Tulum Real Estate for Sale

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

Cielo Azul stands in La Veleta, the residential quarter that runs south west of Tulum pueblo and has become the part of town where the larger private villas have gone up. Five bedrooms, five and a half bathrooms, a 59 square metre pool and a 490 square metre (5,274 sq ft) plot, built in 2020 and delivered fully furnished. The beach road lies around four kilometres east and Avenida Tulum under three to the north.

Design and Finishes

The house is built in concrete and precast block, a combination that holds up against the salt and humidity here far better than render does, and it has been left legible rather than covered over. Floor to ceiling windows run through the ground floor so the pool terrace and the interior read as one space. Flooring is tiled throughout. The kitchen carries a large marble island and a full appliance package, positioned to work as the centre of the room rather than tucked behind a wall.

Bedrooms

Five bedrooms, four with king beds and one with two queens, and every one of them carries its own en suite with double sinks. With the guest cloakroom that gives five and a half bathrooms in total. The arrangement means five separate parties can occupy the house without sharing anything, which is the specification that separates a villa of this size from a large family house.

Pool and Terraces

The pool runs to 59 square metres (635 sq ft), stepped from 1.3 metres at the shallow end to 1.6 at the deep, so it works for swimming and for standing in equally. Terraces wrap it on more than one side with room for lounging and for dining, and two outdoor showers are set into the garden. Total construction including the villa, the terraces and the pool comes to 359.49 square metres (3,870 sq ft).

Power and Infrastructure

This is where the house separates itself from most of its neighbours. Twenty SunPower solar panels carry the day load, which on a house running air conditioning across five bedrooms is a material difference to the standing cost of ownership. Behind that sits a 20 kW generator on a 100 amp automatic transfer switch that picks up within ten seconds of an outage. Tulum loses power more often than the brochures admit, and a house that carries its own generation and its own backup is a different proposition to one that does not.

Security

A private security post is built into the perimeter wall rather than bolted on beside it, with its own washroom, kitchenette and monitoring screen for the exterior cameras. It is designed to be staffed.

Furnished and Turnkey

The villa is sold fully furnished, with custom pieces throughout, and is usable from the day it changes hands. The property has operated as a short term rental and the seller can transfer the existing platform accounts and any forward bookings, along with the management and staff arrangements, where a buyer wants to continue that use. Trading records are available to qualified buyers on request through the agent.

The Setting

La Veleta sits inland of the highway on the south west side of town, close enough to Avenida Tulum to reach it in a few minutes and far enough out that the streets stay quiet and the canopy stays intact. It has drawn the bulk of Tulum's residential building over the past five years, which means good roads and services by local standards. Tulum international airport is roughly twenty five minutes south west.

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. Buyers should confirm the escritura, the current predial, the land use designation and the status of any rental permits as part of standard due diligence.

Viewings by appointment.

📍 Location: La Veleta, Tulum, Quintana Roo
🌴 Position: Residential quarter south west of the pueblo, about four kilometres from the beach road

⛲️ Features:

• 59 m² (635 sq ft) pool with shallow and deep ends
• Expansive terraces for lounging and dining
• Two outdoor showers
• Five bedrooms, each en suite with double sinks
• Kitchen with marble island and full appliance package
• Floor to ceiling windows and tiled flooring throughout
• Concrete and precast block construction
• Twenty SunPower solar panels
• 20 kW generator with 100 A automatic transfer switch
• Private staffed security post with camera monitoring
• Delivered fully furnished
• Built 2020

🛏 Bedrooms: 5 (4 king, 1 with two queens)
🛁 Bathrooms: 5.5
📐 Construction: 359.49 m² (3,870 sq ft) including terraces and pool
📏 Land: 490 m² (5,274 sq ft)
🏊 Pool: 59 m² (635 sq ft)
💵 Total Price: $899,000 USD

• Swimming pool of 59 m² (635 sq ft) with shallow and deep ends
• Expansive terraces for lounging and dining
• Two outdoor showers
• Five bedrooms, each with en suite bathroom
• Double sinks to every en suite
• Guest cloakroom
• Kitchen with marble island and full appliance package
• Floor to ceiling windows throughout
• Tiled flooring throughout
• Concrete and precast block construction
• Twenty SunPower solar panels
• 20 kW backup generator with 100 A automatic transfer switch
• Private security post built into the perimeter wall
• Security post with washroom, kitchenette and camera monitoring screen
• Exterior camera system
• Delivered fully furnished with custom pieces

A 2,500 square metre parcel at Chunyaxché, fifty metres by fifty, with an open cenote inside its own boundary. The land sits on the corridor south west of Tulum, roughly 700 metres from the Muyil archaeological zone and a short distance from the northern gateway into the Sian Ka'an biosphere reserve. Tulum airport is fifteen minutes north.

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 clear over pale rock. Work has already been done to make it usable. Stone steps have been carved in a wide amphitheatre curve down one side, timber handrails and ladders reach the water, and the rim has been consolidated with dry stone retaining walls. A palapa stands beside it and the parcel is enclosed by a block wall with a timber and bamboo gate.

The Land

Fifty by fifty gives a square parcel and a straightforward build envelope around the cenote. The ground has been cleared and levelled where it needed to be while the mature canopy has been kept at the perimeter, so the parcel already reads as a finished setting rather than raw jungle. Mains electricity runs 200 metres away. At 2,800 pesos per square metre it prices as land, with the cenote and the 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 under a kilometre away, and the lagoon system and floating channel that draw visitors into the reserve run just beyond it. Tulum airport is around fifteen kilometres north and reachable in a quarter of an hour, which is the practical argument for this location: it is jungle, but it is jungle fifteen minutes from an international terminal. Tulum town is roughly twenty five minutes, 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

Three 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. And the regulatory position of the cenote itself, since groundwater in Mexico is national property regardless of who holds the surface title.

Viewings by appointment.

