Tulum Land for Sale

Claim your sanctuary on the prestigious 7th fairway of the PGA Riviera Maya. This expansive 8,310 square foot homesite offers a rare opportunity to design a bespoke architectural masterpiece where manicured greens meet the untamed beauty of the Mayan jungle. Here, your morning view is a vista of emerald fairways, and your soundtrack is the gentle rustle of the tropical canopy. Living in the Estrellas community grants you seamless access to an elevated lifestyle, from the Kay beach club to world class resort amenities. Whether you envision a sleek contemporary villa or a lush tropical retreat, this prime lot serves as the perfect canvas for your legacy in the heart of the Riviera Maya’s most coveted gated community.

A corner lot of 2,500 square metres, fifty metres by fifty, in Región 8 of Tulum, two hundred metres from Avenida Kukulkán and fifty metres from the paved road, with direct access and electricity already at the plot. It is Manzana 676, Lote 003.

The lot

A perfect square on a corner, so it takes access and light from two streets, which is what makes it buildable as more than a single house. It carries TH2 density, the zoning that allows multi unit residential, and at 2,500 square metres it is large enough for a small condominium scheme, a set of villas or one large private compound. Services are in and the documentation is in order.

Región 8

Región 8 is the part of Tulum closest to the beach road, reached off Avenida Kukulkán, which runs down to the hotel zone and the sand. It has been the fastest moving development zone in the town for several years, and this lot sits two hundred metres from that avenue on a paved approach.

Price

$9,800,000 MXN, which is $3,920 MXN per square metre across 2,500 square metres, about $533,000 USD at 18.37 pesos to the dollar. The peso figure is the asking price and the dollar figure moves with the rate.

What you can do with it

Land of this size inside Región 8 rarely comes up on a corner with services already run, and the square shape means a scheme can be laid out without the awkward setbacks a long narrow plot forces. Most of what trades on this side of the town is half the size or further from the avenue.

Buy it and hold it, build on it yourself, or have us design and build the scheme with you. For the cadastral plan, the title documents and a site visit, get in touch and we will arrange it.

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

• Corner lot of 2,500 m², 50 by 50 metres
• TH2 density zoning
• Electricity and direct access at the plot
• 200 metres from Avenida Kukulkán
• 50 metres from the paved road
• Documentation in order

Residential lots of 1,000 square metres, twenty metres of frontage by fifty metres deep, at Ciudad Muyil, a new grid of streets being laid out at Muyil, twenty kilometres south of Tulum on the road to Felipe Carrillo Puerto. Almost every lot in the plan is the same size, with a handful of exceptions and corner plots.

Where it is

Muyil, also called Chunyaxché, is the last village before the Sian Ka’an Biosphere Reserve, and the development sits about two kilometres from the lagoons and the Muyil archaeological site and about one kilometre from the entrance to the reserve itself. Sian Ka’an is the largest protected area on this coast, a UNESCO World Heritage site of lagoons, mangrove and reef, and nothing can be built inside it, which fixes what this land will always look out on. Tulum, its beach road and its airport are twenty to thirty minutes north on the 307.

What is there now, and what is coming

This is raw land at the beginning of its life. The plan lays out the streets, the blocks and the green areas, and the developers are to install the roads, the lighting and the services; on their own timetable that work starts in two to three years, with houses and apartments following two or three years after that. Nothing else residential is being built this close to Muyil at the moment. The other projects around the village are tourism infrastructure for the lagoons and the ruins, which is parking, boat services, market space and schools rather than competing subdivisions.

Who it is for

It is a long term holding rather than a house to move into, bought at the stage before services arrive, and it is priced accordingly. Commercial lots of the same size are also available, and larger commercial parcels have not yet been released.

Price

From $500,000 MXN for a 1,000 square metre lot, about $27,000 USD at 18.37 pesos to the dollar. The peso figure is the asking price and the dollar figure moves with the rate.

Buy it and hold it, build on it yourself when the services arrive, or have us design and build the house for you when the time comes. For the plan, the available lot numbers and a drive down to see it, get in touch and we will arrange it.

• Lots of 1,000 m², 20 metres by 50 metres
• Streets, lighting and services to be installed by the developers
• Two kilometres from the Muyil lagoons and archaeological site
• One kilometre from the Sian Ka’an reserve entrance
• Twenty kilometres south of Tulum on the 307
• Commercial lots available on the same grid

Seven point nine hectares of jungle in Francisco Uh May, with an open cenote on the ground and a camp already standing on it. Nineteen minutes north of Tulum town on Highway 109.

The surveyed area is 79,049.486 m² on the topographic plan drawn in April 2018. The polygon runs to eight sides, the two longest at 360.47 m and 314.83 m, with 150 m of marked access frontage on the southeast boundary. Every corner carries a bearing, a distance and a UTM coordinate on that plan, and the neighboring parcels are named on it.

What is already built matters here as much as the ground. A three level observation tower stands clear of the canopy, stair flights to each deck and solar panels on the top platform. Below it sit a wide circular tensile canopy for shade and gathering, a round building under a conical roof beside a second under red tile, and raised timber platforms carrying safari tents up among the trees. Several rooms are finished and in use: concrete floors, white walls, round timber beams overhead, sliding windows on two and three sides opening straight into jungle, a vanity with a Talavera basin in each and a shower room off. One of them looks out across the water.

The asking price is $6,000,000 MXN. The USD figure shown on this listing is indicative, converted at approximately 18.75 pesos to the dollar, and it moves with the rate. The peso figure is the one that stands. Against the surveyed area that is $75.90 MXN per square meter.

Francisco Uh May is the band of country inland from the Tulum to Coba road. SFER IK Uh May opened out here and the Azulik City of Arts followed. It is not a serviced neighborhood and should not be bought as one. It is ground with a road to it, open water on it and buildings already standing.

Ground at this scale with its own cenote rarely reaches the market here at all. Fuller information on the parcel, its structures and its paperwork follows a genuine approach and a letter of intent.

• 💧 Open cenote within the parcel
• 🗼 Three level observation tower above the canopy
• ☀️ Solar panels on the tower platform
• ⛺ Raised timber platforms with safari tents
• ⛱️ Circular tensile canopy for shade and gathering
• 🏠 Round building with conical roof, and a tile roofed building beside it
• 🛏️ Finished rooms with vanities, Talavera basins and shower rooms
• 🛣️ 150 m of marked access frontage on the southeast boundary
• 📐 Topographic plan drawn April 2018, bearings and UTM coordinates at every corner
• 🌲 Standing jungle across the balance of the parcel

A 250 square metre commercial lot on Calle Neptuno Oriente in the middle of Tulum Centro, ten metres by twenty five.

The plot

This is town centre land rather than jungle land. It sits among working businesses, boutique hotels and restaurants, on a street that already carries foot traffic, which is the thing you cannot build and cannot move to.

Ten by twenty five is a commercial frontage: deep enough for a proper build, narrow enough to put the whole width of the plot on the street.

What it could be

Retail, offices, a restaurant or a mixed use building. Ready to build parcels this central are getting scarce as Tulum Centro fills in. Annual predial is 2,240 pesos.

If you want it built rather than held, we work with architects and contractors in Tulum every week and can manage that for you.

Puerto Aventuras

Puerto Aventuras is a gated marina community on the coast between Playa del Carmen and Tulum, built around a working marina, a golf course, its own beaches and a dolphin lagoon. Restaurants, shops, a school and a racket club sit inside the gates, security runs around the clock, and the whole place is walkable. It has been established for decades, which is why resale stock here holds up rather than competing with whatever launched last month.

Price

$170,000 USD. This is a resale, so the price is the owner’s rather than a developer price list, and there is no construction risk and no payment schedule running alongside a build. What you view is what transfers.

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

A 250 square meter residential lot in Region 11, on the town side of Tulum, fronting 5 Avenida Bis Norte. It sits directly beside a finished three bedroom house the same owner is selling, and the two can be bought together as a single 500 square meter holding.

