Tulum Real Estate for Sale

Bacum is a small building of three apartments in the north west of Tulum, one home to a floor, finished and handed over in June 2025. Unit 301 sits at the top of the building. It is the last one available, as 101 and 201 are both sold.

The apartment runs to 73.89 m2 inside with a 19.90 m2 terrace off the living room, 93.79 m2 in all. Two bedrooms, two bathrooms. The principal suite has its own bathroom, the second bedroom sits beside the guest bathroom, and kitchen, dining and living run as one space out onto the terrace. Walls, ceilings and floors are chukum in the Tulum tone, kitchen counters are grey Frey, and cabinets, doors and frames are parota or tzalam. Bathroom fittings are Castel throughout, the kitchen sink is MOEN stainless steel, windows and doors are black anodised aluminium with 6 mm glass, and each room carries a Benelux mini split and a Hunter ceiling fan. Lighting is Tecnolight LED spots on Aceves fittings.

A deeded parking space comes with the apartment. The building has a pool at ground level, a rooftop on the fourth floor with a grill and bar area, controlled access and security. Water comes from the building's own well through a system that holds the same pressure in all three homes, and wastewater is treated on site. Internet runs on a signal repeater system. There is no lift and no backup generator, and the building has no in house management, so an owner is free to let it, manage it or live in it as they choose.

The asking price is $2,815,000 MXN on the plan of 30 percent down and 70 percent on deed, rising to $3,075,000 MXN on the 80 and 20 plan. The USD figure shown on this listing is indicative, converted at approximately 17.5 pesos to the dollar, and it moves with the rate. The peso figure is the one that stands. Reservation is $50,000 MXN and a furniture package is available separately.

The building sits about 2 km off the main highway. Shopping centre and supermarket are three minutes away, the town centre five, the beach thirteen and Tulum airport twenty five.

Developer: Marenco Properties.

• Swimming pool on the ground floor
• Rooftop terrace on the fourth floor
• Grill and bar area
• Deeded private parking space
• Controlled access
• 24 hour security
• Private well with pressurised supply
• On site wastewater treatment
• Internet by signal repeater

A corner two bedroom lock off at Mayaliah in Tulum with panoramic glazing on two sides and an independently accessed second bedroom, one on the ground floor and one on level three.

The residence

Around 98 square metres inside with a 5.6 square metre balcony, plus a 71 square metre garden terrace with a private pool on the ground floor, 1,121 to 1,881 sq ft in total. The corner position gives extended glazing and broader views across the living spaces. The second bedroom has its own bathroom, its own outlook and a lockable entrance, the main suite has generous wardrobe storage and a full bathroom, a long entrance corridor carries extra storage and a utility area, and an island kitchen joins the dining and living room. The developer lists this as prototype E1. The furniture package for this type is MXN 850,000, about $50,000 USD.

On the ground floor, one residence with a private pool and garden, 175 square metres in total, $759,466 USD: B008. On level three, one residence with a sheltered terrace, 104 square metres in total, $504,848 USD: B307.

Mayaliah, MGallery Residences, Tulum

95 private residences and a 45 room MGallery boutique hotel on Avenida Cobá at the Aldea Zama exit, facing Parque del Jaguar on the road that joins Tulum town to the beach. It is the first MGallery residential collection anywhere, developed by Inmobilia, the group behind Four Seasons Caye Chapel, SLS Cancún and Faena Residences Tulum, with interiors and experience by Filipao Nunes. Owners live beside a working Accor hotel and use its restaurant, spa, pools and concierge, with their own lobby and owners’ pool set apart from the guests. As of August 2026 the building is around 60 per cent complete with every residential structure standing, so the actual unit can be walked through, and delivery is scheduled for December 2027.

Price

From $504,848 USD (MXN $8,582,417) up to $759,466 USD (MXN $12,910,918) depending on the level and the unit. Prices are the developer’s, set in Mexican pesos and converted here at 17 to the dollar; the final figure follows the exchange rate on the day of payment.

For the floor plan, the current availability and a visit to the site, get in touch and we will arrange it.

Restaurant with a show kitchen, lounge bar, pool bar, spa with sauna and steam room, gym, yoga pavilion, cenote inspired pools for adults, families and children with a sundeck around them, rooftop lounge, coworking area, an owners’ only lobby with a residence concierge and a private owners’ pool, doorman and valet, 24 hour security, housekeeping and maintenance coordination, WiFi in the residence lounge and all public areas. On request: in residence catering and a private chef, personal trainers and yoga instruction, shopping and personal assistant services, childcare, laundry and dry cleaning, private transport, in residence housekeeping and an away care maintenance package.

The largest residence at Mayaliah in Tulum: a two bedroom lock off that lives as one home or as two independently accessed halves, with a terrace of 31 to 50 square metres.

The residence

Around 104 square metres inside, a balcony of 13.5 and a terrace of 31 to 50 square metres, 1,610 to 1,806 sq ft in total. Both bedrooms have their own bathroom, the main one with a double vanity and direct access to the terrace, and the second bedroom can be locked off with its own entrance so the home works as one residence or two. An L shaped kitchen with a long bar sits at the centre, dining seats six, a utility closet sits off the entrance, and glazing brings the terrace into all three principal rooms. The developer lists this as prototype D1. The furniture package for this type is MXN 870,000, about $51,176 USD.

On the ground floor, one residence with a private pool and garden, 168 square metres in total, $844,411 USD: A016. On level one, one residence with an open terrace, 150 square metres in total, $693,331 USD: A117. On level three, one residence with a rooftop terrace and jacuzzi, 150 square metres in total, $745,940 USD: A316.

Mayaliah, MGallery Residences, Tulum

95 private residences and a 45 room MGallery boutique hotel on Avenida Cobá at the Aldea Zama exit, facing Parque del Jaguar on the road that joins Tulum town to the beach. It is the first MGallery residential collection anywhere, developed by Inmobilia, the group behind Four Seasons Caye Chapel, SLS Cancún and Faena Residences Tulum, with interiors and experience by Filipao Nunes. Owners live beside a working Accor hotel and use its restaurant, spa, pools and concierge, with their own lobby and owners’ pool set apart from the guests. As of August 2026 the building is around 60 per cent complete with every residential structure standing, so the actual unit can be walked through, and delivery is scheduled for December 2027.

