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Real Estate in Selva Zama, Tulum
The curated extension of Aldea Zama. Low density, wide streets, green corridors, and the highest median asking price of any area we cover.
Selva Zama
Search our current listings in this area, with photography, prices, sizes and full detail on every property.
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Property for sale in Selva Zama sits at the top of our Tulum book. It is the newer, more deliberately planned extension of Aldea Zama, and it carries the highest median asking price of any area we cover.
What it is
Selva Zama was master planned rather than filled in. Low density zoning, wide streets, green corridors between the built areas, bike paths, controlled access points, and gated clusters within the wider development. The idea running through it is that the jungle stays and the buildings work around it.
Because it was planned as a whole, the infrastructure came first: roads, sidewalks, services and green buffers were laid before the houses. That is the practical difference between here and the areas still filling in.
What is for sale
Fifteen houses, ten land parcels, seven condos, six penthouses and four beachfront properties. The balance tilts hard toward off plan: 24 pre-construction against nine finished, the highest proportion of unbuilt stock in our book.
Asking prices run from $145,900 USD to $16,000,000 USD. The median size is 3,250 sq ft (302 m²), which is the largest median of any Tulum area we sell in, and it is the clearest signal of what this place is. These are bigger plots and bigger houses.
Who it suits
Buyers who want space and planning rather than proximity to a bar. It suits a family, a long term owner, and anyone who has looked at Aldea Zama and wanted a larger lot for the money.
It also suits a ground up buyer. Ten of the 37 listings here are land, which alongside Region 15 and Region 8 makes it one of the few places in our book where building your own is realistic.
What to watch
Two thirds of what we list here is pre-construction, so most of what you will look at does not exist yet. Ask for the delivery date in writing, ask what happens if it slips, and ask which phase of the master plan your lot sits in, because the surrounding streets may be years behind the one you are buying on.
The area is also quieter than Aldea Zama by design. If walking to dinner matters to you, look there instead.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Quick facts
Beach
About 12 min by car
Town centre
About 8 min by car
Condo prices
$250,000 to $695,000 USD asking
Lot prices
$145,900 to $1,992,431 USD; lots 200 to 540 m², multi-family to 2,000 m²
Land tenure
Private titled land, condominium regime; foreign buyers hold through a fideicomiso
HOA fees
Set cluster by cluster; we quote the fee on each listing
Short-term rentals
Permitted; cluster bylaws apply; state registration and lodging tax required
Infrastructure
Concrete roads, piped water, drainage and treatment, electricity, fibre, all underground
Who this area suits
Selva Zama suits buyers who want space, order and a plan they can read. If you have walked Aldea Zama and thought the lots were tight, this is the answer to that: the same developer logic, more land per house, and streets that were finished before the houses went up.
It suits families and long-term owners more than it suits weekenders. The green corridors, the bike paths and the gated clusters are built for people who are actually here. It also suits anyone who wants to build rather than buy finished: a good share of what we list here is land, and the infrastructure is already in the ground, which is not something you can say about most of Tulum.
It is a poor fit for three kinds of buyer. If you want to walk to dinner, you will be driving or cycling here; Aldea Zama's town centre is five minutes away, but it is not on your doorstep. If you want a finished property you can rent next month, the odds are against you: two-thirds of what is for sale here does not exist yet. And if your budget is under $250,000 USD, you will find more choice and better value in La Veleta or Region 15, and no one here will tell you otherwise.
Selva Zama is a place to buy once, carefully, and stay.
Rental and market data
Data as of September 2026. Asking figures are from our own live listings on 21 September 2026: 37 properties, of which 10 are lots and 27 are built or under construction. We do not publish rental figures for Selva Zama because we do not hold operating data for the area; the third-party trackers that cover Tulum report market-wide averages, not this development.
Asking price per m², finished (7 listings) about $3,400 USD, range $2,770 to $4,960
Asking price per m², pre-construction (19 listings) about $4,600 USD, range $2,460 to $11,880
Asking price per m², land (9 lots with a stated size) about $1,000 USD, range $760 to $1,240
Condo asking range (6 condos) $250,000 to $695,000 USD, median $440,000
Lot asking range (10 lots) $145,900 to $1,992,431 USD, median $511,000
Cheapest finished property $250,000 USD, a one-bedroom condo
These are asking prices, not closed transactions and not comparables. Selva Zama's larger lot sizes push the per-property numbers up; compare on a per-m² basis if you are weighing it against Aldea Zama, and read the spread rather than the midpoint: the pre-construction figure runs from a $2,460 three-bed to an $11,880 branded villa.
