Tulum Real Estate for Sale

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

Caracol is a residential phase within the Xpu-Ha Beach complex, on the coast between Puerto Aventuras and Akumal. Owners take access to the Xalmar beach club and to the sports club shared across the wider development, alongside four amenities held for Caracol residents alone.

📍 Location

Xpu-Ha, municipality of Solidaridad, Quintana Roo. Playa del Carmen is 27.4 km and roughly 20 minutes north, Tulum 42.2 km and about 30 minutes south, with Puerto Aventuras 5 km up the road. Cancun and Tulum airports are each around an hour away.

🌴 Within Caracol

Four amenities are reserved for residents of this phase: equipped grills, terraces for events, a pet park and a children's playground. More than 6,000 m² of natural green area is retained within the phase rather than cleared.

🏗 Urbanisation

Access control booth, hydraulic concrete roadways, pedestrian trails, street lighting and security around the clock.

🌊 Xpu-Ha Beach

The Xalmar beach club runs a restaurant and bar, a pool, jacuzzis, a wet bar, sun lounger areas, bathrooms and showers. The sports club adds a gymnasium, courts for tennis and padel, a football and basketball court, changing rooms and lockers. The beach club is reached through the paso a desnivel that carries residents beneath the highway.

⛲️ Details

• Residential phase within Xpu-Ha Beach
• Four amenities exclusive to Caracol residents
• Over 6,000 m² of retained natural green area
• Access control booth and 24 hour security
• Hydraulic concrete roads, trails and street lighting
• Xalmar beach club and sports club access
• Beach club reached via private underpass

Singular by the Coast

Xpu-Ha Beach has delivered its earlier phases, which means the beach club and the sports facilities exist and are in use rather than drawn. Caracol adds its own grills, event terraces, pet park and playground on top of that, for buyers who want the shared infrastructure without the density. Viewings by appointment.

🏖 Beach club access via private underpass
🌳 Over 6,000 m² of retained green area
💵 Price on application

Lot sizes, plot availability and pricing for this phase should be confirmed with the agent, as they are not fixed in the current brochure. Buyers should also confirm which shared amenities are complete and in service, and review the complex rules and maintenance quota alongside the title. Xpu-Ha 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.

• Equipped grills
• Event terraces
• Pet park
• Children's playground
• Over 6,000 m² of retained natural green area
• Access control booth
• 24 hour security
• Hydraulic concrete roadways
• Pedestrian trails
• Street lighting
• Access to the Xalmar beach club
• Access to the Xpu-Ha Beach sports club

Selvamia sits inside the Xpu-Ha Beach complex on the coast between Puerto Aventuras and Akumal, laid out as 227 lots of roughly 1,000 m² with an entire block held back as natural green space. It is a deliberately low density scheme: wide plots, retained vegetation, and a plant nursery, kitchen garden and outdoor teaching areas in place of the density that usually comes with a masterplan of this size.

📍 Location

Xpu-Ha, municipality of Solidaridad, Quintana Roo. Playa del Carmen is 27.4 km and roughly 20 minutes north, Tulum 42.2 km and about 30 minutes south, and Puerto Aventuras with its marina, golf and supermarket sits 5 km up the road. Cancun and Tulum airports are each around an hour.

📏 The Lots

Available plots run from 877 m² / 9,439 sq ft to 1,600 m² / 17,228 sq ft, with most sitting close to 1,000 m². Positions are described by aspect, with lots fronting a park, a garden, a street or a corner, and pricing follows that rather than size alone.

💵 Availability and Pricing

86 of the 227 lots remained available across the most recent inventories, with Manzanas 11 and the greater part of 10 and 12 already placed and the current release concentrated in Manzanas 13 and 15. Prices run from $3,162,000 MXN, approximately $185,500 USD, to $4,301,000 MXN, approximately $252,500 USD. Lists are denominated in Mexican pesos and availability moves, so both should be confirmed at the time of enquiry.

🌴 Within Selvamia

Each block carries its own amenities rather than routing everyone to a single clubhouse: recreational pools and jacuzzis, terraces and social areas, bathrooms and showers, picnic stations and green space. Across the scheme there is a pet park, a children's playground, a yoga deck, an outdoor gymnasium and equipped grills. Urbanisation runs to hydraulic concrete roadways, wide pedestrian trails, indirect lighting along the streets, an access control booth and security around the clock.

