Tulum Beachfront Real Estate
Beachfront in Tulum is a short stretch of coast and a small market. What we have for sale sits in four places: Soliman Bay and Tankah Bay, two calm reef bays 15 to 20 minutes north of town; the Tulum hotel zone along the beach road; and Sian Ka'an, the biosphere reserve to the south, where parcels run from the Caribbean to the lagoon. Most listings below sit directly on the sand. In the hotel zone most are residences on the beach road, a short walk from it, and their names say so. Every card shows its asking price.
2 Bedroom CHACA Residence by Tulum Hotel Zone | Amanatura Tulum
Nestled within the heart of Tulum, Amanatura presents the CHACA Residence, a harmonious blend of modern luxury and natural serenity. This meticulously designed home offers an unparalleled living experience, seamlessly integrating contemporary comforts with the lush beauty of Tulum's landscape.
Property Features:
- Spacious Interiors: The CHACA Residence spans 235 m², featuring two serene bedrooms and two modern bathrooms, thoughtfully designed to provide comfort and privacy. An additional laundry area enhances convenience, ensuring a seamless living experience.
- Elegant Design: Embodying Tulum's essence, the residence showcases Chukum finishes—a traditional Mayan plaster technique—that exude rustic elegance. The open-concept layout seamlessly connects indoor and outdoor spaces, creating a harmonious flow throughout the home.
- Private Outdoor Sanctuaries: Three terraces offer intimate nooks to immerse yourself in the surrounding greenery, while a rooftop pool provides a secluded haven to relax and connect with the sky. These outdoor spaces are perfect for both tranquil moments and entertaining guests.
Amanatura – A Sanctuary of Natural Elegance
Amanatura is an exclusive enclave designed to blend harmoniously with Tulum's natural beauty. The development features a pristine natural cenote, offering residents a tranquil oasis for swimming and kayaking. Its strategic location provides easy access to the Sian Ka'an Biosphere Reserve, ancient ruins, fine dining, boutique shops, and world-class spas.
Investment Potential
Owning a residence at Amanatura offers a unique opportunity to be part of Tulum's vibrant community, with properties that seamlessly integrate luxury and nature. The CHACA Residence is competitively priced, reflecting its premium features and prime location.
Contact Us Today
Embrace a lifestyle of elegance and nature at Amanatura Tulum. Contact us today to learn more about the CHACA Residence and secure your place in this exceptional development.
- Two bedrooms and two modern bathrooms
- 235 m2
- Laundry area
- Chukum finishes using the traditional Mayan plaster technique
- Open concept layout connecting indoor and outdoor spaces
- Three terraces
- Rooftop pool
- Pristine natural cenote within the development for swimming and kayaking
2 Bedroom CHIT Residence by Tulum Hotel Zone | Amanatura Tulum
Nestled in the heart of Tulum, Amanatura presents the CHIT Residence, a harmonious blend of urban sophistication and natural tranquility. This meticulously designed home offers a serene retreat amidst Tulum's lush landscapes.
Property Features:
- Spacious Interiors: The CHIT Residence spans 175 m², featuring two inviting bedrooms and 2.5 modern bathrooms, ensuring comfort and privacy.
- Elegant Design: Emphasizing minimalist aesthetics, the residence incorporates eco-friendly materials and Chukum finishes, reflecting a commitment to sustainability and style.
- Outdoor Sanctuaries: Residents can unwind on the spacious terrace or in the garden nook, perfect for relaxation and embracing the serene surroundings.
Amanatura is an exclusive enclave designed to blend harmoniously with Tulum's natural beauty. The development features a pristine natural cenote, offering residents a tranquil oasis for swimming and kayaking. Its strategic location provides easy access to the Sian Ka'an Biosphere Reserve, ancient ruins, fine dining, boutique shops, and world-class spas.
Investment Potential
Owning a residence at Amanatura offers a unique opportunity to be part of Tulum's vibrant community, with properties that seamlessly integrate luxury and nature. The CHIT Residence is competitively priced, reflecting its premium features and prime location.
Contact Us Today
Embrace a lifestyle of elegance and nature at Amanatura Tulum. Contact us today to learn more about the CHIT Residence and secure your place in this exceptional development.
- Two bedrooms and two and a half bathrooms
- 175 m2
- Chukum finishes and eco friendly materials
- Minimalist design throughout
- Spacious terrace
- Garden nook
- Pristine natural cenote within the development for swimming and kayaking
- Easy access to the Sian Ka'an Biosphere Reserve
2 Bedroom Beachfront Apartment for sale in Tulum | Bahia
Architect & Developer: Andrés Escobar
Founded and led by Andrés Escobar, architect with more than 20 years of experience in developing architectural projects at a regional and national level, included a wide typological diversity such as urban planning, residential and multifamily projects, in addition to commercial spaces.