The lot

Regular in shape and flat, with the rear boundary onto a common green area, so nothing gets built directly behind it. The plot is under jungle cover with mature trees standing on it and will need clearing before a build.

Title and tenure

The lot is held in condominium, carrying an undivided interest in the common areas alongside the private plot.

What can be built

Zoning is residential. Ground coverage is set at 0.60 and floor area ratio at 1.70, against a permitted density of 60 dwellings per hectare. On 250 square meters that works out at a footprint of about 150 square meters and roughly 425 square meters of built area across the levels, subject to the municipality approving the project.

Three ways to take it

Hold it while Region 11 builds out. Build on it yourself. Or have Tulum Land and Property handle the build, a service we run alongside the brokerage with architects and contractors already working here.

Region 11

Region 11 sits on the numbered avenue grid north of the center, a working residential area of one and two level houses, about half built out. Services run in the street.

Pricing

The asking price is $900,000 MXN, about $3,600 pesos per square meter. The USD figure is indicative, converted at about 17 pesos to the dollar. The peso figure is the one that stands.

Viewings by appointment.

📐 250 m² (2,691 sq ft)
🌳 Rear boundary onto a common green area
🏗 COS 0.60, CUS 1.70, residential use
🧾 Held in condominium
🏠 Adjoining three bedroom house available separately
💵 $900,000 MXN, about $52,900 USD

• 250 m² lot
• Fronting 5 Avenida Bis Norte
• Rear boundary onto a common green area
• Flat and regular in shape
• Mature jungle trees standing on the plot
• Residential zoning
• Ground coverage 0.60, floor area ratio 1.70
• Permitted density 60 dwellings per hectare
• Held in condominium
• Services in the street
• Adjoining three bedroom house available separately

A residential building lot in Las Olas, one of the private clusters inside Tulum Country Club, sold with title held privately and every service already run. Las Olas is among the most closely held parts of the club, a small cluster of contemporary houses on their own loop, so a lot here is a chance to build within a settled street rather than on an open phase. The lot sits inside the perimeter, so the community’s security, roads, drainage, water and power come with it.

The community

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

Building here

Lots inside the community come with roads, drainage, water and power already run underground, which is the practical difference between building here and building on raw land outside a gate. Land use is single family and the building envelope runs to two storeys. Tulum Land and Property can hold the lot for you, put you with architects and builders, or run the build itself.

Getting there

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

Viewings by appointment.

⛳ Las Olas, Tulum Country Club
💵 $195,000 USD

• Gated community
• Security around the clock
• Golf course inside the community
• Beach a few minutes east
• Between Playa del Carmen and Tulum, about 80 km from Cancun airport

A residential building lot of 450.94 square metres (4,854 sq ft) in Lagos Residencial, the lakeside area of Tulum Country Club, sold with title held privately and every service already underground. Lagos is the part of the community laid out around its lakes, and it carries the biggest ground in the club: the developer’s master plan takes lots here up to 1,462 square metres, so a 451 square metre plot sits at the compact end of the area and at its entry price. Land use is single family and the building envelope runs to two storeys. The lot sits inside the perimeter, so the community’s security, roads and services come with it.

The community

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

Building here

Lots inside the community come with roads, drainage, water and power already run underground, which is the practical difference between building here and building on raw land outside a gate. Tulum Land and Property can hold the lot for you, put you with architects and builders, or run the build itself.

Viewings by appointment.

📐 450.94 m² (4,854 sq ft)
⛳ Lagos Residencial, Tulum Country Club
💵 $295,937 USD

• Swimming pool
• Gated community
• Golf course community
• Security around the clock
• Parking
• Golf course inside the community
• Beach a few minutes east
• Between Playa del Carmen and Tulum, about 80 km from Cancun airport

A residential building lot in La Herradura Residencial, the enclave of 141 single family lots inside Tulum Country Club, sold with title held privately and every service already underground. La Herradura has its own dual gated entrance inside the main gates, lit streets with pavements, and 7,062 square metres of common area of its own: four pools, a sun lounge, a padel court, a playground, a barbecue area, meeting and event space, a coworking room, a pet zone and security around the clock. The horseshoe of lots curves along the edge of Central Park, thirty hectares of lagoon, preserved cenote, sports fields, nature trails, orchards and a yoga pavilion. Lots across the enclave run from 300 to 705 square metres, land use is single family, and the developer sets the building envelope at two storeys, a footprint of 60 per cent and a total of 120 per cent of the lot.

The community

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

Building here

Lots inside the community come with roads, drainage, water and power already run underground, which is the practical difference between building here and building on raw land outside a gate. Tulum Land and Property can hold the lot for you, put you with architects and builders, or run the build itself.

Viewings by appointment.

⛳ La Herradura Residencial, Tulum Country Club
💵 $162,717 USD

• Swimming pool
• Security around the clock
• Landscaped grounds
• Golf course inside the community
• Beach a few minutes east
• Between Playa del Carmen and Tulum, about 80 km from Cancun airport

A clean rectangle of three hectares, one hundred metres by three hundred, with an access road already on the boundary. 29,972.427 m² in Francisco Uh May, the stretch inland from Tulum that Azulik built the City of Arts and SFER IK Uh May into. The surveyor has recorded the bearing, the distance and the coordinates of all four corners.

At 300,000 USD it works out at almost exactly 10 USD per square metre, which is the lowest rate on anything we carry. The shape is the other half of the argument. A hundred by three hundred with road frontage is a parcel you can plan on, rather than an awkward polygon you have to design around, and three hectares is enough ground for a compound, a retreat or a subdivision.

Francisco Uh May sits inland from the Tulum to Cobá road, and it is where a good deal of the town's cultural weight has quietly moved. SFER IK Uh May opened out here, the Azulik City of Arts followed, and the network of tracks across the area gets cut and graded a little further every year. It is not a serviced neighbourhood and should not be bought as one. It is ground with a road to it, in a part of Tulum that has a reason to matter.

Getting there is simple enough to describe and worth knowing before you look. Take Camino Blanco past Azulik, and fifty metres on turn right and follow the track for eight hundred metres. SFER IK Uh May and the Azulik City of Arts sit on the same road, which is the reason this stretch of Francisco Uh May has any attention at all. The satellite image on this page shows the parcel outlined against the surrounding grid of tracks.

This is raw land. Jungle and nothing else, priced accordingly, and sold with the survey already drawn and the corner coordinates recorded. Ground at this scale within reach of the Cobá road rarely comes to market with the boundary work done.

• 🌲 Standing jungle across the whole parcel
• 📐 Survey drawn with corner coordinates and bearings recorded
• 🛣️ Reached from Camino Blanco, eight hundred metres in from the Azulik turn
• 🏛️ SFER IK Uh May and the Azulik City of Arts on the same road
• 🌍 Francisco Uh May, inland from Tulum town

7,724 m² of jungle ground in the pocket of Francisco Uh May that Azulik chose for its City of Arts. The parcel is an irregular quadrilateral, 75.11 m and 99.69 m on two sides and 78.93 m and 100.99 m on the others, and the surveyor has set out the bearing, the distance and the coordinates of every corner.

At 100,000 USD that is a little under 13 USD per square metre. For scale, the cheapest titled land on our own books inside Tulum runs at about 115 USD per square metre and ground in Aldea Zamá at many multiples of that. What moves the price here is distance from the town and the absence of services. What you get for it is room.

Francisco Uh May sits inland from the Tulum to Cobá road, and it is where a good deal of the town's cultural weight has quietly moved. SFER IK Uh May opened out here, the Azulik City of Arts followed, and the network of tracks across the area gets cut and graded a little further every year. It is not a serviced neighbourhood and should not be bought as one. It is ground with a road to it, in a part of Tulum that has a reason to matter.

Getting there is simple enough to describe and worth knowing before you look. Take Camino Blanco past Azulik, and fifty metres on turn right and follow the track for eight hundred metres. SFER IK Uh May and the Azulik City of Arts sit on the same road, which is the reason this stretch of Francisco Uh May has any attention at all. The satellite image on this page shows the parcel outlined against the surrounding grid of tracks.

