Tulum Beach Real Estate for Sale
The hotel zone, on the road between the ruins and Sian Ka'an. Thirteen of our 16 listings here are beachfront and fourteen are pre-construction.
Tulum Beach
The draw
- The only address in Tulum where you step onto the sand
- Finite land, restrictive zoning, nothing new coming
- The highest nightly rates in the region
What you get
- 16 properties, 13 of them beachfront
- Median $1,500,000 USD, from $335,247 USD
- Faena, Amanatura and a small number of standalone villas
On the doorstep
- Hartwood, Arca, Rosa Negra and Casa Jaguar
- Nomade, Be Tulum and Papaya Playa
- Parque del Jaguar and the free public beaches
Getting around
- One road, roughly ten kilometres
- Town five minutes from the north end
- Airport about 30 minutes
House Yaxche, a four bedroom canopy compound in Region 15
Tulum Beach real estate means the hotel zone: the strip of road that runs from the archaeological site south along the coast toward the Sian Ka'an biosphere. It is the most expensive land in Tulum and the most tightly constrained, and thirteen of our 16 live listings here are beachfront.
What it is like
The beach road is about ten kilometres of single lane blacktop with jungle on one side and the Caribbean on the other. There is no grid of streets. There is one road, and an address is described by how far along it you are.
The northern end, near the ruins, is the public half. Parque del Jaguar reorganised this stretch and the free public beaches, Playa Ruinas, Playa Paraiso and Playa Pescadores, sit here. It is busier, cheaper and closer to town.
The southern end, past the Boca Paila junction, is the boutique hotel half. Nomade, Be Tulum, Papaya Playa and their neighbors line the sand, along with the restaurants that made Tulum's reputation: Hartwood cooking over wood, Arca, Rosa Negra, Casa Jaguar. Beach clubs run the length of it. This is the part people picture when they say Tulum.
The sand here is the fine white powder Tulum is known for, and the water shelves gently. The reef sits further out than at Tankah, so the swimming is open rather than sheltered.
El Mirador and the newer pockets
El Mirador sits at the northern end above the ruins, elevated enough to give sea views from a second storey, and it is where several of the newer residential projects have gone. It is a short distance from Parque del Jaguar and the public beach access, and it is one of the few places in the hotel zone where you can buy something that is not directly on the sand but still sees the water.
What is for sale
Thirteen beachfront properties, eleven condos, four houses and one commercial asset. Fourteen of the 16 are pre-construction and only two are finished, the highest proportion of off plan stock in our book.
Three bedrooms is the most common layout, the median size is 3,196 sq ft (297 m²) and the median asking price is $1,500,000 USD, running from $335,247 USD to $6,350,000 USD. Faena Residences accounts for nine of the sixteen, with Amanatura, Mayan View and a small number of standalone villas making up the rest.
There is no entry level product on this road and there is not going to be. The land is finite, the zoning is restrictive and the last of it went years ago.
Who it suits
Buyers for whom the beach is the entire reason. High end rental operators, because nightly rates here are the highest in the region. And second home owners who want the address rather than the practicality.
If you want to walk to a supermarket, this is not it. If you want to walk out of your door onto the sand, there is nowhere else in Tulum that does it.
What to watch
Three things, and they are specific to this road rather than to Tulum generally.
Services are not municipal everywhere. Parts of the hotel zone run on generators, wells and private treatment rather than on town water, sewer and grid power. Ask exactly how a given property is supplied and what that costs to run, because it is a real monthly number and it does not appear on a price list.
Almost everything here is off plan. Get the delivery date in writing, ask what happens if it slips, and ask what is actually built on the site today rather than what is drawn.
Sargassum is seasonal and real. It typically runs heaviest between April and August and it varies year to year. Ask what the building does about it, because on this coast the answer is a staffing question rather than a construction one.
Beachfront ownership also means the federal maritime zone at the shoreline and, for foreign buyers, the fideicomiso, a bank trust that gives full ownership rights within fifty kilometres of the coast.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Tulum Beach
Search our current listings in this area, with photography, prices, sizes and full detail on every property.
View all properties
Explore other locations
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?
Schedule a call with our team of investment analysts to get the answers you need and make informed decisions.
Contact us
Subscribe to receive special deals, news and much more.
