Soy Tulum Real Estate for Sale
Large jungle lots and large villas, minutes from the hotel zone. The biggest median property size of any area we cover, at 5,934 sq ft.
Soy Tulum
The draw
- The largest median property size in our book, 5,934 sq ft
- Serviced lots inside a gate with design rules that protect you
- Minutes from the hotel zone, far from the noise
What you get
- 15 properties, seven of them land
- Median $1,300,000 USD
- Villas to eight and ten bedrooms for the group market
On the doorstep
- The Awen, Consciente Tulum and Nam Villas
- Jungle canopy kept between houses
- Hotel zone minutes away
Getting around
- Airport about 10.5 miles
- Tren Maya station a short drive
- Car essential
House Yaxche, a four bedroom canopy compound in Region 15
Soy Tulum real estate is the large lot, large villa end of the market. The median property we list here is 5,934 sq ft (551 m²), which is nearly double the next largest area in our book, and it tells you most of what you need to know about the place.
What it is
Soy Tulum is a low density residential area set in jungle between the town and the coast, close enough to the hotel zone to reach the beach in minutes and far enough from the main avenues to be genuinely quiet. Tulum International Airport is around ten miles away, and the Tren Maya station and the ruins are both a short drive.
It was planned as private gated communities rather than as a public street grid, so the character comes from the developments inside it rather than from a high street. The Awen, Consciente Tulum and Nam Villas are the names you will meet most often. Each has its own gate, its own amenity set and its own rules on what you can build.
The jungle was largely kept. Lots are wide, canopy is left standing between houses, and the architecture that has gone up here tends toward long horizontal roofs, deep shade and pools that read as part of the ground rather than as an addition to it.
What is for sale
Eight houses and seven land parcels, six of them tagged beachfront by proximity to the coast road. Ten of the 15 are pre-construction, two are finished and three do not yet carry a construction stage. Three of the fifteen are resales, which is a high proportion for an area this small.
The villas here are large. Layouts run to eight and ten bedrooms at the top of the ladder, aimed at the group rental market rather than at a single family. Asking prices for a finished villa run from around $995,000 USD to $3,000,000 USD, with residential lots from around $317,350 USD.
The Awen has sold out its lots, so the way into that community now is a resale rather than a purchase from the developer. That changes the conversation, because a resale is priced against what has already changed hands rather than against a price list.
Who it suits
Two buyers, and they want different things from the same place.
The first is building. Seven of our fifteen listings here are land, and Soy Tulum is one of the few places in Tulum where you can buy a serviced lot inside a gate, with design rules that protect what your neighbor puts up. That is a meaningfully different proposition from buying raw land in Region 8.
The second is the high end rental operator. Eight and ten bedroom villas minutes from the beach road serve groups, weddings and retreats, and there is very little competing product at that size anywhere in Tulum.
What to watch
Two thirds of what we list here is pre-construction or does not yet carry a stage, so ask what is actually built on the ground today, what phase your lot sits in and what the delivery date is in writing.
If you are buying land, confirm the title and its history with your own lawyer, establish where power and water physically reach, and read the community's construction rules before you commission a design. Those rules are the reason the area looks the way it does, and they will also govern what you are allowed to build.
You will need a car. Nothing here is walkable to a supermarket, and that is the trade for the quiet.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
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Soy 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 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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