🌊 Xpu-Ha Beach

As part of the wider complex, Selvamia owners have access to the beach club, reached through the paso a desnivel that carries residents under the highway on foot or by bicycle. The club runs a restaurant and bar, pools, sun terraces and loungers, an events salon and lounge areas on one of the better stretches of sand on this coast. The sports club adds a gymnasium, a semi olympic swim lane, changing rooms and lockers, courts for tennis, padel, pickleball and basketball, and a cafeteria.

⛲️ Details

• 227 lots in total, 86 available at the latest count
• Available lot sizes 877 m² / 9,439 sq ft to 1,600 m² / 17,228 sq ft
• Low density layout with a full block of retained green space
• Plant nursery, kitchen garden and outdoor teaching areas
• Per block pools, jacuzzis, terraces and social areas
• Access control booth and 24 hour security
• Hydraulic concrete roads and pedestrian trails
• Beach club and sports club access within Xpu-Ha Beach

Singular by the Coast

Most lot developments on this coast maximise the number of plots and concentrate the amenities in one place. Selvamia does the opposite, giving up a whole block to planting and spreading pools and social space through the scheme, which is why the plots run to 1,000 m² rather than the 600 m² that is standard nearby. Viewings by appointment.

📏 Available lot sizes 877 m² / 9,439 sq ft to 1,600 m² / 17,228 sq ft
🏘 227 lots total, 86 currently available
🏖 Beach club access via private underpass
💵 From $3,162,000 MXN, approximately $185,500 USD

Buyers should confirm which shared amenities are complete and in service at the time of purchase, and review the complex rules and maintenance quota alongside the title. Xpu-Ha 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. USD figures are indicative only and move with the exchange rate; contract prices are in Mexican pesos.

• 227 lots of approximately 1,000 m²
• An entire block given over to natural green space, with a plant nursery, a kitchen garden and outdoor teaching areas
• Recreational pools and jacuzzis to each block
• Terraces and social areas
• Bathrooms and showers
• Picnic stations
• Pet park
• Children's playground
• Yoga deck and outdoor yoga area
• Outdoor gymnasium
• Equipped grills
• Access control booth and 24 hour security
• Hydraulic concrete roadways
• Wide pedestrian trails
• Indirect roadway lighting
• Access to the Xpu-Ha Beach club and sports club

Oasis is the final phase of Xpu-Ha Beach Residential Resort, 47 titled residential lots running from 602 m² / 6,483 sq ft to 661 m² / 7,118 sq ft. Lots are delivered ready to build, with services already run underground to the lot line, and buyers take access to the resort's beach club and sports facilities from the day they close rather than at some future completion date.

📍 Location

Xpu-Ha, municipality of Solidaridad, Quintana Roo, on the coast between Puerto Aventuras and Akumal. Playa del Carmen is roughly 20 minutes north and Tulum about 30 minutes south, with Cancun and Tulum airports each around an hour away. Puerto Aventuras, with its marina, golf club, supermarket and cinema, is five to eight minutes up the road.

📏 The Lots

602 m² / 6,483 sq ft to 661 m² / 7,118 sq ft, with most of the run sitting close to 604 m². Building parameters are set at 35 percent ground coverage and 105 percent total floor area, to a maximum of three levels and 10 meters in height, which allows a substantial house with a pool and garden on any lot in the phase.

💵 Availability and Pricing

29 of the 47 lots remained available on the July 2026 inventory, across four price bands set by position within the phase. Prices run from $3,500,000 MXN, approximately $205,500 USD, to $5,250,000 MXN, approximately $308,000 USD, with the majority of available lots at $4,200,000 MXN, approximately $246,500 USD. The official list is denominated in Mexican pesos and the developer notes that prices are subject to change without notice. Current availability should be confirmed at the time of enquiry.

🌊 The Beach Club

The resort's private beach club sits on Xpu Ha beach, one of the wider and calmer stretches on this coast, and is reached from the residential side through a dedicated underpass built for crossing on foot, by bicycle or by golf cart rather than on the highway. The club runs a restaurant and bar, lounge areas, sun terraces and loungers. From the Oasis lots it is about 1.5 km, roughly six minutes by bike.

