Ambre & Epices | 8 Bedroom Moroccan Riad Villa in La Veleta

Ambre & Epices is a former boutique hotel in La Veleta, converted into an eight bedroom private villa. The design pulls Moroccan and Mexican together: a Moorish facade, arched doorways and lantern lit courtyards, set among endemic trees on a 1,070 square metre lot. Indoor and outdoor run into one another, so the patio jacuzzi leads to the dining table, which leads to the pool and the garden beyond.

The house

515 square metres of construction over two floors, built in 2019, on a lot of 1,070 square metres with 750 of that laid out as garden. Eight bedrooms, each with a king bed, a private bathroom and either a bathtub or a stone jacuzzi set into the suite. The kitchen is fully equipped and has its own recycling area. There is a laundry, storage and staff area of 20 square metres.

Two pools and the courtyards

The main pool runs 22 metres by 4 in the garden. A second pool of 3 metres by 3 sits in the patio. Around them are a large lobby, an open lounge beside the dining area, and a larger oriental lounge that looks over the water. A barbecue area and an outdoor spa sit in the grounds, and the roof is currently being extended.

Services and plant

Eight optimised CFE meters with a generator for emergencies, a water filtration system, a wastewater filtration system, a gas boiler, fibre optic and wireless internet, and camera coverage.

Licences

The seller reports that the accommodation, restaurant and bar licence is current, that the property carries uso de suelo comercial, and that the construction and fin de obra licences are up to date. Those should be confirmed independently. Quintana Roo publishes a public register of developments marketing without the required state permits, and a buyer can search it in a few minutes; it is worth doing here as with any Tulum purchase.

The expansion the seller has drawn up

An architectural project has been conceptualised and the plans are ready to take capacity from 18 guests to 28, by adding two rooms on the terrace: one sleeping four and one dormitory sleeping six. The seller puts the resulting uplift in hotel revenue at up to 20 percent and gives an official estimation of value at $3.4 million USD against the $2.8 million asking. Both are the seller's figures, unverified by us, and should be tested against audited accounts and an independent valuation.

Where it sits

La Veleta, five minutes from the town centre and about fifteen from the hotel zone and the beach clubs.