Tulum Real Estate for Sale

Villa Yaxkin sits on a 382 square metre lot in La Privada, Aldea Zama, with 130 square metres of exclusive use area beyond it. Two hundred and seventy square metres of construction run over two storeys and a rooftop. There is a private swimming pool on the ground floor and a second on the roof.

Layout

Four bedrooms and four and a half bathrooms. The kitchen is fully equipped, a washer and dryer are included, and the villa is delivered turnkey and furnished rather than as an empty shell. For a buyer arriving from abroad that removes the single most tedious part of the process, which in Tulum routinely runs to months.

Twenty four solar panels

The array is the detail worth pausing on. Twenty four panels on a 270 square metre house is a serious installation rather than a token gesture, and on a property running two pools and air conditioning across two floors it takes a real share off the monthly electricity bill. Ask for twelve months of CFE statements at viewing and the effect will be visible in the numbers.

La Privada and Aldea Zama

La Privada is gated within Aldea Zama, with access control and security around the clock, and residents share a clubhouse with a swimming pool and a padel court. Restaurants, a fresh market and a convenience store sit across the street.

This is the smallest of the La Privada villas on our books and the one that asks least of a buyer on arrival.

• Four bedrooms and four and a half bathrooms
• 270 m2 of construction on a 382 m2 lot
• Further 130 m2 of exclusive use area
• Two storeys plus rooftop
• Private swimming pool on the ground floor
• Second swimming pool on the rooftop
• 24 solar panels
• Fully equipped kitchen
• Washer and dryer included
• Delivered turnkey and furnished
• Gated community with 24/7 security and access control
• Clubhouse with swimming pool and padel court
• Restaurants, fresh market and convenience store across the street

Villa Amayal occupies a 376 square metre lot in La Privada, Aldea Zama, with a further 144 square metres of exclusive use area attached to it. Four hundred square metres of construction run over three storeys and finish on a rooftop, and there is a private swimming pool on the ground floor as well as a second pool on the roof.

Layout

Five bedrooms and six and a half bathrooms, which is a generous ratio even at this level, and it means guests are never sharing. The kitchen is fully equipped. The house is delivered turnkey with the interior design in place rather than as a shell to be furnished, and the specification of that work is a good deal higher than the market standard for a house of this size.

The exclusive use area

The 144 square metres of exclusive area is worth understanding before viewing. It is not lot in the ordinary sense and it is not common area either, and how it may be used is set by the community rules. Ask to see them alongside the escritura.

La Privada and Aldea Zama

La Privada sits gated inside Aldea Zama, with access control and security around the clock, a clubhouse with a swimming pool and a padel court. Restaurants, a fresh market and a convenience store are directly across the street.

Aldea Zama is where Tulum built its infrastructure first, and where the paved roads, drainage and services are oldest and most reliable. That is most of the reason houses here hold their position.

• Five bedrooms and six and a half bathrooms
• 400 m2 of construction on a 376 m2 lot
• Further 144 m2 of exclusive use area
• Three storeys plus rooftop
• Private swimming pool on the ground floor
• Second swimming pool on the rooftop
• Fully equipped kitchen
• Interior design included
• Delivered turnkey
• Gated community with 24/7 security and access control
• Clubhouse with swimming pool and padel court
• Restaurants, fresh market and convenience store across the street

Casa Kabil is a contemporary residence on a 375 square metre lot in La Privada, the gated enclave inside Aldea Zama. Three hundred and sixty square metres of construction rise over three storeys and finish on a rooftop, and there is a swimming pool on both the ground floor and the roof.

Layout

Three bedrooms sit above a full ground floor of social space, with a separate maid room and its own private bathroom bringing the total to four and a half bathrooms. The kitchen is fully equipped and there is a dedicated laundry area with washer and dryer. The house is sold turnkey and is ready to occupy from the day it changes hands.

Energy

Solar panels are installed and carry part of the load, which matters more in Tulum than the brochures usually admit. Running costs on a house of this size, with two pools and air conditioning across three floors, are not trivial, and the panels take a measurable share off the monthly bill.

La Privada and Aldea Zama

La Privada is gated within a gated community, with controlled access and security around the clock. Residents have a clubhouse with a swimming pool and a padel court. A gourmet market, restaurants and a convenience store sit directly across the street, which is unusual in Tulum, where most residential addresses still involve a drive for groceries.

Aldea Zama is the most established residential district in Tulum, and the part of the town where infrastructure arrived first. Houses here trade on that.

• Three bedrooms and four and a half bathrooms
• Separate maid room with private bathroom
• 360 m2 of construction on a 375 m2 lot
• Three storeys plus rooftop
• Private swimming pool on the ground floor
• Second swimming pool on the rooftop
• Fully equipped kitchen
• Laundry area with washer and dryer
• Solar panels
• Delivered turnkey
• Gated community with controlled access and 24/7 security
• Clubhouse with swimming pool and padel court
• Gourmet market, restaurants and convenience store across the street

Villa Xaha stands on a lot of 1,262.83 square metres inside Tulum Country Club, with 750 square metres of construction arranged as six independent suites around a shared social core. It sleeps fourteen. The building was conceived closer to a small private hotel than a family house and it runs that way, with a reception, a lounge, a dining room, a full kitchen behind it and a terrace with a barbecue opening onto the pool and gardens.

The suites

Each of the six suites has its own bathroom. A deluxe suite sits on the ground floor with a garden outlook, a private terrace and an unheated plunge pool of its own. A superior suite, also at ground level, looks across the pool to the golf course. The master suite takes the upper floor with golf course views, a living area with a sofa bed and a fully equipped kitchen, so it can be closed off and used independently of the rest of the house.

Materials

Marble, granite and natural stone run through the building, warmed by handcrafted tzalam and parota timber. Air conditioning is fitted in the suites and in the common areas. Four parking spaces sit on the lot, and separate bathrooms serve the reception and lounge so visitors never cross into private space.

The setting

Tulum Country Club is a gated community built around a PGA certified golf course, with paved roads, controlled access and security around the clock. Downtown Tulum is fifteen minutes away and the coast a short drive beyond it.

A house that sleeps fourteen across six lockable suites is a different proposition from a large family villa. It suits an owner who wants flexibility over how the building is occupied without rearranging it each time.

• Six suites, each with its own bathroom
• Capacity for 14 guests
• 750 m2 of construction on a 1,262.83 m2 lot
• Deluxe suite with garden view, private terrace and plunge pool
• Superior suite with pool and golf course views
• Master suite with living area, sofa bed and fully equipped kitchen
• Reception and lounge with TV
• Dining room and full kitchen
• Terrace with barbecue
• Swimming pool, gardens and sunbeds
• Separate bathrooms serving reception and lounge
• Four parking spaces
• Marble, granite and natural stone finishes
• Handcrafted tzalam and parota wood accents
• Air conditioning in suites and common areas
• PGA certified golf course
• Paved roads, 24/7 security and controlled access
• 15 minutes from downtown Tulum

Kaan Ha occupies the upper levels of a low rise condominium building inside Tulum Country Club, laid out over three floors with 240 square metres of construction. The living floor opens through floor to ceiling glazing onto a terrace facing the fairway, and the stair climbs to a private rooftop with its own plunge pool.

Inside, a wall of rough cut limestone runs the length of the main living room, set against polished travertine floors and a floating stair with a full height glass balustrade. The ceiling opens to double height where the stair rises, so the main volume reads considerably taller than its footprint suggests. Sliding glazing pulls the terrace into the room. The residence is sold furnished and has been lived in rather than staged for photographs.

Layout

Three bedrooms and three and a half bathrooms across three levels. The principal bedroom and a second bedroom sit on the middle floor, each with its own glazed terrace and louvred shading against the afternoon sun. The architect plan records the unit as a penthouse loft with a lock off, meaning one bedroom can be closed behind its own entrance and used independently of the rest of the home. That suits an owner who occupies part of the year, and it is worth asking to see the plan before relying on it.

The rooftop

The rooftop is the reason to take this unit rather than a lower floor. A louvred pergola shades a dining table for eight, a masonry counter runs along one side for a grill, and the plunge pool sits at the open edge behind a glass balustrade. The outlook is jungle canopy in the foreground and the golf course beyond it, with the low Tulum skyline on the horizon.

The setting

Tulum Country Club is a gated golf community built around the PGA Riviera Maya course, and the fairway sits directly below the terrace. Residents share two large swimming pools, a gym, a coworking lounge, a multipurpose room and a play area for children. The grounds are planted densely enough that neighbouring buildings are largely screened by palms.

Most of what trades at this level in Tulum is a floor plan and a delivery date. This is finished, furnished and standing.