⚽ The Sports Club

A semi olympic pool with a dedicated swim lane, a gym with professional equipment, courts for tennis, padel and pickleball, and a multi use court for basketball, volleyball and football. The Casa Club adds family and adult pools, with ecological trails and a cycle path threading the green areas.

🌴 Infrastructure

Hydraulic concrete streets, LED street lighting, pedestrian sidewalks and trails, and all services run underground to the lot line: power, water, drainage and telephone. Entry runs through a double security filter.

⛲️ Details

• 47 lots in the final phase of the development
• Lot sizes 602 m² / 6,483 sq ft to 661 m² / 7,118 sq ft
• Ground coverage 35 percent, total floor area 105 percent
• Maximum 3 levels and 10 meters in height
• Titled and ready to sign
• Immediate delivery, ready to build
• Underground services at the lot line
• Beach club access via dedicated underpass, about 1.5 km
• Full access to resort amenities from closing

Singular by the Coast

Xpu-Ha sits at the quiet middle of the Riviera Maya, close enough to both Playa del Carmen and Tulum to use either and far enough from both to avoid their traffic. Oasis is the last release inside a resort that has already built and delivered its earlier phases, which means the roads, the beach club and the sports facilities exist rather than being drawn. Viewings by appointment.

📏 Lot sizes 602 m² / 6,483 sq ft to 661 m² / 7,118 sq ft
🏗 Build envelope 35 percent coverage, 3 levels, 10 m maximum height
🏖 Beach club approximately 1.5 km via private underpass
💵 From $3,500,000 MXN, approximately $205,500 USD

Lots are held as units of exclusive property within the Condominio Maestro Xpu-Ha Beach regime, each carrying an undivided share of the common property, so buyers should review the condominium rules and the maintenance quota alongside the title. Xpu-Ha 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. USD figures are indicative only and move with the exchange rate; the contract price is in Mexican pesos.

• 47 residential lots from 602 m² to 661 m²
• Private beach club on Xpu Ha beach
• Dedicated underpass to the beach club for foot, bicycle and golf cart
• Semi olympic pool with swim lane
• Gymnasium with professional equipment
• Tennis, padel and pickleball courts
• Multi use court for basketball, volleyball and football
• Casa Club with family and adult pools
• Ecological trails and cycle path
• Green areas and family recreation zones
• Hydraulic concrete streets and pedestrian sidewalks
• LED street lighting
• Underground services to the lot line for power, water, drainage and telephone
• Double security filter at entry
• Titled and ready to sign

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

A cleared and fenced building lot of 261 m² / 2,809 sq ft on Calle 14 in El Cuyo, roughly 250 meters back from the sand. El Cuyo is a working fishing village on the north coast of Yucatán, at the edge of the Ría Lagartos biosphere, and it is still a place where a buildable lot inside the village and within walking distance of the beach comes to market at a village price.

📍 Location

Calle 14, Polígono II, N° 212, El Cuyo, municipality of Tizimín, Yucatán. The plot sits inside the village grid on a quiet sand street of low houses and palms, about 250 meters from the beach.

Distances as given by the seller: 146 km to Playa del Carmen, 163 km to Cancún, 181 km to Tulum, 262 km to Mérida, 192 km to Chichén Itzá, 35 km to the Ría Lagartos natural park, and roughly 2 hours 30 minutes by road from Cancún International Airport.

📏 The Lot

261 m² / 2,809 sq ft. The cadastral survey gives 10.40 m of frontage to Calle 14 against a rear boundary of 10.00 m, with side boundaries of 25.90 m and 26.10 m, so the parcel is marginally irregular rather than a true rectangle. It is cleared, enclosed by a timber palisade fence with a gate to the street, and carries mature palms and hardwood on and around the boundary.

🌴 El Cuyo

El Cuyo sits where the Gulf meets the Caribbean, which gives it steady cross shore wind through most of the year and a following among kitesurfers that has grown without turning the village into a resort town. The beach runs for kilometers with very little built on it. Behind the village, the Ría Lagartos reserve holds flamingos, crocodiles and the pink lakes at Las Coloradas. The road in is good, the village has power, water and mobile coverage, and the pace is closer to a fishing town than to anywhere on the Riviera Maya.