This is raw land. Jungle and nothing else, priced accordingly, and sold with the survey already drawn and the corner coordinates recorded. Ground at this scale within reach of the Cobá road rarely comes to market with the boundary work done.

• 🌲 Standing jungle across the whole parcel
• 📐 Survey drawn with corner coordinates and bearings recorded
• 🛣️ Reached from Camino Blanco, eight hundred metres in from the Azulik turn
• 🏛️ SFER IK Uh May and the Azulik City of Arts on the same road
• 🌍 Francisco Uh May, inland from Tulum town

Two lots are left of twelve, both at the same price, in a gated development that is already built. Casa Verde sits on Manzana 223 in Región 15, off Avenida Kukulkán, five minutes from Tulum centre and 2.5 km from the beach, with Aldea Zamá immediately alongside. Lots 7 and 11 are the last two on the developer's list. The other ten are sold.

Each lot is identical: 15.57 m of frontage by 37 m deep, 571.60 m² or 6,152.65 sq ft, and each one is 160,000 USD. That works out at about 280 USD per square metre. Delivery is with title deed.

What matters here is that the groundwork is finished rather than promised. The perimeter wall is up and planted, the gatehouse is manned around the clock, the automatic timber gates are hung, and the 10 m central street is laid in adocreto with landscaping down it and pavements either side. Electricity runs underground with meters already set, there is a water treatment plant and softened water, fibre optic internet, LED lighting through the common areas, visitor parking, and a maintenance and storage room. The photographs on this page are of the development as it stands, not renders.

The build envelope is set out by the developer rather than left open. Two levels to a maximum of 9 m, 200 m² on the ground floor and 200 m² on the first, 400 m² of construction in all. Sixty percent of the plot stays green, and the pool counts inside that. There is a 6 m front setback for parking in paving stone, a 1.50 m planted strip at the facade and 1 m to each side. Facades follow a set palette of green, sand and concrete, with black or timber frames and clear glass, and a timber front wall planted with regional species.

Twelve houses on a private street, walled and gated, five minutes from town. There is not much ground left inside Región 15 that is titled, serviced and this close to Aldea Zamá, and ten buyers have already taken the view that this was worth having.

• 🛡️ Gatehouse manned 24 hours and automatic timber access gates
• 🧱 Planted perimeter security wall
• 🛣️ 10 metre central street in adocreto with landscaping
• 🚶 Interior pavements for pedestrian circulation
• 🚗 Visitor parking spaces
• ⚡ Underground electricity with meters already installed
• 💧 Water treatment plant and softened water
• 🌐 Fibre optic internet
• 💡 LED lighting through the common areas
• 🔧 Maintenance room and storage unit
• 📄 Delivery with title deed
• 🏖️ 2.5 km from the beach, five minutes from Tulum centre, Aldea Zamá alongside

A 345.32 m² lot with every service already underground and the plan drawn. Lote 134 sits in La Herradura Residencial, Manzana 15 of Tulum Country Club, a gated enclave of 141 single family lots inside the wider gated community. The plot runs 27.55 m down one side and 27.46 m down the other, with a 10.03 m curved frontage to Avenida del Sol and 13.75 m to Circuito Herradura behind it. Lotes 133 and 135 sit either side. On the developer's classification it is a lote frente, one of the run numbered 121 to 140.

What can be built here is set out rather than left to interpretation. Land use is habitacional unifamiliar. The coefficients are COS 0.60 and CUS 1.20, so the footprint can reach 207 m² and the total built area 414 m², over a maximum of two storeys and 10 m. Setbacks are 5 m front and rear and 1 m either side. The plano is dated February 2023, forms the annexe to the promise of sale contract, drawn ad corpus against the Manzana 15 master plan and subject to municipal licensing like any build here.

La Herradura is serviced ground, not raw land. Water, electricity, telephone and internet run underground, drainage is in, the streets are lit and have pavements, and the enclave has its own dual gated entrance and exit inside the main gates. Lots across the 141 run from 300 m² to 705 m², so at 345 m² this sits at the compact end and at the entry price for the sector.

The enclave carries 7,062 m² of common area of its own: four pools, a sun lounge, a padel court, a playground, a BBQ area, meeting and event space, a coworking room, a pet zone and security around the clock. The horseshoe curves along the edge of Central Park, thirty hectares of lagoon, preserved cenote, sports fields, nature trails, orchards and a yoga pavilion, which the developer describes as the heart of the community.

Beyond the enclave is the rest of Tulum Country Club: PGA Riviera Maya, a PGA licensed golf course in Mexico, with its academy and pro shop, Kay Beach Club on the coast, La Plaza, Market Square, the Real Madrid Foundation football school and the Colegio Internacional Alemán. The gates are on the Carretera Federal 307 at Akumal, about fifteen minutes from Tulum.

The price is a peso price. Until the end of September the developer is running this lot at 2,697,000 MXN against a list price of 2,919,200 MXN, on 25 percent down with the balance financed over five years. At about 17.40 pesos to the dollar that is roughly 155,000 USD, so treat the peso figure as the price. Those are the developer's terms, offered for the month and subject to their approval. Tulum Land and Property does not arrange or underwrite credit.

• 🏊 Adult pool, family pool, kids pool and splash pool in the La Herradura common area
• 🎾 Padel court
• 🛝 Playground and splash area for children
• 🍖 BBQ area and sun lounge
• 💻 Coworking room
• 🎉 Event area and meeting areas
• 🐕 Pet zone inside the enclave and a dog park in Central Park
• 🚿 Showers and bathrooms
• 🅿️ Golf cart charging and visitor parking
• 🛡️ Dual gated entrance and exit, security around the clock
• 🌳 Central Park, thirty hectares, with a lagoon, a preserved cenote, sports fields, nature trails, orchards and a yoga pavilion
• 🏃 Walking, jogging and cycling paths and an outdoor gym
• ☕ Parkside café, community events centre and art exhibition esplanade
• ⛳ PGA Riviera Maya golf course, PGA golf academy and pro shop
• 🏖️ Kay Beach Club on the coast
• 🍽️ Jool Bolom steakhouse, Mulligans sports bar, La Plaza and Market Square
• ⚽ Real Madrid Foundation football school
• 🎓 Colegio Internacional Alemán, K to 12
• 🏋️ Gym, spa and casino
• 🚗 Concierge, medical service, housekeeping, car rental and internal transport
• 🛣️ Underground water, electricity, telephone and internet, drainage, lit streets and pavements

Tulum Country Club is releasing residential lots across eleven separate areas of the community, and they are not one product at one price. On the developer's August list there are 114 lots open, running from 310.37 square metres to 1,462.01 square metres and from 2,833,499 pesos to 11,300,668 pesos, about $166,400 to $663,600 USD. Where a lot sits inside the community decides most of what it costs.

Why The Price Moves Between Areas

Each area has its own character, its own lot sizes and its own floor price. Park Village is the entry point and the densest part of the book, with compact plots from 310 square metres. Las Flores runs larger and prices well above it. Manzana 024 holds the lake frontage and the biggest ground in the community, up to 1,462 square metres. Sunset 3 offers size at a low rate per square metre. Position matters again inside each area: an interior lot on a quiet loop, a lot facing a common green, one on the perimeter, one looking down the golf course or across a lake. Ground rates across the whole book run from about $335 to $821 per square metre, and that spread is about outlook and position rather than the land itself.

Where Each Area Starts

Starting prices from the developer's list, cheapest first.