📍 Location: Chunyaxché, Reforma Agraria to Puerto Juárez road, Quintana Roo
🌿 Position: 700 m from 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
• Carved stone steps and timber access to the water
• Stone retaining walls around the cenote rim
• Block perimeter wall and timber gate
• Palapa built
• Mains electricity 200 m from the parcel
• 15 minutes to Tulum international airport
• 25 minutes to Tulum town

🏞 Type: Land with cenote
📏 Size: 2,500 m² (26,910 sq ft)
⚡ Electricity: mains supply 200 m away
📜 Title: Ejido, private title to be delivered on purchase
💵 Price: 7,000,000 MXN (approximately $408,000 USD)
📊 Rate: 2,800 MXN per m² (approximately $163 USD per m²)

• Open cenote within the parcel boundary
• Carved stone amphitheatre steps down to the water
• Timber handrails and stair access to the water level
• Stone retaining walls around the cenote rim
• Block perimeter wall enclosing the parcel
• Timber and bamboo entrance gate
• Palapa structure built
• Cleared and levelled ground with mature jungle canopy retained
• Mains electricity 200 metres from the parcel
• Muyil archaeological zone approximately 700 m away
• Direct frontage on the Reforma Agraria to Puerto Juárez road

Two bodies of water, one at ground level and one on the roof. The first runs twenty five metres along the side of the house, a lap pool floored in stone that shifts colour as the light moves across it, a floating stone table set into the water at the halfway point. The second sits above the treeline, heated, curved, open to the canopy in every direction. Most houses in Aldea Zamá offer one or the other. This one does not choose.

The Living Level

A timber soffit carries the length of the ground floor and out over the terrace, so the ceiling reads as continuous whether you are inside or beside the pool. Glass slides away along the pool side. The living room takes a single long modular sofa facing the water, and behind it a bar counter in book matched marble runs toward a wall of stacked stone lit from within its niches.

The kitchen sits under the same timber ceiling, black cabinetry against a marble island with leather counter seating, a run of clerestory windows behind the range framing the planting outside. Dining is in the glazed corner, a table for ten with jungle on two sides and stone garden columns beyond the glass.

The Rooms

Five bedrooms, five and a half bathrooms. Timber floors throughout, layered rugs, restrained palettes in sand and clay. One room takes a circular porthole cut through the wall, a piece of architectural mischief that also happens to frame the canopy perfectly. Another carries an oversized timber framed mirror the height of the wall. The bathrooms are where the house raises its voice: one is clad floor to ceiling in green marble, three round mirrors above carved stone basins, the veining doing most of the work.

The Setting

La Privada is a gated pocket within Aldea Zamá, Tulum's planned residential district, paved and quiet, sitting between the town centre and the beach road with easy reach of both.

• 5 bedrooms, 5.5 bathrooms
• Construction: 476 m² / 5,124 sq ft
• Land: 434 m² / 4,672 sq ft
• 25 m / 82 ft lap pool
• Heated rooftop pool
• Rooftop terrace with jungle canopy views
• Open plan living, dining and kitchen
• Marble island kitchen with breakfast seating
• Covered poolside terrace with timber soffit
• Landscaped garden with stone walls and planting
• La Privada, Aldea Zamá, Tulum

The facade announces itself before anything else does. Three levels of white stucco split by a spine of raw stone, arched windows set into the upper floor like a row of held breaths, and at ground level an arch wide enough to walk a sofa through, opening straight onto water. From the lawn the house reads as a single symmetrical gesture. From inside it reads as somewhere you would not hurry to leave.

The Ground Floor

Living, dining and kitchen run as one continuous volume across the ground plane, floors polished to a soft sheen, walls broken by a single textured feature panel that carries the length of the lounge. Glass slides back on the garden side until the distinction between the sitting room and the pool terrace stops meaning very much. The kitchen sits at the far end in matte black cabinetry against a full height marble slab, island seating for four, doors that open directly to the water. A second galley kitchen handles the work that guests do not need to watch.

Beyond the arch, an outdoor dining table under a vaulted ceiling. Beyond that, fifteen metres of heated pool running the length of the lawn, stone daybeds along the far edge, a black boundary wall with a cobalt arched door set into it like a piece of theatre.

Upstairs

The stair core lifts through the centre of the house in white plaster and stone. Above it the material language changes. Timber floors, warm microcement, layered curtains, arched windows that pull the tree canopy into the room. The master suite takes the arch as its centrepiece, a freestanding tub set beside the glass so the bath and the view are the same event. Six bedrooms in total, each with its own bathroom, finished in green marble, black marble and carved stone basins on floating vanities. A half bath serves the ground floor.

The Setting

Aldea Zamá is Tulum's planned residential district, paved, gated and quiet, sitting between the town centre and the beach road with easy reach of both. Villa Amana sits within Aldea Premium, a secured enclave inside that wider community.

• 6 bedrooms, 6.5 bathrooms
• Construction: 371 m² / 3,993 sq ft
• Land: 325.64 m² / 3,505 sq ft
• Heated pool, 15 m / 49 ft
• Fully furnished
• Secondary prep kitchen
• Covered outdoor dining pavilion
• Landscaped garden with stone daybeds
• Gated and secured community
• Aldea Premium, Aldea Zamá, Tulum

Villa Luna is a five bedroom house inside Aldea Premium, the gated enclave within Aldea Zamá, arranged over two upper floors with balconies and a terrace attached to the bedrooms rather than pushed to one side of the plan. Aldea Zamá remains the most established address in Tulum, the part of town with paved streets, working services and restaurants you can walk to, and Aldea Premium sits behind its own gate within it.

The Bedrooms

The first floor holds three. The principal suite has a king bed, an en suite with a bathtub, a large closet, a desk and its own balcony. The second bedroom is also king, en suite, with a balcony of its own. The third takes a queen bed and a large closet, sharing a bathroom with the principal suite.

Two further bedrooms occupy the second floor. One is a king with en suite and a large closet. The other is the most flexible room in the house, configured either as two kings or as a king with two singles, with its own en suite and a large terrace. That flexibility is what lets the house sleep twelve without anyone ending up on a sofa.

Every room is air conditioned, with premium mattresses and cotton linen throughout.

Aldea Premium

The community is gated with security at the entrance around the clock, a perimeter electric fence and camera coverage. For an owner who is not in Tulum year round, that combination is the practical difference between a house you can leave and a house you worry about. It is also the reason this pocket of Aldea Zamá holds its value the way it does.

Aldea Zamá

Aldea Zamá is the neighbourhood that made Tulum livable rather than merely visitable: proper roads, reliable utilities, and a density of restaurants, cafes, shops and services within walking distance. A paddle court and a convenience store are a short walk away. The beach and the hotel zone are minutes by car, the town centre is close, and the cenotes and ruins are an easy drive.

Operation

The house has been run as a fully serviced villa with chef, concierge and guest support in place. A buyer intending to continue that arrangement should confirm in writing what transfers with the sale, including staff, forward bookings, furnishings and any operator agreements, since none of that passes automatically.

Singular by the Jungle

Five bedrooms, four of them en suite, inside a gate, on foot from dinner. Villa Luna is not trying to be remote, and that is the point: a large house that works as a family home and as a lock up and leave, in the one part of Tulum where walking somewhere is actually an option.

