Homes for Sale in Tulum, Mexico

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

📍 Location

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

🏡 The House

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

🌴 Outside

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

⛲️ Features

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

Singular by the Jungle

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

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

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

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

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

The House

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

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

Stage of Completion

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

Services

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

The Land

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

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

Title

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

Singular by the Jungle

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

Viewings by appointment.

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

⛲️ Features:

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

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

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

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

Design and Finishes

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

Bedrooms

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

Pool and Terraces

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

Power and Infrastructure

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

Security

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

Furnished and Turnkey

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

The Setting

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

Ownership

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

Viewings by appointment.

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

⛲️ Features:

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

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

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

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

The Living Level

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

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

The Rooms

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

The Setting

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

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

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

The Ground Floor

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

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

Upstairs

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

The Setting

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

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

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

The Bedrooms

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

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

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

Aldea Premium

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

Aldea Zamá

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

Operation

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

Singular by the Jungle

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

Viewings by appointment.

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

⛲️ Features:

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

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

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

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

The House

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

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

Amenities

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

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

Soliman Bay

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

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

Operation

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

Ownership

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

Singular by the Jungle

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

Viewings by appointment.

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

⛲️ Features:

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

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

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

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

The House

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

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

Upstairs

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

The Rooftop

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

Region 15

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

Ownership

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

Singular by the Jungle

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

Viewings are by appointment.

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

⛲️ Features:

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

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

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

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

The House

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

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

The Rooftop

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

Pura Selva

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

Region 15

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

Ownership and Costs

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

Singular by the Jungle

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

Viewings are by appointment.

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

⛲️ Features:

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

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

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

Villa Xibalba is a private estate of two matching villas on over two acres of jungle land in Kantenah, on the stretch of coast between Puerto Aventuras and Xpu Ha. Six bedrooms are split three to each villa, with four bathrooms and sleeping capacity for sixteen. The estate is offered whole rather than as separate units, and its distinguishing feature is a cenote within the grounds.

The Cenote

The cenote sits apart from the pool, an open sinkhole in the limestone reached by a timber stair that descends between the rock walls. Ferns and bromeliads have taken hold across the exposed stone, and the opening is edged with dry-stone walling and planting rather than built over. Private cenotes rarely come to market in this corridor and cannot be replicated, which is the strongest argument this estate makes.

The Pool

Separately, a large freeform pool wraps the centre of the plot in two connected basins, divided by a planted rock island with a waterfall spilling between them. The edges are laid in rough limestone rather than tile, so the water reads closer to a natural pool than a rectangle of blue. Sun loungers, a sand-toned deck and mature palms surround it.

The Palapa Bar

A thatched palapa off the pool holds a full bar built in rustic timber, seating eight at the counter with a wall-mounted television behind and hanging swing seats along the open side. Outdoor dining and a barbecue sit under the same roof, opening straight onto the water.

Two Villas, Six Bedrooms

The villas are identical in layout and furnishing, finished in a warm traditional palette with stucco walls, terracotta floors and dark timber joinery. Each holds an open living space with a large sofa and a wall-mounted television, an eight-person dining table, an eat-in kitchen bar, and a fully equipped kitchen with a stainless refrigerator, oven and hob. Full-height glazed doors open onto terraces strung with hammocks under thatched shade umbrellas, and air conditioning runs throughout.

Each villa carries three bedrooms. The top-floor principal suite has a king bed, a lounge chair and an en-suite bathroom with a large shower and twin basins. Two further bedrooms sit on the ground floor: one with two queen beds, a sofa bed and direct patio access, the other with two double beds. Both have generous closet space and share a bathroom fitted with dual showers and twin basins.

The Setting

Kantenah sits in Solidaridad, roughly midway between Playa del Carmen and Tulum, with the coast a short drive east. Cenote Azul and Cenote Cristalino are both around six kilometers away, Xpu Ha beach about the same, and Akumal roughly eleven. The land around the estate is jungle, and the plot is screened by mature palms on all sides.

The estate currently operates as a vacation rental. Private viewings by appointment.

📍 Location: Kantenah, Solidaridad, Quintana Roo
🌴 Position: Inland jungle plot, short drive to Xpu Ha beach and the cenote route

⛲️ Features:

• Two matching private villas on one plot
• 6 bedrooms (3 per villa), 4 bathrooms
• Sleeps up to 16
• Over 2 acres (approx. 8,100 m²) of private grounds
• Cenote within the grounds, with stepped access
• Large freeform pool with rock island and waterfall
• Palapa bar seating eight, with swing seats
• Outdoor dining and barbecue under thatch
• Rooftop terraces with palapas on both villas
• Hammock terraces off the ground floors
• Fully equipped kitchens with eat-in bars
• Eight-person dining tables in each villa
• En-suite principal suites with twin basins
• Air conditioning throughout

🛏 Bedrooms: 6 (3 per villa)
🛁 Bathrooms: 4
📏 Land: Over 2 acres (approx. 8,100 m²)
👥 Sleeps: 16

• Natural cenote with stepped access
• Large freeform pool with rock island and waterfall
• Palapa bar with seating for eight and hanging swing seats
• Shaded palapa with outdoor dining
• Barbecue grill
• Rooftop terraces with palapas and seating
• Thatched shade umbrellas and hammocks along the villa terraces
• Over 2 acres of private jungle grounds
• Air conditioning throughout both villas
• Fully equipped kitchens in each villa
• Washer
• On-site parking
• Wi-Fi

Villa Shalimar is a private estate of three matching villas set on 2.2 acres of jungle garden at Xpu Ha, midway along the coast between Playa del Carmen and Tulum. The three buildings share a single plot and a pool that runs the length of it, and the property is offered as a whole rather than as separate units. Across the estate there are six bedrooms and eight and a half bathrooms, with sleeping capacity for twelve.