⛲️ Details

• Land area 261 m² / 2,809 sq ft
• Frontage 10.40 m to Calle 14
• Approximately 250 m from the beach
• Cleared and fenced with a timber palisade and street gate
• Mature palms on the plot
• Walking distance to shops, restaurants and the pier
• Calle 14, Polígono II, N° 212, El Cuyo, Tizimín, Yucatán

Singular by the Coast

Buildable lots this close to the beach in El Cuyo do not reach the market often, and those that do tend to be larger and priced accordingly, or set well back from the sand. At 261 m² this is a workable footprint for a single house on a street that is already residential, in a village that has kept its character while the coast either side of it has not. Viewings by appointment.

📏 Land 261 m² / 2,809 sq ft
📐 Frontage 10.40 m
🏖 Distance to beach approximately 250 m
💵 Price $2,700,000 MXN (approximately $158,500 USD)

Buyers should satisfy themselves as to title status, permitted density and the connection of services before contracting. El Cuyo 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. The USD figure shown is indicative only and moves with the exchange rate; the contract price is in Mexican pesos.

• Land area 261 m² / 2,809 sq ft
• Frontage 10.40 m to Calle 14
• Approximately 250 m from the beach
• Cleared and ready to build on
• Enclosed by a timber palisade fence with street gate
• Mature palms and hardwood on and around the boundary
• Inside the village grid, walking distance to shops, restaurants and the pier
• Quiet residential sand street

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 💵 $150,000 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

Five thousand square metres of jungle, and a house set into it rather than cleared out of it. The approach runs in over gravel under a closed canopy, past low stone planters and flowering shrubs, and arrives at a wall of rustic limestone with a tall timber door set into it. Nothing announces itself from the track. That is the point of building at Rancho San Martin.

The House

Approximately 200 m² (2,153 sq ft) of construction holding four bedrooms and four and a half bathrooms. The main volume runs double height, with a band of clerestory glazing above the main openings that lifts the ceiling line well beyond the usual and pulls light across the plaster from two levels. Full height sliders open the living and dining space to the trees along one side.

The material palette is consistent and hand worked rather than specified from a catalogue: warm ochre plaster on the walls, polished concrete underfoot, timber shelving set into recesses, and a sculpted plaster shelving wall in the living area built as part of the structure rather than furniture placed against it. The kitchen works off a concrete island with a breakfast bar and open shelving behind. Bathrooms are clad in split face stone with ceiling mounted rain heads.

Stage of Completion

The house is described by the owner as approximately 90 percent finished and is fully livable now. Kitchen, bathrooms, glazing, flooring and joinery are all in place and in use. Work outstanding is finishing rather than structural, and a buyer should walk the property with a list and price the remaining items before agreeing terms, since ninety percent is a seller's estimate rather than a surveyed figure.

Services

The property currently runs off grid. A CFE connection is available and can be taken if a buyer prefers mains supply, which on a lot this size and this far into the jungle is a meaningful choice rather than a formality. Confirm the current arrangement for water, drainage and power, the cost and timeline of a CFE connection, and what capacity the existing off grid system carries.

The Land

Five thousand square metres (53,820 sq ft) is a little over an acre, and at Rancho San Martin that means genuine separation from neighbours rather than a nominal setback. The owner reports subdivision potential on the parcel. Any subdivision requires municipal authorisation and a buyer should confirm with the Dirección de Desarrollo Urbano what the parcel actually permits before treating it as a given.

Rancho San Martin sits inland from the coast between Akumal and Xpu Há, reached off the highway through jungle track. It is quiet, it is unpaved, and services are basic. That is the trade against being twenty minutes from Akumal bay and the reef, and inside a stretch of the Riviera Maya where a lot of this size close to the water is otherwise gone.

Title

The property 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. Buyers should obtain a current certificate of no encumbrance from the Registro Público de la Propiedad, confirm the title status of the parcel, and verify that the constructions on site carry the appropriate municipal permits.

Singular by the Jungle

Four bedrooms, an acre and a quarter of jungle and a house already standing, at a figure that in Tulum now buys a two bedroom condo with a shared pool. What you give up is pavement, mains services as standard and the walk to a restaurant. What you get is a house nobody can build next to.

Viewings by appointment.