Viewings by appointment.

📍 Location: Aldea Premium, Aldea Zamá, Tulum, Quintana Roo
🌴 Position: gated community, walking distance to restaurants and shops

⛲️ Features:

• Five bedrooms, four en suite
• Principal suite with bathtub, dressing area, desk and balcony
• Two private balconies and a large terrace
• Flexible fifth bedroom sleeping up to four
• Sleeps twelve
• Air conditioning throughout
• Gated community with 24 hour security
• Electric fence and camera coverage
• Walking distance to restaurants, cafes and shops

🛏 5 bedrooms 🛁 4.5 bathrooms 👥 Sleeps 12 🔐 Gated community 💵 $1,800,000 USD

• Five bedrooms across two upper floors
• Four en suite bathrooms plus a guest cloakroom
• Principal suite with bathtub, dressing area, desk and private balcony
• Second bedroom with private balcony
• Fifth bedroom with large private terrace
• Large fitted closets to most bedrooms
• Air conditioning in every room
• Sleeps up to twelve
• Set within the Aldea Premium gated community
• 24 hour security at the entrance
• Perimeter electric fence and security cameras
• Walking distance to restaurants, cafes and shops
• Paddle court and convenience store nearby
• Minutes from Tulum beach and the hotel zone

A six bedroom villa standing directly on the sand at Soliman Bay, 800 square meters of construction on a 1,000 square meter beachfront lot. The pool deck runs to the beach itself, framed by palms, with the reef line visible offshore and nothing between the house and the water. Two pools, a heated jacuzzi, a private gym, a cinema room and a rooftop over the bay. True beachfront at this scale almost never trades here.

The House

Six bedrooms, all king. Four are full suites with their own en suite bathrooms, and two further king rooms share a bathroom between them. Every bathroom is fitted with both a rain shower and a bathtub, and the whole house is air conditioned. The arrangement is deliberate: enough separation for two or three families to keep their own quarters, without the house feeling subdivided.

Living space runs indoors and out across the full 800 square meters, with several lounges rather than one central room, so a large group disperses instead of collecting in a single space. The main living volume opens straight through to the pool terrace and the sea beyond, which is the whole argument for building on this bay.

Amenities

Two pools, a heated jacuzzi, a private gym and a cinema room sit within the property, which is unusual at this size and means the house holds its guests without them needing to leave. The rooftop is the centrepiece, open to the bay and the treeline, and it is where the house makes its case at sunrise and again at dusk.

The beach is private and directly in front of the house. Two beach clubs with bars and restaurants operate within the bay itself.

Soliman Bay

Soliman Bay sits about twenty minutes north of Tulum town, on a stretch of coast that never took the density that arrived further south. The reef sits close in, so the water inside the bay is calm and shallow, swimmable and paddleable in conditions the open beaches south of Tulum rarely offer. It is a small community of private houses rather than a hotel strip, which is precisely the appeal at this end of the market.

Tulum is close enough for dinner, the airport is a straightforward drive, and Akumal and its turtle bay are a few minutes north.

Operation

The house has been run as a fully serviced villa with housekeeping, chef and concierge in place. A buyer intending to continue that arrangement should confirm in writing what transfers with the sale, including staff, forward bookings, furnishings and any operator agreements, since none of that passes automatically.

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 your notary and bank will handle it as part of closing. On a beachfront title, buyers should also verify the federal maritime zone position, including the ZOFEMAT boundary and any concession attaching to the frontage, as part of due diligence.

Singular by the Jungle

What sets this one apart is the combination: genuine beachfront on a reef protected bay, 800 square meters of house, two pools, a gym, a cinema and a rooftop, six king bedrooms, and calm water at the end of the terrace. Soliman does not produce many houses like this, and it produces them slowly.

Viewings by appointment.

📍 Location: Soliman Bay, Quintana Roo
🌴 Position: true beachfront on a reef protected bay between Tulum and Akumal

⛲️ Features:

• True beachfront with private beach
• Six king bedrooms, four as en suite suites
• Rain shower and bathtub to every bathroom
• Two swimming pools
• Heated jacuzzi
• Rooftop terrace with panoramic sea views
• Private gym
• Cinema room
• Multiple indoor and outdoor lounges
• Air conditioning throughout
• Two beach clubs within the bay

🛏 6 bedrooms 🛁 5.5 bathrooms 📏 House 800 m² (8,611 sq ft) on 1,000 m² (10,764 sq ft) 🏖 Beachfront, two pools 💵 $6,900,000 USD

• True beachfront position with private beach
• Two swimming pools
• Heated jacuzzi
• Rooftop terrace with panoramic sea views
• Private gym
• Cinema room
• Multiple indoor and outdoor lounges and entertaining areas
• Four king suites with en suite bathrooms
• Two further king bedrooms sharing a bathroom
• Rain showers and bathtubs to every bathroom
• Air conditioning throughout
• Established as a fully serviced villa
• Two beach clubs with bars and restaurants within the bay

Maison Siscolino is a designer villa in Region 15, set back from the noise of the town and the beach strip but six minutes by car from the sand. Four en suite bedrooms and four and a half bathrooms across 245 square meters of construction on a 301 square meter plot, with two private pools: a swim up pool at garden level and a plunge pool on the roof. It is sold fully furnished, equipped and decorated, ready to occupy or to let from the day it changes hands.

The House

The ground floor turns on a sunken living room that runs straight out to the pool deck, with massive sliding doors that fold back until the room and the garden read as one space. The kitchen is open and fully equipped, with a bar that faces into the living and dining area rather than away from it. Beyond that sit a powder room, a laundry room and gated parking for two cars.

One bedroom is on this level, a king with its own en suite, walk in closet and vanity area, positioned so it opens directly to the swim up edge of the pool. Waking up and stepping into the water without passing through the rest of the house is the kind of detail that does not show on a floor plan.

Upstairs

Three further bedrooms occupy the second floor. The principal has an en suite with a freestanding bathtub and a rain shower. A second king bedroom has its own en suite, and a twin room holds two queen beds with an en suite and walk in closet, which is what makes the house work for two families rather than one. Slatted timber headboards, deep colour on the walls and full height glazing onto the canopy give each room its own character instead of repeating one scheme four times.

The Rooftop

The roof carries a plunge pool with benches built into it, alongside a sunbathing and lounge area under a shade sail. It faces open jungle, so the outlook is canopy rather than neighbours, and it is where the house is at its best at either end of the day. There is also structural provision for a fifth bedroom up here should a buyer want to add one.