• Three bedrooms and three and a half bathrooms
• 240 m2 of construction across three levels
• Private rooftop with plunge pool
• Rooftop pergola with dining area and masonry grill counter
• Glazed terraces on the living and bedroom floors
• Views over the PGA Riviera Maya fairway and jungle canopy
• Lock off bedroom with independent access
• Sold fully furnished
• Double height living room with rough cut limestone feature wall
• Polished travertine floors
• Floating stair with full height glass balustrade
• Louvred shading to the bedroom terraces
• Air conditioning
• Two large communal swimming pools
• Gym
• Coworking lounge
• Multipurpose room
• Play area for children
• Gated community built around the PGA Riviera Maya golf course

AMAN Jungle Residences stands in Region 15, a gated development of townhouses built inside standing jungle rather than on cleared ground. Two and three bedroom houses from 116 to 290 square metres of construction, every bedroom with its own full bathroom, and every house with a private terrace and plunge pool. Prices start at $4,800,000 MXN for the entry model.

Casa Tipo A

116 square metres (1,249 sq ft) of construction on a 56 square metre architectural footprint. Two bedrooms, each with a full bathroom, a terrace with a plunge pool, and a service area. Built with the lock off system.

Casa Tipo B

175 square metres (1,884 sq ft) of construction on the same 56 square metre footprint, so the additional space goes upward rather than outward and the house keeps the same relationship to the jungle around it. Three bedrooms, each with a full bathroom, a terrace with a plunge pool, and a service area. Also built with the lock off system.

Casa Tipo C

290 square metres (3,122 sq ft) of construction, of which 217 square metres is habitable, on a 92 square metre footprint. Three bedrooms with full bathrooms, a double height of 4.2 metres across the ground floor, and a terrace carrying both the plunge pool and a full bathroom of its own. Tipo C is not listed with the lock off system.

The Lock Off

On Tipo A and Tipo B, part of the house can be closed off and let independently while the owner keeps the rest. It is the difference between a house that sits empty when the owner is not in it and one that does not, and it is the specification that decides how these houses are used rather than how they look.

Water and Power

The whole development runs on its own water treatment plants, and each house additionally carries a four step filtration system of its own. Electrical eco technologies are used throughout. In Tulum, where municipal water and power are both less dependable than the brochures admit, a scheme that treats its own water and filters it again at the house is a materially different proposition to one connected and hoping.

Security and Service

The private is gated with 24 hour security and a 24 hour concierge service. The houses are set among retained jungle rather than facing one another across a road, which is what the privacy in the name actually refers to.

The Setting

Region 15 sits inland on the south side of Tulum, one of the areas that has taken the bulk of the town's residential building over recent years, which means roads and services are good by local standards. Tulum international airport lies roughly twenty minutes south, and the beach road is reached through the pueblo to the east.

Price and Terms

From $4,800,000 MXN for the entry model. The USD figure shown on this listing is indicative, converted at approximately 17 pesos to the dollar, and it moves with the rate. Per model pricing for Tipo B and Tipo C is available on request. The developer offers financing over three years at 0% interest, on their terms.

Ownership

The property lies within the federally restricted zone, so foreign buyers acquire through a fideicomiso, the standard bank trust used throughout the Riviera Maya, conferring full rights of use, sale and inheritance. Buyers should confirm the escritura, the land use designation and the status of the development's permits as part of standard due diligence.

Viewings by appointment.

📍 Location: Region 15, Tulum, Quintana Roo
🌴 Position: Gated private set among retained jungle, south of the pueblo

⛲️ Features:

• Two and three bedroom townhouses from 116 to 290 m²
• Every bedroom with its own full bathroom
• Private terrace with plunge pool on every house
• Lock off system on Tipo A and Tipo B
• Double height of 4.2 metres on Tipo C
• Terrace bathroom on Tipo C
• Service area in every model
• Development wide water treatment plants
• Four step water filtration in each house
• Electrical eco technologies throughout
• 24 hour security and controlled access
• 24 hour concierge service
• Houses set among retained jungle
• Developer financing over three years at 0% interest

• Two and three bedroom townhouses from 116 to 290 m²
• Every bedroom with its own full bathroom
• Private terrace with plunge pool on every house
• Lock off system on Tipo A and Tipo B
• Double height of 4.2 metres on Tipo C
• Terrace bathroom on Tipo C
• Service area in every model
• Development wide water treatment plants
• Four step water filtration in each house
• Electrical eco technologies throughout
• 24 hour security and controlled access
• 24 hour concierge service
• Houses set among retained jungle
• Developer financing over three years at 0% interest

Casa Dulce Vida stands on Calle Palenque in La Veleta, the residential quarter running south west of Tulum pueblo. Three bedrooms and four bathrooms across 250 square metres (2,691 sq ft) of construction on a 370 square metre lot, delivered furnished. The house is two storeys with a rooftop, and behind it sits a self contained guest pool house with swim up access to the pool. Downtown Tulum is a short walk north and the beach road about fifteen minutes by car.

The Main House

Downstairs holds an open kitchen and dining area, the living room, a maid's room with its own bathroom, and access to the front garden and pool. Upstairs are two bedrooms, each with a full en suite bathroom and views over the neighbourhood canopy. The rooftop is reached by internal stairs and is open air, with solar panels already installed and room left for whatever a buyer wants to put up there.

The Guest Pool House

A standalone studio at the back of the property with its own swim up access to the pool, a kitchenette, and a large chukum bathtub. It functions as a self contained unit, which is what gives the property three bedrooms rather than two and lets it operate as three separate spaces if a buyer wants it to. It works equally as a guest suite or a private retreat within the grounds.

Design and Finishes

Chukum finished walls in sections, polished concrete floors and pine joinery throughout. Ceiling height is 2.70 metres. The structure is reinforced concrete with hollow block, which is the specification that holds up against the salt and humidity here. The finish is restrained rather than decorative, and it has been left legible rather than covered over.

The Grounds

The 370 square metre lot carries a front garden with parking, the pool area, a landscaped backyard, a hanging net lounge and a jacuzzi. The pool runs between planted palms with a timber bridge across it. The perimeter is fully walled. Solar panels supply the pool equipment and parts of the house, which on a property running air conditioning and pool plant is a material difference to the standing cost of ownership.

The Setting

Calle Palenque is a quiet residential street in the heart of La Veleta, between 5ta Avenida and Avenida Kukulkan, within walking distance of restaurants, shops and Tulum Centro. La Veleta has taken the bulk of Tulum's residential building over the past five years, which means roads and services are good by local standards while the canopy has largely stayed intact. Tulum international airport lies roughly twenty five minutes south west.

Ownership

The property is titled, free of liens and in good condition, with residential land use designation H/3/45. It lies within the federally restricted zone, so foreign buyers acquire through a fideicomiso, the standard bank trust used throughout the Riviera Maya, conferring full rights of use, sale and inheritance. Buyers should confirm the escritura, the current predial and the land use designation as part of standard due diligence.

Viewings by appointment.

📍 Location: Calle Palenque, La Veleta, Tulum, Quintana Roo
🌴 Position: Quiet residential street between 5ta Avenida and Avenida Kukulkan

⛲️ Features:

• Three bedrooms across the main house and guest pool house
• Four bathrooms in total
• Guest pool house with swim up pool access and kitchenette
• Full size chukum bathtub in the guest casita
• Maid's room with its own bathroom
• Rooftop terrace reached by internal stairs
• Solar panels installed
• Swimming pool with timber bridge and planted palms
• Jacuzzi and hanging net lounge
• Landscaped backyard and front garden with parking
• Fully walled perimeter
• Chukum finished walls and polished concrete floors
• Pine joinery throughout, 2.70 m ceiling height
• Reinforced concrete and hollow block construction
• Delivered furnished

🛏 Bedrooms: 3 (2 in the main house, 1 guest studio)
🛁 Bathrooms: 4
📏 Size: 250 m² (2,691 sq ft) on a 370 m² lot
💵 Price: $480,000 USD

• Swimming pool with swim-up guest house
• Solar panels
• Jacuzzi / chukum bathtub
• Hanging net lounge
• Parking
• Front garden and backyard
• Rooftop terrace
• Perimeter walls

Casa de Lola stands in Aldea Savia, the gated community on 5ta Avenida in Tulum Centro. Two bedrooms, two bathrooms, 111 square metres (1,195 sq ft), sold fully furnished and turnkey. The house is styled as a working art gallery: the textiles, ceramics and tapestries on the walls are made locally and can be bought, and the collection rotates. Downtown Tulum is a minute on foot and the beach road is about twelve minutes by car.

Living and Dining

The living and dining run as one open space. A sectional sofa sits under a macrame hanging, a round dining table seats five beneath a ring pendant, and a breakfast bar takes three more. The kitchen is fully equipped with stone counters, oven and induction hob. Sliding glass doors open to a private enclosed patio with two hanging egg chairs, so the room extends outward on an evening rather than stopping at the glass.

Bedrooms

Two bedrooms, each with a full en suite bathroom and generous closet space, finished to the same standard as the living areas. Premium linens, textured throws, macrame hangings and organic shaped mirrors throughout. The principal bedroom carries hammocks strung above the headboard, which is a Tulum detail rather than a decorative one.

The Art Gallery Concept

Every piece on the walls is by a local maker and is available to purchase, and the collection changes. It gives the house an identity that most two bedroom residences in Tulum Centro do not have, and it is the reason the property reads as a place rather than a unit. A turntable and vinyl collection, poetry books and board games are included, as are two bicycles.