Three Villas, Six Bedrooms

Each villa is laid out identically. The ground floor is open plan, with living, dining and kitchen running together and opening to the pool terrace through wide sliding doors. Kitchens are fitted with granite-topped islands, full ovens and hobs, and refrigerators with ice dispensers. Upstairs, the principal bedroom has a queen bed and a private bathroom with a double rain shower in stone. The second bedroom sits on the ground floor with a king bed, convertible to twins, and its own bathroom with a corner shower and a soaking tub. Air conditioning runs throughout, with ceiling fans in the bedrooms, and floors are laid in large-format stone tile.

The Pool

The pool does not sit in one block. It steps through the grounds on several levels, held by dry-stone retaining walls, with a waterfall spilling between the upper and lower basins and a timber bridge crossing at the midpoint. Shallow shelves run along the edges for loungers at water level, and one arm reaches under the palapa and surfaces there as a swim-up bar with stools set into the water. From the villas' upper terraces the whole run of it reads as a single body of water threading between the buildings.

The Palapa

The palapa is a fourth structure rather than a shade canopy. Under a full thatched roof carried on rough timber posts sit a bar counter with stools, two dining tables including one that seats ten, an outdoor kitchen with a gas cooktop and open shelving against rough stone walls, hammocks slung between the posts, and two and a half bathrooms of its own. It opens on every side to the lawn and the pool.

The Plot

The land runs to 2.2 acres, roughly 8,900 square meters, planted densely with mature trees, coconut palms and tropical foliage, with lawn between the villas and the water. The planting does the work of separating the three villas from one another and screening the estate from its boundaries, which is what allows a property holding twelve people to still read as private.

Xpu Ha

Xpu Ha lies on the coast road between Playa del Carmen and Tulum, known for one of the wider and calmer beaches along this stretch. The estate sits inland of the sand, about a five-minute drive rather than a walk, with Kantenah Bay and Xpu Ha beach under a kilometer away and a small supermarket within two. Playa del Carmen is roughly 30 km north and Tulum roughly 35 km south. Cancún International Airport is around 80 km, Cozumel around 48 km.

The estate currently operates as a vacation rental. Private viewings by appointment.

📍 Location: Xpu Ha, Quintana Roo
🌴 Position: Five minutes inland from Xpu Ha beach and Kantenah Bay

⛲️ Features:

• Three matching private villas on one plot
• 6 bedrooms, 8.5 bathrooms
• Sleeps up to 12
• 2.2 acres (approx. 8,900 m²) of planted grounds
• Multi-level pool with waterfall, bridge and swim-up bar
• Thatched palapa with outdoor kitchen, bar and dining for ten
• Open-plan ground floors opening to the pool
• Granite-topped kitchen islands, full ovens and hobs
• En-suite bathrooms to every bedroom
• Double rain showers upstairs, soaking tubs downstairs
• Air conditioning throughout
• Free on-site parking

🛏 Bedrooms: 6 (2 per villa)
🛁 Bathrooms: 8.5
📏 Land: 2.2 acres (approx. 8,900 m²)
👥 Sleeps: 12
💵 Price: $950,000 USD

• Multi-level pool with timber bridge and waterfall
• Swim-up bar with submerged stools
• Shallow sun shelves and pool-level lounging
• Large thatched palapa pavilion
• Palapa kitchen with gas cooktop and stone walls
• Bar counter, two dining tables and hammocks under the palapa
• Mature jungle gardens and lawns across 2.2 acres
• Air conditioning throughout all three villas
• Ceiling fans in all bedrooms
• Free on-site parking
• Wi-Fi

Villa Angelina is a five-suite private residence set on 450 square meters of land a short drive west of Tulum's town centre, where a contemporary white-rendered volume opens onto a round pool, a lawn and a mature palm garden. Three hundred square meters of interior space are arranged over two storeys, and the house is sold fully furnished and equipped.

Five Suites

The villa holds five bedroom suites and four and a half bathrooms. Rooms are finished in a restrained palette of white walls, pale stone floors and tzalam-toned timber, with several opening directly onto the garden or a terrace through full-height glazing. Smart TVs are installed in the living room and in every bedroom. Bathrooms range from a marble-lined suite with a freestanding basin to a walk-in shower finished in patterned cement tile.

The Pool and Garden

The pool is the centre of the plan. A circular basin sits in a lawn edged by a broad sand-toned deck, with loungers, a dining terrace and a spa and yoga area under the palms. The garden is mature rather than newly planted, and the ground floor living space opens to it almost entirely, so the distinction between inside and outside largely disappears during the day.

Living and Kitchen

The main living room is a double-height space with a curved sofa oriented toward the pool. The kitchen is fully equipped and finished in dark stone with timber cabinetry and a breakfast bar. A separate dining area sits between the two, beneath a sculptural pendant, with the staircase to the upper floor alongside.

Fully Private, No Condominium Regime

Villa Angelina is a standalone private villa rather than a unit within a development. There is no condominium regime and no HOA fee, which means no shared-amenity charges and no association rules governing use of the property.

The Setting

The villa sits minutes from Tulum's town centre and its restaurants and shops, with the Caribbean beaches a short drive east. The immediate surroundings are residential and quiet, screened by mature planting on all sides.

The property has been operated as a vacation rental and documented rental performance records are available to qualified buyers on request. Private viewings by appointment.