Price

From $693,331 USD (MXN $11,786,626) up to $844,411 USD (MXN $14,354,979) depending on the level and the unit. Prices are the developer’s, set in Mexican pesos and converted here at 17 to the dollar; the final figure follows the exchange rate on the day of payment.

For the floor plan, the current availability and a visit to the site, get in touch and we will arrange it.

Restaurant with a show kitchen, lounge bar, pool bar, spa with sauna and steam room, gym, yoga pavilion, cenote inspired pools for adults, families and children with a sundeck around them, rooftop lounge, coworking area, an owners’ only lobby with a residence concierge and a private owners’ pool, doorman and valet, 24 hour security, housekeeping and maintenance coordination, WiFi in the residence lounge and all public areas. On request: in residence catering and a private chef, personal trainers and yoga instruction, shopping and personal assistant services, childcare, laundry and dry cleaning, private transport, in residence housekeeping and an away care maintenance package.

A two bedroom residence at Mayaliah, the MGallery branded collection on Avenida Cobá in Tulum, with seven available across three levels.

The residence

Around 91 square metres inside with a 7.6 square metre balcony, plus a 25.5 square metre terrace on the first and third levels, 1,062 to 1,338 sq ft in total. Social space sits at the centre: the kitchen runs along one side and connects to dining for six, and the living room opens through floor to ceiling glazing onto the terrace. The main bedroom has generous wardrobe storage, a large window and its own bathroom; the second bedroom is positioned separately beside a second full bathroom. The developer lists this as prototype C1. The furniture package for this type is MXN 770,000, about $45,294 USD.

On level one, 3 residences with an open terrace, 124 square metres in total, from $582,114 to $585,767 USD: B106, A104 and A114. On level two, 2 residences with a sheltered terrace, 99 square metres in total, from $455,688 to $458,062 USD: B206 and A204. On level three, 2 residences with a rooftop terrace and jacuzzi, 124 square metres in total, $630,106 USD: A304 and A313.

Mayaliah, MGallery Residences, Tulum

95 private residences and a 45 room MGallery boutique hotel on Avenida Cobá at the Aldea Zama exit, facing Parque del Jaguar on the road that joins Tulum town to the beach. It is the first MGallery residential collection anywhere, developed by Inmobilia, the group behind Four Seasons Caye Chapel, SLS Cancún and Faena Residences Tulum, with interiors and experience by Filipao Nunes. Owners live beside a working Accor hotel and use its restaurant, spa, pools and concierge, with their own lobby and owners’ pool set apart from the guests. As of August 2026 the building is around 60 per cent complete with every residential structure standing, so the actual unit can be walked through, and delivery is scheduled for December 2027.

Price

From $455,688 USD (MXN $7,746,690) up to $630,106 USD (MXN $10,711,800) depending on the level and the unit. Prices are the developer’s, set in Mexican pesos and converted here at 17 to the dollar; the final figure follows the exchange rate on the day of payment.

For the floor plan, the current availability and a visit to the site, get in touch and we will arrange it.

Restaurant with a show kitchen, lounge bar, pool bar, spa with sauna and steam room, gym, yoga pavilion, cenote inspired pools for adults, families and children with a sundeck around them, rooftop lounge, coworking area, an owners’ only lobby with a residence concierge and a private owners’ pool, doorman and valet, 24 hour security, housekeeping and maintenance coordination, WiFi in the residence lounge and all public areas. On request: in residence catering and a private chef, personal trainers and yoga instruction, shopping and personal assistant services, childcare, laundry and dry cleaning, private transport, in residence housekeeping and an away care maintenance package.

A one bedroom residence with two full bathrooms at Mayaliah in Tulum, the version for owners who want room for guests, with one on the ground floor and one on level one.

The residence

Around 63 square metres inside, an 11.4 square metre balcony and a 19 square metre terrace, 1,005 sq ft in total. Two full bathrooms let the residence work as a private retreat, for a couple or with visiting family. The living and dining area runs along a wall kitchen with generous built in storage, the bedroom is fully separated from the social space, and floor to ceiling glazing connects both the bedroom and the living room to the terrace. The developer lists this as prototype B2. The furniture package for this type is MXN 640,000, about $37,647 USD.

On the ground floor, one residence with a private pool and garden, 93 square metres in total, $510,080 USD: A001. On level one, one residence with an open terrace, 93 square metres in total, $463,728 USD: A101.

Mayaliah, MGallery Residences, Tulum

95 private residences and a 45 room MGallery boutique hotel on Avenida Cobá at the Aldea Zama exit, facing Parque del Jaguar on the road that joins Tulum town to the beach. It is the first MGallery residential collection anywhere, developed by Inmobilia, the group behind Four Seasons Caye Chapel, SLS Cancún and Faena Residences Tulum, with interiors and experience by Filipao Nunes. Owners live beside a working Accor hotel and use its restaurant, spa, pools and concierge, with their own lobby and owners’ pool set apart from the guests. As of August 2026 the building is around 60 per cent complete with every residential structure standing, so the actual unit can be walked through, and delivery is scheduled for December 2027.

Price

From $463,728 USD (MXN $7,883,381) up to $510,080 USD (MXN $8,671,367) depending on the level and the unit. Prices are the developer’s, set in Mexican pesos and converted here at 17 to the dollar; the final figure follows the exchange rate on the day of payment.

For the floor plan, the current availability and a visit to the site, get in touch and we will arrange it.

Restaurant with a show kitchen, lounge bar, pool bar, spa with sauna and steam room, gym, yoga pavilion, cenote inspired pools for adults, families and children with a sundeck around them, rooftop lounge, coworking area, an owners’ only lobby with a residence concierge and a private owners’ pool, doorman and valet, 24 hour security, housekeeping and maintenance coordination, WiFi in the residence lounge and all public areas. On request: in residence catering and a private chef, personal trainers and yoga instruction, shopping and personal assistant services, childcare, laundry and dry cleaning, private transport, in residence housekeeping and an away care maintenance package.

A one bedroom residence at Mayaliah, the MGallery branded collection on Avenida Cobá in Tulum, with eight available across three levels.