Aldea Savia

The community carries a rooftop adults only infinity pool, a natural lazy river pool, a children's pool and playground, two gyms, tennis courts, outdoor grills, hammock gardens, yoga and meditation spaces, a coworking area with 200 Mbps fibre, and communal dining and social areas. Access is gated with security.

Short Term Letting

The property has operated as a short term rental and is set up to continue, with a concierge programme covering private chefs, mixology classes, cenote day trips, scooter rentals, airport transfers and guided tours. Trading records are available to qualified buyers on request through the agent. No projection of income or return is made here.

The Setting

Tulum Centro puts the restaurants, shops and the ADO terminal within walking distance, which is a different daily proposition to the residential quarters further out. The beach road is around twelve minutes by car and Tulum international airport roughly thirty minutes.

Ownership

The property lies within the federally restricted zone, so foreign buyers acquire through a fideicomiso, the standard bank trust used throughout the Riviera Maya, conferring full rights of use, sale and inheritance. This is a resale by owner. Buyers should confirm the escritura, the current predial, the maintenance quota and the status of any rental permits as part of standard due diligence.

Viewings by appointment.

📍 Location: 5ta Avenida, Aldea Savia, Tulum Centro, Quintana Roo
🌴 Position: Gated community a minute from downtown, about twelve minutes from the beach road

⛲️ Features:

• Two bedrooms, each with a full en suite bathroom
• Fully furnished and turnkey
• Private enclosed patio with hanging egg chairs
• Rotating local art gallery concept, pieces available to purchase
• Fully equipped kitchen with stone counters and induction hob
• Breakfast bar seating three
• Turntable and vinyl collection, poetry books, board games
• Two bicycles included
• Washer and dryer
• Air conditioning throughout
• 200 Mbps fibre optic WiFi
• Rooftop adults only infinity pool and natural lazy river pool
• Children's pool and playground
• Two gyms and tennis courts
• Hammock gardens, yoga and meditation spaces
• Coworking area and communal dining
• Gated community with security

🛏 Bedrooms: 2
🛁 Bathrooms: 2
💵 Price: $170,000 USD

• Multiple pools including adults-only rooftop infinity pool and natural lazy river
• Children’s pool and playground
• Multiple gyms
• Tennis courts
• Outdoor grills and BBQ areas
• Hammock gardens
• Yoga and meditation spaces
• Coworking space with high-speed WiFi
• Communal dining and social areas
• Gated community with security

Twenty-six fully furnished lofts stacked five stories over Tulum Centro, with a rooftop pool looking out over the jungle and town skyline — immediate delivery, ready to move in or start renting the day the trust closes.

📐 Availability, starting from $1,200,000 MXN:

• Ground Floor Loft — Queen Bed & Extra Bed, 33.00 m² (355 sq ft), private garden
• Ground Floor Loft — King Bed & Extra Bed, 44.00 m² (474 sq ft), private garden
• Ground Floor Loft — 2 Queen Beds & Extra Bed, 51.00 m² (549 sq ft), private garden
• Upper-Floor Loft — Queen Bed & Extra Bed, 24.80 m² (267 sq ft)
• Upper-Floor Loft — King Bed & Extra Bed, 36.00 m² (388 sq ft)
• Upper-Floor Loft — 2 Queen Beds & Extra Bed, 42.20 m² (454 sq ft)
• Corner Loft, Levels 2–4 — 2 King Beds & Extra Bed, 51.00 m² (549 sq ft), private terrace

MXN figure is the developer's listed starting price; USD figure is approximate, converted at ~16.92 MXN/USD on the day of listing. The source brief didn't break down pricing by unit type — please confirm exact pricing per floor plan before publishing.

🏢 The Building

Each loft comes fully equipped and furnished: kitchenette with electric cooktop and stainless sink, mini-split A/C, blackout curtains, smart TV, dresser and clothing rack, and dining and living areas. Ground-floor units open onto a private garden; select corner units on levels 2–4 carry a private terrace. The rooftop level adds a shared pool with wooden sun deck, shower and powder room.

📍 Location

In the heart of Downtown Tulum, minutes from the new Maya Train station, banks, pharmacies, supermarkets and the town's restaurant strip — walkable, well-connected, and close to the ADO bus terminal.

💳 Terms

Reserve with a $20,000 MXN deposit. Financing available up to 18 months interest-free. HOA is $2,000 MXN/month.

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and handled as part of closing.

• Rooftop pool with wooden sun deck, shower and powder room
• Lobby and elevator
• Fully furnished and equipped, ready for immediate move-in
• Kitchenette with electric cooktop and stainless steel sink in every unit
• Mini-split air conditioning and blackout curtains throughout
• Private garden (ground floor) or private terrace (select corner units)

Villa de Lujo — a striking 4-bedroom residence in Region 8, three minutes from the beach, built around black. Matte black kitchens and furniture, dark star-shaped pendant lights, raw concrete against floor-to-ceiling glass — the kind of contrast that makes the jungle outside look even greener.

🏡 The Villa

Two private pools run through the property: one set into the ground-floor lounge behind glass underfoot, the other a rooftop plunge pool with its own terrace and daybeds. Multiple lounge areas, a modern kitchen, and an elegant dining space are enhanced by rich textures — wood, stone, natural fiber — against the villa's dark, industrial-luxe palette. Each of the four bedrooms offers privacy and a sophisticated ambiance, suited to both personal use and luxury vacation rental.

📏 The Numbers

📏 Land: 528 m² (5,683 sq ft)
🏗 Construction: 430 m² (4,629 sq ft)
🛏 Bedrooms: 4
🚿 Bathrooms: 4
🚗 Garages: 2
📅 Built: 2022
💰 Price: $1,050,000 USD

📍 Location: Region 8, Tulum, Quintana Roo — three minutes from the beach, in one of the Riviera Maya's fastest-growing and most desirable locations.

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and handled as part of closing.

• 2 private pools
• Multiple private terraces plus rooftop
• Private parking
• Luxury finishes throughout
• Turn key, ready for immediate move-in
• Double-height ceilings and expansive glass walls

A turn-key 4-bedroom house in Aldea Zama, finished and furnished to move straight into — no waiting on construction, no guesswork on quality.

📏 The Numbers

📏 Lot: 357.37 m²
🏗 Construction: 326.67 m²
🛏 Bedrooms: 4
🚿 Bathrooms: 3.5
💰 Price: $650,000 USD

✅ Features

• Private pool
• Turn key, ready for immediate move-in
• High quality finishings
• Gated community

📍 Location: Aldea Zama, Tulum, Quintana Roo — walking distance to Tulum's restaurant and shopping district.

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and handled as part of closing.

• Private pool
• Turn key, move-in ready
• High-quality finishings throughout
• Gated community

Nine bedrooms, nine private plunge pools, and a central courtyard pool besides — Hacienda Babylon is a hacienda in Region 15 built less like a family home and more like a small, self-contained resort. Sleeps up to 20 guests, with every operational piece a hotel, retreat or high-end rental business would need already in place.

🏡 A Sanctuary of Modern Luxury

Set on a 1,640 m² lot with 940 m² of thoughtfully curated construction, the villa blends natural stone, warm woods and minimalist lines into a sanctuary that feels both organic and undeniably luxurious. At its heart is an iconic central courtyard: an aesthetic pool framed by sculpted stone columns, lush greenery and bespoke loungers that evoke a boutique retreat. Sun-drenched suites with floor-to-ceiling windows, artisanal furnishings and hand-crafted textures carry the design through to every room, with a seamless indoor-outdoor flow throughout.

🛏 The Rooms

Nine bedrooms in total: seven with king beds, one with two queen beds, and a master suite with its own private sitting room and king bed. Each of the nine has a private plunge pool attached — no shared pool schedule, no compromise between groups sharing the house.

♨️ Wellness & Social Spaces

• Central courtyard pool, plus 9 private plunge pools
• Multiple refined social lounges and elegant communal dining spaces
• Designer game room with a billiards table
• Fire pit gathering area beneath the trees
• Dedicated yoga studio
• Temazcal for traditional Mayan sweat lodge ceremonies
• CrossFit-style gym
• Bicycles for guests
• 56 solar panels
• 4 covered parking spaces
• Independent staff house: double bedroom, bathroom, kitchen and private terrace, keeping operations separate from guest space

📊 The Numbers

Created to operate as both a private residence and a high-performance investment, the villa generated $550,000 USD in revenue in its first year of operation, reflecting its desirability among luxury travelers seeking privacy, comfort and elevated design. The property is also presented with a 14.5% net ROI. Both figures are seller-reported — buyers should verify independently against booking and financial records before relying on them.

📍 Location: Region 15, Tulum, Quintana Roo.

📐 Land: 1,640 m² (17,653 sq ft)
🏗 Construction: 940 m² (10,118 sq ft)
👥 Capacity: up to 20 guests
🔑 Bathrooms: 9.5
🚗 Parking: 4 covered spaces
📈 Year one revenue: $550,000 USD (seller-reported)
📈 Net ROI: 14.5% (seller-reported, verify independently)
💰 Price: $2,800,000 USD

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and handled as part of closing.

