Cenote del Rey | 2,500 m2 Land Parcel with Private Cenote near Muyil, Tulum

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, a short distance 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.

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 a short distance 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 itself, since groundwater in Mexico is national property regardless of who holds the surface title. 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: 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
• 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
• 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)