Manzana 910 Lote 002 | 10,330 m2 Titled Land Parcel in Region 12, Tulum

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)