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Region 12 Tulum Land for Sale
Large titled parcels on the inland side of Tulum, sold by the hectare and aimed at developers rather than at homeowners.
Region 12
Search our current listings in this area, with photography, prices, sizes and full detail on every property.
View all propertiesRegion 12 is one of Tulum's inland municipal areas and most of what we hold here is land: two large parcels aimed at a developer rather than at someone looking for a house, alongside one villa.
What it is
A numbered administrative region on the inland side of the town, still largely uncleared. There is no neighborhood here in the ordinary sense and no established character, because most of it has not been built on yet. What it has instead is scale: parcels here are measured in thousands of square metres and in hectares rather than in lots.
That is increasingly rare within the municipality. The named neighborhoods closer to the coast have very little land left, and what remains is sold in single building plots. If a project needs real acreage near Tulum, the numbered inland regions are where the conversation happens.
What is for sale
Manzana 910 Lote 002, a titled parcel of 10,330 m² (111,192 sq ft) at $440,000 USD, and a hectare lot offered to developers. The one house is Casa Apolo, a three bedroom jungle villa in Beecheii at $684,000 USD.
Asking prices run from $440,000 USD to $750,000 USD, with a median of $684,000 USD, though on land of this kind the price per square metre and the permitted density matter far more than the headline figure.
Who it suits
Developers, builders and investors buying land as land. A parcel of this size supports a multi unit residential scheme or a low density community depending on what the zoning permits, and that permission is the thing being bought as much as the ground.
The land does not suit an individual buyer looking for somewhere to live: nothing is standing on either parcel.
What to watch
Land purchases live or die on the paperwork. Confirm the title and its full history, establish the zoning and the density it permits, and check what environmental clearance would be required before anything can be built.
Ejido history is the most common source of trouble on undeveloped land in Quintana Roo. Have the chain of title verified by your own lawyer, and do not rely on a seller's summary of it.
Establish where power, water and made road access physically reach today rather than where they are planned to reach. On inland parcels the cost of bringing services to a boundary can be a material part of the project budget.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Region 12
The draw
- Acreage within the municipality, which is increasingly rare
- Titled parcels measured in hectares
- Room for a multi unit or low density scheme
What you get
- Two large titled parcels
- 10,330 m2 at $440,000 USD
- A full hectare offered to developers
On the doorstep
- Mostly uncleared jungle
- Inland from the coast
- Nothing standing on either parcel
Getting around
- Short drive to the town center
- Beach road about 15 minutes
- Car essential
Manzana 910 Lote 002 | 10,330 m2 Titled Land Parcel in Region 12, Tulum
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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 Mexico 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 Mexico 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.
It depends on the property, the street, how it is furnished and how it is run, so we do not quote a single return figure for any market. Where we hold published short term rental data for an area, such as AirDNA's occupancy and nightly rate figures, it appears in the market data on that area's page, attributed to its source. Where a seller or developer supplies figures for a specific home, we tell you whose figures they are and suggest you verify them independently.
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). Many pre-construction developments also offer payment plans that spread the cost over the construction period. Financing in Mexico is typically 8% to 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.
Our markets are generally safe places to visit and to live. On Numbeo, whose crime index is built from residents' and visitors' own reports, Tulum currently scores lower than many large US cities, Miami among them. Like any busy tourist destination the region has occasional serious incidents, and these rarely involve visitors or residents going about their day. The usual travel precautions apply, as they would anywhere popular with visitors, and forums for first time travellers to Mexico carry plenty of practical advice on avoiding scams and petty theft.
Many of the condos and villas we sell 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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