Location:
~ Tankah Bay on the sand
~ The most exclusive beachfront in Tulum surrounded by mangroves and cenotes
~ The only residential beachfront area in Tulum
Amenities & Features:
~ Pool
~ Dock
~ Lounge chairs
~ 24/7 Security
~ Lobby
~ Green areas
~ Parking
~ Elevators
~ Marble floor
Unit: Apartment ~ A-11 ~ 1,917 ft2 ~ 1st Floor (Ground Floor) ~ USD 950,000
- Two bedrooms and three bathrooms
- 1,917 sq ft on the ground floor
- Marble floor
- Pool
- Dock
- Lounge chairs
- 24/7 security
- Lobby
- Green areas
- Parking
- Elevators
- Designed by architect Andrés Escobar
Faena Residence C | Three Bedroom Single Level Residence in Tulum Hotel Zone
📍 Location Faena District, Tulum, Quintana Roo
🌴 Position Garden level, jungle facing, private pool
Residence C is a single level laid out along a pool that runs 11.7 meters down the length of the terrace. Interior area is 180.20 m² / 1,939.6 sq ft, with 46.71 m² / 502.8 sq ft of covered terrace and a further 45 m² / 484.4 sq ft open to the sky. Bedrooms sit to one side behind their own circulation, each with its own bathroom and its own screened bay onto the garden. The living, dining and kitchen volume runs down the other side in one uninterrupted length, facing jungle the whole way.
Off the kitchen there is a service bedroom with its own bathroom, which is the detail that separates a residence from an apartment. Bathrooms carry double vanities, mosaic detail and soaking tubs. Total area 272.1 m² / 2,928.9 sq ft.
Six remain across three buildings. From USD $1,900,100.
🛏 3
🛁 3.5
📏 272.1 m² / 2,929 sq ft
💵 From USD $1,900,100
The District
Faena arrives in Tulum with 147 residences, a hotel of 77 rooms and suites, an art pavilion, a healing house and an ocean club, laid across a masterplan that treats the jungle as the organising principle rather than the obstacle. The district runs inland from Carretera Tulum Boca Paila beside Parque del Jaguar, with the archaeological site under UNESCO protection to the north and the new Tulum International Airport forty minutes away.
The Architecture
Brandon Haw looked at how the Maya built and took the weight of it. Raw concrete softened with warm wood, a palette of sky blue, ochre and dusty pink, interiors finished in chukum, the polished local plaster that holds light the way limestone holds heat. Interiors are by Peter Mikic.
- ⛲️ Faena Ocean Club with signature restaurant and pools above the Caribbean
- ⛲️ Tierra Santa Healing House, ancestral and contemporary therapies
- ⛲️ Art pavilion and civic space for exhibitions and gatherings
- ⛲️ Wellness, social and family gardens set through the masterplan
- ⛲️ Residence only swimming pool and fitness facility
- ⛲️ Services operated by Accor, concierge, maintenance and private transport
- ⛲️ Beside Parque del Jaguar, near the Tulum archaeological zone
- ⛲️ Wellness programme directed by Inge Theron
- ⛲️ Permanent work by featured artist Pilar Zeta
- ⛲️ Forty minutes from Tulum International Airport
Ownership
Tulum sits within Mexico's restricted coastal zone. Foreign buyers acquire through a fideicomiso, a bank trust granting full rights of use, lease, improvement, inheritance and sale. The developer quotes in USD at a reference rate of 17.50 MXN to the dollar, and the rate in effect on the day of the transaction applies, so the dollar figure moves with the peso. Faena Tulum is developed and sold by the owner entity under a limited licence of the Faena brand and is not owned, developed or sold by Faena Hotels and Resorts, Accor or Faena Group. Areas, prices and availability are as published by the developer and should be confirmed independently.
Looking to rent rather than buy? Private villas in Tulum, managed by Zuna Stays. Stay a few nights in the area before you decide.
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What beachfront means on this coast
A beachfront property is one whose own land runs down to the beach. A condo across the beach road, an ocean view from a rooftop and a lot a short walk from the shore are all real products with real buyers, but they are different products and they ask different prices. When you compare listings, compare like with like.
Buying on the beach also carries one check that an inland home does not: the federal maritime zone boundary along the beach, and any concession attached to the frontage. Both are confirmed during due diligence from the deed and the public registry, never from a listing description.
Most people buying here want a home to use for part of the year, or a site to build on. The north bays suit a buyer who wants a finished house or condo on a quiet beach with the reef close in. Sian Ka'an suits a buyer who wants land and a small footprint inside a protected reserve. The hotel zone suits a buyer who wants the beach road, its restaurants and its beach clubs on the doorstep.
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What is for sale on the beach
The listings above are what is for sale today, each with its asking price, and the count above them updates as homes come and go. This is what each area tends to offer.
