Region 10 Tulum Real Estate for Sale
A small inland pocket of Tulum, mostly villas at Amari and a titled lot release, with a median asking price under $450,000 USD.
Region 10
The draw
- A finished three bedroom villa for the price of a two bed condo nearer the coast
- Quiet inland pocket, close enough to be practical
- Titled lots alongside built stock
What you get
- 5 properties, median $449,900 USD
- Villas from $449,900 to $579,900 USD
- Titled residential lots from around $285 USD per m2
On the doorstep
- Amari Tulum villa community
- Town center a short drive
- Supermarkets and clinics in Tulum
Getting around
- Beach about 15 minutes by car
- Tren Maya station downtown
- Airport about 30 minutes
House Yaxche, a four bedroom canopy compound in Region 15
Region 10 is one of Tulum's smaller municipal designations, inland from the coast, and our book here is compact: five listings, most of them villas in a single community.
What it is
Like Region 8, Region 15 and the other numbered regions, this is an administrative area rather than a neighborhood with a name and a character of its own. What defines it in practice is what has been built in it, and here that means Amari Tulum, a villa community, alongside a titled lot release at Náay Tulum and a small amount of condo stock.
It sits close enough to the town center to be practical and far enough out to be quiet, which is the trade most of inland Tulum offers.
What is for sale
Three houses, one condo and one land release. Three are finished and one is pre-construction. Villa Selva, Villa Luna and Villa Jaguar at Amari run from $449,900 USD to $579,900 USD across three and four bedroom layouts, sized between 1,916 and 2,508 sq ft. A two bedroom lock off condo sits at $153,000 USD, and Náay Tulum offers titled residential lots from around $285 USD per m².
The median asking price is $449,900 USD and the median size is 2,023 sq ft (188 m²).
Who it suits
Buyers who want a finished villa with a pool at a price the more established neighborhoods no longer reach. A three bedroom house here costs roughly what a two bedroom condo costs in Aldea Zama, and that is the whole argument.
The lot release suits a self builder who wants titled land without going as far out as Region 8.
What to watch
The area is small and the supply is thin, so there is limited choice at any given moment and very little to compare against. Judge the specific house and the specific street rather than the region.
Infrastructure inland from Tulum varies pocket by pocket. Ask about the road surface, the power supply and the water connection for the exact address, not for the area.
On the lot release, confirm the title, the services position and what the developer is contractually obliged to deliver before you commit.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Region 10
Search our current listings in this area, with photography, prices, sizes and full detail on every property.
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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?
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