zone

A six bedroom villa standing directly on the sand at Soliman Bay, 800 square meters of construction on a 1,000 square meter beachfront lot. The pool deck runs to the beach itself, framed by palms, with the reef line visible offshore and nothing between the house and the water. Two pools, a heated jacuzzi, a private gym, a cinema room and a rooftop over the bay. True beachfront at this scale almost never trades here.

The House

Six bedrooms, all king. Four are full suites with their own en suite bathrooms, and two further king rooms share a bathroom between them. Every bathroom is fitted with both a rain shower and a bathtub, and the whole house is air conditioned. The arrangement is deliberate: enough separation for two or three families to keep their own quarters, without the house feeling subdivided.

Living space runs indoors and out across the full 800 square meters, with several lounges rather than one central room, so a large group disperses instead of collecting in a single space. The main living volume opens straight through to the pool terrace and the sea beyond, which is the whole argument for building on this bay.

Amenities

Two pools, a heated jacuzzi, a private gym and a cinema room sit within the property, which is unusual at this size and means the house holds its guests without them needing to leave. The rooftop is the centrepiece, open to the bay and the treeline, and it is where the house makes its case at sunrise and again at dusk.

The beach is private and directly in front of the house. Two beach clubs with bars and restaurants operate within the bay itself.

Soliman Bay

Soliman Bay sits about twenty minutes north of Tulum town, on a stretch of coast that never took the density that arrived further south. The reef sits close in, so the water inside the bay is calm and shallow, swimmable and paddleable in conditions the open beaches south of Tulum rarely offer. It is a small community of private houses rather than a hotel strip, which is precisely the appeal at this end of the market.

Tulum is close enough for dinner, the airport is a straightforward drive, and Akumal and its turtle bay are a few minutes north.

Operation

The house has been run as a fully serviced villa with housekeeping, chef and concierge in place. A buyer intending to continue that arrangement should confirm in writing what transfers with the sale, including staff, forward bookings, furnishings and any operator agreements, since none of that passes automatically.

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and your notary and bank will handle it as part of closing. On a beachfront title, buyers should also verify the federal maritime zone position, including the ZOFEMAT boundary and any concession attaching to the frontage, as part of due diligence.

Singular by the Jungle

What sets this one apart is the combination: genuine beachfront on a reef protected bay, 800 square meters of house, two pools, a gym, a cinema and a rooftop, six king bedrooms, and calm water at the end of the terrace. Soliman does not produce many houses like this, and it produces them slowly.

Viewings by appointment.

📍 Location: Soliman Bay, Quintana Roo
🌴 Position: true beachfront on a reef protected bay between Tulum and Akumal

⛲️ Features:

• True beachfront with private beach
• Six king bedrooms, four as en suite suites
• Rain shower and bathtub to every bathroom
• Two swimming pools
• Heated jacuzzi
• Rooftop terrace with panoramic sea views
• Private gym
• Cinema room
• Multiple indoor and outdoor lounges
• Air conditioning throughout
• Two beach clubs within the bay

🛏 6 bedrooms 🛁 5.5 bathrooms 📏 House 800 m² (8,611 sq ft) on 1,000 m² (10,764 sq ft) 🏖 Beachfront, two pools 💵 $6,900,000 USD

• True beachfront position with private beach
• Two swimming pools
• Heated jacuzzi
• Rooftop terrace with panoramic sea views
• Private gym
• Cinema room
• Multiple indoor and outdoor lounges and entertaining areas
• Four king suites with en suite bathrooms
• Two further king bedrooms sharing a bathroom
• Rain showers and bathtubs to every bathroom
• Air conditioning throughout
• Established as a fully serviced villa
• Two beach clubs with bars and restaurants within the bay

Maison Siscolino is a designer villa in Region 15, set back from the noise of the town and the beach strip but six minutes by car from the sand. Four en suite bedrooms and four and a half bathrooms across 245 square meters of construction on a 301 square meter plot, with two private pools: a swim up pool at garden level and a plunge pool on the roof. It is sold fully furnished, equipped and decorated, ready to occupy or to let from the day it changes hands.

The House

The ground floor turns on a sunken living room that runs straight out to the pool deck, with massive sliding doors that fold back until the room and the garden read as one space. The kitchen is open and fully equipped, with a bar that faces into the living and dining area rather than away from it. Beyond that sit a powder room, a laundry room and gated parking for two cars.

One bedroom is on this level, a king with its own en suite, walk in closet and vanity area, positioned so it opens directly to the swim up edge of the pool. Waking up and stepping into the water without passing through the rest of the house is the kind of detail that does not show on a floor plan.

Upstairs

Three further bedrooms occupy the second floor. The principal has an en suite with a freestanding bathtub and a rain shower. A second king bedroom has its own en suite, and a twin room holds two queen beds with an en suite and walk in closet, which is what makes the house work for two families rather than one. Slatted timber headboards, deep colour on the walls and full height glazing onto the canopy give each room its own character instead of repeating one scheme four times.

The Rooftop

The roof carries a plunge pool with benches built into it, alongside a sunbathing and lounge area under a shade sail. It faces open jungle, so the outlook is canopy rather than neighbours, and it is where the house is at its best at either end of the day. There is also structural provision for a fifth bedroom up here should a buyer want to add one.

Region 15

Region 15 sits between the town centre and the beach zone, dense with jungle and still low rise, which is why the villa feels tucked away despite being minutes from the restaurants and shops that draw people to Tulum in the first place. The beach is a six minute drive.