The residence

Around 59 square metres inside with a 5.7 square metre balcony, plus an 18.8 square metre terrace on the first and third levels, 696 to 908 sq ft in total. An L shaped kitchen anchors the entrance and opens onto a living room that takes both dining and a lounge, and the bedroom sits apart with its own media wall, a wide window and built in storage. One bathroom with a wide walk in shower and vanity. The developer lists this as prototype B1. The furniture package for this type is MXN 590,000, about $34,706 USD.

On level one, 4 residences with an open terrace, 83 to 84 square metres in total, from $414,837 to $419,903 USD: A103, A107, B105 and A115. On level two, one residence with a sheltered terrace, 65 square metres in total, $323,449 USD: A207. On level three, 3 residences with a rooftop terrace and jacuzzi, 84 square metres in total, from $457,311 to $463,109 USD: B305, A303 and A314.

Mayaliah, MGallery Residences, Tulum

95 private residences and a 45 room MGallery boutique hotel on Avenida Cobá at the Aldea Zama exit, facing Parque del Jaguar on the road that joins Tulum town to the beach. It is the first MGallery residential collection anywhere, developed by Inmobilia, the group behind Four Seasons Caye Chapel, SLS Cancún and Faena Residences Tulum, with interiors and experience by Filipao Nunes. Owners live beside a working Accor hotel and use its restaurant, spa, pools and concierge, with their own lobby and owners’ pool set apart from the guests. As of August 2026 the building is around 60 per cent complete with every residential structure standing, so the actual unit can be walked through, and delivery is scheduled for December 2027.

Price

From $323,449 USD (MXN $5,498,633) up to $463,109 USD (MXN $7,872,861) depending on the level and the unit. Prices are the developer’s, set in Mexican pesos and converted here at 17 to the dollar; the final figure follows the exchange rate on the day of payment.

For the floor plan, the current availability and a visit to the site, get in touch and we will arrange it.

Restaurant with a show kitchen, lounge bar, pool bar, spa with sauna and steam room, gym, yoga pavilion, cenote inspired pools for adults, families and children with a sundeck around them, rooftop lounge, coworking area, an owners’ only lobby with a residence concierge and a private owners’ pool, doorman and valet, 24 hour security, housekeeping and maintenance coordination, WiFi in the residence lounge and all public areas. On request: in residence catering and a private chef, personal trainers and yoga instruction, shopping and personal assistant services, childcare, laundry and dry cleaning, private transport, in residence housekeeping and an away care maintenance package.

A larger ground floor studio at Mayaliah in Tulum with its own garden terrace and plunge pool, one of only two in the building.

The residence

Around 54 square metres inside, a 7.5 square metre balcony and a 12.5 square metre garden terrace with a private plunge pool, 795 to 798 sq ft in total. The open plan puts sleeping, dining, work and lounge areas in one generous room, the kitchen extends into a bar counter that marks the edge of the living zone, and floor to ceiling glazing opens the whole width onto the garden. Designed for the ground floor only. The developer lists this as prototype A2. The furniture package for this type is MXN 490,000, about $28,824 USD.

On the ground floor, 2 residences with a private pool and garden, 74 square metres in total, from $434,754 to $437,454 USD: A012 and B006.

Mayaliah, MGallery Residences, Tulum

95 private residences and a 45 room MGallery boutique hotel on Avenida Cobá at the Aldea Zama exit, facing Parque del Jaguar on the road that joins Tulum town to the beach. It is the first MGallery residential collection anywhere, developed by Inmobilia, the group behind Four Seasons Caye Chapel, SLS Cancún and Faena Residences Tulum, with interiors and experience by Filipao Nunes. Owners live beside a working Accor hotel and use its restaurant, spa, pools and concierge, with their own lobby and owners’ pool set apart from the guests. As of August 2026 the building is around 60 per cent complete with every residential structure standing, so the actual unit can be walked through, and delivery is scheduled for December 2027.

Ownership and rental

Full individual title, not a timeshare or fractional scheme. Owners may live in the residence, lend it, rent it long term, or place it in Accor’s managed short term programme, which is the only route for short stays and is expected to run on a 50/50 revenue share. Every owner joins the Accor Ownership Benefits Program with ALL Accor Diamond status from the day the purchase agreement is signed. The developer estimates the maintenance fee at around USD 5 per square metre per month. Payment is 20 per cent on signing, 30 per cent in interest free instalments during construction and 50 per cent on delivery.

Price

From $434,754 USD (MXN $7,390,818) up to $437,454 USD (MXN $7,436,716) depending on the level and the unit. Prices are the developer’s, set in Mexican pesos and converted here at 17 to the dollar; the final figure follows the exchange rate on the day of payment.

For the floor plan, the current availability and a visit to the site, get in touch and we will arrange it.

Restaurant with a show kitchen, lounge bar, pool bar, spa with sauna and steam room, gym, yoga pavilion, cenote inspired pools for adults, families and children with a sundeck around them, rooftop lounge, coworking area, an owners’ only lobby with a residence concierge and a private owners’ pool, doorman and valet, 24 hour security, housekeeping and maintenance coordination, WiFi in the residence lounge and all public areas. On request: in residence catering and a private chef, personal trainers and yoga instruction, shopping and personal assistant services, childcare, laundry and dry cleaning, private transport, in residence housekeeping and an away care maintenance package.

A studio residence at Mayaliah, the first MGallery branded residences anywhere, on Avenida Cobá in Tulum, with 29 to choose from across four levels.

The residence

Around 41 square metres inside with a balcony of 7.5, plus a 12.5 square metre terrace on the ground, first and third levels, 522 to 668 sq ft in total. Living, dining and sleeping share one fluid room behind floor to ceiling sliding glass, with a full height storage wall that holds the wardrobe and a work area, a separate lounge corner, the kitchen at the entrance and a bathroom with a walk in shower at the back. The developer lists this as prototype A1. The furniture package for this type is MXN 450,000, about $26,471 USD.