Viewings by appointment.

• Central courtyard pool framed by sculpted stone columns, plus 9 private plunge pools, one per bedroom
• 4 covered parking spaces
• Fire pit gathering area beneath the trees
• Dedicated yoga studio
• Temazcal for traditional Mayan sweat lodge ceremonies
• CrossFit-style gym
• Bicycles for guests
• Designer game room with a billiards table
• Multiple refined social lounges and communal dining spaces
• 56 solar panels
• Independent staff house with double bedroom, bathroom, kitchen and private terrace

A cenote at the center of the community, glass and concrete towers wrapped around it, and six ways to live beside it. Xalet Tulum sits on Av Coba, close enough to walk to the town's restaurant strip and a short ride from the beach road — brand new 1 and 2 bedroom lofts, ready for immediate delivery, unfurnished.

📐 Availability, starting from $233,782 USD:

• Tower A — 1 Bed Loft, 689.43 sq ft — $5,253,000 MXN (≈ $309,912 USD)
• Tower B — 1 Bed Loft PH, 1,123.22 sq ft — $6,921,600 MXN (≈ $408,354 USD)
• Tower C — 1 Bed Double-Height Swim-Up, 638.31 sq ft — $3,962,600 MXN (≈ $233,782 USD)
• Tower Cenote D — 2 Bed + 2 Bath, 1,216.39 sq ft — $8,541,745 MXN (≈ $503,939 USD)
• Tower F — 1 Bed Loft, 713.65 sq ft — $5,253,000 MXN (≈ $309,912 USD)
• Level XN — 2 Bed + 2 Bath, 1,216.39 sq ft — $8,541,745 MXN (≈ $503,939 USD)

USD figures are approximate, converted at ~16.95 MXN/USD on the day of listing — please confirm exact pricing before publishing.

📍 Location: Av Coba, Tulum, Quintana Roo. The cenote sits at the heart of the community, with residences and walkways built directly around it.

Xalet Tulum is a one-of-a-kind development that pairs sustainable management practices with a rare feature for the area: a natural cenote woven into the site itself. Owners are a few steps from the beach, shopping centers, restaurants and the most cosmopolitan corners of the Mayan Riviera — all without leaving the community.

🛠 Developer: Inzignia Capital

🏗️ Status: Brand new, ready for immediate delivery, unfurnished.

• Commercial area
• Central pool and jacuzzi
• Hammock area
• Green areas and terraces
• Fire pits area
• Gym / spa
• Wellness center
• Yoga / zen garden
• Lounge bar
• Coffee shop
• Reading room
• Concierge service
• 24 hours security
• Underground parking
• Warehouse

Manzana 189 Lote 023 sits on the corner of Avenida Guardianes Mayas and Calle 25 Poniente Bis, in Region 15, the residential quarter running southwest of Tulum town. It is 628 square metres, it is escriturado, and it carries a mixed commercial designation alongside its residential density. Two street frontages, one of them an avenue, and a zoning that permits commercial activity rather than excluding it. Most land at this price in Tulum gives a buyer one thing to do with it. This gives a buyer a choice.

Density and Use

This is where the parcel separates itself. It carries an H2 residential density together with an MS/MB mixed commercial designation, which means commercial use is permitted alongside residential rather than instead of it. A single house is available under it. So is a ground floor local facing the avenue with apartments above it. So is a small residential building, a boutique operation, a wellness or studio use, or an office and services scheme. The designation widens the field of what can go on the ground rather than narrowing it to one answer, and on a corner with avenue frontage that flexibility has somewhere to point.

The parcel is escriturado as well, so the zoning sits on top of registered private title rather than on top of an ejido parcel waiting on conversion. The two together are what make this a site a buyer can move on rather than plan around.

Confirm the specifics before a scheme is drawn. The constancia de uso de suelo from the Dirección de Desarrollo Urbano will show the designations in force together with the current coefficients of land occupation and land use, the permitted number of storeys and the applicable unit count. Those parameters sit with the municipal plan rather than with the deed and are periodically revised, so the figures that matter are the ones in force at the time of application rather than at the time of purchase.

The Lot

628 square metres (6,760 sq ft), 22.14 metres of frontage by 28.47 metres of depth. The proportion is close to square, which is the geometry that gives a designer the most freedom: a plan can open sideways to a pool and a courtyard rather than being pushed back into a corridor, and on a corner parcel it can be entered from either street.

The cadastral plan shows why the size matters here. Most of Manzana 189 is divided into narrow strips running back from the interior streets. Lote 023 is one of the few parcels on the block with genuine width, and it holds the avenue frontage.

The Corner

Two frontages open up what a single frontage closes down. Access and servicing can come from either side, a scheme can present its commercial face to Avenida Guardianes Mayas and take its residential entrance from the quieter interior street, and where more than one unit is intended, separate entrances become straightforward rather than awkward.

The 22.14 metres facing the avenue is the number that matters for anyone planning ground floor commercial space, since it sets what can be presented to the street. Avenida Guardianes Mayas is a through route rather than a residential cul de sac, and passing frontage is what gives a commercial designation something to work with.

Services

Access and electricity are already established on the manzana, which on a Tulum parcel is not a given and is the difference between building and waiting to build. Buyers should confirm the position on water and drainage connections specifically, since these vary block by block on this side of town and are worth establishing before a scheme is drawn rather than after. A commercial ground floor use will also have its own servicing requirements, so establish those early.

The Position

Region 15 is the part of Tulum where the town has grown inland, a grid of numbered streets and avenues between the centre and the jungle edge, already built and occupied rather than waiting on infrastructure. That resident population is the argument for the commercial designation: a ground floor here has a local customer base rather than depending on visitors finding it. Avenida Kukulkán, the road that runs from town down to the hotel zone and the beach, lies close by to the east. Calle 25 Poniente and Calle 27 Poniente bound the manzana north and south, with Calle 8 Sur along its eastern edge.

Title

The parcel is escriturado, meaning private title has already been registered. This is not ejido land and there is no dominio pleno conversion to wait on, which removes the single largest source of delay and risk in Tulum land transactions. Buyers should still obtain a current certificado de libertad de gravamen from the Registro Público de la Propiedad, confirm that predial payments are up to date, and have the boundaries as staked on the ground reconciled against the plano and the escritura.

The parcel sits inside Mexico's federally restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance, or through a Mexican corporation where the intended use is commercial. Your notary will advise which structure fits the plan.

Singular by the Jungle

Corner parcels with width on an avenue do not turn over often in Region 15, and when they do they are usually either inside a development with a design code attached or still carrying an ejido title. A titled square corner, wide across the front, zoned for commercial alongside residential, with power and access already on the block, leaves the decision about what to build with the buyer rather than with the paperwork.

Viewings by appointment.

📍 Location: Manzana 189, Lote 023, Region 15, Tulum, Quintana Roo
🌿 Position: corner of Avenida Guardianes Mayas and Calle 25 Poniente Bis, close to Avenida Kukulkán

⛲️ Details:

• 628 m² (6,760 sq ft)
• MS/MB mixed commercial designation with H2 residential density
• Commercial use permitted alongside residential
• 22.14 m of frontage by 28.47 m of depth
• Corner parcel with double street frontage
• Avenue frontage to Avenida Guardianes Mayas
• Escriturado, private title registered
• Vehicle access and electricity on the manzana
• Close to Avenida Kukulkán
• Within the built Region 15 street grid

🏞 Type: Mixed commercial land lot
📏 Size: 628 m² (6,760 sq ft)
📐 Dimensions: 22.14 m frontage by 28.47 m depth
📜 Title: Escriturado, private title registered
🏗 Density: H2 residential with MS/MB mixed commercial
💵 Price: $125,600 USD
📊 Rate: $200 USD per m²

• 628 m² (6,760 sq ft) titled corner parcel
• MS/MB mixed commercial designation permitting commercial alongside residential
• H2 residential density designation
• Double street frontage, 22.14 m by 28.47 m
• Corner of Avenida Guardianes Mayas and Calle 25 Poniente Bis
• Avenue frontage suited to ground floor commercial space
• Private title already registered, no ejido conversion outstanding
• Vehicle access to the manzana established
• Electricity supply on the block
• Larger than the standard lot pattern in the surrounding rows
• Close to Avenida Kukulkán and the route to the hotel zone
• Within the built and serviced Region 15 street grid

Chukum is the tell. It is a plaster made from the resin of the chukum tree, hand-applied and sealed on site, and it cannot be ordered by the pallet or installed by a subcontractor working from a spec sheet. When a building in Aldea Zama is finished in real chukum rather than tinted stucco, someone made a decision that cost money and time, and it is usually not the only one they made.

The Penthouse

268.94 m² (2,895 sq ft) in total across two levels, of which 144.94 m² (1,560 sq ft) is interior and 124 m² (1,335 sq ft) is outdoor. Four bedrooms, four bathrooms. Nearly half the area is open to the sky, which in this climate is the correct distribution and is rarer than it should be — most units this size spend their square metres on interior corridor.