• Park Village, 57 lots, 310 to 518 m2, from 2,833,499 MXN, about $166,400 USD
• Herradura, 5 lots, 345 to 619 m2, from 2,919,200 MXN, about $171,400 USD
• Las Flores, 27 lots, 312 to 685 m2, from 3,108,313 MXN, about $182,500 USD
• Tortugas, 1 lot, 333 m2, from 3,264,515 MXN, about $191,700 USD
• Manzana 021, 8 lots, 440 to 590 m2, from 4,091,061 MXN, about $240,200 USD
• Sunset 3, 4 lots, 703 to 840 m2, from 4,265,367 MXN, about $250,500 USD

What You Are Buying Into

The community is built around PGA Riviera Maya, a PGA golf course inside a Mexican residential development, certified by the PGA and laid out through jungle, cenotes and lakes. Around it sit La Plaza and Market Square for shops and restaurants, the Kay Beach Club on the coast, the Members Club, BEGYM Tulum, a spa, a casino, the Real Madrid Foundation football school and the Aleman International School of the Riviera Maya. Concierge, medical service, housekeeping, car rental and internal transport run inside the gates, and owners take a discount across every consumption centre. It is gated with controlled access and security around the clock, about fifteen minutes from Tulum and entered off the Carretera Federal 307 at Akumal.

Read The Prices Carefully

These are peso prices, taken from the developer's own inventory list dated 4 August 2026 and the community master plan dated August 2026. The dollar figures on this page convert at about 17.03 pesos to the dollar and will move with the exchange rate, so treat the peso number as the price and the dollar number as a guide. Availability moves as well, and the lots at the bottom of each area are the ones that go first. We confirm the lot, the area and the peso price of the day before anything is signed.

Ground is the cheapest way into this community. The lots open below what any finished apartment on the same developer list asks, and they let a buyer choose the outlook rather than take the one that came with the unit.

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.

• PGA Riviera Maya golf course, a PGA golf course inside a Mexican residential development.
• Casa Club de Golf, the golf clubhouse
• Golf academy and practice range
• PGA Riviera Maya Pro Shop
• 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, events and entertainment
• Market Square, an open air commercial area of shops, restaurants and a local market
• Mulligans restaurant
• Jool Bolom restaurant
• La Rustica pizzeria beside the golf practice range
• Speciality restaurants and coffee shops across the community
• BEGYM Tulum, the training centre, with sports and wellness programmes
• Spa
• Casino
• Real Madrid Foundation football school, the largest private football school in the area and exclusive to Tulum Country Club
• German International School of the Riviera Maya, trilingual with international certifications
• Central Park, a landscaped green park, planned
• Cenotes and lakes inside the grounds
• Protected reserve and common green areas held through the master plan
• Concierge service
• Medical service
• Housekeeping service
• Car rental
• Internal transport around the community
• Owner discount across every consumption centre in the community
• Gated, with double controlled access and security around the clock
• Paved roads throughout
• About fifteen minutes from Tulum, off the Carretera Federal 307 at Akumal

Manzana 189 Lote 023 sits on the corner of Avenida Guardianes Mayas and Calle 25 Poniente Bis, in Region 15, the residential quarter running southwest of Tulum town. It is 628 square metres, it is escriturado, and it carries a mixed commercial designation alongside its residential density. Two street frontages, one of them an avenue, and a zoning that permits commercial activity rather than excluding it. Most land at this price in Tulum gives a buyer one thing to do with it. This gives a buyer a choice.

Density and Use

This is where the parcel separates itself. It carries an H2 residential density together with an MS/MB mixed commercial designation, which means commercial use is permitted alongside residential rather than instead of it. A single house is available under it. So is a ground floor local facing the avenue with apartments above it. So is a small residential building, a boutique operation, a wellness or studio use, or an office and services scheme. The designation widens the field of what can go on the ground rather than narrowing it to one answer, and on a corner with avenue frontage that flexibility has somewhere to point.

The parcel is escriturado as well, so the zoning sits on top of registered private title rather than on top of an ejido parcel waiting on conversion. The two together are what make this a site a buyer can move on rather than plan around.

Confirm the specifics before a scheme is drawn. The constancia de uso de suelo from the Dirección de Desarrollo Urbano will show the designations in force together with the current coefficients of land occupation and land use, the permitted number of storeys and the applicable unit count. Those parameters sit with the municipal plan rather than with the deed and are periodically revised, so the figures that matter are the ones in force at the time of application rather than at the time of purchase.

The Lot

628 square metres (6,760 sq ft), 22.14 metres of frontage by 28.47 metres of depth. The proportion is close to square, which is the geometry that gives a designer the most freedom: a plan can open sideways to a pool and a courtyard rather than being pushed back into a corridor, and on a corner parcel it can be entered from either street.

The cadastral plan shows why the size matters here. Most of Manzana 189 is divided into narrow strips running back from the interior streets. Lote 023 is one of the few parcels on the block with genuine width, and it holds the avenue frontage.

The Corner

Two frontages open up what a single frontage closes down. Access and servicing can come from either side, a scheme can present its commercial face to Avenida Guardianes Mayas and take its residential entrance from the quieter interior street, and where more than one unit is intended, separate entrances become straightforward rather than awkward.

The 22.14 metres facing the avenue is the number that matters for anyone planning ground floor commercial space, since it sets what can be presented to the street. Avenida Guardianes Mayas is a through route rather than a residential cul de sac, and passing frontage is what gives a commercial designation something to work with.

Services

Access and electricity are already established on the manzana, which on a Tulum parcel is not a given and is the difference between building and waiting to build. Buyers should confirm the position on water and drainage connections specifically, since these vary block by block on this side of town and are worth establishing before a scheme is drawn rather than after. A commercial ground floor use will also have its own servicing requirements, so establish those early.

The Position

Region 15 is the part of Tulum where the town has grown inland, a grid of numbered streets and avenues between the centre and the jungle edge, already built and occupied rather than waiting on infrastructure. That resident population is the argument for the commercial designation: a ground floor here has a local customer base rather than depending on visitors finding it. Avenida Kukulkán, the road that runs from town down to the hotel zone and the beach, lies close by to the east. Calle 25 Poniente and Calle 27 Poniente bound the manzana north and south, with Calle 8 Sur along its eastern edge.

Title

The parcel is escriturado, meaning private title has already been registered. This is not ejido land and there is no dominio pleno conversion to wait on, which removes the single largest source of delay and risk in Tulum land transactions. Buyers should still obtain a current certificado de libertad de gravamen from the Registro Público de la Propiedad, confirm that predial payments are up to date, and have the boundaries as staked on the ground reconciled against the plano and the escritura.

The parcel 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, or through a Mexican corporation where the intended use is commercial. Your notary will advise which structure fits the plan.

Singular by the Jungle

Corner parcels with width on an avenue do not turn over often in Region 15, and when they do they are usually either inside a development with a design code attached or still carrying an ejido title. A titled square corner, wide across the front, zoned for commercial alongside residential, with power and access already on the block, leaves the decision about what to build with the buyer rather than with the paperwork.

Viewings by appointment.

📍 Location: Manzana 189, Lote 023, Region 15, Tulum, Quintana Roo
🌿 Position: corner of Avenida Guardianes Mayas and Calle 25 Poniente Bis, close to Avenida Kukulkán

⛲️ Details:

• 628 m² (6,760 sq ft)
• MS/MB mixed commercial designation with H2 residential density
• Commercial use permitted alongside residential
• 22.14 m of frontage by 28.47 m of depth
• Corner parcel with double street frontage
• Avenue frontage to Avenida Guardianes Mayas
• Escriturado, private title registered
• Vehicle access and electricity on the manzana
• Close to Avenida Kukulkán
• Within the built Region 15 street grid

🏞 Type: Mixed commercial land lot
📏 Size: 628 m² (6,760 sq ft)
📐 Dimensions: 22.14 m frontage by 28.47 m depth
📜 Title: Escriturado, private title registered
🏗 Density: H2 residential with MS/MB mixed commercial
💵 Price: $125,600 USD
📊 Rate: $200 USD per m²

• 628 m² (6,760 sq ft) titled corner parcel
• MS/MB mixed commercial designation permitting commercial alongside residential
• H2 residential density designation
• Double street frontage, 22.14 m by 28.47 m
• Corner of Avenida Guardianes Mayas and Calle 25 Poniente Bis
• Avenue frontage suited to ground floor commercial space
• Private title already registered, no ejido conversion outstanding
• Vehicle access to the manzana established
• Electricity supply on the block
• Larger than the standard lot pattern in the surrounding rows
• Close to Avenida Kukulkán and the route to the hotel zone
• Within the built and serviced Region 15 street grid

A little over a hectare inside the Tulum grid. Manzana 910 Lote 002 runs 10,330 square metres between Calle 6 Sur and Calle 8 Sur, with frontage to 25 Avenida Sur Bis, in Region 12 southwest of the town centre. It is escriturado, it has been surveyed, and part of it has already been cleared. Parcels of this size inside the urbanised street network, rather than out past the edge of it, are usually held rather than sold.