On the ground floor, 2 residences with a private pool and garden, 62 square metres in total, $359,326 USD: A002 and A010. On level one, 12 residences with an open terrace, 61 to 62 square metres in total, from $325,686 to $331,748 USD: A108, A109, A111, B102, A110, B103, B104, A106, A112, A116, A113 and B101. On level two, 8 residences with a sheltered terrace, 48 to 49 square metres in total, from $259,790 to $264,798 USD: A208, A210, A211, A209, B202, A206, A205 and A216. On level three, 7 residences with a rooftop terrace and jacuzzi, 61 to 62 square metres in total, from $360,901 to $367,032 USD: A302, A309, A306, A315, A311, A312 and A305.

Mayaliah, MGallery Residences, Tulum

95 private residences and a 45 room MGallery boutique hotel on Avenida Cobá at the Aldea Zama exit, facing Parque del Jaguar on the road that joins Tulum town to the beach. It is the first MGallery residential collection anywhere, developed by Inmobilia, the group behind Four Seasons Caye Chapel, SLS Cancún and Faena Residences Tulum, with interiors and experience by Filipao Nunes. Owners live beside a working Accor hotel and use its restaurant, spa, pools and concierge, with their own lobby and owners’ pool set apart from the guests. As of August 2026 the building is around 60 per cent complete with every residential structure standing, so the actual unit can be walked through, and delivery is scheduled for December 2027.

Price

From $259,790 USD (MXN $4,416,425) up to $367,032 USD (MXN $6,239,537) depending on the level and the unit. Prices are the developer’s, set in Mexican pesos and converted here at 17 to the dollar; the final figure follows the exchange rate on the day of payment.

For the floor plan, the current availability and a visit to the site, get in touch and we will arrange it.

Restaurant with a show kitchen, lounge bar, pool bar, spa with sauna and steam room, gym, yoga pavilion, cenote inspired pools for adults, families and children with a sundeck around them, rooftop lounge, coworking area, an owners’ only lobby with a residence concierge and a private owners’ pool, doorman and valet, 24 hour security, housekeeping and maintenance coordination, WiFi in the residence lounge and all public areas. On request: in residence catering and a private chef, personal trainers and yoga instruction, shopping and personal assistant services, childcare, laundry and dry cleaning, private transport, in residence housekeeping and an away care maintenance package.

A 250 square metre commercial lot on Calle Neptuno Oriente in the middle of Tulum Centro, ten metres by twenty five.

The plot

This is town centre land rather than jungle land. It sits among working businesses, boutique hotels and restaurants, on a street that already carries foot traffic, which is the thing you cannot build and cannot move to.

Ten by twenty five is a commercial frontage: deep enough for a proper build, narrow enough to put the whole width of the plot on the street.

What it could be

Retail, offices, a restaurant or a mixed use building. Ready to build parcels this central are getting scarce as Tulum Centro fills in. Annual predial is 2,240 pesos.

If you want it built rather than held, we work with architects and contractors in Tulum every week and can manage that for you.

Puerto Aventuras

Puerto Aventuras is a gated marina community on the coast between Playa del Carmen and Tulum, built around a working marina, a golf course, its own beaches and a dolphin lagoon. Restaurants, shops, a school and a racket club sit inside the gates, security runs around the clock, and the whole place is walkable. It has been established for decades, which is why resale stock here holds up rather than competing with whatever launched last month.

Price

$170,000 USD. This is a resale, so the price is the owner’s rather than a developer price list, and there is no construction risk and no payment schedule running alongside a build. What you view is what transfers.

For the full photo set, the floor plan and a viewing, get in touch and we will arrange it.

Kanta Villas is four villas in the jungle of Region 15, Tulum, built by Desarrolladora Veleta Studio as their fifth project in the area. Two have sold. The two that remain are the front villas, four bedrooms and five bathrooms each, sleeping ten.

The villa

Three storeys and a rooftop solarium. The ground and first floors carry the living space and the bedrooms, the second floor opens onto the solarium, and beneath it all there is a cave pool cut into the plot. The living room is sunken under a double height ceiling with a suspended hammock in it, and all four bedrooms have their own bathroom, so nobody in a party of ten is sharing.

2,690 square feet inside, 960 square feet of terrace and garden and 399 square feet of pools, 4,047 square feet of private villa in total. The deed runs to 5,147 square feet once the share of parking and common areas is counted.

Three pools to one house

Each villa has a zen pool at ground level, a skypool on the roof and a private cave pool below, which is the feature the architecture is really built around. Alongside them the four villas share a cenote style cave pool of their own, roughly 283 square metres of it, in the jungle buffer between the houses.

The architecture

Stone, lime render and arches, drawing on Xavier Corberó, with vines run over the parapets so the buildings read as though the jungle is taking them back. It is a Mediterranean vocabulary built in Mayan materials rather than the timber and thatch most of Tulum reaches for, and it is the reason these look like nothing else in Region 15.

Region 15

Region 15 sits inland from the hotel zone with the jungle still around it, close enough to reach the beach road and the town centre quickly but far enough out that the plots are large and the nights are quiet. It is where most of Tulum’s newer villa product has gone.

Price

705,000 US dollars at the presale price, against a list price of 738,500. A turnkey version, delivered furnished and ready to let, is 768,500. Two villas are available and they are identical, so the choice is which side of the plot rather than which house.

For the floor plans, the finish schedule and a site visit, get in touch and we will arrange it.

To each villa: a private zen pool, a rooftop skypool on the solarium, a private cave pool, a terrace and garden, a rooftop terrace and a sunken living room with a suspended hammock.

Shared between the four villas: a cenote style cave pool set in a jungle buffer, a pool terrace lounge, gated parking with CCTV and a night security shift.

Villa Natur is a three bedroom, two and a half bathroom villa in La Veleta, 164 square meters of construction across 223 square meters including the exterior, sold fully furnished and turnkey.

The house

Three bedrooms and two and a half bathrooms with floor to ceiling windows and large sliding glass doors through several rooms, so the living space opens to the garden rather than looking at it. Two private pools rather than one. A gas stove, private parking and fibre optic internet with wifi through the house.

What is unusual about it

There is no HOA, which is rare in Tulum and takes a recurring cost off the table entirely. The house runs on its own well rather than the municipal supply. Both of those matter more here than they would elsewhere, because HOA fees on Tulum condos have risen sharply and the town water supply is not always dependable.