The finish runs chukum and rustic stone throughout. Two terraces sit at the main level and a private rooftop carries a jacuzzi and a barbecue.

The Building

Solar panels serve the building, which is a concrete specification rather than an amenity-list adjective, and one that shows up in the running costs rather than the brochure. The development carries a pool, fitness centre, lobby, reserved parking, controlled access, underground sprinklers and garden.

The Numbers a Buyer Should Weigh

Maintenance runs 13,421 MXN per month, roughly $671 USD at current rates. That is a substantial carry against a $460,000 purchase and it should be modelled before anything else — over a decade it is a meaningful fraction of the purchase price. Annual predial is 10,148 MXN. Ask what the fee covers, what the reserve fund holds, and what it has done over the past three years, because a fee at this level either buys genuine service or signals a small owner base absorbing a large amenity load.

Aldea Zama is also the most heavily supplied resale zone in Tulum. The building is not the risk here; exit liquidity is. That is worth saying plainly to a buyer rather than leaving them to discover it.

Title

Foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Obtain a current certificate of no encumbrance from the Registro Público de la Propiedad, review the condominium regime and its statutes, and confirm that the rooftop installations are permitted under the regime rather than retrofitted — rooftop additions are a common and commonly unpermitted alteration in Aldea Zama.

Year of construction is not published by the source. Establish it before offering.

📍 Location: Aldea Zama, Tulum, Quintana Roo (CP 77760)
🌿 Position: two level penthouse, walking distance to Aldea Zama's retail and dining

⛲️ Features:

• 268.94 m² (2,895 sq ft) total — 144.94 m² interior, 124 m² exterior
• Four bedrooms, four bathrooms across two levels
• Chukum plaster and rustic stone finishes
• Private rooftop with jacuzzi and barbecue
• Two additional terraces
• Solar panels serving the building
• Communal pool and fitness centre
• Reserved parking and controlled access
• Landscaped garden with underground irrigation

🛏 4 bedrooms 🛁 4 bathrooms 📏 268.94 m² (2,895 sq ft) 💵 $460,000 USD

• Two level penthouse, four bedrooms and four bathrooms
• Chukum plaster and rustic stone throughout
• Private rooftop terrace with jacuzzi and barbecue
• Two further terraces
• 124 m² of outdoor space
• Solar panels serving the building
• Communal pool
• Fitness centre
• Lobby and controlled access
• Reserved parking
• Garden with underground sprinkler system

Four thousand three hundred square metres of jungle, and one four-bedroom house standing in it. That ratio is the entire argument for Villa Amanai. Most of what sells in Tulum at this price puts twice the construction on a fifth of the land, and calls the result private.

The House

463 m² (4,986 sq ft) of interior construction holding four bedrooms and six bathrooms. The work is described as tropical brutalism and the photography supports it — sculptural concrete volumes, locally sourced materials, weight and shadow rather than white walls and glass. Four bedrooms across nearly five thousand square feet means rooms with genuine proportion, not a bunk count assembled for nightly rates.

The plan includes a dedicated office, a chef's kitchen, an internal courtyard and a heated pool set against the jungle. Terraces and garden extend the living space outward on every side, which on a parcel this size they can do without running into a boundary wall.

The Land

4,307 m², a little over an acre. In Aldea Zama or La Veleta the equivalent house would sit on three to five hundred square metres with neighbours at arm's length on both sides. Here the surrounding jungle is the setting rather than the gap between buildings.

That said, a buyer should establish exactly what the surrounding jungle is. Confirm with the Dirección de Desarrollo Urbano whether adjoining parcels are protected or developable, because the privacy this house currently enjoys is a function of what has not yet been built rather than of anything the title guarantees.

Location and Services

Rancho Viejo sits inland and is less serviced than the coastal zones. Confirm road access and condition, the arrangement for water, drainage and power, and whether mains supply reaches the parcel or the house runs independently. These are ordinary questions inland, but they are questions, and the answers change the running cost of the house materially.

Title

Tulum sits inside Mexico's federally restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Mexican nationals and Mexican corporations hold directly. Obtain a current certificate of no encumbrance from the Registro Público de la Propiedad, confirm the title chain including any ejido origin, and verify that the construction carries the appropriate municipal permits.

The listing names no architect despite making an explicit design claim. Worth asking — on a house of this character the answer is likely to be worth knowing, and worth putting in front of a buyer.

An Acre of Quiet

What you give up is walking distance to a restaurant and the reassurance of a serviced address. What you get is an acre of jungle around a house that was designed rather than specified.

Viewings by appointment.

📍 Location: Rancho Viejo, Tulum, Quintana Roo
🌿 Position: inland jungle parcel, single residence on just over an acre

⛲️ Features:

• 4,307 m² (46,360 sq ft) jungle parcel, a little over an acre
• 463 m² (4,986 sq ft) of interior construction
• Four bedrooms, six bathrooms
• Tropical brutalist concrete, locally sourced materials
• Heated pool with jungle outlook
• Internal courtyard
• Dedicated office
• Chef's kitchen
• Terraces and established garden

🛏 4 bedrooms 🛁 6 bathrooms 📏 463 m² (4,986 sq ft) on 4,307 m² (46,360 sq ft) 💵 $2,000,000 USD

• 4,307 m² (just over one acre) private jungle parcel
• Four bedrooms and six bathrooms
• Sculptural concrete construction, locally sourced materials
• Heated pool facing the jungle
• Internal courtyard
• Dedicated office
• Chef's kitchen
• Multiple terraces
• Established garden

The road south of the Tulum hotel zone runs out of pavement, then runs out of hotels, and then you are inside the reserve. Casa Sofia sits on a little over two and a half acres of it, with the Caribbean on one side and the lagoon on the other. The house is not the largest thing here. The land is.

The House

Around 300 m² (3,229 sq ft) of construction holding five bedrooms and four and a half bathrooms, arranged low and long rather than stacked. There is a guest casita with a queen bed separate from the main volume, a media room, a gym, and shaded terraces that do most of the work of the plan. A pool sits between the house and the sand, with rooftop viewing areas above and a seaside deck below.

Three hundred square metres on ten and a half thousand is a deliberately modest footprint. In this location that restraint is the asset — the reserve does not permit the alternative, and would not be worth buying into if it did.

The Land

10,784.76 m², roughly 2.66 acres, with approximately 328 feet of combined beach and lagoon frontage. Water on two sides of a single parcel is the rare condition on this coast, and inside a UNESCO biosphere reserve it is not a condition that new supply can be added to. What exists is what there is.

Services

The property runs on solar with Starlink for connectivity. This is a genuinely off-grid position rather than a resort-adjacent one, and a buyer should treat it as such: confirm the capacity of the existing solar array and battery storage, the arrangement for water and drainage, and the condition of the access road, which is unpaved for a considerable distance.

Title

This is the item that matters most here and the one the listing is silent on. A property inside the Sian Ka'an Biosphere Reserve, on the coast, raises three separate questions that must each be answered in writing before any offer: the chain of title and whether the parcel has ejido origin; the status of the federal maritime zone (ZOFEMAT) concession covering the beach frontage; and what the reserve's building regulations permit on the parcel now, as distinct from what was permitted when the house was built. Foreign buyers will hold through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Obtain a current certificate of no encumbrance from the Registro Público de la Propiedad and confirm municipal permits for the existing construction.

None of this is a reason not to buy. It is the reason to instruct a specialist rather than a generalist.

Two Sides of Water

What you give up is pavement, mains services, and the ability to drive to dinner in five minutes. What you get is two and a half acres between a lagoon and the sea, inside a reserve that will not be issuing more of them.

Viewings by appointment.

📍 Location: Sian Ka'an Biosphere Reserve, south of the Tulum hotel zone
🌿 Position: beachfront parcel with lagoon frontage to the rear, approximately 328 ft of combined water frontage

⛲️ Features:

• 10,784.76 m² (116,090 sq ft) parcel, approximately 2.66 acres
• Approximately 300 m² (3,229 sq ft) of construction
• Five bedrooms, four and a half bathrooms
• Beach and lagoon frontage on a single parcel
• Private pool and seaside deck
• Rooftop viewing areas
• Separate guest casita with queen bed
• Gym and media room
• Shaded terraces throughout
• Solar power system
• Starlink connectivity
• Private beach club access
• Inside a UNESCO biosphere reserve

🛏 5 bedrooms 🛁 4.5 bathrooms 📏 300 m² (3,229 sq ft) on 10,784.76 m² (116,090 sq ft) 💵 $1,985,000 USD

• 2.66 acre beachfront parcel with lagoon frontage
• Five bedrooms, four and a half bathrooms
• Private pool
• Seaside deck and rooftop viewing areas
• Guest casita with queen bed
• Gym
• Media room
• Shaded outdoor terraces
• Solar power
• Starlink connectivity
• Private beach club access
• Located within the Sian Ka'an Biosphere Reserve

A little over a hectare inside the Tulum grid. Manzana 910 Lote 002 runs 10,330 square metres between Calle 6 Sur and Calle 8 Sur, with frontage to 25 Avenida Sur Bis, in Region 12 southwest of the town centre. It is escriturado, it has been surveyed, and part of it has already been cleared. Parcels of this size inside the urbanised street network, rather than out past the edge of it, are usually held rather than sold.

