Sian Ka'an Land for Sale
Titled parcels inside and beside a UNESCO World Heritage biosphere reserve. Every listing here is land, and several come with their own cenote.
Sian Ka'an
The draw
- Land inside a UNESCO World Heritage biosphere reserve
- Access is limited by design and will stay that way
- Parcels with private cenotes and beach to lagoon frontage
What you get
- 5 land parcels, three of them beachfront
- From $408,000 to $2,422,868 USD
- Median parcel 2,500 m2, one running to 12 acres
On the doorstep
- 528,000 hectares of forest, mangrove and reef
- Jaguar, tapir, manatee and 300 bird species
- The Muyil lagoon channels
Getting around
- Boca Paila road south from the hotel zone
- Muyil entrance on the inland side
- Tulum about 30 minutes
House Yaxche, a four bedroom canopy compound in Region 15
Sian Ka'an is a UNESCO World Heritage biosphere reserve of roughly 528,000 hectares running south from Tulum, and everything we list here is land. Five parcels, three of them beachfront, from $408,000 USD to $2,422,868 USD.
What it is
The name means origin of the sky in Maya. The reserve holds tropical forest, mangrove, freshwater and saltwater marshes, a section of the Mesoamerican Barrier Reef, and a network of natural channels that Maya traders once used as waterways. It is home to jaguar, tapir, manatee, crocodile and over three hundred bird species.
Access is deliberately limited. The Boca Paila road runs south from Tulum's hotel zone through the reserve toward Punta Allen, and it is unpaved for most of its length. Muyil, on the inland side off the Tulum to Carrillo Puerto highway, is the other entry point, with its archaeological site and the lagoon channels.
This is not a neighborhood and it will never become one. That is the entire proposition.
What is for sale
Two 2,500 m² parcels near Muyil, each with its own private cenote, at $408,000 USD and $760,000 USD. A 12 acre beachfront parcel at $875,000 USD. A beachfront lot at $600,000 USD. And a permitted beach to lagoon parcel of roughly 130,399 sq ft in Section I at $2,422,868 USD.
The median parcel is 26,910 sq ft (2,500 m²). These are land holdings rather than building plots in the ordinary sense.
Who it suits
Buyers with a long horizon and a specific intention: a private retreat, a low impact eco project, or a holding bought for what it is rather than for what can be built on it.
What to watch
This is the part that matters more here than anywhere else in our book. Land inside or adjoining a biosphere reserve carries environmental restrictions that govern what may be built, how much of the parcel may be cleared, how water and waste must be handled and whether any construction is permitted at all.
Do not rely on a seller's description of what is allowed. Establish the zoning, the environmental permitting position and the chain of title independently, and take advice from a lawyer who has done this specific kind of transaction before. One of our parcels is described as permitted, and that word should be tested with the documents rather than accepted.
Access, power and water are not a given on any of these parcels. Ask what physically reaches the boundary today.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Sian Ka'an
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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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