Muyil Land for Sale
Titled parcels with their own cenote, on the inland edge of the Sian Ka'an reserve twenty five minutes south of Tulum.
Muyil
What is here
- Muyil archaeological site
- Muyil and Chunyaxche lagoons
- The Maya trade channel float
- Boardwalk and observation tower
Around it
- Sian Ka'an biosphere reserve
- Low forest and freshwater wetland
- Scattered cenotes on private parcels
Getting around
- Tulum about 25 minutes north
- On Highway 307, paved access
- Tulum airport about 35 minutes
Before you buy
- Confirm reserve adjacency restrictions
- Establish cenote rights in the title
- Verify chain of title and any ejido history
- Check services at the boundary
Muyil sits about twenty five minutes south of Tulum on the road toward Carrillo Puerto, at the inland edge of the Sian Ka'an biosphere reserve. What we hold here is land, and it is a specific kind of land: parcels with their own cenote.
What it is like
Muyil is a small settlement rather than a town, best known for two things. The first is the archaeological site, one of the oldest continuously occupied Maya sites on the peninsula, with a temple you can climb and a boardwalk running back through the forest to the lagoon. The second is the lagoon system itself, Muyil and Chunyaxche, connected by a natural channel the Maya cut and used as a trade route. The float down that channel is one of the genuinely memorable things to do in this part of Mexico.
Around it is low forest, freshwater wetland and a scattering of cenotes. There are no hotels of any scale, no beach clubs and no nightlife. The reserve boundary is close, which constrains what can be built and is the reason the area still looks the way it does.
Practically, you are a short drive from Tulum for everything, and on the highway rather than down a track, which matters more here than it sounds.
What is for sale
Two titled land parcels, each of 2,500 m² (26,910 sq ft), each with its own private cenote. Cenote Muyil at $408,000 USD and Cenote del Rey at $760,000 USD.
A parcel with a cenote on it is a rare thing to be able to buy. Most cenotes on this coast sit on ejido land, inside reserves, or on holdings that have never been titled, so a titled parcel with water on it is a different proposition from a jungle lot.
Who it suits
A private retreat, a small low impact eco project, or a buyer who wants the cenote itself as the reason for the purchase. It suits someone with a long horizon rather than someone looking for rental yield next season.
What to watch
Proximity to a biosphere reserve carries environmental restrictions that govern how much of a parcel may be cleared, what may be built on it and how water and waste must be handled. Establish that position on the specific parcel with documents before you value it, and do not rely on a seller's summary.
Cenotes are protected under Mexican water law and are federal property in many circumstances even where the land around them is privately held. Understand exactly what rights come with the parcel and what does not.
Ejido history matters throughout Quintana Roo and matters most on land that has never been developed. Have the chain of title verified by your own lawyer.
Establish where power, water and made road access physically reach the boundary today rather than where they are planned to reach.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Muyil
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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.
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