Homes for Sale in Tulum, Mexico

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

Buying by unit

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

Selvazama

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

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

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

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

Layout and interiors

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

How it compares

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

The building

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

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

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

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

Layout

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

Why the ground floor

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

The setting

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

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

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

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

Layout

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

The setting

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

Shared amenities

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

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

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

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

Layout

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

The development

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

This is a resale

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

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

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

The lock off

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

The building

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

What to check

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

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

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

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

Layout

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

The development

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

Tulum Centro

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

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

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

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

Interiors

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

Layout

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

The building and the address

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

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

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

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

Layout

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

The building

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

Why the second floor

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

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

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

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

Layout

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

Built on demand

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

Tulum Country Club

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

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

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

Layout

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

Built on demand

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

Tulum Country Club

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

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

A805 is a two bedroom penthouse of 171.95 square metres in Bosques Mayakoba, inside the master planned community of Ciudad Mayakoba in Playa del Carmen. It has a private roof garden and one parking space.

The community

Ciudad Mayakoba is the most thoroughly planned residential development in Playa del Carmen and it does not behave like the rest of the market. More than 60,000 square metres are held as green area, there is a private natural cenote inside the grounds, and the infrastructure went in before the houses rather than after them. Access is controlled and security runs around the clock.

Amenities

Residents share a semi Olympic swimming pool and a children pool, a clubhouse with a gym, tennis and paddle courts, rooftop lounges with jacuzzis, an outdoor cinema and barbecue areas, a kids and juniors club, and walking trails through the landscaping.

Phasing

The development runs in two phases. La Ceiba is almost sold out and Roble is the newer stage, carrying more amenities. Establish which phase a unit sits in before you compare prices between them, because the two are not equivalent and the sheets do not always make the distinction plain.

Two bedroom stock with private outdoor space at this level is scarce in Playa, and a roof garden of this size is scarcer still.

• Two bedrooms and two bathrooms
• 171.95 m2
• Private roof garden
• One parking space
• Semi Olympic swimming pool and children pool
• Clubhouse with gym, tennis and paddle courts
• Rooftop lounges with jacuzzis
• Outdoor cinema and barbecue areas
• Kids and juniors club
• Walking trails and green landscapes
• More than 60,000 m2 of green areas
• Private natural cenote within the community
• 24/7 security and controlled access

Terrazas PH402 runs to 211 square metres over two levels on one of the more established streets in Playa del Carmen Centro. The lower level holds 100 square metres and a terrace, the upper level 111 square metres and a second, larger terrace.

Layout

Three bedrooms plus a studio and TV room with a day and night bed, four full bathrooms and a guest bathroom. Kitchen, dining and living are fully fitted. There is a service closet, a laundry area and a large parking space. The two levels are built to work as a lock off, so they can be occupied together or closed off and used separately.

The upper terrace

This is the part that is genuinely unusual. The terrace carries a heated plunge pool with a spa option, a decorative waterfall with its own lighting, a bar, a dining table and a lounge. Above it sits a retractable roof on a remote and a mobile app, with storm shutters alongside it. On this coast that combination is the difference between a terrace that works nine months of the year and one that works all twelve, through the rains and through a blow.

Playa del Carmen Centro

Centro is walkable, dense and already built out, which is why penthouse stock here is thin. Nothing new is going up on the good streets.

• Three bedrooms plus a studio and TV room with day and night bed
• Four full bathrooms and a guest bathroom
• 211 m2 over two levels
• Lower level of 100 m2 with terrace
• Upper level of 111 m2 with terrace
• Lock off flexibility between the two levels
• Heated plunge pool with spa option
• Decorative waterfall with lighting system
• Terrace bar, dining and lounge area
• Remote controlled retractable roof with mobile app
• Storm shutters to the terrace
• Fully equipped kitchen, dining and living area
• Service closet and laundry area
• Large parking space

Takh is a two bedroom apartment of 102.9 square metres on the third level, in the Cancun hotel zone and a short walk from the beach.

Two bedrooms, two bathrooms. The position is the substance of this one. The hotel zone is a narrow strip of land with the Caribbean on one side and the Nichupte lagoon on the other, and the difference between an address on it and an address off it is not a matter of a few minutes.

What is nearby

Puerto Cancun Marina Town Center and Plaza La Isla cover the shopping, and the Costa Occidental National Park at Isla Mujeres is reachable for the day. The airport is closer from here than from anywhere in the Riviera Maya proper.

Worth checking

The fact sheet does not record the lot, the maintenance fee or the year of construction, and it does not say whether the apartment comes furnished. Ask for all four. Hotel zone buildings vary widely in age and in how well the condominium has been run, and the fee is the number that tells you which you are looking at.