Region 15

Region 15 sits between the town centre and the beach zone, dense with jungle and still low rise, which is why the villa feels tucked away despite being minutes from the restaurants and shops that draw people to Tulum in the first place. The beach is a six minute drive.

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 your notary and bank will handle it as part of closing.

Singular by the Jungle

Two pools in a house of this size is unusual, and the swim up bedroom is genuinely rare in Tulum at this level. Add a rooftop that looks over unbroken canopy and a furnishing package that needs nothing, and the argument makes itself whether the buyer intends to live in it or let it work.

Viewings are by appointment.

📍 Location: Region 15, Tulum, Quintana Roo
🌴 Position: set back in the jungle, six minutes by car from the beach zone

⛲️ Features:

• Swim up pool at garden level with sunbathing area
• Rooftop plunge pool with integrated benches and lounge
• Sunken indoor outdoor living room
• Fully equipped open kitchen with bar
• Four en suite bedrooms including a ground floor swim up bedroom
• Principal en suite with bathtub and rain shower
• Powder room and laundry room
• Two gated parking spaces
• Fully furnished, equipped and decorated
• Rooftop prepared for a fifth bedroom
• Pet friendly

🛏 4 bedrooms 🛁 4.5 bathrooms 📏 House 245 m² (2,637 sq ft) on 301 m² (3,240 sq ft) 💵 $650,000 USD

• Swim up pool with sunbathing area and planted garden
• Rooftop plunge pool with integrated benches
• Rooftop sunbathing and lounge area
• Sunken indoor outdoor living room
• Fully equipped open kitchen with bar
• Four en suite bedrooms
• Principal bedroom with bathtub and rain shower
• Two walk in closets
• Powder room
• Laundry room
• Fully furnished, equipped and decorated
• Two gated parking spaces
• Fully gated and secure property
• Garden with loungers
• Pet friendly
• Rooftop prepared for a fifth bedroom

Casa Zara sits inside Pura Selva, a gated enclave of just six houses in Region 15, where the jungle still closes in around the plots and the roads stay quiet. Four bedrooms and four bathrooms across two levels and a rooftop, 322 square meters of construction on a 320 square meter plot, completed in 2024 and handed over fully furnished. The pool runs the length of the garden, and the glass folds back until the distinction between the living room and the jungle stops meaning very much.

The House

The ground floor is given to an open concept living and dining area that opens directly onto the private garden, the pool and the outdoor patio. The kitchen is fully equipped and built around an island with seating, set so that whoever is cooking stays part of the room rather than shut away from it. A laundry room sits off the main circulation. Large windows run the depth of the plan, which is what keeps the interior bright through the day and gives every principal room something green to look at.

Four bedrooms occupy the two levels, each served by its own full bathroom. The rooms are finished in the register the house holds throughout: lime plaster walls, timber, woven pendants, jute underfoot, arched mirrors above stone basins. Several open directly to the garden or to the pool through full height sliding doors.

The Rooftop

Above it all is a rooftop terrace with a shaded palapa, a dining table and loungers, and a roof garden planted around the edges. From up here the canopy runs unbroken toward the coast. It is the part of the house that makes the strongest case for itself in the evening, when the heat drops and the light goes long across the jungle.

Pura Selva

Pura Selva is a private gated community of six exclusive houses, laid out at low density with the jungle left standing between them. The development has controlled access, internal private roads, 24 hour security and on site maintenance, and the houses are managed by an established Tulum property management company. That combination suits an owner who is not in Tulum year round, whether the house is used as a second home or placed into rental. Any return or occupancy figures quoted by the developer, the management company or third party portals should be verified independently before you rely on them.

Region 15

Region 15 sits between the town centre and the beach zone, which is the practical argument for it: you are close to both without committing to either. The area is still developing and is characterised by dense jungle, low density projects and a quiet that the more built up districts have lost. Restaurants, shops and services on Avenida Kukulkán are a short drive, and the beach road is a similar distance in the other direction.

Ownership and Costs

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 your notary and bank will handle it as part of closing. Property tax runs at 14,188 pesos per year. Buyers should confirm current tax, maintenance and management charges in writing before closing.

Singular by the Jungle

What sets Casa Zara apart is not any one feature but the completeness of it. A house built in 2024, furnished and ready, with its own pool, its own rooftop, its own garden, inside a gate shared with only five neighbours, on a plot where the jungle was kept rather than cleared. Houses in Tulum that ask nothing further of the buyer are rarer than the listings suggest.

Viewings are by appointment.

📍 Location: Pura Selva, Region 15, Tulum, Quintana Roo
🌴 Position: gated enclave of six houses, between Tulum centre and the beach zone

⛲️ Features:

• Private pool with garden and outdoor patio
• Rooftop terrace with palapa and roof garden
• Open patio with grill
• Fully furnished, completed 2024
• Open concept living and dining
• Fully equipped kitchen with island
• Laundry room
• Water desalinization system
• Two parking spaces
• Gated community of six houses, 24 hour security
• Internal private roads and on site maintenance

🛏 4 bedrooms 🛁 4 bathrooms 📏 House 322 m² (3,466 sq ft) on 320 m² (3,444 sq ft) 💵 $545,000 USD

• Private swimming pool with outdoor patio and garden
• Rooftop terrace with shaded palapa and roof garden
• Open patio with grill
• Fully furnished throughout
• Fully equipped kitchen with island
• Open concept living and dining area
• Four bedrooms, each with a full bathroom
• Laundry room
• Water desalinization system
• Two parking spaces
• Gated community of six houses with controlled access
• Internal private roads
• 24 hour private security
• On site maintenance
• Professional property management in place
• Built 2024

A finished studio at MISTIQ Premium, handed over furnished and equipped, with a private garden and a jacuzzi of its own. Fifty square meters of interior space on Avenida Kukulkán in Region 15, minutes from the beach and a short walk from the restaurants and shops that have grown up along the avenue. Delivery is immediate, so there is nothing to wait for and nothing left to specify.

The Residence

The studio runs to 50 square meters (538 sq ft) inside, opening onto a private garden with its own jacuzzi. It arrives furnished and equipped throughout, which means it can be occupied or placed into rental from the day it changes hands. Finishes are specified to the development's premium standard, and a single full bathroom serves the residence.

The kitchen is fully integrated, with a granite counter, extractor hood, microwave and refrigerator, laid out so the working space reads as part of the living area rather than a room set apart from it. In a studio that continuity is what makes fifty square meters feel generous rather than compact. The garden extends the plan outward, and the jacuzzi turns what would be a balcony in most buildings into somewhere you actually spend the evening.