Tankah Bay
Condos and penthouses in small buildings by the beach, a few villas, and now and then a boutique hotel on the sand. It is where most of our finished beachfront condos are, and usually the most affordable of the four. Tankah Bay area guide
Soliman Bay
Mostly finished villas and estates on a calm reef bay, typically priced in the millions, with the occasional residence nearer the beach for less. Soliman Bay area guide
The Tulum hotel zone
Mostly residences on the beach road, a short walk from the sand, many of them still being built, plus the rare villa with its own frontage. Their names say which is which. Tulum Beach area guide
Sian Ka'an
Land inside the biosphere reserve, sold by the parcel, several running from the Caribbean to the lagoon, with the occasional finished house or larger holding. Sian Ka'an area guide
Across all four, asking prices run from under a million dollars for a residence near the sand to several million for an estate on it. They are asking prices, not sale prices. For how the bays compare, read Beachfront for sale near Tulum: where and what it costs. Further north, Akumal has finished beachfront homes of its own.
Get in Contact With a Tulum Real Estate Agent
Schedule a call with our team of advisors. We help you choose the right property in the right part of town, and see the purchase through from offer to keys. Our real estate experts have access to exclusive listings and a network of property managers, lawyers, architects and developers across the Riviera Maya. We have been investing in the Riviera Maya for over 5 years and have developed a safe and easy method that will help you get started with ease.
Want to own a vacation rental property?
Tulum is one of Mexico's best known destinations, now served by its own international airport and the Tren Maya. That is what draws buyers, and it is also why the street you buy on matters as much as the house. We are here to represent your interests and to help you buy with your eyes open.
Houses, condos, land and hotels on the sand
Villas and estates. Soliman Bay holds most of our finished beachfront houses, and Tankah Bay and Sian Ka'an have more. Every villa we list across Tulum, inland and on the coast, is on villas for sale in Tulum.
Condos and penthouses. Tankah Bay is where our finished beachfront condos are, mostly two and three bedrooms in small buildings. Condos across the rest of Tulum are on condos and apartments for sale.
Land. Our beachfront land near Tulum is in Sian Ka'an, sold by the parcel. Inside the reserve the footprint is small: the sellers describe a private villa of roughly 250 to 400 m² (2,700 to 4,300 ft²) on the parcels they list. Lots inland are on land for sale in Tulum.
Hotels. Boutique hotels on the beach come up from time to time, most often in Tankah Bay, and some larger Sian Ka'an holdings are sold with a design for a small group of villas. Any that are for sale today are in the listings above.
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What to check before you buy on the sand
A beachfront purchase follows the same steps as one inland, with a few checks that matter more here. Your independent legal representative and the notario run them, and we coordinate them. The legal steps for a foreign buyer are set out in full on their own page.
Where the land ends. The federal maritime zone boundary along the beach, and any concession attached to the frontage, are confirmed from the deed and the registry during due diligence.
Title and registry. The title chain and the public registry record are reviewed, including the folio real and a certificate of no liens. The notario, a government appointed notary who acts as the legal authority on the transaction and is not a US style notary, verifies title before anyone signs.
How you will hold it. The whole coast sits inside Mexico's restricted zone, so a foreign buyer holds beachfront through a fideicomiso, a bank trust that gives foreign buyers full ownership rights. It runs for 50 years and is renewable indefinitely.
What you may build. Permits and land use matter most on land, and most of all in Sian Ka'an, where the reserve limits what can be built. Confirm the scope, validity and transfer of any permit with the authority that issued it.
The building itself. A pre purchase inspection covers structure, damp, roof and waterproofing, plumbing, electrical, the pool and the air conditioning: two to four hours on site and a photo report within 24 to 48 hours.
The season. Sargassum reaches this coast on a seasonal pattern, heaviest from spring into summer. Quintana Roo publishes a daily satellite forecast by beach, so you can look at any bay on any day before you visit. Our sargassum report has the detail.
Costs and timing. Closing costs run 6 to 10 percent of the price all in, including the bank trust. A finished home bought in cash usually takes 60 to 90 days from offer to keys.
This is general information, not legal or tax advice. Confirm the details of any purchase with the notario and your own advisers.
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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.
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 the market. AirDNA's Tulum market figures show 46 percent occupancy on a $125 USD average daily rate over the twelve months to August 2026; those are AirDNA's market figures, not ours, and describe no individual property. 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 9 to 12 percent plus fees and involves a lengthy process.
Closing costs typically come to 6 to 10 percent of the price all in, including the bank trust. This covers 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 are a monthly amount set by each building. On the few of our listings that record one, they run from about MXN 2,150 to MXN 8,300 a month (August 2026). That is what our own listings show, not a market range, so we quote each building's fee on its listing. 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 generally a safe place 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 it 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 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.
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