The Parcel

10,330 square metres (111,192 sq ft), 78.57 metres of frontage by 131.51 metres of depth. The proportion is a long rectangle running back from the street, which is the geometry that suits phased development: a scheme can be entered once from the front and built out toward the rear in stages rather than committing the whole surface at the start. Just over one hectare, held in a single title.

What Comes With It

The groundwork that normally follows a land purchase has already been done here. A topographic survey has been carried out and contour levels recorded, vehicle access is established, and part of the surface has been cleared. There is also a substantial quantity of loose stone already on the parcel, which on this peninsula is worth counting: limestone won on site is what goes into foundations, retaining walls and hardcore, and having it already there removes a haulage line from the build budget rather than adding one.

Density and Use

The parcel carries a mixed density designation, with two land use codes recorded against it, PE/rs and Tr1b. Where a parcel of this size carries more than one code, the division across the surface is what determines the buildable envelope. The document to obtain before committing to a scheme is therefore the constancia de uso de suelo from the Dirección de Desarrollo Urbano, showing which portion of the hectare carries which designation, together with the current coefficients of land occupation and land use, the permitted number of storeys and the applicable unit count. Those parameters sit with the municipal plan rather than with the deed and are periodically revised, so the figures that matter are the ones in force at the time of application.

The Position

Region 12 sits southwest of Tulum town centre, inside the numbered street grid rather than beyond its edge. The cadastral plan shows the surrounding manzanas already divided into numbered lots with the street layout set out around them. Calle 6 Sur runs along the northern edge of the block, Calle 8 Sur along the southern, and 25 Avenida Sur Bis along the western frontage. The Carretera Federal corridor runs a short distance to the northwest. Tulum town centre is roughly three kilometres northeast.

The seller reports a cenote nearby, known locally as a hidden cenote, and a number of sustainable developments in the surrounding blocks. Both are worth confirming on the ground, and the cenote in particular carries a due diligence consequence set out below.

Title

The parcel is escriturado, meaning private title has already been registered. This is not ejido land and there is no dominio pleno conversion to complete, which removes the single largest source of delay and risk in Tulum land transactions. Buyers should still obtain a current certificado de libertad de gravamen from the Registro Público de la Propiedad, confirm that predial payments are up to date, and have the surveyed surface reconciled against the figure recorded in the escritura, since on a parcel of this size even a small percentage discrepancy is a material number.

The parcel sits inside Mexico's federally restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance, or through a Mexican corporation where the intended use is commercial. Your notary will advise which structure fits the plan and handles it as part of closing.

Further Due Diligence

Three checks are worth making here specifically. The split of the two land use codes across the surface, as above, since it governs how much of the hectare is actually buildable. The position of the reported cenote relative to the boundary, since groundwater in Mexico is national property regardless of who holds the surface title, and proximity to a cenote can carry its own setbacks and constraints on what may be built around it. And the status of service connections to the parcel, water, drainage and electricity, which on the outer reaches of the grid vary block by block rather than region by region.

Singular by the Jungle

A hectare is not a lot, it is a site. What trades at this size around Tulum is usually raw ground well beyond the services, or a parcel still waiting on its title. A titled hectare inside the numbered grid, surveyed, part cleared, with its stone already on the ground, is a different proposition and a different starting point.

Viewings by appointment.

📍 Location: Manzana 910, Lote 002, Region 12, Tulum, Quintana Roo
🌿 Position: between Calle 6 Sur and Calle 8 Sur, frontage to 25 Avenida Sur Bis, approximately 3 km southwest of Tulum town centre

⛲️ Details:

• 10,330 m² (111,192 sq ft), just over one hectare
• 78.57 m of frontage by 131.51 m of depth
• Escriturado, private title registered
• Mixed density designation, codes PE/rs and Tr1b recorded
• Topographic survey completed with contour levels
• Vehicle access established
• Part of the surface already cleared
• Substantial loose stone already on the parcel
• Within the urbanised Tulum street grid
• Cenote reported nearby, per the seller
• Approximately 3 km southwest of Tulum town centre

🏞 Type: Land parcel
📏 Size: 10,330 m² (111,192 sq ft)
📐 Dimensions: 78.57 m frontage by 131.51 m depth
📜 Title: Escriturado, private title registered
🏗 Density: mixed, PE/rs and Tr1b
💵 Price: 7,500,000 MXN (approximately $440,000 USD)
📊 Rate: 726 MXN per m² (approximately $43 USD per m²)

• 10,330 m² (111,192 sq ft) titled parcel, just over one hectare
• 78.57 m of street frontage
• Private title already registered, no ejido conversion outstanding
• Mixed density designation with two land use codes recorded
• Topographic survey completed and contour levels recorded
• Vehicle access established to the parcel
• Part of the surface already cleared
• Substantial loose stone on site for foundations and walls
• Frontage to 25 Avenida Sur Bis between Calle 6 Sur and Calle 8 Sur
• Inside the urbanised Tulum street grid
• Carretera Federal corridor a short distance northwest
• Cenote reported nearby, per the seller

Villa Stephanie sits on the corner of Rio Otate and Rio Basca, on the town side of the avenida, roughly seven minutes on foot from Palma Central. Four bedrooms, four bathrooms, a pool and a garden, delivered furnished and ready to use.

📍 Location

Tulum Centro. Palma Central is about 600 meters away for food and evenings out, and the Unidad Deportiva with its running track and pitches is around ten minutes on foot. La Veleta and the jungle neighborhoods sit across the avenida; this side of it keeps you in the town, on a residential corner rather than a through street.

🏡 The House

357 m² / 3,843 sq ft of construction on a 480 m² / 5,167 sq ft plot. Four bedrooms and four bathrooms across the plan, with a separate TV room, a laundry, and a dependencia that works as staff quarters, a guest room or a study depending on how the house is used. The living spaces are bright, and the plot carries both a garden and a rear yard rather than a single strip of outdoor space.

🌴 Outside

Private pool set in the garden, with a separate backyard behind the house.

⛲️ Features

• 4 bedrooms
• 4 bathrooms
• Private pool
• Garden and separate backyard
• TV room
• Laundry room
• Dependencia
• Individual air conditioning units
• Delivered furnished and turnkey

Singular by the Jungle

Most houses of this size in Tulum sit out in the newer jungle developments, where a car is not optional. Villa Stephanie is finished, furnished, sized for a family, and inside the town itself, on a corner plot with the depth to keep a pool and two separate outdoor spaces. Viewings by appointment.

🛏 Bedrooms 4
🛁 Bathrooms 4
📏 Construction 357 m² / 3,843 sq ft
📐 Lot 480 m² / 5,167 sq ft
💵 Price $995,000 USD

Annual predial is estimated by the owner at approximately 30,000 MXN and should be confirmed against the current municipal assessment. Tulum lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale, lease and inheritance.

• Private pool
• Garden
• Backyard
• TV room
• Laundry room
• Separate dependencia
• Individual air conditioning units
• Delivered furnished and turnkey
• Bright throughout

Two front doors, two escrituras, one building. Casa Rosi is a pair of independent units within a small project in La Veleta, sold together, with the option to knock them into a single townhouse or leave them exactly as they are. That optionality is the whole proposition. Live in one and let the other. Use both. Combine them into one house. Or keep them separate and decide later.

The Units

Departamento 5 holds 92.51 m² (996 sq ft) of interior across two bedrooms and two bathrooms, with an open living and kitchen space and a 20.59 m² (222 sq ft) terrace off the living area.

Departamento 5B holds 68.63 m² (739 sq ft) of interior with one bedroom and one bathroom, an open living and kitchen space, and considerably more outdoor area at 44.47 m² (479 sq ft) split across two terraces.

Together that comes to 161.14 m² (1,735 sq ft) of interior and 65.06 m² (700 sq ft) of terrace, for a combined 226.20 m² (2,435 sq ft). Three bedrooms and three bathrooms in total, with two kitchens and two living areas as currently configured.

The Finish

Plainer and more practical than the Tulum norm, and better for it. Concrete counters cast in place, polished concrete and large format tile underfoot, white joinery, open shelving, ceiling fans throughout. The upper terrace sits under a timber pergola with the canopy of the surrounding trees at eye level. Bedrooms carry fitted wardrobes and built in storage. It reads as a building made to be lived in rather than photographed.

Combining the Units

The two sit adjacent within the same structure and the plans show a stair connecting the levels. Any physical combination would need structural advice and municipal authorisation, and a buyer should establish what the condominium regime permits before assuming the units can be merged. The two escrituras remain separate whether or not the units are physically joined, which is useful: it keeps the option of selling one and keeping the other.

La Veleta

La Veleta is the residential district west of the highway, and it is where the people who actually live in Tulum have mostly ended up. Quieter than Aldea Zamá, more grown up than Region 15, close enough to the centre to cycle. Streets are a mix of finished and unfinished, which is what keeps prices where they are, and the neighbourhood has filled in steadily with restaurants and small studios rather than large developments.