Turnkey

Sold fully furnished and equipped, so it can be lived in or let from the day it changes hands. It is a jungle villa within walking distance of the town rather than a lot on the far edge of it.

La Veleta

La Veleta sits west of the Tulum town centre and is where the town’s own residents live rather than visit. Shops, bakeries, cafes and restaurants are within walking distance, the beach is about ten minutes by car, and prices sit well below the beach road for the same build quality.

Price

Asking $329,900 USD. It is a resale, so the price is the owner’s rather than a developer price list.

For the floor plan, the full photo set and a viewing, get in touch and we will arrange it.

Tuunich is a two bedroom, two and a half bathroom home in La Veleta with a plunge pool set against a stone clad wall in its own courtyard.

The house

Two bedrooms and two and a half bathrooms over two floors, with a lit stone staircase running up through the middle of the plan. The ground floor is open, with a white stone kitchen island under a sculptural pendant, a dining area against a textured stone wall, and full height glazing and doors onto the courtyard.

The courtyard

The plunge pool sits in a private courtyard rather than on a roof or a shared deck, walled on both sides and planted, so it is usable at any hour without being overlooked. The house is built in the pale chukum and stone palette that reads as Tulum without the heavy jungle timber.

At this price

Under two hundred and fifty thousand dollars for a two bedroom house with its own pool and its own front door is the part worth noting. Most stock at this level in Tulum is a condo in a building with a shared pool and a monthly fee attached to it.

La Veleta

La Veleta sits west of the Tulum town centre and is where the town’s own residents live rather than visit. Shops, bakeries, cafes and restaurants are within walking distance, the beach is about ten minutes by car, and prices sit well below the beach road for the same build quality.

Price

Asking $249,900 USD. It is a resale, so the price is the owner’s rather than a developer price list.

For the floor plan, the full photo set and a viewing, get in touch and we will arrange it.

Casa Xila two bedroom is an ocean view apartment at Tankah Bay with a private pool off the bedrooms, built in 2020 and 2021 and sold fully furnished.

The apartment

Two bedrooms and two bathrooms with floor to ceiling windows, a private pool off the bedrooms and ocean views and breeze through the living room, kitchen and terrace. It was built in 2020 and 2021, so it is a recent building rather than an older resale.

What separates it

The pool is the apartment’s own and it opens off the bedrooms rather than sitting on a shared deck. On a bay where most stock is either a large villa or a small condo, a two bedroom with private water is the gap in the middle.

Tankah Bay

Tankah Bay sits north of Tulum between Soliman Bay and the ruins, a shallow protected bay with a cenote running into it, quieter than the beach road and about twenty minutes from town.

Furnished and lettable

Sold fully furnished, so it can be let from the day it changes hands without a fit out budget on top of the purchase. Tankah is a working bay rather than a resort strip, with a handful of small hotels and a reef close enough to swim to and no beach club scene. That suits some buyers and not others, and it is worth saying before a viewing.

Buying a resale

This is an existing home rather than a developer unit, so there is no delivery date, no construction risk and no payment schedule to run alongside the build. What you view is what transfers, furniture included where the listing says so. The trade is that the price is the owner’s and can move in either direction, and that there is only one of it, so timing matters more than it does on a project with twenty of the same plan.

Price

Asking $549,900 USD. It is a resale, so the price is the owner’s and moves with them rather than with a developer price list.

For the full photo set, the floor plan and a viewing, get in touch and we will arrange it.

Casa Xila penthouse is a one bedroom, one bathroom ocean view apartment at Tankah Bay with its own rooftop terrace and plunge pool, sold fully furnished.

The apartment

One bedroom and one bathroom with sliding doors on every side, so the ocean breeze runs straight through. A terrace wraps the apartment on three sides, north, west and south, and a private rooftop terrace with a plunge pool sits above it.

What separates it

Being the penthouse it takes the roof to itself rather than sharing an amenity deck. For a one bedroom on this bay that is unusual, and it is what the two hundred thousand dollar gap to the two bedroom below buys back.

Tankah Bay

Tankah Bay sits north of Tulum between Soliman Bay and the ruins, a shallow protected bay with a cenote running into it. It is quieter than the Tulum beach road and about twenty minutes from the town.

Furnished and lettable

Sold fully furnished, so it can be let from the day it changes hands without a fit out budget on top of the purchase. Tankah is a working bay rather than a resort strip, with a cenote feeding into it, a handful of small hotels and a reef close enough to swim to. That suits some buyers and not others, and it is worth being clear about before viewing.

Buying a resale

This is an existing home rather than a developer unit, so there is no delivery date, no construction risk and no payment schedule to run alongside the build. What you view is what transfers, furniture included where the listing says so. The trade is that the price is the owner’s and can move in either direction, and that there is only one of it, so timing matters more than it does on a project with twenty of the same plan.

Price

Asking $349,900 USD. It is a resale, so the price is the owner’s and moves with them rather than with a developer price list.

For the full photo set, the floor plan and a viewing, get in touch and we will arrange it.

Villa Kookay is a six bedroom villa in Aldea Zama, over 4,000 square feet, built to split into three independent two bedroom units and back again.

How it works

Three two bedroom lock off units, each with its own kitchen, its own two bathrooms and its own private plunge pool. The ground floor carries a shared terrace and pool. Run as one house it sleeps up to eighteen; run as three it is three separate lettings under one title. That is the reason to buy it rather than a conventional six bedroom.

The build

Tzalam wood against chukum walls and Mayan stone floors, in soft tones that read organic rather than polished. Solar panels are installed. The house has a private well and is currently connected to the municipal supply, and a buyer can switch it back to the well.

Aldea Zama

Steps from cafes, small markets and services, in the planned quarter between the town and the beach road, with paved streets and its own commercial plaza. It is the part of Tulum that functions like a town rather than a jungle lot.

What it suits

A buyer who wants the option of living in part of it and letting the rest, or of letting all three units separately, without owning three properties and paying three sets of costs. Very little in Tulum is built this way from the start, and converting a conventional villa to do it afterwards means three kitchens, three sets of services and a planning problem.

Price

Asking $875,000 USD. It is a resale, so the price is the owner’s and moves with them rather than with a developer price list.