The Development

MISTIQ Premium comprises 128 residences over four levels, arranged around a central amenity core with a run of common spaces. Residents have two swimming pools, one of them a lagoon style pool set into the gardens, a fully equipped gymnasium, landscaped grounds and a staffed reception with security. The developer operates a vacation rental programme that owners may join, though any performance figures quoted by the developer or by third party portals should be verified independently before you rely on them.

Region 15

Region 15 is one of the residential districts closest to the coast, sitting between Aldea Zamá and the beach road. The development fronts Avenida Kukulkán, the commercial artery that connects the hotel zone with the town centre, which is why the restaurants and shops are a walk rather than a drive. The beach is a few minutes away by car, and the centre of Tulum is close enough that you are never committed to either the town or the coast.

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. Establishing one is routine, and your notary and bank handle it as part of closing.

Singular by the Jungle

What makes this one worth seeing is not the specification, which reads much like any well built studio in Tulum, but the combination: a finished, furnished residence with private outdoor space and a jacuzzi, in a development with real amenity, on the avenue rather than at the end of a track. Studios like this rarely stay long once they are complete and furnished, because the buyer who wants one wants it now.

Viewings are by appointment.

📍 Location: Avenida Kukulkán, Region 15, Tulum, Quintana Roo
🌴 Position: walking distance to restaurants and shops, minutes from Tulum beach

⛲️ Features:

• Luxury studio, delivered furnished and equipped
• Private garden with jacuzzi
• Integrated kitchen with granite counter, extractor hood, microwave and refrigerator
• One full bathroom
• Premium finishes throughout
• Immediate delivery
• Two swimming pools including a lagoon style pool
• Fully equipped gymnasium
• Reception with security
• Landscaped gardens

🛏 Studio 🛁 1 bathroom 📏 50 m² (538 sq ft) plus private garden 💵 $172,000 USD

• Two swimming pools, including a lagoon style pool set into the gardens
• Fully equipped gymnasium
• Staffed reception with security
• Landscaped gardens and common areas
• Private garden with jacuzzi to this residence
• Furnished and equipped throughout
• Integrated kitchen with granite counter, extractor hood, microwave and refrigerator
• One full bathroom
• Premium finishes
• Immediate delivery
• Walking distance to restaurants and shops on Avenida Kukulkán
• Optional participation in the development's vacation rental programme

An architecturally led residence on the Caribbean in Tankah Bay, arranged over three levels and holding 252.33 square meters across three bedrooms and four bathrooms. Private terraces run through every floor and the roof is given over to a pool with 360-degree panoramas across the sea in one direction and the mangroves in the other. The house is designed to sit within the Mayan jungle rather than against it, in natural materials and a restrained palette.

The Rooftop

The roof terrace is the defining level. A pool is set into the deck with the Caribbean directly beyond it, alongside a hanging chair, sun loungers and a shaded seating area under a timber and thatch structure. A full outdoor kitchen and bar runs along one side with a dining table beneath the palapa, and the open aspect means the view carries right around: open water on one side, mangrove and jungle canopy on the other.

Three Levels of Living

Living space sits behind full-height glazing facing the water, with pale stucco walls, timber ceiling beams and stone floors. The kitchen is fully fitted with a dark stone splashback and timber cabinetry. Three bedrooms open onto their own terraces through sliding glass, each with air conditioning and a ceiling fan, and bathrooms are finished in the same warm stucco with walk-in showers. The residence is presented furnished, and the vertical arrangement over three floors gives each level a distinct degree of privacy.

Beach Level

At ground level the building opens onto a pool deck laid in hardwood, with a palapa bar, hammocks and loungers set just back from the water line. The beach is directly in front, with no road between the building and the sand.

Tankah Bay

Tankah Bay sits roughly midway between Tulum and Akumal, a quiet stretch of coast where mangrove runs behind the beachfront strip and the road in carries little through traffic. Density stays low and development is spread thin along the shore, which is much of the reason the bay has kept the character it has while the coast either side of it has filled in.

Private viewings by appointment.

📍 Location: Tankah Bay, Quintana Roo
🌊 Position: Oceanfront, direct beach access

⛲️ Features:

• 3 bedrooms
• 4 bathrooms
• Three levels with private terraces throughout
• Rooftop pool with 360° sea and mangrove panoramas
• Rooftop outdoor kitchen, bar and covered dining
• Palapa-shaded rooftop lounge
• Sea-facing living space with full-height glazing
• Fitted kitchen with stone splashback
• Bedrooms opening to private terraces
• Natural materials and refined finishes
• Air conditioning and ceiling fans
• Presented furnished
• Beachfront pool deck and palapa bar

🛏 Bedrooms: 3
🛁 Bathrooms: 4
🏠 Levels: 3
📐 Size: 252.33 m² (~2,716 sqft)
💵 Price: $1,500,000 USD

• Rooftop terrace with pool and 360° panoramas
• Private terraces across all three levels
• Palapa-shaded rooftop lounge
• Rooftop outdoor kitchen, bar and dining area
• Beachfront pool deck
• Beach bar under palapa
• Hammocks and shaded loungers on the sand
• Direct beach access
• Air conditioning and ceiling fans throughout
• Natural materials and refined finishes
• Sold furnished and equipped

Villa Angelina is a five-suite private residence set on 450 square meters of land a short drive west of Tulum's town centre, where a contemporary white-rendered volume opens onto a round pool, a lawn and a mature palm garden. Three hundred square meters of interior space are arranged over two storeys, and the house is sold fully furnished and equipped.

Five Suites

The villa holds five bedroom suites and four and a half bathrooms. Rooms are finished in a restrained palette of white walls, pale stone floors and tzalam-toned timber, with several opening directly onto the garden or a terrace through full-height glazing. Smart TVs are installed in the living room and in every bedroom. Bathrooms range from a marble-lined suite with a freestanding basin to a walk-in shower finished in patterned cement tile.

The Pool and Garden

The pool is the centre of the plan. A circular basin sits in a lawn edged by a broad sand-toned deck, with loungers, a dining terrace and a spa and yoga area under the palms. The garden is mature rather than newly planted, and the ground floor living space opens to it almost entirely, so the distinction between inside and outside largely disappears during the day.

Living and Kitchen

The main living room is a double-height space with a curved sofa oriented toward the pool. The kitchen is fully equipped and finished in dark stone with timber cabinetry and a breakfast bar. A separate dining area sits between the two, beneath a sculptural pendant, with the staircase to the upper floor alongside.

Fully Private, No Condominium Regime

Villa Angelina is a standalone private villa rather than a unit within a development. There is no condominium regime and no HOA fee, which means no shared-amenity charges and no association rules governing use of the property.