📍 Location: Tulum, Quintana Roo
🌴 Position: Minutes from the town centre, short drive to the beaches

⛲️ Features:

• 5 bedroom suites
• 4.5 bathrooms
• Private circular swimming pool
• Mature tropical garden
• Spa and yoga area
• Outdoor lounge and dining terrace
• Double-height living room
• Fully equipped kitchen with breakfast bar
• Sold fully furnished and equipped
• Smart TVs in living room and all bedrooms
• Washer and dryer
• High-speed Wi-Fi
• Secure, fully private plot

🛏 Bedrooms: 5 suites
🛁 Bathrooms: 4.5
📐 Interior: 300 m² (~3,229 sqft)
📏 Land: 450 m² (~4,844 sqft)
🏡 HOA: None — fully private villa, no condominium regime
💵 Price: $595,000 USD

• Private swimming pool
• Tropical garden
• Spa and yoga area
• Outdoor lounge area
• Fully furnished and equipped throughout
• Fully equipped kitchen
• Smart TVs in the living room and every bedroom
• Washing machine and dryer
• High-speed Wi-Fi
• Secure property
• No condominium regime, no HOA fees

House Yaxche was built around the trees rather than in place of them. Set on Lot 12 of Casa Verde, a gated community in Region 15, the residence occupies 571 m² / 6,146 sq ft of jungle floor and unfolds across 380 m² / 4,090 sq ft of construction arranged in two volumes that face each other across a courtyard. Trunks rise through the terraces and pass through the slabs. Light arrives already filtered. The house is delivered fully furnished, down to the tzalam beds, the parota millwork and the art on the walls.

Arrival

Past the community gate, a permeable drive receives two vehicles beneath standing canopy. The lot is bounded by a concrete and stone wall closed at the top with treated railway sleepers, the same detail carried across the front access wall, and washed concrete stepping stones lead in through the planting. A travertine stair climbs the outer face of the front volume to the upper studio. The entry sequence is deliberately slow. You pass through vegetation before you reach any door.

The Courtyard

The plan folds around a pool finished in green jade below the water line and edged in stone, with loungers set on travertine at the rim. A covered pavilion runs along one flank: recessed shelving, a Weber gas grill, a wood grill, quartz counters and a concrete island long enough for eight stools. Ceiling fans turn under the slab. Every principal room in the house opens onto this space.

The Main House

Veracruz travertine runs underfoot in long brushed matte lengths, the same stone laid outside so the floor reads continuous through the sliding glass. The living volume holds a full kitchen in parota with a live edge dining table for ten and a bookshelf wall carrying the television. A guest bathroom and laundry sit off the entry. Upstairs, two bedrooms face the canopy. The master takes a tzalam headboard, a parota closet, a steam bathroom and a private balcony. The second bedroom carries two queen beds and opens to its own terrace above the pool.

Two Independent Studios

Each studio measures 56 m² / 603 sq ft and functions on its own. One sits at ground level with a kitchen, a full bathroom and a dressing room, opening directly onto the pool deck. The other occupies the upper floor of the front volume, reached by its own exterior stair, with a kitchen, a bathroom, a closet and a balcony level with the treetops. Both are furnished with king beds, hardwood headboards, marble topped credenzas and blackout linen. Either can be closed off entirely from the main house, which lets the property read as one residence or as three.

Materials and Finishes

Structure is 18 cm block with beam and polystyrene slabs, solid where the bathrooms sit. Interior ceilings carry a chukum style plaster finish. Windows are Spanish Series 10000 in matte black, glazed with laminated panes over a PVB interlayer and fitted with mosquito screens. Cooling is Lennox inverter minisplit. The kitchen is parota with Blum hardware, polished ivory quartz counters and Teka throughout: double stainless sink, five burner cooktop, 80 cm oven and integrated hood. Bathrooms carry cast concrete counters in a polished ivory quartz finish, parota vanities, Helvex Vertika fittings, tempered glass shower doors and lit mirrors. Doors and closets are parota with matte black hardware. Railings are matte black ironwork. Hot water runs off a Rheem storage heater.

Built to Run Quietly

Solar panels on the roof feed a bidirectional meter. The pool is heated and served by its own equipment room with pumps, filters, skimmers and bottom drain. There is a storage room, an outdoor laundry area, a solarium on the upper deck and a planted pergola walkway crossing above the courtyard.

What It Is

Region 15 is Tulum's quiet residential grid, minutes from the town center and the Coba corridor, without the density that has arrived elsewhere. Casa Verde holds the lot inside a gate, which matters for a house that will sit empty between stays. House Yaxche is complete, furnished and ready to occupy. For a buyer who wants a primary residence with two rental keys attached, or a family compound that can absorb guests without anyone sharing a wall, the configuration is unusually direct. Private viewings by appointment.

Ownership Note

The property sits within Mexico's restricted zone, so foreign buyers hold title through a bank trust known as a fideicomiso or through a Mexican corporation. Both routes are standard and routinely handled at closing.

📍 Location: Casa Verde gated community, Lot 12, Region 15, Tulum, Quintana Roo
🌴 Position: Interior jungle lot, minutes from Tulum town center

⛲️ Features:

• Gated community
• Main house plus two fully independent studios of 56 m² / 603 sq ft each
• Heated pool finished in green jade with travertine deck
• Covered outdoor kitchen with Weber gas grill, wood grill and quartz counters
• Mature trees retained and built through the structure
• Solar panels with bidirectional meter
• Veracruz travertine floors inside and out
• Laminated glass windows in matte black frames with mosquito screens
• Lennox inverter minisplit air conditioning
• Teka kitchen with parota cabinetry and Blum hardware
• Steam bathroom in the master
• Planted pergola walkway and upper solarium
• Balconies and terraces off every bedroom
• Delivered fully furnished including artwork
• Storage room, outdoor laundry area and parking for two vehicles

🛏 Bedrooms: 4
🛁 Bathrooms: 3 full plus 1 half
📏 Size: 380 m² / 4,090 sq ft construction on 571 m² / 6,146 sq ft of land
💵 Total Price: $1,050,000 USD

• Gated community
• Main house plus two fully independent studios of 56 m² / 603 sq ft each
• Heated pool finished in green jade with travertine deck
• Covered outdoor kitchen with Weber gas grill, wood grill and quartz counters
• Mature trees retained and built through the structure
• Solar panels with bidirectional meter
• Veracruz travertine floors inside and out
• Laminated glass windows in matte black frames with mosquito screens
• Lennox inverter minisplit air conditioning
• Teka kitchen with parota cabinetry and Blum hardware
• Steam bathroom in the master
• Planted pergola walkway and upper solarium
• Balconies and terraces off every bedroom
• Delivered fully furnished including artwork
• Storage room, outdoor laundry area and parking for two vehicles

📍 Location Región 15, Tulum 🌴 Position Manzana 189 on 25 Poniente bis, eight minutes from Tulum Beach

The Idea

The walls are made of coconut husk. Not clad in it, not accented with it. The structural walls of this house are built from coconut fiber, an agricultural byproduct that Quintana Roo produces in volume and usually burns or buries. Thirty centimetres thick. That single decision changes everything downstream, and it is the reason this house does not look, feel, or behave like the concrete boxes going up around it.

