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Xpu-Ha Real Estate and Land for Sale
One of the best beaches on the Riviera Maya, and one of the few places on it where serviced residential lots are still being sold.
Xpu-Ha
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Xpu-Ha real estate is mostly land, and that is the point. Five of our seven listings here are residential lots, which makes it one of the few stretches of this coast where you can still buy a serviced plot near a genuinely good beach.
What it is like
Xpu-Ha sits between Playa del Carmen and Akumal, about forty minutes from Tulum. The beach is a wide crescent of soft white sand with an unusually gentle entry, consistently rated among the best on the Riviera Maya and still far less developed than the beaches either side of it.
Behind the sand the land runs back into low jungle. There is no town as such, which is what has kept it quiet. A handful of beach clubs, a couple of hotels and a growing number of gated residential communities set back from the water.
Kantenah, immediately adjacent, holds several of the larger private estates and shares the same coastline.
What is for sale
Five residential lots across four gated communities, and two multi villa private estates. Lots start at $135,000 USD for 600 m² and run up through phased releases at Selvamia, Oasis and Caracol, with sizes from around 600 m² to 877 m² and above. The two estates, Villa Xibalba and Villa Shalimar, are each $950,000 USD and each comprise more than one villa on a single title, one with its own cenote.
The median asking price across everything we list here is $205,500 USD, the second lowest of any area we cover. That is a function of the mix rather than of the location: land is cheaper than houses.
Who it suits
Self builders and early buyers. If your plan is to buy a plot inside a gate, hold it while the area fills in and build when you are ready, Xpu-Ha is one of the clearest versions of that proposition on this coast.
The two estates suit a different buyer entirely: a group rental operator or a family compound.
What to watch
Buying land means a different set of checks from buying a house. Confirm the title and its history with your own lawyer, establish where power and water physically reach the lot rather than the entrance, and read the community's construction rules before you commission a design.
Ejido history matters throughout Quintana Roo and it is the single most common source of trouble later. Have the chain of title verified independently.
Several of the lot releases here are sold in phases, so ask which phase is being offered, what is built around it today and what the developer is contractually obliged to deliver.
The figures on this page are asking prices from our own current listings. They are not closed transactions and they are not comparables.
Xpu-Ha
The draw
- One of the best beaches on the Riviera Maya, still undeveloped
- Serviced lots inside a gate near that beach
- Land rather than finished stock, at land prices
What you get
- 7 properties, five of them residential lots
- Lots from $135,000 USD, 600 to 877 m2
- Two multi villa estates at $950,000 USD each
On the doorstep
- A wide crescent of soft sand with a gentle entry
- Kantenah on the same coastline
- Private cenote on one of the estates
Getting around
- Akumal about 10 minutes
- Playa del Carmen about 20 minutes
- Tulum about 40 minutes
Oasis at Xpu-Ha | Final Phase Residential Lots from 602 m²
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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.
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