📍 Location: Rancho San Martin, Akumal, Quintana Roo
🌿 Position: inland jungle parcel between Akumal and Xpu Há, around twenty minutes from Akumal bay

⛲️ Features:

• 5,000 m² (53,820 sq ft) private jungle lot
• Approximately 200 m² (2,153 sq ft) of construction
• Four bedrooms, four and a half bathrooms
• Double height ceilings with clerestory glazing
• Rustic limestone facade with timber entrance door
• Polished concrete floors and hand worked plaster throughout
• Open kitchen with concrete island and breakfast bar
• Sculpted plaster shelving built into the living area
• Stone clad walk in showers
• Off grid services with CFE connection available
• Approximately 90 percent finished and fully livable
• Subdivision potential subject to municipal approval

🛏 4 bedrooms 🛁 4.5 bathrooms 📏 200 m² (2,153 sq ft) on 5,000 m² (53,820 sq ft) 💵 $320,000 USD

• 5,000 m² (1.24 acre) private jungle lot
• Four bedrooms and four and a half bathrooms
• Double height ceilings with clerestory glazing
• Rustic limestone facade and timber entrance door
• Polished concrete floors throughout
• Sculpted plaster shelving and joinery built in
• Open kitchen with concrete island and breakfast bar
• Stone clad walk in showers with rain heads
• Full height sliding glazing to the jungle
• Ceiling fans and clerestory cross ventilation
• Off grid services with CFE connection available
• Landscaped planting established around the house
• Subdivision potential subject to municipal approval

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

Centro Corporativo Corum is a Class A office tower at Periférico Sur 3325, in San Jerónimo, Magdalena Contreras, and it is offered whole. Office area runs to 22,700 square meters (244,340 sq ft) across thirteen levels, with floor plates of approximately 1,500 square meters (16,146 sq ft), above six basement levels holding 810 parking spaces.

The Building

The approach is a raised plaza and a motor lobby, with a monumental staircase climbing between water cascades to the entrance. Inside, the lobby is finished in granite and wood and opens into a glazed vault, with turnstile access control on the barrier line. The top of the building carries a pent office under double height vaults, and a heliport above that.

Floor Plates

A 1,500 square meter plate takes a full division on one level. The curved elevation runs continuous glazing around the whole perimeter, so daylight reaches deep into the plate. Washrooms for men and women sit on every level. Six high speed elevators serve the office floors, backed by two service elevators and two independent service staircases.

Systems

The building was specified as an intelligent building to international standards. Telecommunications run on fiber optic. Air conditioning is variable volume and controlled floor by floor from a central chilled water plant with cooling towers. Security and access control are computerized, the fire system is automated with redundant diesel and electric pumps, and standby generation and energy saving systems are installed throughout.

Parking

810 spaces across six basement levels, a heavy ratio for Mexico City and the thing an occupier on this corridor notices first.

Periférico Sur and San Jerónimo

Periférico Sur is the ring road along the southern edge of the city, and this stretch of it is the southern corporate address. Perisur, Plaza San Jerónimo, Plaza Cuicuilco and Plaza Escenaria are all a short drive away, along with the Camino Real and Royal Pedregal hotels and Hospital Ángeles. The site takes the ring road in both directions.

Viewings by appointment. Fuller information follows genuine interest and a letter of intent.

🏢 Type: Class A corporate office tower, whole building
📐 Office area: 22,700 m² (244,340 sq ft)
📏 Floor plate: approximately 1,500 m² (16,146 sq ft)
🏗 Levels: 13 office levels, pent office and heliport above
🚗 Parking: 810 spaces across 6 basement levels
🛗 Elevators: 6 high speed plus 2 service
💵 Price: $83,000,000 USD

• Rooftop heliport
• Pent office under double height vaults
• Access plaza and motor lobby
• Monumental entrance staircase set between water cascades
• Double height lobby finished in granite and wood
• Turnstile access control and computerized security
• Six high speed elevators plus two service elevators
• Two independent service staircases
• Washrooms for men and women on every level
• 810 parking spaces across six basement levels
• Continuous perimeter glazing to every office level
• Central chilled water plant with cooling towers
• Variable volume air conditioning controlled floor by floor
• Fiber optic telecommunications
• Automated fire system with redundant diesel and electric pumps
• Pressurized emergency staircases
• Standby electrical generation
• Energy saving building systems

A Class A office building in Santa Fe, Mexico City, completed in 2020 and available for immediate occupation. Total building area runs to 17,000 square meters (182,988 sq ft) across eighteen levels, with a typical floor plate of 966 square meters (10,398 sq ft).