The House

Three levels, 210 m² / 2,260 sq ft of construction on a 145.7 m² / 1,568 sq ft lot. The ground floor opens as one continuous run: integral kitchen with stone countertops and custom hardwood cabinetry, breakfast area, pantry, living room, half bath, and floor to ceiling glass sliding back onto a private plunge pool and a 19 m² / 205 sq ft garden. One parking space.

The second level holds both bedrooms, each with a full bathroom, custom wardrobes in woven cane and hardwood, and the acoustic quiet that thick fiber walls produce naturally. Morning light comes through sheer curtains onto the canopy.

The third level is given over entirely to leisure. A rooftop garden with a built in bar and open views across the Región 15 treeline, which at this height means jungle in every direction rather than the neighbours.

The Material

Coconut fiber walls provide thermal and acoustic insulation that concrete cannot. Interiors stay cooler and quieter without leaning on air conditioning, which is the practical benefit a buyer feels every single day in Tulum. The developer reports that the walls absorb CO2 as they cure and continue to strengthen with age rather than degrade, and cites annual energy savings above 60 percent against conventional construction. These are the developer's figures and are not independently certified. Buyers should request the supporting documentation directly.

Around it, the architecture is built to move air. High ceilings, large format windows, cross ventilation designed so heat rises and escapes rather than collecting. The house breathes.

The Water

In place of a conventional septic tank, the project runs a biodigester paired with a constructed wetland. Organic matter breaks down biologically, then plants and natural substrates finish the purification before water returns to the ground. In a town built on a limestone shelf riddled with cenotes and underground rivers, that is not a marketing gesture. It is the difference between a house that sits on the aquifer and a house that protects it.

The Position

Región 15 sits between La Veleta and the coast, with Aldea Zamá across Avenida Kukulkán. This particular pocket, Manzana 189 on 25 Poniente bis, keeps a high density of original vegetation and quiet streets, and reads as a neighbourhood built for people who actually live here rather than a corridor of short term rental inventory. The immediate surroundings include Atman Residences, Mistiq Gardens, Naia Tulum, and Jungle Villas. Eight minutes to the sand.

The Scarcity

There are two villas. That is the entire project. Unit 1 currently serves as the showroom and is ready for immediate delivery. Unit 2 is under construction with delivery projected for 2027. When both are placed, there is no third.

The Terms

List price 7,950,000 MXN per villa, approximately $461,000 USD at current rates, which works out to roughly 37,857 MXN per square metre of construction. Three payment structures are available:

• Cash. 90 percent on signing with a 5 percent discount, 10 percent on delivery.
• 30 60 10. 30 percent down, 60 percent across construction interest free, 10 percent on delivery.
• 50 40 10. 50 percent down, 40 percent across construction interest free, 10 percent on delivery.

USD figures move with the exchange rate. Pricing is set in Mexican pesos.

Ownership

Tulum sits inside Mexico's restricted zone, within 50 km of the coastline. Foreign buyers acquire through a fideicomiso, a bank trust granting full rights of use, lease, sale, and inheritance, or through a Mexican corporation where the use case supports it. Standard, routine, and handled at closing.

🛏 2 Bedrooms 🛁 2.5 Bathrooms 📏 210 m² / 2,260 sq ft 💵 $461,000 USD

• 2 bedrooms with acoustic insulation
• 2 full bathrooms plus 1 half bath
• Three built levels
• 210 m² / 2,260 sq ft construction on 145.7 m² / 1,568 sq ft of land
• Private plunge pool
• 19 m² / 205 sq ft landscaped private garden
• Rooftop garden with jungle canopy views and built in bar
• Private ground floor terrace
• Integral kitchen with stone countertops and custom hardwood cabinetry
• Breakfast area and pantry
• Utility and laundry room
• One parking space
• Coconut fiber walls 30 cm thick
• High ceilings and large format windows for cross ventilation
• Constructed wetland and biodigester water treatment
• Eight minutes from Tulum Beach
• Micro development of only two villas

📍 Location Región 15, Tulum 🌴 Position One street from Avenida Kukulkán, fifteen minutes from the Hotel Zone and the beach

The Approach

A solid timber gate set into a white wall, banana leaf pushing against it, and then the sound of water. Bang Bao Villa keeps everything behind that line. From the street it gives away nothing. Inside, a courtyard opens around a private pool with the house wrapped on two sides, palm trunks rising past the second floor balconies, chukum walls holding the light the way only chukum does.

The House

Three bedrooms across two levels, three bathrooms, four beds. The ground floor runs open from the entry through to the pool, glass doors folding back so the living room becomes terrace and the terrace becomes courtyard. Built in seating along one wall, a long timber table under a beam light fixture, kitchen fully equipped and ready to cook in tonight. Upstairs the bedrooms take the canopy views, sliding doors to private balconies, palms at eye level.

The material language is restrained and consistent. Polished cement floors, chukum and lime plaster, tzalam and parota joinery, woven and macramé textiles. Nothing here is provisional. The house was finished, furnished, and put straight into service.