The Parcel

10,330 square metres (111,192 sq ft), 78.57 metres of frontage by 131.51 metres of depth. The proportion is a long rectangle running back from the street, which is the geometry that suits phased development: a scheme can be entered once from the front and built out toward the rear in stages rather than committing the whole surface at the start. Just over one hectare, held in a single title.

What Comes With It

The groundwork that normally follows a land purchase has already been done here. A topographic survey has been carried out and contour levels recorded, vehicle access is established, and part of the surface has been cleared. There is also a substantial quantity of loose stone already on the parcel, which on this peninsula is worth counting: limestone won on site is what goes into foundations, retaining walls and hardcore, and having it already there removes a haulage line from the build budget rather than adding one.

Density and Use

The parcel carries a mixed density designation, with two land use codes recorded against it, PE/rs and Tr1b. Where a parcel of this size carries more than one code, the division across the surface is what determines the buildable envelope. The document to obtain before committing to a scheme is therefore the constancia de uso de suelo from the Dirección de Desarrollo Urbano, showing which portion of the hectare carries which designation, together with the current coefficients of land occupation and land use, the permitted number of storeys and the applicable unit count. Those parameters sit with the municipal plan rather than with the deed and are periodically revised, so the figures that matter are the ones in force at the time of application.

The Position

Region 12 sits southwest of Tulum town centre, inside the numbered street grid rather than beyond its edge. The cadastral plan shows the surrounding manzanas already divided into numbered lots with the street layout set out around them. Calle 6 Sur runs along the northern edge of the block, Calle 8 Sur along the southern, and 25 Avenida Sur Bis along the western frontage. The Carretera Federal corridor runs a short distance to the northwest. Tulum town centre is roughly three kilometres northeast.

The seller reports a cenote nearby, known locally as a hidden cenote, and a number of sustainable developments in the surrounding blocks. Both are worth confirming on the ground, and the cenote in particular carries a due diligence consequence set out below.

Title

The parcel is escriturado, meaning private title has already been registered. This is not ejido land and there is no dominio pleno conversion to complete, which removes the single largest source of delay and risk in Tulum land transactions. Buyers should still obtain a current certificado de libertad de gravamen from the Registro Público de la Propiedad, confirm that predial payments are up to date, and have the surveyed surface reconciled against the figure recorded in the escritura, since on a parcel of this size even a small percentage discrepancy is a material number.

The parcel 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, or through a Mexican corporation where the intended use is commercial. Your notary will advise which structure fits the plan and handles it as part of closing.

Further Due Diligence

Three checks are worth making here specifically. The split of the two land use codes across the surface, as above, since it governs how much of the hectare is actually buildable. The position of the reported cenote relative to the boundary, since groundwater in Mexico is national property regardless of who holds the surface title, and proximity to a cenote can carry its own setbacks and constraints on what may be built around it. And the status of service connections to the parcel, water, drainage and electricity, which on the outer reaches of the grid vary block by block rather than region by region.

Singular by the Jungle

A hectare is not a lot, it is a site. What trades at this size around Tulum is usually raw ground well beyond the services, or a parcel still waiting on its title. A titled hectare inside the numbered grid, surveyed, part cleared, with its stone already on the ground, is a different proposition and a different starting point.

Viewings by appointment.

📍 Location: Manzana 910, Lote 002, Region 12, Tulum, Quintana Roo
🌿 Position: between Calle 6 Sur and Calle 8 Sur, frontage to 25 Avenida Sur Bis, approximately 3 km southwest of Tulum town centre

⛲️ Details:

• 10,330 m² (111,192 sq ft), just over one hectare
• 78.57 m of frontage by 131.51 m of depth
• Escriturado, private title registered
• Mixed density designation, codes PE/rs and Tr1b recorded
• Topographic survey completed with contour levels
• Vehicle access established
• Part of the surface already cleared
• Substantial loose stone already on the parcel
• Within the urbanised Tulum street grid
• Cenote reported nearby, per the seller
• Approximately 3 km southwest of Tulum town centre

🏞 Type: Land parcel
📏 Size: 10,330 m² (111,192 sq ft)
📐 Dimensions: 78.57 m frontage by 131.51 m depth
📜 Title: Escriturado, private title registered
🏗 Density: mixed, PE/rs and Tr1b
💵 Price: 7,500,000 MXN (approximately $440,000 USD)
📊 Rate: 726 MXN per m² (approximately $43 USD per m²)

• 10,330 m² (111,192 sq ft) titled parcel, just over one hectare
• 78.57 m of street frontage
• Private title already registered, no ejido conversion outstanding
• Mixed density designation with two land use codes recorded
• Topographic survey completed and contour levels recorded
• Vehicle access established to the parcel
• Part of the surface already cleared
• Substantial loose stone on site for foundations and walls
• Frontage to 25 Avenida Sur Bis between Calle 6 Sur and Calle 8 Sur
• Inside the urbanised Tulum street grid
• Carretera Federal corridor a short distance northwest
• Cenote reported nearby, per the seller

Corner lots do not come up often at this size. Manzana 559 Lote 004 is a full 2,500 square metres, fifty by fifty, sitting on the junction of Calle 44 Sur and Calle 59 Sur with frontage to both. Fifty metres away is Avenida Kukulcán, the road that runs from Tulum town down to the hotel zone and the beach. It is titled, it is square, and it is inside the urbanised grid rather than out past the edge of it.

The Parcel

Two thousand five hundred square metres (26,910 sq ft) in a clean square, fifty metres on every side. The corner position gives two street frontages, which matters more than it sounds: it opens up access and servicing options, allows a scheme to be entered from either side, and on a parcel intended for more than one dwelling it makes phasing and separate entrances straightforward rather than awkward.

Density and Use

The lot carries an H2 residential density designation under the municipal plan. Buyers should confirm the current coefficients of land occupation and land use, the permitted number of storeys and the applicable unit count directly with the Dirección de Desarrollo Urbano before committing to a scheme, since these parameters are periodically revised and the figure that matters is the one in force at the time of application rather than at the time of purchase.

The Position

Region 8 sits in the corridor running from Tulum town toward the coast, and Avenida Kukulcán is the road that connects the two. Fifty metres of separation from that avenue is close enough for access and far enough to be off it, which on a residential parcel is the arrangement most buyers are looking for. The hotel zone and the beach lie at the end of the avenue, the town centre lies at the other, and the surrounding blocks are already built and occupied rather than waiting on infrastructure.

Title

The parcel is escriturado, meaning private title has already been registered. This is not ejido land and there is no dominio pleno conversion to wait on, which removes the single largest source of delay and risk in Tulum land transactions. Buyers should still obtain a current certificate of no encumbrance from the Registro Público de la Propiedad and confirm that predial payments are up to date as a matter of routine.

The parcel 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. Setting one up is routine and your notary and bank handle it as part of closing.

Singular by the Jungle

Most of what trades at this size in Tulum is either raw parcel beyond the services or a subdivided lot inside a development with a design code attached. A titled square corner inside the grid, fifty metres off the main avenue, with two frontages and no conversion to complete, is a different kind of thing entirely.

Viewings by appointment.