The Setting

The villa sits minutes from Tulum's town centre and its restaurants and shops, with the Caribbean beaches a short drive east. The immediate surroundings are residential and quiet, screened by mature planting on all sides.

The property has been operated as a vacation rental and documented rental performance records are available to qualified buyers on request. Private viewings by appointment.

📍 Location: Tulum, Quintana Roo
🌴 Position: Minutes from the town centre, short drive to the beaches

⛲️ Features:

• 5 bedroom suites
• 4.5 bathrooms
• Private circular swimming pool
• Mature tropical garden
• Spa and yoga area
• Outdoor lounge and dining terrace
• Double-height living room
• Fully equipped kitchen with breakfast bar
• Sold fully furnished and equipped
• Smart TVs in living room and all bedrooms
• Washer and dryer
• High-speed Wi-Fi
• Secure, fully private plot

🛏 Bedrooms: 5 suites
🛁 Bathrooms: 4.5
📐 Interior: 300 m² (~3,229 sqft)
📏 Land: 450 m² (~4,844 sqft)
🏡 HOA: None — fully private villa, no condominium regime
💵 Price: $595,000 USD

• Private swimming pool
• Tropical garden
• Spa and yoga area
• Outdoor lounge area
• Fully furnished and equipped throughout
• Fully equipped kitchen
• Smart TVs in the living room and every bedroom
• Washing machine and dryer
• High-speed Wi-Fi
• Secure property
• No condominium regime, no HOA fees

A two-bedroom lock-off residence at Palais Tulum, delivered fully furnished and equipped, a few steps from Avenida Cobá between the Aloft hotel and Hunab. Eighty-seven square meters of interior space open onto a large private terrace, with marble flooring running throughout and a layout that can be closed into two independent halves.

The Lock-Off Layout

The lock-off configuration is what distinguishes this unit from a standard two-bedroom. The floor plan is designed to close into two self-contained halves, each with its own entrance, so the residence works either as a single two-bedroom home or as two separately occupied spaces. It is a common choice for owners who want to use part of the property while letting the rest, or who want guest quarters that stay genuinely private. Floor plans are available on request.

Kitchen and Finishes

The kitchen is fully integrated and comes equipped: a granite bar, extractor hood, microwave, refrigerator and a washer-dryer. Finishes are specified as luxury grade throughout, with marble floors as the anchor. Because the unit is sold furnished and equipped, there is no fit-out period between closing and occupancy.

Two Full Bathrooms

Both bathrooms are full baths rather than a bath and a powder room, which is what makes the lock-off division practical: each half of the residence retains a complete bathroom when the connecting door is closed.

Building Amenities

Palais Tulum is organised around a large lobby with a security desk. Residents have two swimming pools, a gym, landscaped gardens and an artificial cenote on site.

The Setting

Avenida Cobá is Tulum's main artery, running from the town centre east toward the beach road, and the building sits a short walk from it in the Aldea Zamá corridor. Supermarkets, restaurants and the commercial strip along the avenue are close at hand, and the beach is a few minutes by car. Private viewings are available by appointment.

📍 Location: Palais Tulum, Avenida Cobá, Aldea Zamá, Tulum, Quintana Roo
🌴 Position: Steps from Avenida Cobá, between Aloft and Hunab

⛲️ Features:

• 2-bedroom lock-off configuration
• Delivered fully furnished and equipped
• 2 full bathrooms
• Large private terrace
• Marble flooring throughout
• Fully integrated kitchen with granite bar
• Extractor hood
• Microwave
• Refrigerator
• Washer-dryer
• Luxury-grade finishes

🛏 Bedrooms: 2 (lock-off)
🛁 Bathrooms: 2 full
📐 Interior: 87 m² (~936 sqft), plus large private terrace
💵 Price: $229,000 USD (approx. $3,950,000 MXN)

• Grand lobby
• Two swimming pools
• Gym
• Lobby with security
• Artificial cenote
• Landscaped gardens

Five lots remain in Manzana 55, a twenty four lot block off Avenida Fundadores de Tulum on the western reach of La Veleta, where the built grid thins and the jungle takes back over. The subdivision work is finished. The interior road is cut, graded and kerbed, the lot lines are surveyed and staked, and the canopy is still standing on either side of the carriageway. A completed home already sits at the head of the road, which tells a buyer what the street will look like rather than asking them to imagine it.

What Is Available

Lots 011, 012, 013 and 014 sit as a cluster around the entrance to the interior road, two facing two across the carriageway. Lot 007 sits apart from them, toward the Calle 9 Poniente end of the block. Every lot carries 22 m of frontage.

• Manzana 55, Lot 007: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 011: 366.667 m² / 3,947 sq ft
• Manzana 55, Lot 012: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 013: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 014: 366.667 m² / 3,947 sq ft

The Shape of the Land

These are regular rectangles, wide across the front and shallow front to back, which is the proportion that suits the Tulum courtyard house. Twenty two metres of frontage lets a plan open sideways to a pool and a garden rather than pushing back into a corridor. The lots are flat, set with standing hardwood and palm, and the block is small enough that the road serves it alone rather than carrying traffic through.

Where It Sits

Manzana 55 is bounded by Calle 7 Poniente and Calle 9 Poniente, with Calle 18 Sur to the west and Avenida Fundadores de Tulum along the eastern edge. Fundadores is the artery that carries this side of La Veleta toward the town center and out to the Coba junction, so the lots sit on a through route without fronting it. Tulum's beaches are a short drive east.

Ownership Note

The land sits within Mexico's restricted zone, so foreign buyers hold title through a bank trust known as a fideicomiso or through a Mexican corporation. Buyers should verify permitted density, setbacks, service connections and any subdivision obligations with the municipality before committing.