The Courtyard

The pool sits at the centre of the plot rather than at the edge of it, which is the reason the house works. Sun beds and pool chairs on the deck, palms filtering the afternoon, thatch on the boundary wall. It holds twelve people for dinner or one person with coffee at seven in the morning and reads correctly either way.

The Lot Beside It

This is what separates Bang Bao from every other finished villa in Región 15. The empty parcel next door belongs to the same owner and comes with the house as an option, not an obligation. Take the villa on its own 242.575 m² and you have a complete, operating, income producing home. Add the lot and you control the frontage, with room for a second build, a guest structure, a larger garden, or simply the certainty that nothing goes up on the other side of your wall.

The parcel is approximately 2,000 m² / 21,528 sq ft. The owner will also divide it and sell half at 1,000 m² / 10,764 sq ft. Land at this level inside Región 15, one street from Avenida Kukulkán, is not something that comes back around.

The Position

Región 15 sits between La Veleta and the coast, with Aldea Zamá directly across Avenida Kukulkán. The house is one street off the avenue, which puts the commercial strip, the Mistiq developments, and the Kukulkán access corridor to the beach within a few minutes. Fifteen minutes to the Hotel Zone. Región 15 has moved faster on price per square metre than almost anywhere else in Tulum, and the properties holding that value are the ones with real construction on real title rather than another studio in another tower.

The Numbers

The owner reports strong and consistent rental performance, and the house currently operates as a short term rental with furniture, equipment, and operating setup in place. Reported returns should be verified independently by the buyer against booking records and financials before any offer is made.

Three Ways to Buy

• Villa only, on its 242.575 m² / 2,611 sq ft lot. $550,000 USD
• Villa plus half the adjacent lot, total 1,242.575 m² / 13,375 sq ft. $689,000 USD
• Villa plus the full adjacent lot, total 2,242.575 m² / 24,139 sq ft. $828,000 USD

Ownership

Tulum sits inside Mexico's restricted zone, within 50 km of the coastline. Foreign buyers acquire through a fideicomiso, a bank trust granting full rights of use, lease, sale, and inheritance, or through a Mexican corporation where the use case supports it. Standard, routine, and handled at closing.

🛏 3 Bedrooms 🛁 3 Bathrooms 📏 Lot 242.575 m² / 2,611 sq ft 💵 From $550,000 USD

• 3 bedrooms across two levels, 4 beds
• 3 bathrooms
• Private pool and terrace courtyard
• Fully equipped kitchen
• Fully furnished and equipped, turnkey
• Air conditioning, ceiling fans, hot water
• Laundry
• Gated private access
• Pool chairs and sun beds
• Gardener and pool maintenance in place
• Chukum, polished cement, and hardwood joinery throughout
• Close to commercial areas on Avenida Kukulkán
• Adjacent 2,000 m² lot available in full or half

📍 Location Los Árboles Tulum, Carretera Tulum Nuevo Xcán
🌴 Position Five acre jungle lot, gated, fifteen minutes from downtown Tulum

Two hectares of high canopy jungle, and a house that occupies almost none of it. Los Árboles caps construction at five percent of any lot, so what surrounds this residence is not landscaping that a neighbour might one day clear. It is jungle, and it stays jungle, part of a preserve running to twelve hundred acres. Toucans and monkeys move through it. The nearest sound is the community gate, and that is a long way off.

The house runs on one level, 260 m² / 2,799 sq ft of interior opening onto 91 m² / 980 sq ft of covered terrace and a further 307 m² / 3,305 sq ft of outdoor living. Three bedrooms, three bathrooms and a half, all air conditioned. The plan is built around water: a lap pool of 21 meters, seventy feet, finished in black metallic tile so it reads as a dark line cut through the green rather than a blue rectangle dropped into it. Long enough to actually swim.

The Terraces

There are two, and they do different jobs. The first sits under a pergola with seating for sixteen, which is the number that turns a house into a place people gather. The second is quieter, built against a waterfall wall, with a life size jaguar carved from zapote wood standing in it. Zapote is the wood the Maya used for lintels because it outlasts everything, and the piece was made by hand. Beyond both, garden and patio give way to jungle without a fence line to interrupt them.

The Systems

Los Árboles is an off grid community, so this is not a house that depends on the grid arriving. Solar panels carry it, lithium batteries hold the charge overnight, and a generator sits behind both of those. Starlink handles connectivity, which matters more here than it would in town. A water softener runs throughout and the fixtures are Moen under lifetime warranty, the sort of specification that only shows itself years later. Dogs are welcome. Furnishings are negotiable.

Features

• 🌳 Five acre lot, 20,234 m² / 217,799 sq ft, within a twelve hundred acre preserve
• 🏊 Lap pool of 21 m / 70 ft in black metallic tile
• 🏡 Single level plan, three bedrooms, three and a half bathrooms
• 🍽 Pergola covered terrace seating sixteen
• 🐆 Waterfall terrace with life size zapote jaguar
• ☀️ Solar array, lithium storage and backup generator
• 📡 Starlink connectivity
• 🔒 Gated community with security around the clock

Ownership

Tulum sits within Mexico's restricted zone. Foreign buyers acquire through a fideicomiso, a bank trust granting full rights of use, lease, improvement, inheritance and sale. Mexican nationals and Mexican corporations hold title directly. Los Árboles carries a homeowners association fee of USD $1,700 and community rules governing land use, materials and construction footprint. Buyers should review the HOA statutes and confirm areas, systems and fee terms independently.