📍 Location: Manzana 559, Lote 004, Region 8, Tulum, Quintana Roo
🌿 Position: 50 m from Avenida Kukulcán, on the corridor between Tulum town and the hotel zone

⛲️ Details:

• 2,500 m² (26,910 sq ft)
• 50 m by 50 m, square
• Corner parcel with double street frontage
• H2 residential density designation
• Escriturado, private title registered
• 50 m from Avenida Kukulcán
• Within the built and serviced street grid

🏞 Type: Land lot
📏 Size: 2,500 m² (26,910 sq ft)
📜 Title: Escriturado, private title registered
🏗 Density: H2
💵 Price: $1,050,000 USD
📊 Rate: $420 USD per m²

• Corner parcel with frontage to two streets
• Square 50 m by 50 m geometry
• H2 residential density designation
• Private title already registered
• 50 m from Avenida Kukulcán
• Services running along the surrounding street grid
• Within the urbanised Tulum street network rather than outlying jungle

A 2,500 square metre parcel at Chunyaxché, fifty metres by fifty, with an open cenote inside its own boundary and the groundwork already done. The land sits on the corridor south west of Tulum, around a kilometre north of the Muyil archaeological zone and the northern gateway into the Sian Ka'an biosphere reserve. Tulum airport is around fifteen minutes away.

The Cenote

The cenote is open rather than covered, a broad basin cut into the limestone with a cavern mouth at one end and water that runs from deep turquoise over the drop to pale green across the shallows. The rim has been consolidated in dressed limestone and the walls carry ferns and creeping growth where the light reaches. A cavern runs back under the rock at water level.

Below the Surface

What is visible from the deck is the opening rather than the whole of it. The cenote is a window into a flooded cave system running beneath the parcel, and the owner reports the passage below as diveable and heavily decorated with stalactite and stalagmite formations. This corridor sits above some of the longest underwater cave networks on the peninsula, so the claim is consistent with the geology, but the extent, the condition and any connection to the wider system are things established by survey rather than by report. A buyer intending to make something of the cave should commission their own mapping and take advice on access before relying on it.

The Improvements

This is not a raw parcel. A curved hardwood deck runs out over the water at the low end of the basin, wide enough to walk and to sit on, with a handrail set into the rock at the far corner. A stairway has been cut through the limestone with hardwood treads laid into it, connecting the deck up to the level above. A plunge pool is built into the stone terrace at the rim. A two storey cabin stands over the cenote in glass and timber with a rooftop terrace above it and a further deck at ground level, and an elevated timber platform under a thatched palapa roof sits among the trees with swings hung from the frame.

The Land

Fifty by fifty gives a square parcel and a straightforward build envelope around the cenote. The ground has been cleared and terraced where it needed to be, retaining walls have been laid in local stone, and the mature canopy has been kept at the perimeter, so the parcel already reads as a finished setting rather than jungle waiting to be worked. At 5,200 pesos per square metre it prices as land, with the cenote and the completed groundwork carried inside that figure.

The Position

Chunyaxché sits at the point where the Tulum corridor gives out and Sian Ka'an begins. Muyil, one of the oldest continuously occupied Maya sites on this coast, is about a kilometre south, and the lagoon system and floating channel that draw visitors into the reserve run just beyond it. Tulum airport is roughly fifteen minutes away, which is the practical argument for this location: it is jungle, but it is jungle a quarter of an hour from an international terminal. Tulum town is around twenty five to thirty minutes and the coast about the same.

Title

The parcel is currently ejido land and the seller undertakes to deliver private title on purchase. In practice that means the parcel completing the dominio pleno conversion: authorisation by the ejido assembly, regularisation through the Registro Agrario Nacional and registration of the escritura in the Registro Público de la Propiedad. Until that conversion is registered the land cannot be held by a foreign buyer and no fideicomiso can be constituted over it. Buyers should ask where the process currently stands, obtain the supporting documentation, and structure payment so that it follows delivery of the registered escritura rather than preceding it. Once the conversion is complete the parcel sits inside the federally restricted zone and foreign ownership runs through a fideicomiso in the usual way.

Further Due Diligence

Four further checks are worth making on this corridor. The current land use designation under the municipal and state ecological ordinance, given how close the reserve boundary runs. Whether the parcel falls inside any INAH protection perimeter attached to the Muyil zone. The regulatory position of the cenote and the cave system beneath it, since groundwater in Mexico is national property regardless of who holds the surface title, and a mapped cave network can carry its own constraints on what may be built above it. And the permit position of the structures already built on the parcel, together with confirmation in writing of which improvements are included in the sale.

Viewings by appointment.

📍 Location: Chunyaxché, Reforma Agraria to Puerto Juárez road, Tulum, Quintana Roo
🌿 Position: 1 km north of the Muyil archaeological zone, at the northern gateway to Sian Ka'an

⛲️ Details:

• 2,500 m² (26,910 sq ft) parcel
• 50 m by 50 m, square
• Open cenote inside the parcel boundary
• Flooded cave system beneath the parcel, reported diveable and decorated
• Curved hardwood deck over the water
• Rock cut stairway with hardwood treads
• Plunge pool built into the stone terrace
• Dressed limestone retaining walls around the rim
• Two storey cabin in glass and timber with rooftop terrace
• Elevated timber platform with thatched palapa roof
• Cleared and terraced ground with mature canopy retained
• Muyil archaeological zone approximately 1 km away
• Approximately 15 minutes to Tulum international airport
• 25 to 30 minutes to Tulum town

🏞 Type: Land with cenote
📏 Size: 2,500 m² (26,910 sq ft)
📜 Title: Ejido, private title to be delivered on purchase
💵 Price: 13,000,000 MXN (approximately $760,000 USD)
📊 Rate: 5,200 MXN per m² (approximately $304 USD per m²)

• Open cenote within the parcel boundary
• Flooded cave system beneath the parcel, reported diveable
• Curved hardwood deck extending over the water
• Rock cut stairway with hardwood treads
• Plunge pool set into the stone terrace
• Dressed limestone retaining walls around the cenote rim
• Two storey cabin in glass and timber
• Rooftop terrace over the cabin
• Ground level hardwood deck and rendered seating
• Elevated timber platform with thatched palapa roof and swings
• Timber railings along the cenote rim
• Cleared and terraced ground with mature jungle canopy retained
• Muyil archaeological zone approximately 1 km away
• Vehicle access from the Reforma Agraria to Puerto Juárez road

A 2,500 square metre parcel at Chunyaxché, fifty metres by fifty, with an open cenote inside its own boundary. The land sits on the corridor south west of Tulum, roughly 700 metres from the Muyil archaeological zone and a short distance from the northern gateway into the Sian Ka'an biosphere reserve. Tulum airport is fifteen minutes north.

The Cenote

The cenote is open rather than covered, a broad basin cut into the limestone with a cavern mouth at one end and water that runs clear over pale rock. Work has already been done to make it usable. Stone steps have been carved in a wide amphitheatre curve down one side, timber handrails and ladders reach the water, and the rim has been consolidated with dry stone retaining walls. A palapa stands beside it and the parcel is enclosed by a block wall with a timber and bamboo gate.

The Land

Fifty by fifty gives a square parcel and a straightforward build envelope around the cenote. The ground has been cleared and levelled where it needed to be while the mature canopy has been kept at the perimeter, so the parcel already reads as a finished setting rather than raw jungle. Mains electricity runs 200 metres away. At 2,800 pesos per square metre it prices as land, with the cenote and the groundwork carried inside that figure.

The Position

Chunyaxché sits at the point where the Tulum corridor gives out and Sian Ka'an begins. Muyil, one of the oldest continuously occupied Maya sites on this coast, is under a kilometre away, and the lagoon system and floating channel that draw visitors into the reserve run just beyond it. Tulum airport is around fifteen kilometres north and reachable in a quarter of an hour, which is the practical argument for this location: it is jungle, but it is jungle fifteen minutes from an international terminal. Tulum town is roughly twenty five minutes, the coast about the same.

Title

The parcel is currently ejido land and the seller undertakes to deliver private title on purchase. In practice that means the parcel completing the dominio pleno conversion: authorisation by the ejido assembly, regularisation through the Registro Agrario Nacional and registration of the escritura in the Registro Público de la Propiedad. Until that conversion is registered the land cannot be held by a foreign buyer and no fideicomiso can be constituted over it. Buyers should ask where the process currently stands, obtain the supporting documentation, and structure payment so that it follows delivery of the registered escritura rather than preceding it. Once the conversion is complete the parcel sits inside the federally restricted zone and foreign ownership runs through a fideicomiso in the usual way.