Ownership

The property sits within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Two separate escrituras means two separate title processes, which a notary will handle together but which a buyer should budget for accordingly.

Singular by the Jungle

Most of what trades at this level in Tulum is a one bedroom in a building that has not broken ground. This is built, finished, in use, and comes with two titles and the choice of what to do with them. Not a fantasy, and not trying to be.

Viewings are by appointment.

📍 Location: La Veleta, Tulum, Quintana Roo
🌴 Position: residential La Veleta, cycling distance to the centre of Tulum

⛲️ Features:

• Two independent units on two separate escrituras
• Departamento 5: 92.51 m² (996 sq ft) interior, two bedrooms, two bathrooms
• Departamento 5B: 68.63 m² (739 sq ft) interior, one bedroom, one bathroom
• Terraces of 20.59 m² and 44.47 m²
• Combined 226.20 m² (2,435 sq ft) including terraces
• Two kitchens and two living areas as configured
• Covered terrace under timber pergola with canopy outlook
• Fitted wardrobes and built in joinery
• Ceiling fans throughout
• Potential to combine into a single townhouse subject to approval
• Built, finished and in use

🛏 3 bedrooms 🛁 3 bathrooms 📏 226.20 m² (2,435 sq ft) combined 💵 $275,000 USD

• Two independent units held on two separate escrituras
• Potential to combine into a single townhouse
• Three bedrooms and three bathrooms across the two units
• Two independent kitchens
• Two independent living areas
• Terraces to both units, 65.06 m² combined
• Covered terrace with timber pergola
• Jungle canopy outlook from the upper terrace
• Polished concrete and cast concrete kitchen counters
• Fitted wardrobes and built in joinery to bedrooms
• Ceiling fans throughout
• Shared parking within the project
• Built and finished, in use now

Corner lots do not come up often at this size. Manzana 559 Lote 004 is a full 2,500 square metres, fifty by fifty, sitting on the junction of Calle 44 Sur and Calle 59 Sur with frontage to both. Fifty metres away is Avenida Kukulcán, the road that runs from Tulum town down to the hotel zone and the beach. It is titled, it is square, and it is inside the urbanised grid rather than out past the edge of it.

The Parcel

Two thousand five hundred square metres (26,910 sq ft) in a clean square, fifty metres on every side. The corner position gives two street frontages, which matters more than it sounds: it opens up access and servicing options, allows a scheme to be entered from either side, and on a parcel intended for more than one dwelling it makes phasing and separate entrances straightforward rather than awkward.

Density and Use

The lot carries an H2 residential density designation under the municipal plan. Buyers should confirm the current coefficients of land occupation and land use, the permitted number of storeys and the applicable unit count directly with the Dirección de Desarrollo Urbano before committing to a scheme, since these parameters are periodically revised and the figure that matters is the one in force at the time of application rather than at the time of purchase.

The Position

Region 8 sits in the corridor running from Tulum town toward the coast, and Avenida Kukulcán is the road that connects the two. Fifty metres of separation from that avenue is close enough for access and far enough to be off it, which on a residential parcel is the arrangement most buyers are looking for. The hotel zone and the beach lie at the end of the avenue, the town centre lies at the other, and the surrounding blocks are already built and occupied rather than waiting on infrastructure.

Title

The parcel is escriturado, meaning private title has already been registered. This is not ejido land and there is no dominio pleno conversion to wait on, which removes the single largest source of delay and risk in Tulum land transactions. Buyers should still obtain a current certificate of no encumbrance from the Registro Público de la Propiedad and confirm that predial payments are up to date as a matter of routine.

The parcel sits inside Mexico's federally restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Setting one up is routine and your notary and bank handle it as part of closing.

Singular by the Jungle

Most of what trades at this size in Tulum is either raw parcel beyond the services or a subdivided lot inside a development with a design code attached. A titled square corner inside the grid, fifty metres off the main avenue, with two frontages and no conversion to complete, is a different kind of thing entirely.

Viewings by appointment.

📍 Location: Manzana 559, Lote 004, Region 8, Tulum, Quintana Roo
🌿 Position: 50 m from Avenida Kukulcán, on the corridor between Tulum town and the hotel zone

⛲️ Details:

• 2,500 m² (26,910 sq ft)
• 50 m by 50 m, square
• Corner parcel with double street frontage
• H2 residential density designation
• Escriturado, private title registered
• 50 m from Avenida Kukulcán
• Within the built and serviced street grid

🏞 Type: Land lot
📏 Size: 2,500 m² (26,910 sq ft)
📜 Title: Escriturado, private title registered
🏗 Density: H2
💵 Price: $1,050,000 USD
📊 Rate: $420 USD per m²

• Corner parcel with frontage to two streets
• Square 50 m by 50 m geometry
• H2 residential density designation
• Private title already registered
• 50 m from Avenida Kukulcán
• Services running along the surrounding street grid
• Within the urbanised Tulum street network rather than outlying jungle

The smallest residences are the hardest ones to get right. There is nowhere to hide a bad plan in thirty nine square meters. This one works because it does not try to be an apartment in miniature: it is one clear room with a king size bed, a kitchenette along the wall, a full bathroom, and a terrace off the front that doubles the space you actually use. Ground floor, so the terrace is somewhere you step out onto rather than look down from.

The Residence

Thirty nine square meters (420 sq ft) on the ground floor, arranged as a single open studio. The kitchenette is fully equipped and set along one wall so the floor stays clear. The bathroom is finished to the development's standard rather than to the budget usually applied at this size. A king size bed, a smart television and air conditioning complete a specification that is short because there is nothing missing from it.

The terrace is what separates this from a hotel room. It opens directly off the studio at ground level, which in a building of this kind means you use it every day rather than on the two evenings a year the wind drops.

The Development

MISTIQ Premium is a residential development on Avenida Kukulcán built around a central amenity core, and the amenity is the reason a studio here makes sense where a studio elsewhere might not. Swimming pools with a jacuzzi and loungers, a gymnasium, restaurants and a French bakery, and a mini market for the ordinary business of living. Reception and security are staffed around the clock and there is a concierge. Parking is on site and bicycles can be rented in the building.

A shuttle runs to the beach twice a day for the building's residents and guests. The developer describes the gymnasium as the largest private gym in Tulum. Both of those are worth confirming directly with the administration, since shuttle schedules and access terms change with management.

Region 15

Region 15 sits between Aldea Zamá and the coast. Access is straight off Avenida Kukulcán rather than the beach road, which in practice means about five minutes to the sand and a similar five to the centre of town, without the queue that builds on the coastal route through the afternoon. El Camello and the seafood places locals actually use are four minutes away.

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Setting one up is routine and your notary and bank handle it as part of closing.

Singular by the Jungle

At this figure the alternatives in Tulum are a pre construction unit in a building with no amenity yet built, or a resale in something older with none at all. This is a finished studio in a serviced development where the pool is full, the gym is open and there is a bakery downstairs. That is a different proposition from a floor plan and a delivery date.

Viewings are by appointment.

📍 Location: Avenida Kukulcán, Region 15, Tulum, Quintana Roo
🌴 Position: five minutes by car to Tulum beach, five minutes to the town centre, direct access from Avenida Kukulcán

⛲️ Features:

• Ground floor studio with private terrace
• Fully equipped kitchenette
• Full bathroom
• King size bed and smart television
• Air conditioning
• Swimming pools, jacuzzi and sun loungers
• Gymnasium on site
• Restaurants and French bakery on site
• Mini market on site
• Reception and security staffed around the clock
• Concierge service
• Parking on site and bicycle rental available
• Beach shuttle operated for the building

🛏 Studio 🛁 1 bathroom 📏 39 m² (420 sq ft) 💵 $119,000 USD

• Private terrace to the residence
• Fully equipped kitchenette
• Full bathroom
• King size bed and smart television
• Air conditioning
• Swimming pools, jacuzzi and sun loungers
• Gymnasium on site with cardio and free weights
• Restaurants and French bakery on site
• Mini market on site
• Reception and security staffed around the clock
• Concierge service
• Parking on site
• Bicycle rental available
• Beach shuttle operated for the building, twice daily, terms to be confirmed
• Landscaped gardens and common areas

The stair rises out of the living room and keeps going, past the third bedroom, onto a roof that belongs to nobody else. A pool runs the length of the terrace. A concrete dining table sits under timber beams. Jungle fills the middle distance and the gardens of the development lie below. Most penthouses in Tulum borrow their view from a rooftop shared with a hundred neighbours. This one owns its own.

The Residence

The penthouse runs to 264 m² (2,842 sq ft) across two levels, laid out so the main floor works as one continuous room and the upper floor works as a retreat from it.

The main level is open plan: kitchen, dining and living arranged around an island that seats eight, with a laundry closet holding washing machine and dryer, and a terrace off the living space looking over the pools. Two bedrooms sit on this level. The first is the master, with a king bed, a full en suite bathroom with rain shower, a generous closet and its own balcony. The second holds two queen beds with a full en suite bathroom and a balcony facing the jungle.