🛏 3
🛁 3.5
📏 260 m² / 2,799 sq ft interior
🌳 20,234 m² / 5 acres lot
💵 USD $600,000

• 🌳 Five acre lot, 20,234 m² / 217,799 sq ft, within a twelve hundred acre preserve
• 🏊 Lap pool of 21 m / 70 ft in black metallic tile
• 🏡 Single level plan, three bedrooms, three and a half bathrooms
• 🍽 Pergola covered terrace seating sixteen
• 🐆 Waterfall terrace with life size zapote jaguar
• ☀️ Solar array, lithium storage and backup generator
• 📡 Starlink connectivity
• 🔒 Gated community with security around the clock

Set within La Privada, one of Aldea Zamá's most established gated enclaves, Casa Abaton rises across three levels and a rooftop terrace. Six bedrooms, two swimming pools and a level of finish that reads immediately on arrival. This is a residence built for a family that wants space without leaving the centre of Tulum's most liveable neighbourhood.

The Residence

Three stories plus rooftop, 360 m² / 3,875 sq ft of construction on a 380 m² lot with an additional 130 m² of terrace and outdoor area.

• Six bedrooms, six full bathrooms plus two half baths
• High end finishes and equipment throughout
• Ground floor swimming pool
• Rooftop swimming pool and terrace
• Three level layout with clear separation of living and sleeping areas

La Privada Amenities

• Gated community with controlled access and 24/7 security
• Club house
• Community swimming pool
• Padel court
• Restaurants, fresh market and convenience store directly across the street
• Ahau Hotels Vacation Club Membership included

Location

Aldea Zamá remains the most complete address in Tulum. Paved streets, full services, walkable retail and a fifteen minute drive to the beach. La Privada sits inside that grid with its own layer of privacy and security.

📍 La Privada, Aldea Zamá, Tulum
🌴 3 stories plus rooftop terrace
⛲️ Two pools plus full La Privada amenity package
🛏 6 Bedrooms
🛁 6.5 Bathrooms
📏 360 m² / 3,875 sq ft construction | 380 m² lot + 130 m²
💵 $1,680,000 USD

‍

• Six bedrooms, six full bathrooms plus two half baths
• High end finishes and equipment throughout
• Ground floor swimming pool
• Rooftop swimming pool and terrace
• Three level layout with clear separation of living and sleeping areas
• Gated community with controlled access and 24/7 security
• Club house
• Community swimming pool
• Padel court
• Restaurants, fresh market and convenience store directly across the street
• Ahau Hotels Vacation Club Membership included

Four hundred sixty seven square meters of finished construction on a 321 square meter lot in El Mirador, delivered turnkey and ready to occupy. Polished concrete runs throughout, offset by reclaimed wood ceilings, volcanic stone facing, and marble surfaces that catch the light from floor to ceiling glazing on every level. The entry crosses a reflecting channel of water before the house opens into a single continuous volume of kitchen, dining, and lounge that folds out to the pool.

Living and Kitchen

The main level runs as one open floor. A double island kitchen in marble and dark timber anchors the space, with full appliance package, breakfast seating for four at the counter, and a dining table seating twelve beneath a slatted timber ceiling and pendant array. Sliding glass panels retract to the pool deck and outdoor bar with grill, making the interior and terrace read as one room.

Bedrooms and Bathrooms

Six bedrooms across the upper floors, several with private terrace access and jungle outlook, others configured with twin kings for larger groups. Five and a half bathrooms finished in polished concrete with rain showers, black stone vessel basins, and reclaimed timber detailing. Primary suites open directly to planted terraces.

Outdoor and Rooftops

Two separate rooftops. The lower terrace holds the main pool with sun deck, shaded bar, and mature palm planting enclosed by privacy walls. The upper roof carries a plunge pool under a timber pergola with open views across the jungle canopy toward the coast.

Included Membership

Ownership includes Ahau Hotels vacation club membership benefits, extending access across the group's Tulum properties.

📍 El Mirador, Tulum
🌴 Two rooftops, pool and plunge pool, outdoor bar and grill
⛲️ Ahau Hotels vacation club membership included
🛏 6 bedrooms
🛁 5.5 bathrooms
📏 Land 321 m² / 3,455 sq ft
📏 Construction 467 m² / 5,027 sq ft
💵 $1,550,000 USD

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• El Mirador, Tulum
• Two rooftops, pool and plunge pool, outdoor bar and grill
• Ahau Hotels vacation club membership included
• 6 bedrooms
• 5.5 bathrooms
• 📏 Land 321 m² / 3,455 sq ft
• 📏 Construction 467 m² / 5,027 sq ft
• $1,550,000 USD

Casa Liana climbs three levels through the canopy of La Veleta, ending at a rooftop pool that sits level with the treetops. Inside, double height glazing pulls the jungle into the living space, and the material palette stays deliberately quiet: polished chukum, warm timber, woven pendant lighting. It is a house built to disappear into its surroundings rather than announce itself against them.

The Residence

• Two bedrooms
• Three bathrooms
• Three levels
• Double height living area with full height windows
• Sculptural open staircase
• 177 m² of construction on a 202 m² lot

Rooftop

• Private pool at canopy level
• Open terrace with jungle outlook

The Setting

La Veleta has become the address for buyers who want Tulum without the hotel zone. The streets are quieter, the lots are larger, and the jungle still has the upper hand. Cafés, wellness studios, and restaurants have filled in steadily over the past few years, and the town center sits a short drive away. It is where the design driven side of Tulum construction has concentrated.

📍 La Veleta, Tulum
🌴 Three level residence with rooftop pool
⛲️ Private pool, jungle outlook, double height living
🛏 2 bedrooms
🛁 3 bathrooms
📏 177 m² construction / 1,905 sq ft, 202 m² lot / 2,174 sq ft
💵 USD 625,000

• Two bedrooms
• Three bathrooms
• Three levels
• Double height living area with full height windows
• Sculptural open staircase
• 177 m² of construction on a 202 m² lot
• Private pool at canopy level
• Open terrace with jungle outlook

Pure Tulum 403 is a corner penthouse in a boutique building of only fifteen residences, two blocks from Aldea Zamá's commercial core and two from the new road to the beaches. The building is the work of Tacher Architects, designed bioclimatically so breezes cross the living areas and bedrooms, with interiors by B Huber and a staggered prism form that leaves no residence overlooked. A private elevator opens from the lobby directly into the apartment, where dining, kitchen and living run open onto a 568 sq ft terrace with its own plunge pool, kitchen bar and room to dine and lounge, all on one level. The principal bedroom holds an en suite bath and windows on two sides; both bedrooms have floor to ceiling glass with vertical privacy beams, facing protected green areas. Finishes run to chukum walls, local hardwood cabinetry, ojinaga marble floors and SMEG appliances.

