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Tumben Kaa Tulum Real Estate for Sale
Turnkey homes in small residential communities on the western edge of Tulum, both of ours finished and furnished.
Tumben Kaa
Search our current listings in this area, with photography, prices, sizes and full detail on every property.
View all propertiesTumben Ka'a is a residential area on the western side of Tulum, away from the coast and away from the tourist grid. Both of the properties we hold here are finished, furnished and ready to occupy.
What it is like
This is the part of Tulum that is being built for people who live in Tulum. Small community developments, two and three bedroom houses on modest plots, planting between the buildings and streets that are residential rather than commercial. Aldea Savia and Florafauna are the two communities our listings sit in.
You are a short drive from the town center and its supermarkets, and further from the beach than any of the coastal neighborhoods. What you get in exchange is a whole house with private outdoor space at a price that would not buy a one bedroom condo closer in.
What is for sale
Two houses, both complete and both turnkey. Casa de Lola, a two bedroom of 1,195 sq ft at $200,000 USD in Aldea Savia. Casa Iguana, a three bedroom of 2,615 sq ft at $585,000 USD in Florafauna.
Turnkey here means furnished and ready to use rather than a shell, which matters if you intend to rent from day one.
Who it suits
Full time residents, families and first time buyers who want a house rather than an apartment. It also suits a long term rental owner, because the tenant base here is people working in Tulum rather than visiting it.
It suits a nightly rental operator least. You are not walkable to anything a visitor comes for.
What to watch
You will need a car or a scooter. Nothing here is within walking distance of the beach or the main avenues.
Western Tulum is growing quickly and what surrounds a house today may not be what surrounds it in three years. Walk the streets around the property and ask what is approved on the neighboring plots.
Services vary pocket by pocket on this side of town. Confirm the water connection, the power supply and the road surface for the specific address.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Tumben Kaa
The draw
- A whole house for less than a one bedroom condo nearer the coast
- Turnkey, furnished and ready to rent from day one
- Built for people who actually live in Tulum
What you get
- 2 houses, both complete
- $200,000 USD and $585,000 USD
- 1,195 and 2,615 sq ft, two and three bedrooms
On the doorstep
- Aldea Savia and Florafauna communities
- Planting between the buildings
- Residential streets rather than commercial
Getting around
- Town center a short drive
- Supermarkets downtown
- Car or scooter needed
Casa de Lola | 2 Bedroom Turnkey Home in Aldea Savia, 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.
Still have questions?
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