For the full photo set, the floor plan and a viewing, get in touch and we will arrange it.

Casa Zorro is a four bedroom, four and a half bathroom villa in Region 15 in Tulum, 3,498 square feet on a 325 square meter lot, sold fully furnished.

The house

Four bedrooms, each with its own ensuite bathroom, under a palapa roof. A fully equipped kitchen opens to the dining area and the living space, and a rooftop lounge sits above. Two private gated parking spaces come with it.

Outside

A private pool sits in a jungle framed setting with room to hang a hammock or eat outside. The lot is enclosed, so the greenery is the boundary rather than a fence, and the rooftop lounge looks out over the canopy rather than at a neighbour.

The numbers

3,498 square feet of construction on a 325 square meter lot puts most of the plot under roof, which is how a four bedroom with four and a half bathrooms fits on a lot this size. Four ensuites means nobody shares, which is the difference between a house that lets well and one that does not.

Region 15

Region 15 is the residential belt west of the Tulum town centre, minutes from the white sand beaches and the town centre without paying beach road prices. It is where most of the town’s own residents actually live, which is why the rental market here runs year round rather than in season only.

Worth saying plainly

The photographs we hold do not do the house justice. It came to us from another agent and the set is what it is. Anyone seriously interested should see it, because the palapa roof and the pool setting read quite differently in person.

Price

Asking $399,900 USD. It is a resale, so the price is the owner’s and moves with them rather than with a developer price list.

For the full photo set, the floor plan and a viewing, get in touch and we will arrange it.

Hunab Ku is a five bedroom, six bathroom villa in Aldea Zama, 458 square meters or about 4,930 square feet of construction, known locally for its design.

The house

Five bedrooms and six bathrooms across 458 square meters. Two pools rather than one, an outdoor gym and a rear lounge area, with solar backup installed. The architecture is what the house is known for, built around planted courtyards with the pools set into them rather than pushed to the edge of the plot.

Aldea Zama

Aldea Zama is the planned residential quarter between Tulum town and the beach road, with paved streets, services and its own commercial plaza. It is the part of Tulum that functions like a town rather than a jungle lot, which is why the resale market here is the most liquid in the area.

Running costs

Property taxes ran 48,993 pesos on the most recent bill, which the seller has provided. Solar backup takes the day load, which matters more in Tulum than it does elsewhere because the grid here is not always dependable in storm season.

What it suits

Five bedrooms and six bathrooms at this size is a house for a family who intend to live in it, or a rental that sleeps a large group without anybody sharing a bathroom. Two pools and an outdoor gym push it further towards the second use than most Aldea Zama villas of this size.

Price

Asking $1,195,000 USD. It is a resale, so the price is the owner’s and moves with them rather than with a developer price list.

For the full photo set, the floor plan and a viewing, get in touch and we will arrange it.

The other two of the last four apartments at Gran Tulum are three bedroom lock offs of 136.25 square meters, about 1,466 square feet, on the Boca Paila road at Tulum.

The apartments

Units D303 and C306 are identical three bedroom, three bathroom plans of 136.25 square meters, both built as lock offs. They are roughly a third larger than the two bedroom plans and they are the largest apartments left in the project.

The discount

Both were listed at $611,255 USD and both now stand at $545,000, an eleven percent reduction. It is a smaller cut than the two bedrooms are carrying, which usually means the developer expects these to move first.

Gran Tulum

Gran Tulum is 245 apartments on the Tulum to Boca Paila road at kilometre 3.8, inside the gated community closest to the beach. Two and three bedroom plans with two and three bathrooms, all built as lock offs. The amenity list is unusually long for Tulum and leans cultural rather than recreational: alongside the family and children pools, the gym, the spa and the hammock area there is a growing garden, an experimental art and creativity centre, an outdoor performance area and cinema, an exhibition space with an observation platform and a local cuisine pavilion. The developers are SIMCA and Inmobilia.

The state of the sale

Gran Tulum is all but sold. Four apartments remained on the developer list out of the 245 built, and the discounts below are the developer clearing the last of them rather than an opening promotion. When these go the project is finished.

Price

Units D303 and C306 are both $545,000 USD, reduced from $611,255. Prices are in US dollars and are the developer's, subject to change without notice.

For the floor plans and the payment terms, get in touch and we will send them over.

• Family and children pools
• Community growing garden
• Children club and play area for children and pets
• Organic zen bar
• Hammock area
• Gym and fitness challenge circuit
• Spa
• Experimental art and creativity centre
• Outdoor performance area and open air cinema
• Exhibition space and observation platform
• Local cuisine pavilion
• Wellbeing centre
• Inside a gated community

Two of the last four apartments at Gran Tulum are two bedroom lock offs of 98.78 and 100.03 square meters, about 1,063 and 1,077 square feet, on the Boca Paila road at Tulum.

The apartments

Unit E2 runs 98.78 square meters and unit C10 runs 100.03, two bedrooms and two bathrooms in both, built as lock offs so the second bedroom and its bathroom close off and let separately. They are effectively the same apartment and the five thousand dollars between them buys a square meter and a different position on the site.

The discount

Both were listed at $475,092 USD. E2 is now $395,120, a seventeen percent reduction, and C10 is $400,120, sixteen percent. That is the developer clearing the last stock rather than a launch offer, so it is not a price that returns if they sit.

Gran Tulum

Gran Tulum is 245 apartments on the Tulum to Boca Paila road at kilometre 3.8, inside the gated community closest to the beach. Two and three bedroom plans with two and three bathrooms, all built as lock offs. The amenity list is unusually long for Tulum and leans cultural rather than recreational: alongside the family and children pools, the gym, the spa and the hammock area there is a growing garden, an experimental art and creativity centre, an outdoor performance area and cinema, an exhibition space with an observation platform and a local cuisine pavilion. The developers are SIMCA and Inmobilia.

The state of the sale

Gran Tulum is all but sold. Four apartments remained on the developer list out of the 245 built, and the discounts below are the developer clearing the last of them rather than an opening promotion. When these go the project is finished.

Price

Unit E2 is $395,120 USD, reduced from $475,092. Unit C10 is $400,120, reduced from the same figure. Prices are in US dollars and are the developer's, subject to change without notice.