Further Due Diligence

Three further checks are worth making on this corridor. The current land use designation under the municipal and state ecological ordinance, given how close the reserve boundary runs. Whether the parcel falls inside any INAH protection perimeter attached to the Muyil zone. And the regulatory position of the cenote itself, since groundwater in Mexico is national property regardless of who holds the surface title.

Viewings by appointment.

📍 Location: Chunyaxché, Reforma Agraria to Puerto Juárez road, Quintana Roo
🌿 Position: 700 m from the Muyil archaeological zone, at the northern gateway to Sian Ka'an

⛲️ Details:

• 2,500 m² (26,910 sq ft) parcel
• 50 m by 50 m, square
• Open cenote inside the parcel boundary
• Carved stone steps and timber access to the water
• Stone retaining walls around the cenote rim
• Block perimeter wall and timber gate
• Palapa built
• Mains electricity 200 m from the parcel
• 15 minutes to Tulum international airport
• 25 minutes to Tulum town

🏞 Type: Land with cenote
📏 Size: 2,500 m² (26,910 sq ft)
⚡ Electricity: mains supply 200 m away
📜 Title: Ejido, private title to be delivered on purchase
💵 Price: 7,000,000 MXN (approximately $408,000 USD)
📊 Rate: 2,800 MXN per m² (approximately $163 USD per m²)

• Open cenote within the parcel boundary
• Carved stone amphitheatre steps down to the water
• Timber handrails and stair access to the water level
• Stone retaining walls around the cenote rim
• Block perimeter wall enclosing the parcel
• Timber and bamboo entrance gate
• Palapa structure built
• Cleared and levelled ground with mature jungle canopy retained
• Mains electricity 200 metres from the parcel
• Muyil archaeological zone approximately 700 m away
• Direct frontage on the Reforma Agraria to Puerto Juárez road

Five lots remain in Manzana 55, a twenty four lot block off Avenida Fundadores de Tulum on the western reach of La Veleta, where the built grid thins and the jungle takes back over. The subdivision work is finished. The interior road is cut, graded and kerbed, the lot lines are surveyed and staked, and the canopy is still standing on either side of the carriageway. A completed home already sits at the head of the road, which tells a buyer what the street will look like rather than asking them to imagine it.

What Is Available

Lots 011, 012, 013 and 014 sit as a cluster around the entrance to the interior road, two facing two across the carriageway. Lot 007 sits apart from them, toward the Calle 9 Poniente end of the block. Every lot carries 22 m of frontage.

• Manzana 55, Lot 007: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 011: 366.667 m² / 3,947 sq ft
• Manzana 55, Lot 012: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 013: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 014: 366.667 m² / 3,947 sq ft

The Shape of the Land

These are regular rectangles, wide across the front and shallow front to back, which is the proportion that suits the Tulum courtyard house. Twenty two metres of frontage lets a plan open sideways to a pool and a garden rather than pushing back into a corridor. The lots are flat, set with standing hardwood and palm, and the block is small enough that the road serves it alone rather than carrying traffic through.

Where It Sits

Manzana 55 is bounded by Calle 7 Poniente and Calle 9 Poniente, with Calle 18 Sur to the west and Avenida Fundadores de Tulum along the eastern edge. Fundadores is the artery that carries this side of La Veleta toward the town center and out to the Coba junction, so the lots sit on a through route without fronting it. Tulum's beaches are a short drive east.

Ownership Note

The land sits within Mexico's restricted zone, so foreign buyers hold title through a bank trust known as a fideicomiso or through a Mexican corporation. Buyers should verify permitted density, setbacks, service connections and any subdivision obligations with the municipality before committing.

📍 Location: Manzana 55, off Avenida Fundadores de Tulum between Calle 7 and Calle 9 Poniente, La Veleta, Tulum, Quintana Roo
🌴 Position: Interior lots on a private road inside a twenty four lot block

⛲️ Features:

• Five lots available in Manzana 55, each sold separately
• 22 m of street frontage on every lot
• Interior road built, graded and kerbed
• Lot lines surveyed and staked
• Mature jungle canopy standing on the parcels
• Flat terrain with no visible grade change
• Block fronts Avenida Fundadores de Tulum
• One home already completed at the head of the road
• Twenty four lots in the block in total

📏 Lot sizes: 346.757 m² / 3,733 sq ft to 366.667 m² / 3,947 sq ft
💵 Price: 1,500,000 MXN per lot, approximately $87,000 USD

• Manzana 55, Lot 007: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 011: 366.667 m² / 3,947 sq ft
• Manzana 55, Lot 012: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 013: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 014: 366.667 m² / 3,947 sq ft
• Five lots available in Manzana 55, each sold separately
• 22 m of street frontage on every lot
• Interior road built, graded and kerbed
• Lot lines surveyed and staked
• Mature jungle canopy standing on the parcels
• Flat terrain with no visible grade change
• Block fronts Avenida Fundadores de Tulum
• One home already completed at the head of the road
• Twenty four lots in the block in total

Sian Ka'an translates from Maya as the gate of heaven, or the place where the sky begins. The name has held for a thousand years and it still does the work of description better than any brochure line. This is a UNESCO World Heritage Site and a federally protected biosphere reserve, a corridor of white sand, mangrove, palm forest and shallow reef running south from Tulum along one of the last undeveloped coastlines in the Mexican Caribbean.

Land inside the reserve does not come to market. Land inside the reserve that is cleared to build almost never does.

Section I

This listing is Section I: 12,114.34 m² / 130,399 sq ft at USD $2,422,868, which is USD $200 per square metre. It runs the full width of the peninsula, meeting the Caribbean on its eastern boundary and the lagoon system on its western. That geometry is the entire point. Sunrise over open water on one side, sunset across still lagoon on the other, and a private crossing between them held in a single title.

Access is by the coastal sand road that threads the peninsula, palm canopy closing overhead in places, the beach never more than a few steps beyond the tree line. A timber dock already sits on the lagoon edge.

Permitted to Build

The owner states that construction permits are in place across the holding, and that support extends past the closing table: guidance through the build itself and assistance securing any further authorizations the project requires. For a site of this kind that continuity is worth as much as the permits. The people who obtained them know the agencies, the precedents and the sequence, and that knowledge does not transfer in a document folder.

Permit scope, current validity and transferability should be confirmed directly with the issuing authorities before closing. Full documentation is available for buyer and counsel review.

The Other Sections

Section I is one of four contiguous sections, each running beach to lagoon, together totalling 49,124.59 m² / 528,777 sq ft, roughly 4.91 hectares. The remaining three are available separately or alongside Section I, at the same USD $200 per square metre.

• Section I — this listing: 12,114.34 m² / 130,399 sq ft, USD $2,422,868
• Section II: 12,343.54 m² / 132,866 sq ft, USD $2,468,708
• Section III: 12,157.33 m² / 130,862 sq ft, USD $2,431,466
• Section IV: 12,509.38 m² / 134,651 sq ft, USD $2,501,876

The complete holding of all four sections is USD $9,824,918. Sections are available individually or together.

Ownership

The property sits within the federal restricted coastal zone. Foreign buyers acquire through a fideicomiso (bank trust), the structure that conveys full rights of use, lease, improvement and sale. Our team coordinates the trust setup and the permit review alongside your counsel.