Upstairs, the third bedroom sits at rooftop level with a king bed, full en suite bathroom, large closet and a private entry of its own, opening directly onto the roof terrace and the pool. It is the arrangement that makes this unit unusual: a guest or a teenager gets a floor to themselves without ever crossing the main living space.

Air conditioning runs throughout. Parking is underground and secured.

The Rooftop

The roof is the reason to buy this one. A private pool, a dining table with seating for a full group, a lounge area of low seating under a pergola, and an outdoor kitchen with grill and sink built into the wall. The outlook runs across the tree canopy in one direction and over the development gardens in the other. It is a floor of the house rather than a balcony, and it works in the evening as readily as at noon.

The Development

MISTIQ Premium is a residential development of 128 residences on Avenida Kukulcán, arranged around a central amenity core. Residents have swimming pools, a jacuzzi, a sundeck, landscaped gardens, underground parking and staffed security. A French bakery, a restaurant and a mini market operate on site, which makes the practical business of arriving and settling in considerably easier than it is in most Tulum buildings. The developer describes the gymnasium as the largest private gym in Tulum; that claim is the developer's own and worth confirming against your own visit. Beach club access is offered through the development, and current terms should be verified with the administration before you rely on them.

Region 15

Region 15 sits between Aldea Zamá and the coast, one of the residential districts closest to the beach. Avenida Kukulcán is the commercial artery running from the town centre toward the hotel zone, and the beach is roughly 2.8 km along it, about five minutes by car. Downtown Tulum is a similar distance in the other direction. The restaurants and shops that have grown along the avenue are close enough to reach by bicycle, which is how most people here move.

Ownership

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Setting one up is routine and your notary and bank handle it as part of closing.

Singular by the Jungle

Three bedrooms, three bathrooms and a private roof with a pool is a specification that exists in Tulum mainly in standalone villas at twice this figure. Finding it inside a serviced development, with a gym and a bakery and a market downstairs and someone at the gate, is the rarer thing. The unit is sold as a resale and is currently in service as a rental, so viewing windows are limited.

Viewings are by appointment.

📍 Location: Avenida Kukulcán, Region 15, Tulum, Quintana Roo
🌴 Position: 2.8 km to Tulum beach, minutes to the town centre, bicycle distance to the restaurants and shops on the avenue

⛲️ Features:

• Three bedrooms, each with full en suite bathroom
• Private rooftop pool with jungle and garden outlook
• Rooftop dining table, lounge seating under pergola and outdoor kitchen with grill
• Open plan main level with island seating for eight
• Master bedroom with king bed, rain shower and private balcony
• Second bedroom with two queen beds, en suite and jungle facing balcony
• Third bedroom at roof level with private entry and direct pool access
• Laundry closet with washing machine and dryer
• Terrace off the living area overlooking the development pools
• Air conditioning throughout
• Private secured underground parking
• Shared pools, jacuzzi and sundeck
• Gymnasium, French bakery, restaurant and mini market on site
• Staffed security and landscaped gardens

🛏 3 bedrooms 🛁 3 bathrooms 📏 264 m² (2,842 sq ft) 💵 $450,000 USD

• Private rooftop pool
• Rooftop outdoor kitchen with grill, dining table and lounge seating under pergola
• Three en suite bathrooms
• Open plan kitchen, dining and living with island seating for eight
• Private balconies to the two main level bedrooms
• Terrace overlooking the development pools
• Laundry closet with washing machine and dryer
• Air conditioning throughout
• Private secured underground parking
• Shared swimming pools, jacuzzi and sundeck
• Gymnasium on site
• French bakery, restaurant and mini market on site
• Staffed security
• Landscaped gardens and common areas
• Beach club access offered through the development, terms to be confirmed

A 2,500 square metre parcel at Chunyaxché, fifty metres by fifty, with an open cenote inside its own boundary and the groundwork already done. The land sits on the corridor south west of Tulum, around a kilometre north of the Muyil archaeological zone and the northern gateway into the Sian Ka'an biosphere reserve. Tulum airport is around fifteen minutes away.

The Cenote

The cenote is open rather than covered, a broad basin cut into the limestone with a cavern mouth at one end and water that runs from deep turquoise over the drop to pale green across the shallows. The rim has been consolidated in dressed limestone and the walls carry ferns and creeping growth where the light reaches. A cavern runs back under the rock at water level.

Below the Surface

What is visible from the deck is the opening rather than the whole of it. The cenote is a window into a flooded cave system running beneath the parcel, and the owner reports the passage below as diveable and heavily decorated with stalactite and stalagmite formations. This corridor sits above some of the longest underwater cave networks on the peninsula, so the claim is consistent with the geology, but the extent, the condition and any connection to the wider system are things established by survey rather than by report. A buyer intending to make something of the cave should commission their own mapping and take advice on access before relying on it.

The Improvements

This is not a raw parcel. A curved hardwood deck runs out over the water at the low end of the basin, wide enough to walk and to sit on, with a handrail set into the rock at the far corner. A stairway has been cut through the limestone with hardwood treads laid into it, connecting the deck up to the level above. A plunge pool is built into the stone terrace at the rim. A two storey cabin stands over the cenote in glass and timber with a rooftop terrace above it and a further deck at ground level, and an elevated timber platform under a thatched palapa roof sits among the trees with swings hung from the frame.

The Land

Fifty by fifty gives a square parcel and a straightforward build envelope around the cenote. The ground has been cleared and terraced where it needed to be, retaining walls have been laid in local stone, and the mature canopy has been kept at the perimeter, so the parcel already reads as a finished setting rather than jungle waiting to be worked. At 5,200 pesos per square metre it prices as land, with the cenote and the completed groundwork carried inside that figure.

The Position

Chunyaxché sits at the point where the Tulum corridor gives out and Sian Ka'an begins. Muyil, one of the oldest continuously occupied Maya sites on this coast, is about a kilometre south, and the lagoon system and floating channel that draw visitors into the reserve run just beyond it. Tulum airport is roughly fifteen minutes away, which is the practical argument for this location: it is jungle, but it is jungle a quarter of an hour from an international terminal. Tulum town is around twenty five to thirty minutes and the coast about the same.

Title

The parcel is currently ejido land and the seller undertakes to deliver private title on purchase. In practice that means the parcel completing the dominio pleno conversion: authorisation by the ejido assembly, regularisation through the Registro Agrario Nacional and registration of the escritura in the Registro Público de la Propiedad. Until that conversion is registered the land cannot be held by a foreign buyer and no fideicomiso can be constituted over it. Buyers should ask where the process currently stands, obtain the supporting documentation, and structure payment so that it follows delivery of the registered escritura rather than preceding it. Once the conversion is complete the parcel sits inside the federally restricted zone and foreign ownership runs through a fideicomiso in the usual way.

Further Due Diligence

Four further checks are worth making on this corridor. The current land use designation under the municipal and state ecological ordinance, given how close the reserve boundary runs. Whether the parcel falls inside any INAH protection perimeter attached to the Muyil zone. The regulatory position of the cenote and the cave system beneath it, since groundwater in Mexico is national property regardless of who holds the surface title, and a mapped cave network can carry its own constraints on what may be built above it. And the permit position of the structures already built on the parcel, together with confirmation in writing of which improvements are included in the sale.

Viewings by appointment.

📍 Location: Chunyaxché, Reforma Agraria to Puerto Juárez road, Tulum, Quintana Roo
🌿 Position: 1 km north of the Muyil archaeological zone, at the northern gateway to Sian Ka'an

⛲️ Details:

• 2,500 m² (26,910 sq ft) parcel
• 50 m by 50 m, square
• Open cenote inside the parcel boundary
• Flooded cave system beneath the parcel, reported diveable and decorated
• Curved hardwood deck over the water
• Rock cut stairway with hardwood treads
• Plunge pool built into the stone terrace
• Dressed limestone retaining walls around the rim
• Two storey cabin in glass and timber with rooftop terrace
• Elevated timber platform with thatched palapa roof
• Cleared and terraced ground with mature canopy retained
• Muyil archaeological zone approximately 1 km away
• Approximately 15 minutes to Tulum international airport
• 25 to 30 minutes to Tulum town

🏞 Type: Land with cenote
📏 Size: 2,500 m² (26,910 sq ft)
📜 Title: Ejido, private title to be delivered on purchase
💵 Price: 13,000,000 MXN (approximately $760,000 USD)
📊 Rate: 5,200 MXN per m² (approximately $304 USD per m²)

• Open cenote within the parcel boundary
• Flooded cave system beneath the parcel, reported diveable
• Curved hardwood deck extending over the water
• Rock cut stairway with hardwood treads
• Plunge pool set into the stone terrace
• Dressed limestone retaining walls around the cenote rim
• Two storey cabin in glass and timber
• Rooftop terrace over the cabin
• Ground level hardwood deck and rendered seating
• Elevated timber platform with thatched palapa roof and swings
• Timber railings along the cenote rim
• Cleared and terraced ground with mature jungle canopy retained
• Muyil archaeological zone approximately 1 km away
• Vehicle access from the Reforma Agraria to Puerto Juárez road