For the floor plans and the payment terms, get in touch and we will send them over.

• Family and children pools
• Community growing garden
• Children club and play area for children and pets
• Organic zen bar
• Hammock area
• Gym and fitness challenge circuit
• Spa
• Experimental art and creativity centre
• Outdoor performance area and open air cinema
• Exhibition space and observation platform
• Local cuisine pavilion
• Wellbeing centre
• Inside a gated community

Apartment 203 is the top floor home at Casa Emilia, a boutique building of nine apartments in La Veleta, Tulum. It measures 112 square meters, about 1,206 square feet, and holds two bedrooms, two full bathrooms, a kitchen, an open living and dining room with a breakfast bar and a private roof with its own pool. It is finished, furnished, equipped and sold turnkey, so it is ready to live in or to let from the day it changes hands.

The apartment

Being the highest apartment in the building, 203 gets the best light and the longest views. The living room runs into the dining area and the kitchen behind a timber breakfast bar, with a slatted hardwood wall carrying the television. The two bedrooms sit on either side of a pair of full bathrooms, and the principal bedroom is the largest in the building at 4.30 by 3.18 meters. The kitchen is fitted in solid wood with stone counters, an induction hob and integrated appliances. Furniture, soft furnishings and equipment are all included.

The roof

The private roof terrace sits at the top of the building with a plunge pool, a timber and canvas pergola, a shaded seating area and planting along the parapet. From here the view carries clear over the neighborhood to the tree line.

Casa Emilia

Casa Emilia is nine apartments across two small towers, drawn from the architecture of the Yucatecan haciendas and rebuilt in a contemporary register. Arched openings, a stone base, lime plaster and heavy timber run through the whole building, and a planted courtyard leads in from the street. Every apartment has two bedrooms, two full bathrooms and its own rooftop pool. The developer is Reyvitru y Jacal, whose earlier work in the region includes Casa Laguna in Tulum and the Alea and Nerea boutique hotels.

Location

La Veleta sits west of the Tulum town center and has become the part of Tulum where people actually live rather than visit. The building is one block from Seventh Avenue, the main street through the neighborhood, and two minutes from Avenida Tulum. The beach is ten minutes away and Tulum airport about thirty. Shops, cafes, bakeries, yoga studios and restaurants are all within walking distance, and the town center is a short drive.

Price

This apartment is priced at $4,800,000 MXN. The dollar figure quoted here is indicative, converted at about 17 pesos to the dollar, and it moves with the rate. The peso figure is the one that stands. Delivery is immediate.

For the floor plans, the remaining unit list and a viewing, get in touch and we will arrange it.

• Private rooftop terrace with pool
• Shaded pergola with lounge seating on the rooftop
• Outdoor kitchen and sink on the rooftop
• Planted entrance courtyard and garden
• Shops, cafes and restaurants within walking distance

Apartment 102 is the largest of the three homes available at Casa Emilia, a boutique building of nine apartments in La Veleta, Tulum. It measures 116 square meters, about 1,249 square feet, and holds two bedrooms, two full bathrooms, a kitchen with a laundry area, a living and dining room, a terrace off the main bedroom and a private roof with its own pool. It is finished and ready to hand over, and it is sold unfurnished so the next owner can fit it out to their own taste.

The apartment

The living and dining room sits in the middle of the plan with the kitchen at one end and the two bedrooms set back behind it, each with a full bathroom of its own. The principal bedroom opens onto a terrace at the quiet end of the building, screened by planting and framed in a run of arched openings. Floors are polished cement, the walls are hand finished plaster and the joinery is tropical hardwood. Air conditioning and ceiling fans are installed throughout.

The roof

The private roof terrace is reached by its own stair and holds a pool of 4.40 by 1.45 meters, a timber and canvas pergola over a long built in bench, an outdoor kitchen with a sink and planters along the edge. The view runs west over the treetops of La Veleta.

Casa Emilia

Casa Emilia is nine apartments across two small towers, drawn from the architecture of the Yucatecan haciendas and rebuilt in a contemporary register. Arched openings, a stone base, lime plaster and heavy timber run through the whole building, and a planted courtyard leads in from the street. Every apartment has two bedrooms, two full bathrooms and its own rooftop pool. The developer is Reyvitru y Jacal, whose earlier work in the region includes Casa Laguna in Tulum and the Alea and Nerea boutique hotels.

Location

La Veleta sits west of the Tulum town center and has become the part of Tulum where people actually live rather than visit. The building is one block from Seventh Avenue, the main street through the neighborhood, and two minutes from Avenida Tulum. The beach is ten minutes away and Tulum airport about thirty. Shops, cafes, bakeries, yoga studios and restaurants are all within walking distance, and the town center is a short drive.

Price

This apartment is priced at $3,700,000 MXN. The dollar figure quoted here is indicative, converted at about 17 pesos to the dollar, and it moves with the rate. The peso figure is the one that stands. Delivery is immediate.

For the floor plans, the remaining unit list and a viewing, get in touch and we will arrange it.

• Private rooftop terrace with pool
• Shaded pergola with lounge seating on the rooftop
• Outdoor kitchen and sink on the rooftop
• Planted entrance courtyard and garden
• Shops, cafes and restaurants within walking distance

Apartment 101 is a two bedroom home on the first level of Casa Emilia, a boutique building of nine apartments in La Veleta, Tulum. It measures 105 square meters, about 1,130 square feet, and holds two bedrooms, two full bathrooms, a kitchen with a laundry area, a living and dining room, a terrace off the living space and a private roof of 30.60 square meters with its own pool. It is finished and ready to hand over, and it comes with basic furniture already in place.

The apartment

The plan runs the depth of the building, so both bedrooms sit away from the street and the living room opens onto its own terrace. The principal bedroom and the second bedroom each have a full bathroom of their own. The kitchen is fitted in solid wood with stone counters and an induction hob. Floors are polished cement in a warm sand tone, the walls are hand finished plaster, and the doors, wardrobes and shelving are all tropical hardwood. Air conditioning and ceiling fans are installed throughout.