📍 Location: Aldea Zamá, Tulum, Quintana Roo
🌴 Position: Two blocks to Aldea Zamá commercial areas, two blocks to the beach road

⛲️ Features:

• Corner penthouse in a boutique building of 15 residences
• Private elevator access direct from the lobby
• 568 sq ft terrace with private plunge pool and kitchen bar
• Open plan dining, kitchen and living on a single level
• Principal bedroom with en suite bath and dual aspect windows
• Floor to ceiling windows overlooking protected green areas
• Chukum finish walls, local hardwood cabinetry, ojinaga marble floors
• SMEG kitchen appliances
• Laundry room with stackable washer and dryer
• Building pool in Bali stone with baja shelf and hammocks
• Two fitness rooms, juice bar, lobby, security guard on duty
• Bioclimatic design by Tacher Architects, interiors by B Huber

🛏 Bedrooms: 2
🛁 Bathrooms: 2
📏 Size: 144 m² (~1,548 sqft)
💵 Total Price: $365,000 USD

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• Corner penthouse in a boutique building of 15 residences
• Private elevator access direct from the lobby
• 568 sq ft terrace with private plunge pool and kitchen bar
• Open plan dining, kitchen and living on a single level
• Principal bedroom with en suite bath and dual aspect windows
• Floor to ceiling windows overlooking protected green areas
• Chukum finish walls, local hardwood cabinetry, ojinaga marble floors
• SMEG kitchen appliances
• Laundry room with stackable washer and dryer
• Building pool in Bali stone with baja shelf and hammocks
• Two fitness rooms, juice bar, lobby, security guard on duty
• Bioclimatic design by Tacher Architects, interiors by B Huber

A two structure property in Aldea Zamá, minutes from the shops and restaurants, with protected green areas front and back. The main house holds the living, dining and kitchen spaces, a half bath and direct garage access, with the principal suite, full bath and walk in closet above, alongside a fourth room and a walk out terrace. A bridge crosses from that terrace to the rooftop of the rear structure, where a covered palapa and outdoor dining area catch the afternoon breeze. The second structure works as a guest house: two bedrooms, each with private patio, seating area, closet and desk, sharing a full bath. Off the main living spaces, a large deck in cement and traditional limestone holds a plunge pool and lounge area, with a second covered dining table and grill by the kitchen. Sold with appliances.

📍 Location: Aldea Zamá, Tulum, Quintana Roo
🌴 Position: Minutes to shops and restaurants, protected green areas front and rear

⛲️ Features:

• 4 bedrooms across two structures
• Principal suite with full bath and walk in closet
• Guest house with 2 bedrooms, private patios and shared full bath
• Rooftop palapa with outdoor dining area
• Walk out terrace with bridge to rear rooftop
• Plunge pool with lounge area
• Large deck in cement and traditional limestone
• Covered outdoor dining and grill off the kitchen
• Driveway and attached single garage
• Kitchen island, laundry room, ceiling fans
• Security guard on duty, pets allowed
• Sold with appliances

🛏 Bedrooms: 4
🛁 Bathrooms: 2.5
📏 Size: 254 m² (~2,739 sqft) on a 360 m² (~3,875 sqft) lot
💵 Total Price: $450,000 USD

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• 4 bedrooms across two structures
• Principal suite with full bath and walk in closet
• Guest house with 2 bedrooms, private patios and shared full bath
• Rooftop palapa with outdoor dining area
• Walk out terrace with bridge to rear rooftop
• Plunge pool with lounge area
• Large deck in cement and traditional limestone
• Covered outdoor dining and grill off the kitchen
• Driveway and attached single garage
• Kitchen island, laundry room, ceiling fans
• Security guard on duty, pets allowed
• Sold with appliances

Casa Fiesta Pakal sits two minutes on foot from Calle 7, the street that made La Veleta what it is, in a pocket of Tulum where you can leave the car behind and still reach dinner, a bike ride, or a short taxi to the beach. Three bedrooms each carry their own en suite bathroom, with a guest bathroom on the ground floor, and one bedroom opens to a private terrace looking over the pool and garden below. The kitchen runs open into the living area, a sprawling covered terrace holds the outdoor life of the house, and the rooftop crowns it with a jacuzzi. High walls, an electric fence, gated access and private parking close the property in on itself.

📍 Location: La Veleta, Tulum, Quintana Roo
🌴 Position: Two minute walk to Calle 7, gated and walled

⛲️ Features:

• 3 bedrooms, each with en suite bathroom
• Guest bathroom on the ground floor
• Private bedroom terrace overlooking pool and garden
• Open concept kitchen and living area
• Swimming pool and rooftop jacuzzi
• Sprawling covered terrace and generous backyard
• Fire pit and outdoor grill
• Granite counters, kitchen island, high ceilings
• Laundry room, ceiling fans, high speed internet
• Walled with electric fence, gated access, private parking

🛏 Bedrooms: 3
🛁 Bathrooms: 3.5
💵 Total Price: $499,000 USD

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• 3 bedrooms, each with en suite bathroom
• Guest bathroom on the ground floor
• Private bedroom terrace overlooking pool and garden
• Open concept kitchen and living area
• Swimming pool and rooftop jacuzzi
• Sprawling covered terrace and generous backyard
• Fire pit and outdoor grill
• Granite counters, kitchen island, high ceilings
• Laundry room, ceiling fans, high speed internet
• Walled with electric fence, gated access, private parking

Villa Las Almas sits on a residential street in Aldea Zamá, the only fully developed neighborhood in Tulum, where the houses share a single architectural language and the street reads as a neighborhood rather than a construction site. The lot backs onto standing jungle, so the trees behind the property are the view from every rear window.

