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La Veleta Real Estate for Sale
Tulum's boho quarter and its entry point. Coffee shops, yoga studios and coworking on nearly every block, and the lowest median asking price of any area we cover.
La Veleta
The draw
- The lowest entry point of any area we cover
- 25 of 34 listings already built and viewable
- The liveliest expat quarter in Tulum
What you get
- 34 properties, median $280,000 USD
- Honest entry around $90,000 USD for a finished one bedroom
- Houses, condos, penthouses and three land parcels
On the doorstep
- Coffee shops and coworking on nearly every block
- Vine Tulum, Mistico Garden and the Kukulkan strip
- Cenote Cristal and Cenote Escondido
Getting around
- Town center walkable
- Beach road a short cycle
- Aldea Zama five minutes by car
House Yaxche, a four bedroom canopy compound in Region 15
La Veleta real estate is where most people start. It carries the lowest median asking price of any area we cover, $280,000 USD across 34 live listings, and 25 of those are already built.
What it is like
Five years ago this was a quiet jungle patch. It is now the liveliest expat quarter in Tulum, with coffee shops, yoga studios and coworking spaces on close to every block. The dining sits along Kukulkan and Palenque, a mix of cafes with good internet, international kitchens and casual seafood, with places like Vine Tulum for wine and Mistico Garden for a slower evening.
The feel is boho rather than polished, and the community is the draw: young locals and foreigners, organic markets, sound baths, and the sense that there is always someone new around. It sits immediately west of the town center, walkable to the main avenues and a short cycle from the beach road.
Cenote Cristal and Cenote Escondido are both close, which is unusual for somewhere this central.
What is for sale
Fourteen houses, 14 condos, three penthouses and three land parcels, with seven resales. One bedroom is the most common layout, which is the clearest signal of what this area is: smaller units bought by people making a first purchase or wanting a base rather than a family home. Asking prices run from $90,000 USD to $2,800,000 USD.
The median size, 2,487 sq ft (231 m²), looks large against that median price. It is pulled up by a handful of big houses at the top of the ladder, and it is a good example of why a single average is a poor way to understand an area.
Who it suits
The smallest check and the first purchase. Entry investors, remote workers who want somewhere with a community attached, and buyers whose budget will not carry Aldea Zama. Because most of the stock here is finished, you can see the unit, the building and the street before committing, which is not true of every area at this price.
What to watch
It is less polished than Aldea Zama and that is not a small difference. Expect unpaved roads in places, noise from ongoing construction, and city services that are inconsistent pocket to pocket. Two addresses a block apart can differ on paving, drainage and how much building is going on around them, so walk the street before you commit.
Be careful with the headline low, too. You will see La Veleta advertised from figures that do not represent anything you could live in. The honest entry point for a finished, habitable one bedroom here is around $90,000 USD, and most buyers land well above that.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
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La Veleta
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Frequently Asked Questions
Find answers to the most common questions about our properties, services, and buying process. If you need more help, feel free to reach out to us
Yes. Foreigners can own property in Tulum via a “fideicomiso”: a trust with a Mexican bank facilitated by a notary. The bank acts as a trustee and follows instructions from the property owner. Via this arrangement, foreigners can have all rights to use, occupy, lease, build, improve, and sell their property. On average, it takes 60 to 90 days to complete a property purchase. Tulum Land & Property works closely with a trusted team of lawyers and notaries who ensure that all legal processes proceed smoothly.Another way of owning property in Tulum is by creating a Mexican corporation. This is recommended when investors plan to own several properties.
Most pre-construction properties require a refundable deposit of $5,000 USD to secure the unit. Our properties are in high demand so this deposit secures the unit while contracts are drafted. Typically buyers make a down payment of 30% but larger down payments lead to larger discounts. The rest of the payments are made according to negotiable payment plans spreading the cost over the construction time, allowing investors to enjoy better liquidity before delivery.
Tulum real estate agents estimate the average annual ROI to be between 6% and 10%. This depends upon location, amenities, rental rates and design. Our team of experts at Tulum Land & Property focus on finding properties that generate 10% to 20% ROI per year.
For foreigners investing in Mexico, the best way to obtain finance is to do so at home. In the US, you may take a Home Equity Loan or Home Equity Line of Credit (click here). Buyers are able to repay their monthly loan payments with rental income from their vacation rental. During the high season in Tulum, a two-bedroom apartment can rent for up to $500 USD per night and villas can command over $1,000 USD per night. Financing in Mexico is typically 8%-9% plus fees and involves a lengthy process.
Closing costs are typically 7% of the property value. This includes the acquisition tax, recordation fee, certificate of no liens, municipal appraisal, legal and closing fees, and public notary fees. The yearly property tax in Mexico is typically 0.1% of the property value. HOA fees typically start from $2.5 USD per square meter per month depending on the amenities included. The cost of furniture and appliances must also be considered in your budget. Our team of experts can help you understand these costs, schedule a call with us to get started (click here).
To ensure a property has a clear title, conduct a title search through a reputable notary or legal professional. This process verifies that the seller has legal ownership and that there are no liens or encumbrances on the property. Working with experienced local professionals can help navigate this process.
Tulum is safe. Recent data shows that the crime index is in fact lower in Tulum than in major cities of the United States, such as Miami (see here). Occasional violent incidents usually do not involve foreigners and tourists, but are rather restricted to disputes between cartels. As for every destination prized by tourists, the usual precautions do apply in Tulum when it comes to irregular activities and behaviour. Many tips are available on forums for first-time travellers to Mexico on how to avoid scams and theft (example here).
Many of the condos and villas sold in Tulum come with amenities, depending on the location. Usual amenities include: pool, spa, rooftop, fitness and yoga centre, co-working space, etc.
Still have questions?
Schedule a call with our team of investment analysts to get the answers you need and make informed decisions.
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