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

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)