The ground floor is one continuous volume. Kitchen, dining, and living run together and open through sliding glass onto a covered terrace, a gravel garden planted with palms, and a pool set at the far edge under the tree line. Travertine runs from the interior straight out to the terrace, so the floor never changes underfoot when you step outside.

Upstairs the plan opens into a second lounge on the landing, which gives the house a family room that is separate from the main social floor. The bedrooms run off it, each with jungle on the other side of the glass, and the principal opens onto its own terrace behind a glass balustrade. Cabinetry, headboards, and shelving are solid tropical hardwood throughout, built in rather than bought.

At 267 m² on a 360 m² lot, the house is sized for a family or a rental operator who needs real bed count without a trophy estate's carrying costs. It comes furnished as photographed.

📍 Location: Aldea Zamá, Tulum, Quintana Roo
🌴 Position: Residential street backing onto jungle, uniform neighboring architecture

⛲️ Key Features:

• Open plan kitchen, dining, and living on the ground floor
• Full width sliding glass to covered terrace and garden
• Pool set against the jungle tree line
• Second lounge on the upper landing
• Principal bedroom with private terrace and glass balustrade
• Solid hardwood cabinetry, headboards, and built in shelving
• Travertine floors inside and out
• Air conditioning and ceiling fans throughout
• Furnished as photographed

📐 Lot Size: 360 m² / 3,875 sq ft
📏 Construction: 267 m² / 2,874 sq ft
🛏️ Bedrooms: 5
💵 Price: $749,000 USD

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• Open plan kitchen, dining, and living on the ground floor
• Full width sliding glass to covered terrace and garden
• Pool set against the jungle tree line
• Second lounge on the upper landing
• Principal bedroom with private terrace and glass balustrade
• Solid hardwood cabinetry, headboards, and built in shelving
• Travertine floors inside and out
• Air conditioning and ceiling fans throughout
• Furnished as photographed

Villa Illume | 4 Bedroom Designer Villa in Aldea Premium, Tulum

Tucked near the end of a quiet cul de sac in Aldea Premium, Villa Illume sits inside one of Tulum's smallest and most guarded residential enclaves, just 36 homes in total. The neighbors are multimillion dollar estates. The price is not.

The ground floor opens into a single connected volume of kitchen, dining, and living space beneath three meter ceilings finished in wooden inlay and lit from a recessed cove. A full wall of sliding glass retracts entirely, so the room ends at a lap pool that runs the length of the garden with jungle canopy rising behind it. A covered pergola lounge and a stone outdoor kitchen sit alongside, which means dinner for ten happens without anyone deciding whether they are inside or out.

The second floor holds the bedrooms, each with its own bath, arranged along a corridor lit from a skylight above rather than windows onto the street. Bedrooms open to planted terraces. The top floor belongs to the principal suite alone, with a private terrace, a plunge pool set against a stone wall, a lounge under a wood pole canopy, and a half bath.

The house was completed in 2022 and has been kept to a standard that matches the enclave around it: travertine floors, chukum walls, solid wood cabinetry and doors throughout, and stone basins cut for each bath. What makes it unusual is not the finish level or the design. It is that a home of this quality exists in Aldea Premium at this number.

📍 Location: Aldea Premium, Aldea Zamá, Tulum, Quintana Roo
🌴 Position: Near the end of a private cul de sac, 36 home enclave, 24/7 security

⛲️ Key Features:

• Open concept kitchen, dining, and living on the ground floor
• 3 m / 9.8 ft ceilings with wooden inlay and cove lighting
• Full width retracting glass wall to pool terrace
• Lap pool with jungle backdrop and covered pergola lounge
• Stone outdoor kitchen and bar
• Rooftop principal suite with private terrace, plunge pool, lounge, and half bath
• Bedrooms en suite, several with terrace access
• Walk in closet with safe in principal suite
• Chukum finishes and travertine floors throughout
• Solid wood cabinetry, doors, and custom stone basins
• Skylit interior corridor with glass balustrade
• Maid's quarters and guest bath on ground level
• Garage parking
• Built 2022

📐 Lot Size: 304.25 m² / 3,275 sq ft
📏 Construction: 299.5 m² / 3,224 sq ft total

• Ground floor: 107.2 m² / 1,154 sq ft
• Second floor: 99.8 m² / 1,074 sq ft
• Third floor: 77.7 m² / 836 sq ft
• Pool: 18.9 m² / 203 sq ft

🛏️ Bedrooms: 4
🛁 Bathrooms: 4.5
💵 Price: $650,000 USD

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• Open concept kitchen, dining, and living on the ground floor
• 3 m / 9.8 ft ceilings with wooden inlay and cove lighting
• Full width retracting glass wall to pool terrace
• Lap pool with jungle backdrop and covered pergola lounge
• Stone outdoor kitchen and bar
• Rooftop principal suite with private terrace, plunge pool, lounge, and half bath
• Bedrooms en suite, several with terrace access
• Walk in closet with safe in principal suite
• Chukum finishes and travertine floors throughout
• Solid wood cabinetry, doors, and custom stone basins
• Skylit interior corridor with glass balustrade
• Maid's quarters and guest bath on ground level
• Garage parking
• Built 2022
• Ground floor: 107.2 m² / 1,154 sq ft
• Second floor: 99.8 m² / 1,074 sq ft
• Third floor: 77.7 m² / 836 sq ft
• Pool: 18.9 m² / 203 sq ft