Manzana 189 Lote 023 | 628 m2 Titled Mixed Commercial Corner Lot in Region 15, Tulum

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: $157,000 USD
📊 Rate: $250 USD per m²