📍 Location: Manzana 55, off Avenida Fundadores de Tulum between Calle 7 and Calle 9 Poniente, La Veleta, Tulum, Quintana Roo
🌴 Position: Interior lots on a private road inside a twenty four lot block

⛲️ Features:

• Five lots available in Manzana 55, each sold separately
• 22 m of street frontage on every lot
• Interior road built, graded and kerbed
• Lot lines surveyed and staked
• Mature jungle canopy standing on the parcels
• Flat terrain with no visible grade change
• Block fronts Avenida Fundadores de Tulum
• One home already completed at the head of the road
• Twenty four lots in the block in total

📏 Lot sizes: 346.757 m² / 3,733 sq ft to 366.667 m² / 3,947 sq ft
💵 Price: 1,500,000 MXN per lot, approximately $87,000 USD

• Manzana 55, Lot 007: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 011: 366.667 m² / 3,947 sq ft
• Manzana 55, Lot 012: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 013: 346.757 m² / 3,733 sq ft
• Manzana 55, Lot 014: 366.667 m² / 3,947 sq ft
• Five lots available in Manzana 55, each sold separately
• 22 m of street frontage on every lot
• Interior road built, graded and kerbed
• Lot lines surveyed and staked
• Mature jungle canopy standing on the parcels
• Flat terrain with no visible grade change
• Block fronts Avenida Fundadores de Tulum
• One home already completed at the head of the road
• Twenty four lots in the block in total

House Yaxche was built around the trees rather than in place of them. Set on Lot 12 of Casa Verde, a gated community in Region 15, the residence occupies 571 m² / 6,146 sq ft of jungle floor and unfolds across 380 m² / 4,090 sq ft of construction arranged in two volumes that face each other across a courtyard. Trunks rise through the terraces and pass through the slabs. Light arrives already filtered. The house is delivered fully furnished, down to the tzalam beds, the parota millwork and the art on the walls.

Arrival

Past the community gate, a permeable drive receives two vehicles beneath standing canopy. The lot is bounded by a concrete and stone wall closed at the top with treated railway sleepers, the same detail carried across the front access wall, and washed concrete stepping stones lead in through the planting. A travertine stair climbs the outer face of the front volume to the upper studio. The entry sequence is deliberately slow. You pass through vegetation before you reach any door.

The Courtyard

The plan folds around a pool finished in green jade below the water line and edged in stone, with loungers set on travertine at the rim. A covered pavilion runs along one flank: recessed shelving, a Weber gas grill, a wood grill, quartz counters and a concrete island long enough for eight stools. Ceiling fans turn under the slab. Every principal room in the house opens onto this space.

The Main House

Veracruz travertine runs underfoot in long brushed matte lengths, the same stone laid outside so the floor reads continuous through the sliding glass. The living volume holds a full kitchen in parota with a live edge dining table for ten and a bookshelf wall carrying the television. A guest bathroom and laundry sit off the entry. Upstairs, two bedrooms face the canopy. The master takes a tzalam headboard, a parota closet, a steam bathroom and a private balcony. The second bedroom carries two queen beds and opens to its own terrace above the pool.

Two Independent Studios

Each studio measures 56 m² / 603 sq ft and functions on its own. One sits at ground level with a kitchen, a full bathroom and a dressing room, opening directly onto the pool deck. The other occupies the upper floor of the front volume, reached by its own exterior stair, with a kitchen, a bathroom, a closet and a balcony level with the treetops. Both are furnished with king beds, hardwood headboards, marble topped credenzas and blackout linen. Either can be closed off entirely from the main house, which lets the property read as one residence or as three.

Materials and Finishes

Structure is 18 cm block with beam and polystyrene slabs, solid where the bathrooms sit. Interior ceilings carry a chukum style plaster finish. Windows are Spanish Series 10000 in matte black, glazed with laminated panes over a PVB interlayer and fitted with mosquito screens. Cooling is Lennox inverter minisplit. The kitchen is parota with Blum hardware, polished ivory quartz counters and Teka throughout: double stainless sink, five burner cooktop, 80 cm oven and integrated hood. Bathrooms carry cast concrete counters in a polished ivory quartz finish, parota vanities, Helvex Vertika fittings, tempered glass shower doors and lit mirrors. Doors and closets are parota with matte black hardware. Railings are matte black ironwork. Hot water runs off a Rheem storage heater.

Built to Run Quietly

Solar panels on the roof feed a bidirectional meter. The pool is heated and served by its own equipment room with pumps, filters, skimmers and bottom drain. There is a storage room, an outdoor laundry area, a solarium on the upper deck and a planted pergola walkway crossing above the courtyard.

What It Is

Region 15 is Tulum's quiet residential grid, minutes from the town center and the Coba corridor, without the density that has arrived elsewhere. Casa Verde holds the lot inside a gate, which matters for a house that will sit empty between stays. House Yaxche is complete, furnished and ready to occupy. For a buyer who wants a primary residence with two rental keys attached, or a family compound that can absorb guests without anyone sharing a wall, the configuration is unusually direct. Private viewings by appointment.

Ownership Note

The property sits within Mexico's restricted zone, so foreign buyers hold title through a bank trust known as a fideicomiso or through a Mexican corporation. Both routes are standard and routinely handled at closing.

📍 Location: Casa Verde gated community, Lot 12, Region 15, Tulum, Quintana Roo
🌴 Position: Interior jungle lot, minutes from Tulum town center

⛲️ Features:

• Gated community
• Main house plus two fully independent studios of 56 m² / 603 sq ft each
• Heated pool finished in green jade with travertine deck
• Covered outdoor kitchen with Weber gas grill, wood grill and quartz counters
• Mature trees retained and built through the structure
• Solar panels with bidirectional meter
• Veracruz travertine floors inside and out
• Laminated glass windows in matte black frames with mosquito screens
• Lennox inverter minisplit air conditioning
• Teka kitchen with parota cabinetry and Blum hardware
• Steam bathroom in the master
• Planted pergola walkway and upper solarium
• Balconies and terraces off every bedroom
• Delivered fully furnished including artwork
• Storage room, outdoor laundry area and parking for two vehicles

🛏 Bedrooms: 4
🛁 Bathrooms: 3 full plus 1 half
📏 Size: 380 m² / 4,090 sq ft construction on 571 m² / 6,146 sq ft of land
💵 Total Price: $1,050,000 USD

• Gated community
• Main house plus two fully independent studios of 56 m² / 603 sq ft each
• Heated pool finished in green jade with travertine deck
• Covered outdoor kitchen with Weber gas grill, wood grill and quartz counters
• Mature trees retained and built through the structure
• Solar panels with bidirectional meter
• Veracruz travertine floors inside and out
• Laminated glass windows in matte black frames with mosquito screens
• Lennox inverter minisplit air conditioning
• Teka kitchen with parota cabinetry and Blum hardware
• Steam bathroom in the master
• Planted pergola walkway and upper solarium
• Balconies and terraces off every bedroom
• Delivered fully furnished including artwork
• Storage room, outdoor laundry area and parking for two vehicles

Bahía Soliman is the bay people find late. It sits north of Tulum behind a reef that flattens the water into something closer to a lagoon than open Caribbean, and the shoreline has stayed low and residential while everything south of it filled in. There are no clubs here and no beach road traffic. There is a bay, a reef, and a short run of houses set back under the palms.