The roof

The private roof terrace measures 30.60 square meters and is reached by its own stair. It holds a pool of 4.40 by 1.45 meters, a pergola in timber and canvas over a built in bench, an outdoor kitchen with a sink, and planters along the parapet. It looks out over the jungle canopy of La Veleta and takes the sunset.

Casa Emilia

Casa Emilia is nine apartments across two small towers, drawn from the architecture of the Yucatecan haciendas and rebuilt in a contemporary register. Arched openings, a stone base, lime plaster and heavy timber run through the whole building, and a planted courtyard leads in from the street. Every apartment has two bedrooms, two full bathrooms and its own rooftop pool. The developer is Reyvitru y Jacal, whose earlier work in the region includes Casa Laguna in Tulum and the Alea and Nerea boutique hotels.

Location

La Veleta sits west of the Tulum town center and has become the part of Tulum where people actually live rather than visit. The building is one block from Seventh Avenue, the main street through the neighborhood, and two minutes from Avenida Tulum. The beach is ten minutes away and Tulum airport about thirty. Shops, cafes, bakeries, yoga studios and restaurants are all within walking distance, and the town center is a short drive.

Price

This apartment is priced at $2,900,000 MXN. The dollar figure quoted here is indicative, converted at about 17 pesos to the dollar, and it moves with the rate. The peso figure is the one that stands. Delivery is immediate.

For the floor plans, the remaining unit list and a viewing, get in touch and we will arrange it.

• Private rooftop terrace with pool
• Shaded pergola with lounge seating on the rooftop
• Outdoor kitchen and sink on the rooftop
• Planted entrance courtyard and garden
• Shops, cafes and restaurants within walking distance

Maranta is a development of seventeen beachfront residences on Bahía Solimán, at kilometer 254 of the federal highway, thirteen of them facing the Caribbean and four looking over the mangrove. Delivery is set for the first half of 2028.

The bay

Solimán is a natural cove, so the water sits calm and shallow and stays clear, with a coral reef a few meters off the shore and jungle closing the back of it. There are no large hotels on this stretch and the beach is semi private. It is the quietest bay between Tulum and Akumal, and those who use it would rather it stayed that way.

Sargasso

Worth saying before anything else, because it is the question every buyer on this coast asks. The residents of Bahía Solimán organized and funded a barrier of their own, 1.6 kilometers long, running the full length of the bay to intercept sargasso before it reaches the shore. That is why the water here looks the way it does through the year.

The residences

One, two and three bedroom apartments, each carrying as many bathrooms as bedrooms. The entry unit runs 45.07 square meters of interior with a 9.84 square meter terrace over the mangrove, and the largest runs to 2,604 square feet in total with its own garden. Every residence has a private terrace, a laundry area, and a kitchen open to the living and dining space. The build is exposed concrete and natural materials, with terraces opening straight onto the sea rather than screened off from it.

Solar and water

Solar panels and a rainwater collection system are in the base build rather than sold as an upgrade. The developer is plain that this is a practical decision about running a building on this coast, not a certification exercise.

Amenities

A beachfront pool with a sun deck and sun beds, a rooftop terrace with a bar, a beach club, a dining room and lounge, a gym, interior gardens, a lobby, bicycles and parking, with security on site.

Pricing

Prices are set in Mexican pesos and run from $6,250,000 MXN for a one bedroom on the mangrove facade to $16,490,000 MXN for a three bedroom on the beach facade, which is roughly $368,000 to $971,000 USD. The USD figures here are indicative, and the developer processes dollar payments at the rate on the day the transaction takes place. Payment plans run from 30/40/30 at list down to 90/0/10 against a ten percent discount.

Viewings by appointment.

🛏 1, 2 and 3 bedroom residences
📐 591 to 2,604 sq ft total
🏖 Beachfront on Bahía Solimán
🏗 Delivery first half of 2028
☀️ Solar panels and rainwater collection
💵 $6,250,000 to $16,490,000 MXN, about $368,000 to $971,000 USD

• Beachfront swimming pool
• Sun deck and sun beds
• Rooftop terrace with bar
• Beach club
• Dining room
• Lounge and living room
• Gym
• Interior gardens
• Lobby
• Bicycles for residents
• Parking
• Security on site
• Private terrace to every residence
• Laundry area in every residence
• Solar panels
• Rainwater collection system
• Coral reef a few meters offshore
• Community sargasso barrier running the length of the bay

A 250 square meter residential lot in Region 11, on the town side of Tulum, fronting 5 Avenida Bis Norte. It sits directly beside a finished three bedroom house the same owner is selling, and the two can be bought together as a single 500 square meter holding.

The lot

Regular in shape and flat, with the rear boundary onto a common green area, so nothing gets built directly behind it. The plot is under jungle cover with mature trees standing on it and will need clearing before a build.

Title and tenure

The lot is held in condominium, carrying an undivided interest in the common areas alongside the private plot.

What can be built

Zoning is residential. Ground coverage is set at 0.60 and floor area ratio at 1.70, against a permitted density of 60 dwellings per hectare. On 250 square meters that works out at a footprint of about 150 square meters and roughly 425 square meters of built area across the levels, subject to the municipality approving the project.

Three ways to take it

Hold it while Region 11 builds out. Build on it yourself. Or have Tulum Land and Property handle the build, a service we run alongside the brokerage with architects and contractors already working here.

Region 11

Region 11 sits on the numbered avenue grid north of the center, a working residential area of one and two level houses, about half built out. Services run in the street.

Pricing

The asking price is $900,000 MXN, about $3,600 pesos per square meter. The USD figure is indicative, converted at about 17 pesos to the dollar. The peso figure is the one that stands.

Viewings by appointment.

📐 250 m² (2,691 sq ft)
🌳 Rear boundary onto a common green area
🏗 COS 0.60, CUS 1.70, residential use
🧾 Held in condominium
🏠 Adjoining three bedroom house available separately
💵 $900,000 MXN, about $52,900 USD

• 250 m² lot
• Fronting 5 Avenida Bis Norte
• Rear boundary onto a common green area
• Flat and regular in shape
• Mature jungle trees standing on the plot
• Residential zoning
• Ground coverage 0.60, floor area ratio 1.70
• Permitted density 60 dwellings per hectare
• Held in condominium
• Services in the street
• Adjoining three bedroom house available separately