Cancun is a different market from Tulum. It is older, deeper and less prone to sudden swings, and buyers who want the coast without the volatility tend to end up here.

• Two bedrooms and two bathrooms
• 102.9 m2 of construction
• Third level
• Cancun hotel zone location near the beach
• Close to Puerto Cancun Marina Town Center and Plaza La Isla
• Reachable for the day to Costa Occidental National Park at Isla Mujeres

White Condo is a one bedroom penthouse in Tulum Centro with a private rooftop of its own, a terrace and a pool in the building.

One bedroom, one bathroom. The rooftop is the point of the unit and the reason to take the top floor rather than a lower one, and in a town where most one bedroom stock offers a balcony and nothing more, private outdoor space at this price is the distinguishing feature.

What is not recorded

The fact sheet for this unit gives no floor area, and we have not published one rather than estimate it from photographs. Ask for the measured area and the cedula catastral before making an offer, and expect to see both before signing anything. The same goes for the maintenance fee, which is not stated either.

Tulum Centro

Centro is the working town rather than the hotel strip. Shops, the market, schools and the bus station are all walkable, and it is the part of Tulum where full time residents actually live. Prices per square metre sit well below Aldea Zama and the beach road, which is most of the appeal at this level.

At one hundred and ten thousand dollars this is entry level for Tulum, and the honest reading is that it suits a buyer who wants a foothold in the town rather than a trophy.

• One bedroom and one bathroom
• Private rooftop
• Terrace
• Swimming pool in the building
• Tulum Centro location within walking distance of shops and the market

Villa Grieta sits on a lot of 1,050 square metres in Yalku, the private community at Akumal, with 579 square metres of interior construction and a further 650 square metres of exterior in patios and deck. It has four bedrooms and six and a half bathrooms, two private swimming pools, a rooftop pool, a temazcal, a sunken conversation pit and a cenote of its own.

The materials

The timber is the reason to see this house in person. Tzalam, zapote, jabin and parota were cut from the owner private ranch or taken through recycled channels, then kiln dried and naturally treated by hand. Those are dense tropical hardwoods, and treated this way they stand up to salt air, movement and boring insects in a way that imported softwood on this coast simply does not. On a beachside house that is a maintenance question before it is an aesthetic one.

The art

Custom pieces by Rigoberto Orozco are included with the estate rather than staged for the photographs. Confirm the schedule of works in writing at offer stage, since art included in a sale is unusual enough here that it belongs in the contract rather than the conversation.

Yalku and Akumal

Yalku is private and gated with security around the clock, and the house looks out to sea. Akumal sits between Playa del Carmen and Tulum, and is known for the reef and the calm water in the bay.

Houses with their own cenote come up rarely, and rarely at this level of finish.

• Four bedrooms and six and a half bathrooms
• 579 m2 of interior construction on a 1,050 m2 lot
• 650 m2 of exterior in patios and deck
• Two private swimming pools
• Rooftop pool
• Private cenote
• Temazcal
• Sunken conversation pit
• Sea view
• Custom art pieces by Rigoberto Orozco included
• Sustainably harvested tzalam, zapote, jabin and parota hardwoods
• Timber kiln dried and naturally treated by hand
• 24/7 security
• Private gated community of Yalku

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

Kaan Ha occupies the upper levels of a low rise condominium building inside Tulum Country Club, laid out over three floors with 240 square metres of construction. The living floor opens through floor to ceiling glazing onto a terrace facing the fairway, and the stair climbs to a private rooftop with its own plunge pool.

Inside, a wall of rough cut limestone runs the length of the main living room, set against polished travertine floors and a floating stair with a full height glass balustrade. The ceiling opens to double height where the stair rises, so the main volume reads considerably taller than its footprint suggests. Sliding glazing pulls the terrace into the room. The residence is sold furnished and has been lived in rather than staged for photographs.

Layout

Three bedrooms and three and a half bathrooms across three levels. The principal bedroom and a second bedroom sit on the middle floor, each with its own glazed terrace and louvred shading against the afternoon sun. The architect plan records the unit as a penthouse loft with a lock off, meaning one bedroom can be closed behind its own entrance and used independently of the rest of the home. That suits an owner who occupies part of the year, and it is worth asking to see the plan before relying on it.

The rooftop

The rooftop is the reason to take this unit rather than a lower floor. A louvred pergola shades a dining table for eight, a masonry counter runs along one side for a grill, and the plunge pool sits at the open edge behind a glass balustrade. The outlook is jungle canopy in the foreground and the golf course beyond it, with the low Tulum skyline on the horizon.