The Building

The ground floor lobby runs to turnstile access control, and the lift lobbies are clad in marble. Space is delivered finished out rather than in shell condition, which shortens the path to occupation. The typical plate is drawn with unit numbering, so a floor divides cleanly for multi tenant use.

Floor Plates

At 966 square meters the plate suits a whole floor requirement at mid scale, and contiguous space above 10,000 square meters is available for a larger occupier. Parking is allocated at one space per 30 square meters of rentable area.

Santa Fe

Santa Fe is Mexico City's principal modern corporate district, holding the head offices of a large share of the multinationals operating in the country, with the interurban train station, Expo Bancomer and the Universidad Iberoamericana within the surrounding blocks.

Viewings by appointment.

🏢 Type: Corporate office floors
📐 Building area: 17,000 m² (182,988 sq ft)
📏 Floor plate: 966 m² (10,398 sq ft)
🏗 Levels: 18
🚗 Parking: 1 space per 30 m²
🔑 Delivery: Finished out, immediate
💵 Price: $3,700 USD per m²

• Class A specification
• Delivered finished out
• Floor plate 966 m² (10,398 sq ft)
• 18 office levels
• Contiguous space above 10,000 m² available
• Ground floor lobby with turnstile access control
• Marble clad lift lobbies
• Parking allocated at 1 space per 30 m² rentable
• Immediate delivery

A Class B plus office building in Lomas Altas, Mexico City, built in 1988 and recently refurbished. Total building area runs to 9,092 square meters (97,866 sq ft) across fifteen levels, with a typical floor plate of 845 square meters (9,096 sq ft). The building is offered whole rather than floor by floor, which puts it in a different category to the strata opportunities on this list.

Whole Building

At 9,092 square meters this is a building an owner occupier can take in its entirety and brand as their own address, with the whole stack under single control. That is uncommon at this size in Mexico City, where whole building sales tend to sit either well below or well above this range.

Floor Plates and Delivery

An 845 square meter plate is compact, which suits departmental floors and a clear vertical structure rather than large open plate working. Space is delivered as is or stripped back to shell, so a buyer can occupy immediately or reconfigure. Parking runs to 211 stalls, a ratio of one space per 45 square meters of rentable area.

Lomas Altas

Lomas Altas sits on Constituyentes between the Reforma corridor and Santa Fe, which gives it access to both without the congestion of either. The route to Santa Fe and the Mexico Toluca highway runs directly west.

Viewings by appointment.

🏢 Type: Corporate office building, whole building
📐 Building area: 9,092 m² (97,866 sq ft)
📏 Floor plate: 845 m² (9,096 sq ft)
🏗 Levels: 15
🚗 Parking: 211 stalls, 1 space per 45 m²
🔑 Delivery: As is or shell, immediate
💵 Price: $2,500 USD per m²

• Class B plus specification
• Delivered as is or in shell condition
• Floor plate 845 m² (9,096 sq ft)
• 15 office levels
• Whole building available
• 211 parking stalls, 1 space per 45 m² rentable
• Recently refurbished
• Immediate delivery

A Class A office building in Polanco, Mexico City, completed in 2026 and available for immediate occupation. Total building area runs to 26,000 square meters (279,864 sq ft) across fifteen levels, with a typical floor plate of 1,748 square meters (18,815 sq ft).

The Building

Amenity space runs beyond the usual lobby and cafeteria. A mezzanine carries a lounge and games area, the cafeteria opens onto a landscaped courtyard with a fountain, and a roof terrace at the top of the building is planted and laid out with seating. Upper floors carry balconies looking across the district.

Floor Plates and Delivery

At 1,748 square meters the plate is generous for Polanco, where sites are tight and floors are often smaller. Contiguous space above 10,000 square meters is available. Delivery is in shell condition, so the layout is designed by the occupier. Parking is allocated at one space per 58 square meters of rentable area.

Pricing

No asking rate is published. The landlord requests offers, so the price is established through submission rather than against a quoted figure.