📍 Location: Coastal strip of the Sian Ka'an Biosphere Reserve, south of Tulum, Quintana Roo
🌴 Position: Section I, running full width from Caribbean beachfront to lagoon

⛲️ Features:

• Construction permits in place per the owner, with documentation available for review
• Owner support through the build and through further permitting
• Runs beach to lagoon across the full width of the peninsula
• Direct Caribbean beachfront with untouched white sand
• Lagoon frontage with existing timber dock
• Native palm forest and mature coastal vegetation
• Inside the Sian Ka'an Biosphere Reserve, a UNESCO World Heritage Site
• Coastal sand road access along the peninsula
• Surveyed and sectioned with full metes and bounds documentation
• Three further sections available separately or alongside

📏 Section I Lot Size sqm: 12,114.34 m²
📐 Section I Lot Size: 130,399 sq ft
💵 Price x m²: USD $200
💵 Section I Price: USD $2,422,868
💵 All four sections: 49,124.59 m² at USD $9,824,918

• Direct Caribbean beachfront
• Lagoon frontage with timber dock
• Native palm forest and coastal vegetation
• Coastal sand road access
• Inside a UNESCO World Heritage biosphere reserve
• Construction permits in place per the owner
• Owner support through build and further permitting

Lot 22 runs from the Caribbean to the lagoon inside the Sian Ka'an Biosphere Reserve, a UNESCO World Heritage site whose Mayan name means Origin of the Sky. Over 12 acres, with 100 metres of beachfront at the front and the same again at the lagoon behind. The lot is flat and set with palm trees, one of the more buildable shapes among the Sian Ka'an lots, and carries density to build a home of approximately 4,300 sq ft. Around it sit tropical forest, mangrove and marsh, a barrier reef offshore, and habitat for more than 300 bird species. Reached at Km 31, past the arches of Sian Ka'an. One of the last remaining lots of its kind.

📍 Location: Sian Ka'an Biosphere Reserve, Tulum, Quintana Roo
🌴 Position: Km 31 past the arches, beachfront to lagoon

⛲️ Features:

• Over 12 acres of pristine jungle lot
• 100 m (333 ft) of Caribbean beachfront
• 100 m of lagoon frontage at the rear
• Flat lot set with mature palm trees
• Density to build approximately 4,300 sq ft
• Inside a UNESCO World Heritage protected site
• Low density surroundings
• Ocean frontage with barrier reef offshore

📏 Land: Over 12 acres (~536,441 sq ft)
💵 Total Price: $875,000 USD

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• Over 12 acres of pristine jungle lot
• 100 m (333 ft) of Caribbean beachfront
• 100 m of lagoon frontage at the rear
• Flat lot set with mature palm trees
• Density to build approximately 4,300 sq ft
• Inside a UNESCO World Heritage protected site
• Low density surroundings
• Ocean frontage with barrier reef offshore

Lote 17 is an 822.56 m² parcel inside The Awen, the private gated community in Soy Tulum 900 meters from Tulum Beach. At $550 USD per square meter, it sits below the project's $600/m² list rate.

The Awen is a limited release of 58 lots, with less than 10% of inventory remaining. The community sits roughly 2,500 ft from the middle of the Hotel Zone, with private access roads connecting owners and guests directly to Tulum's best-known clubs and bars, and the beach itself is 900 meters away. Access runs through two security checkpoints, which matters to buyers who value privacy.

The Awen impacts only 30% of the project footprint, preserving trees and wildlife across the balance, and stands as one of the lowest-impact developments in the area. Amenities are built for the community rather than bolted on: a lap pool, contemplation paths, an organic garden, a wellness center running yoga, Pilates and mindfulness classes, a beach club, and beach access under a kilometer away.

At 822.56 m², Lote 17 sits comfortably in the buildable middle of The Awen's range, generous enough for a substantial villa with pool and garden while staying within the community's low-density design language. Owners can build now or hold the lot. Few lots this close to the beach come with building permits in place, so comparable supply is limited.

Financing runs on a 35% downpayment with the remaining 65% not payable for 18 months, carrying no monthly payments or fees.

Coastal zone note: properties in this area fall under Mexico's restricted zone, and foreign buyers acquire through a fideicomiso (bank trust). Our team can walk you through the structure.

📍 Location: The Awen, Soy Tulum, Quintana Roo
🌴 Position: Private gated community, 900 m from the beach, 2,500 ft from the Hotel Zone

⛲️ Amenities:

• Swimming pool with lanes
• Beach club and beach access
• Wellness center (yoga, Pilates, mindfulness)
• Organic garden and contemplation paths
• Club house
• Gym
• Two security checkpoints

📏 Lot Size sqm: 822.56 m²
📐 Lot Size: 8,854 sq ft
💵 Price x m²: USD $550
💵 Total Price: USD $452,408
⏳ Payment Plan: Ask your broker for payment plans and special offers

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• Swimming pool with lanes
• Beach club and beach access
• Wellness center (yoga, Pilates, mindfulness)
• Organic garden and contemplation paths
• Club house
• Two security checkpoints

Náay Tulum | Titled Residential Lots in Región 10, Tulum

Land you can build on now, with title in hand. Náay Tulum is a 45-lot urban development on a 17,962 m² parcel in Región 10, one of Tulum's fastest-appreciating and most accessible growth corridors, minutes from Tulum Centro, La Veleta, and a new commercial center rising on the doorstep. This is one of the rare offerings in Tulum that pairs entry-level land pricing with immediate titling (escrituración inmediata) and permits fully in order, so buyers move from purchase to construction without the legal limbo that stalls so many lots in the region.

H4 zoning, the highest density allowed in Tulum. Every lot carries H4 land use, the most generous density classification in the municipality, which is what makes these parcels work equally well for a single-family home, a small condominal building, or a commercial-residential mix on the avenue-facing lots. For an investor, that flexibility is the difference between a lot that holds one house and a lot that can carry a rental-generating development.

Infrastructure already in the ground. Fase 1 is delivered with underground electrical, water and drainage, and public lighting already installed, no waiting on services, no surprise assessments. The master plan dedicates 48% of the land to green areas and 22% to andadores and bike paths, a low-density, tree-lined layout that reads more like a park than a subdivision and protects long-term value.

The investment case. With Tulum International Airport open and the Maya Train connecting the Riviera Maya, Región 10 sits squarely in the path of the town's outward growth, the same pattern that turned earlier inland districts like La Veleta and Aldea Zamá from raw land into Tulum's most sought-after addresses. Fase 3 has already sold out entirely. Fase 1 and Fase 2 lots remain, priced from $4,999/m², payable in cash (90% on delivery, 10% at closing) or over 18 months interest-free.

📍 Location: Náay Tulum, Mza 776 Lote 4, Región 10, Tulum, Quintana Roo
🏗️ Type: Titled residential lots (unifamiliar, condominal & commercial-residential)
🗺️ Development: 45 lots + 2 macrolots across 3 phases on 17,962 m² / 193,340 sq ft
🌳 Common areas: 48% green space · 22% andadores & bike paths
⚡ Infrastructure: Underground electrical · water & drainage · public lighting (Fase 1 complete)
📜 Zoning: H4 (highest density in Tulum) · immediate title · permits in order
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Available lots:

🟢 Fase 1 — from $4,999MXN / m² (15 lots, infrastructure complete, fronting Cotulum)┗ from 198.81 m² / 2,140 sq ft · $993,851 MXN (~$56,800 USD)┗ up to 222.75 m² / 2,398 sq ft · $1,113,527 MXN (~$63,600 USD)

🟢 Fase 2 — from $5,342 MXN / m² (16 lots, fronting the main andador)┗ smaller lots from 209.64 m² / 2,257 sq ft · $1,119,897 MXN (~$64,000 USD)┗ premium lots up to 801.07 m² / 8,623 sq ft · $4,578,916 MXN (~$261,700 USD)

🔴 Fase 3 — SOLD OUT

💰 Entry price: $993,851 MXN (~$56,800 USD) · Lote 30, Fase 1(USD figures at ~17.50 MXN/USD; verify at time of sale)

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• 🏗️ Type: Titled residential lots (unifamiliar, condominal & commercial-residential)
• 🗺️ Development: 45 lots + 2 macrolots across 3 phases on 17,962 m² / 193,340 sq ft
• 🌳 Common areas: 48% green space · 22% andadores & bike paths
• ⚡ Infrastructure: Underground electrical · water & drainage · public lighting (Fase 1 complete)
• 📜 Zoning: H4 (highest density in Tulum) · immediate title · permits in order