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and your notary and bank will handle it as part of closing.

Singular by the Jungle

Two pools in a house of this size is unusual, and the swim up bedroom is genuinely rare in Tulum at this level. Add a rooftop that looks over unbroken canopy and a furnishing package that needs nothing, and the argument makes itself whether the buyer intends to live in it or let it work.

Viewings are by appointment.

📍 Location: Region 15, Tulum, Quintana Roo
🌴 Position: set back in the jungle, six minutes by car from the beach zone

⛲️ Features:

• Swim up pool at garden level with sunbathing area
• Rooftop plunge pool with integrated benches and lounge
• Sunken indoor outdoor living room
• Fully equipped open kitchen with bar
• Four en suite bedrooms including a ground floor swim up bedroom
• Principal en suite with bathtub and rain shower
• Powder room and laundry room
• Two gated parking spaces
• Fully furnished, equipped and decorated
• Rooftop prepared for a fifth bedroom
• Pet friendly

🛏 4 bedrooms 🛁 4.5 bathrooms 📏 House 245 m² (2,637 sq ft) on 301 m² (3,240 sq ft) 💵 $650,000 USD

• Swim up pool with sunbathing area and planted garden
• Rooftop plunge pool with integrated benches
• Rooftop sunbathing and lounge area
• Sunken indoor outdoor living room
• Fully equipped open kitchen with bar
• Four en suite bedrooms
• Principal bedroom with bathtub and rain shower
• Two walk in closets
• Powder room
• Laundry room
• Fully furnished, equipped and decorated
• Two gated parking spaces
• Fully gated and secure property
• Garden with loungers
• Pet friendly
• Rooftop prepared for a fifth bedroom

Casa Zara sits inside Pura Selva, a gated enclave of just six houses in Region 15, where the jungle still closes in around the plots and the roads stay quiet. Four bedrooms and four bathrooms across two levels and a rooftop, 322 square meters of construction on a 320 square meter plot, completed in 2024 and handed over fully furnished. The pool runs the length of the garden, and the glass folds back until the distinction between the living room and the jungle stops meaning very much.

The House

The ground floor is given to an open concept living and dining area that opens directly onto the private garden, the pool and the outdoor patio. The kitchen is fully equipped and built around an island with seating, set so that whoever is cooking stays part of the room rather than shut away from it. A laundry room sits off the main circulation. Large windows run the depth of the plan, which is what keeps the interior bright through the day and gives every principal room something green to look at.

Four bedrooms occupy the two levels, each served by its own full bathroom. The rooms are finished in the register the house holds throughout: lime plaster walls, timber, woven pendants, jute underfoot, arched mirrors above stone basins. Several open directly to the garden or to the pool through full height sliding doors.

The Rooftop

Above it all is a rooftop terrace with a shaded palapa, a dining table and loungers, and a roof garden planted around the edges. From up here the canopy runs unbroken toward the coast. It is the part of the house that makes the strongest case for itself in the evening, when the heat drops and the light goes long across the jungle.

Pura Selva

Pura Selva is a private gated community of six exclusive houses, laid out at low density with the jungle left standing between them. The development has controlled access, internal private roads, 24 hour security and on site maintenance, and the houses are managed by an established Tulum property management company. That combination suits an owner who is not in Tulum year round, whether the house is used as a second home or placed into rental. Any return or occupancy figures quoted by the developer, the management company or third party portals should be verified independently before you rely on them.

Region 15

Region 15 sits between the town centre and the beach zone, which is the practical argument for it: you are close to both without committing to either. The area is still developing and is characterised by dense jungle, low density projects and a quiet that the more built up districts have lost. Restaurants, shops and services on Avenida Kukulkán are a short drive, and the beach road is a similar distance in the other direction.

Ownership and Costs

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and your notary and bank will handle it as part of closing. Property tax runs at 14,188 pesos per year. Buyers should confirm current tax, maintenance and management charges in writing before closing.

Singular by the Jungle

What sets Casa Zara apart is not any one feature but the completeness of it. A house built in 2024, furnished and ready, with its own pool, its own rooftop, its own garden, inside a gate shared with only five neighbours, on a plot where the jungle was kept rather than cleared. Houses in Tulum that ask nothing further of the buyer are rarer than the listings suggest.

Viewings are by appointment.

📍 Location: Pura Selva, Region 15, Tulum, Quintana Roo
🌴 Position: gated enclave of six houses, between Tulum centre and the beach zone

⛲️ Features:

• Private pool with garden and outdoor patio
• Rooftop terrace with palapa and roof garden
• Open patio with grill
• Fully furnished, completed 2024
• Open concept living and dining
• Fully equipped kitchen with island
• Laundry room
• Water desalinization system
• Two parking spaces
• Gated community of six houses, 24 hour security
• Internal private roads and on site maintenance

🛏 4 bedrooms 🛁 4 bathrooms 📏 House 322 m² (3,466 sq ft) on 320 m² (3,444 sq ft) 💵 $545,000 USD

• Private swimming pool with outdoor patio and garden
• Rooftop terrace with shaded palapa and roof garden
• Open patio with grill
• Fully furnished throughout
• Fully equipped kitchen with island
• Open concept living and dining area
• Four bedrooms, each with a full bathroom
• Laundry room
• Water desalinization system
• Two parking spaces
• Gated community of six houses with controlled access
• Internal private roads
• 24 hour private security
• On site maintenance
• Professional property management in place
• Built 2024