Homes for Sale in Tulum, Mexico

The house

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

Layout

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

An interior position

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

How the price is put together

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

The estate around it

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

Not built yet

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

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

Financing

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

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

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

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

Layout

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

Why the detail matters here

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

Cumbres and Cancun

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

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

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

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

The bedrooms

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

Living space

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

Holistika

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

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

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

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

Layout

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

The community

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

Availability

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

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

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

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

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

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

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