Where it is
Nearby areas
Aldea Zama — the finished, walkable original next door: paved streets, unbroken sidewalks, and the one neighbourhood where you can compare properties like for like.
Region 15 — the widest price spread in Tulum, from $119,000 to $4,800,000 USD; more choice, less planning.
Region 8 — where the land is: ten of 22 listings are lots, for buyers who want to build but want a lower entry than Selva Zama.
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Selva Zama
The draw
- Master planned, so roads and services came before the houses
- The largest median property size in Tulum at 3,250 sq ft
- Low density zoning keeps the jungle between buildings
What you get
- 37 properties, median $898,562 USD
- Ten land parcels for a ground up build
- Houses, penthouses and four beachfront properties
On the doorstep
- Green corridors and bike paths through the development
- Aldea Zama Town Center five minutes
- Gated clusters with controlled access
Getting around
- Beach about 12 minutes by car
- Downtown about 8 minutes
- Airport about 30 minutes
Land for Sale in Gated Community | Dharma, Tulum.
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What is the difference between Selva Zama and Aldea Zama?
Aldea Zama came first and is the finished, walkable core: paved streets, a town centre, condos and houses close together. Selva Zama is its planned extension to the south, running from Aldea Zama's edge down towards the hotel zone and Avenida Kukulkán, laid out with lower density, larger lots and green corridors between the built areas. Practically: Aldea Zama for walking to dinner and buying finished; Selva Zama for space, a larger lot, or building your own.
Is Selva Zama gated?
Not as one compound. Selva Zama is a 500-acre master plan with its own internal roads and controlled access points, and the gating happens one level down: each residential cluster (Dharma, Ahimsa, Mondo, Green Residences, Amira District and Azulik Residences among them) is a condominium regime with its own entrance, an access booth and, in the clusters we list, 24-hour security. When you look at a property here, ask which cluster it sits in and what that cluster's security actually is; the address alone does not tell you.
Can I build my own house in Selva Zama?
Yes, and it is one of the few areas near Tulum where that is realistic. About a quarter of what we list here is land, and roads, drainage, water, electricity and fibre were laid, underground, before the houses. What you can build is set by each cluster's condominium rules rather than by one development-wide code. On the developer's current single-family lots the ground coverage (COS) is 60% and the floor-area ratio (CUS) 170%, so a 200 m² lot allows about 120 m² of footprint and 280 m² of total built area; Green Residences works to 45% and 90% with one house per lot, and the multi-family lots to 40% and 120% with 10 to 16 homes per lot. Height limits, setbacks and design approval sit in each cluster's reglamento: get it before you sign, and have your architect check the numbers against the municipal licence.
Most listings here are pre-construction. What should I check?
Three things, in writing: the delivery date and what happens if it slips; which phase of the master plan your lot or unit sits in, because the surrounding streets may be years behind the one you are buying on; and what is actually built on the site today, not what is drawn. Ask to see the phase map.
What are the HOA fees and what do they cover?
There is no single Selva Zama fee. Each cluster is its own condominium regime and levies its own charge, which pays for the gate and security, the cluster's roads, lighting and green areas, and its amenities, a pool, gym or jungle gym in most of the residential clusters. A condo building adds its own fee for the building on top of the cluster's. Fees are quoted differently from cluster to cluster, per square metre of built area for condos and per lot for houses and land, and they move when a cluster completes its amenities, so we do not print a range here; we quote the current fee on every listing and can show you the cluster's budget on request.
Can I rent my Selva Zama property short-term?
In most of it, yes. We know of no development-wide ban; Amira District and Azulik Residences run their own rental programmes, and the single-family clusters are sold without a letting restriction that we are aware of. The rule that binds you is the cluster's condominium reglamento, so read it before you buy. Operating a short-term rental in Quintana Roo also means registering with the state's tourism registry, charging the state lodging tax and paying 16% IVA on furnished short stays, all of which your property manager should handle. Bear in mind that the area is quieter and less walkable than Aldea Zama, which affects nightly rates and the kind of guest you attract.
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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Aldea Zama — the finished, walkable original next door: paved streets, unbroken sidewalks, and the one neighbourhood where you can compare properties like for like.
Region 15 — the widest price spread in Tulum, from $119,000 to $4,800,000 USD; more choice, less planning.
Region 8 — where the land is: ten of 22 listings are lots, for buyers who want to build but want a lower entry than Selva Zama.