NEEA is eight apartments on that beach. The project was designed to sit inside its surroundings rather than announce itself, and the architecture reads as concrete, wood and shade rather than glass and spectacle. Architectural and interior design are by Sebastien Robert.

The Residence

Unit D-1 01 occupies the first level with three bedrooms across 138.40 m² / 1,489.73 sq ft of interior space, extended by a private roof terrace of 30.40 m² / 327.22 sq ft. Total surface is 168.44 m² / 1,813.07 sq ft.

It is delivered completely furnished and ready to occupy. Nothing to specify, nothing to source, nothing to wait for.

The material palette runs consistently through the interiors: gray concrete on walls and floors, aged effect walnut, light toned wood on doors and joinery, black concrete on the furniture and in the wall recesses, black marble on the bar countertop. Indirect LED lighting in warm white sits behind the recesses and along the floor line. The living room opens through full height glazing to the water.

The Building

Eight apartments in total, two, three and four bedroom layouts, all delivered furnished. The ground floor holds the lobby, the beach club, the beach pool and a common area with bar counter, kitchen, dining room and lounge. The roof carries an infinity pool, a bar, a gym, a sauna, a firepit and a catamaran net under a wooden log pergola.

Position

• Tulum Ruins: 12 minutes by car
• Bahía Príncipe Golf: 17 minutes by car
• Aldea Zamá: 18 minutes by car
• Tulum Airport: 48 minutes by car

Ownership and Terms

The property sits within the federal restricted coastal zone. Foreign buyers acquire through a fideicomiso (bank trust), the structure that conveys full rights of use, lease, improvement and sale. Our team coordinates the trust setup alongside your counsel.

Payment terms per the developer: a reservation of USD $200,000, 90% due on signing of the purchase agreement and physical possession, and the remaining 10% on signing of the deed. Delivery is immediate.

📍 Location: NEEA, Bahía Soliman, Quintana Roo
🌴 Position: Beachfront on a reef protected bay, first level with private roof terrace

⛲️ Features:

• Delivered completely furnished and ready to move in
• Private roof terrace of 30.40 m² / 327.22 sq ft
• Full height glazing to the water in the living room
• Concrete, aged effect walnut and light toned wood throughout
• Indirect warm white LED lighting in recesses and floor line
• Beach club and beach pool at ground level
• Rooftop infinity pool, bar, gym, sauna, firepit and catamaran net
• Eight apartment building on one of Tulum's most private bays
• Architecture and interiors by Sebastien Robert
• Immediate delivery

🛏 Bedrooms: 3
📏 Interior: 138.40 m² / 1,489.73 sq ft
📐 Roof terrace: 30.40 m² / 327.22 sq ft
📐 Total: 168.44 m² / 1,813.07 sq ft
💵 Total Price: USD $940,000

Ground floor

• Lobby
• Beach club
• Beach pool
• Common area with bar counter, kitchen, dining room and lounge

Rooftop

• Infinity pool
• Bar
• Gym
• Sauna
• Firepit
• Catamaran net

Sian Ka'an translates from Maya as the gate of heaven, or the place where the sky begins. The name has held for a thousand years and it still does the work of description better than any brochure line. This is a UNESCO World Heritage Site and a federally protected biosphere reserve, a corridor of white sand, mangrove, palm forest and shallow reef running south from Tulum along one of the last undeveloped coastlines in the Mexican Caribbean.

Land inside the reserve does not come to market. Land inside the reserve that is cleared to build almost never does.

Section I

This listing is Section I: 12,114.34 m² / 130,399 sq ft at USD $2,422,868, which is USD $200 per square metre. It runs the full width of the peninsula, meeting the Caribbean on its eastern boundary and the lagoon system on its western. That geometry is the entire point. Sunrise over open water on one side, sunset across still lagoon on the other, and a private crossing between them held in a single title.

Access is by the coastal sand road that threads the peninsula, palm canopy closing overhead in places, the beach never more than a few steps beyond the tree line. A timber dock already sits on the lagoon edge.

Permitted to Build

The owner states that construction permits are in place across the holding, and that support extends past the closing table: guidance through the build itself and assistance securing any further authorizations the project requires. For a site of this kind that continuity is worth as much as the permits. The people who obtained them know the agencies, the precedents and the sequence, and that knowledge does not transfer in a document folder.

Permit scope, current validity and transferability should be confirmed directly with the issuing authorities before closing. Full documentation is available for buyer and counsel review.

The Other Sections

Section I is one of four contiguous sections, each running beach to lagoon, together totalling 49,124.59 m² / 528,777 sq ft, roughly 4.91 hectares. The remaining three are available separately or alongside Section I, at the same USD $200 per square metre.

• Section I — this listing: 12,114.34 m² / 130,399 sq ft, USD $2,422,868
• Section II: 12,343.54 m² / 132,866 sq ft, USD $2,468,708
• Section III: 12,157.33 m² / 130,862 sq ft, USD $2,431,466
• Section IV: 12,509.38 m² / 134,651 sq ft, USD $2,501,876

The complete holding of all four sections is USD $9,824,918. Sections are available individually or together.

Ownership

The property sits within the federal restricted coastal zone. Foreign buyers acquire through a fideicomiso (bank trust), the structure that conveys full rights of use, lease, improvement and sale. Our team coordinates the trust setup and the permit review alongside your counsel.

📍 Location: Coastal strip of the Sian Ka'an Biosphere Reserve, south of Tulum, Quintana Roo
🌴 Position: Section I, running full width from Caribbean beachfront to lagoon

⛲️ Features:

• Construction permits in place per the owner, with documentation available for review
• Owner support through the build and through further permitting
• Runs beach to lagoon across the full width of the peninsula
• Direct Caribbean beachfront with untouched white sand
• Lagoon frontage with existing timber dock
• Native palm forest and mature coastal vegetation
• Inside the Sian Ka'an Biosphere Reserve, a UNESCO World Heritage Site
• Coastal sand road access along the peninsula
• Surveyed and sectioned with full metes and bounds documentation
• Three further sections available separately or alongside

📏 Section I Lot Size sqm: 12,114.34 m²
📐 Section I Lot Size: 130,399 sq ft
💵 Price x m²: USD $200
💵 Section I Price: USD $2,422,868
💵 All four sections: 49,124.59 m² at USD $9,824,918

• Direct Caribbean beachfront
• Lagoon frontage with timber dock
• Native palm forest and coastal vegetation
• Coastal sand road access
• Inside a UNESCO World Heritage biosphere reserve
• Construction permits in place per the owner
• Owner support through build and further permitting