Polanco

Polanco is the established luxury and corporate district of Mexico City, carrying the highest concentration of embassies, hotels and flagship retail in the country, with Chapultepec on its southern edge.

Viewings by appointment.

🏢 Type: Corporate office floors
📐 Building area: 26,000 m² (279,864 sq ft)
📏 Floor plate: 1,748 m² (18,815 sq ft)
🏗 Levels: 15
🚗 Parking: 1 space per 58 m²
🔑 Delivery: Shell, immediate
💵 Price: Available upon request

• Class A specification
• Shell delivery
• Floor plate 1,748 m² (18,815 sq ft)
• 15 office levels
• Contiguous space above 10,000 m² available
• Roof terrace with planters and seating
• Mezzanine lounge and games area
• Cafeteria with outdoor courtyard
• Parking allocated at 1 space per 58 m² rentable
• Immediate delivery

A Class B plus office building in Polanco, Mexico City, built in 1980 and recently refurbished. Total building area runs to 17,800 square meters (191,599 sq ft) across fifteen levels, with a typical floor plate of 1,187 square meters (12,777 sq ft).

The Building

The elevation carries a deep concrete colonnade, and the lobby has been reworked with turnstile access control. A roof terrace at the top of the building carries outdoor seating and looks across the surrounding blocks. Unlike the core and shell buildings on this list, space here is delivered finished out, which brings occupation forward and reduces the initial fit out outlay.

Floor Plates and Parking

A 1,187 square meter plate suits a mid scale whole floor requirement, and contiguous space above 10,000 square meters is available. Parking is allocated at one space per 58 square meters of rentable area, a lighter ratio than the newer stock, which is worth factoring into any occupier assessment.

Pricing

No asking rate is published. The landlord is open to negotiating price, so terms are established through discussion rather than against a quoted figure.

Polanco

Polanco is the established luxury and corporate district of Mexico City, carrying the highest concentration of embassies, hotels and flagship retail in the country, with Chapultepec on its southern edge and Avenida Presidente Masaryk at its centre.

Viewings by appointment.

🏢 Type: Corporate office building
📐 Building area: 17,800 m² (191,599 sq ft)
📏 Floor plate: 1,187 m² (12,777 sq ft)
🏗 Levels: 15
🚗 Parking: 1 space per 58 m²
🔑 Delivery: Finished out, immediate
💵 Price: Available upon request

• Class B plus specification
• Delivered finished out
• Floor plate 1,187 m² (12,777 sq ft)
• 15 office levels
• Contiguous space above 10,000 m² available
• Lobby with turnstile access control
• Roof terrace with outdoor seating
• Parking allocated at 1 space per 58 m² rentable
• Immediate delivery

A Class A office tower on Paseo de la Reforma in Mexico City, with delivery scheduled for the fourth quarter of 2026. Total building area runs to 62,740 square meters (675,333 sq ft) across thirty three levels, the largest building in this release.

Floor Plates

Plates range from 1,744 to 2,425 square meters (18,772 to 26,103 sq ft), so the tower carries both mid scale and large floor requirements within one address. Contiguous space above 10,000 square meters is available for a headquarters requirement.

The Building

The entrance opens through a double height lobby to the street, and delivery is in core and shell condition. Because the building is completing, buyers should confirm the current programme and the delivery specification directly.

Pricing

No asking rate is published. The landlord is open to proposals, which means the price is established through offer rather than against a quoted figure.

Reforma

The Reforma corridor is the historic spine of corporate Mexico City, carrying the deepest concentration of embassies, hotels and headquarters in the country.

Viewings by appointment.

🏢 Type: Corporate office floors
📐 Building area: 62,740 m² (675,333 sq ft)
📏 Floor plates: 1,744 to 2,425 m² (18,772 to 26,103 sq ft)
🏗 Levels: 33
🚗 Parking: 1 space per 30 m²
🔑 Delivery: Core and shell, 4Q 2026
💵 Price: Available upon request

• Class A specification
• Core and shell delivery
• Floor plates 1,744 to 2,425 m² (18,772 to 26,103 sq ft)
• 33 office levels
• Contiguous space above 10,000 m² available
• Double height lobby
• Parking allocated at 1 space per 30 m² rentable
• Delivery 4Q 2026