The setting

Tulum Country Club is a gated golf community built around the PGA Riviera Maya course, and the fairway sits directly below the terrace. Residents share two large swimming pools, a gym, a coworking lounge, a multipurpose room and a play area for children. The grounds are planted densely enough that neighbouring buildings are largely screened by palms.

Most of what trades at this level in Tulum is a floor plan and a delivery date. This is finished, furnished and standing.

• Three bedrooms and three and a half bathrooms
• 240 m2 of construction across three levels
• Private rooftop with plunge pool
• Rooftop pergola with dining area and masonry grill counter
• Glazed terraces on the living and bedroom floors
• Views over the PGA Riviera Maya fairway and jungle canopy
• Lock off bedroom with independent access
• Sold fully furnished
• Double height living room with rough cut limestone feature wall
• Polished travertine floors
• Floating stair with full height glass balustrade
• Louvred shading to the bedroom terraces
• Air conditioning
• Two large communal swimming pools
• Gym
• Coworking lounge
• Multipurpose room
• Play area for children
• Gated community built around the PGA Riviera Maya golf course

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

Unit 501 sits in SLS Marina Beach Residences at Novo Cancun, the third residential tower with hotel style service inside the gated Puerto Cancun development. Three bedrooms, each with its own en suite, a service bedroom with its own bathroom, and terraces facing the marina and the Caribbean. Sold fully furnished and equipped. The building is the work of Grow Arquitectos with the international design firm Meyer Davis, twenty storeys holding 104 residences.

Design and Finishes

The living and dining run as one open plan space behind floor to ceiling windows, so the terrace and the interior read together rather than as separate rooms. Finishes were specified to the building's own standard rather than chosen unit by unit, which is what gives the residence its consistency and why it does not read as a fit out dropped inside someone else's architecture.

Bedrooms

Three bedrooms, every one of them carrying its own en suite bathroom. A separate service bedroom has a private bathroom of its own, and there is a dedicated laundry room rather than a cupboard doing the job. The arrangement means three parties can occupy the residence without sharing anything, and staff can live in without the apartment feeling shared.

The Terraces

The terraces are wide enough to be used rather than looked at, and they face the marina with the Caribbean beyond it. On a fifth floor the view sits above the waterfront without losing the detail of it, which is a different proposition to the higher floors in the same tower.

The Building

Direct access to the private beach club at Novo Cancun, an infinity rooftop pool and sun deck, a gym and spa, a clubhouse with lounge areas, 24 hour concierge running hotel style services, and controlled access with round the clock security. The service model is the distinction here. It is a residence that behaves like a hotel when the owner wants it to and like a home when they do not.

Furnished and Turnkey

The residence is sold fully furnished and equipped, so it is usable from the day it changes hands. Nothing needs specifying, ordering or waiting on.

The Setting

Puerto Cancun is a master planned community rather than a strip of towers. Inside the gate sit an 18 hole golf course designed by Tom Weiskopf, the marina, the Marina Town Center with more than a hundred shops, a cinema complex and the restaurants along the water. Cancun international airport is roughly twenty minutes south.

Price

The asking price is $27,900,000 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 building's regulations as part of standard due diligence.

Viewings by appointment.

📍 Location: Novo Cancun, Puerto Cancun, Cancun, Quintana Roo
🌴 Position: Fifth floor, facing the marina and the Caribbean

⛲️ Features:

• Three bedrooms, each with an en suite bathroom
• Service bedroom with private bathroom
• Dedicated laundry room
• Open plan living and dining with floor to ceiling windows
• Expansive terraces with marina and ocean views
• Sold fully furnished and equipped
• Direct access to the Novo Cancun private beach club
• Infinity rooftop pool and sun deck
• Gym and spa facilities
• Clubhouse with lounge areas
• 24 hour concierge with hotel style services
• Controlled access and 24 hour security
• Designed by Grow Arquitectos with Meyer Davis
• Twenty storey tower of 104 residences

• Three bedrooms, each with an en suite bathroom
• Service bedroom with private bathroom
• Dedicated laundry room
• Open plan living and dining with floor to ceiling windows
• Expansive terraces with marina and ocean views
• Sold fully furnished and equipped
• Direct access to the Novo Cancun private beach club
• Infinity rooftop pool and sun deck
• Gym and spa facilities
• Clubhouse with lounge areas
• 24 hour concierge with hotel style services
• Controlled access and 24 hour security
• Designed by Grow Arquitectos with Meyer Davis
• Twenty storey tower of 104 residences