Tulum Real Estate for Sale

A turnkey penthouse studio of 55.6 square metres on the third floor at Chaac in La Veleta, with a private terrace and a rooftop of its own carrying a jacuzzi. $176,471 USD.

The apartment

Unit 309, 55.6 square metres on the top floor, arranged as one room holding the bed, a fitted kitchen in dark timber and a dining table, with a bathroom off it and a private terrace looking down over the amenity deck. Above it the apartment has its own roof with a jacuzzi, which is what separates this unit from the rest of the building. It is sold turnkey, furnished and equipped, air conditioned throughout, and it was finished in 2022.

Chaac

Chaac is a development of 96 apartments in La Veleta, named after the Mayan god of rain, built in wood and chukum with walkways between the blocks and planting throughout. Residents have a pool, a jacuzzi, a gym, a yoga area, a sunbed deck, a covered terrace, a temazcal, a firepit, a restaurant and a bar, with a lobby, a lift and a laundry.

How it is run

The apartment is in the building condo hotel programme, so it can be let through the operator rather than managed privately. Maintenance is 3 USD per square metre a month, about $167. There is no assigned parking space. Delivery is immediate.

La Veleta

La Veleta is the neighbourhood west of the Tulum highway that filled in first when the town grew inland, so it is dense, walkable and close to the centre, with the beach road a short drive away. The address is 33 Poniente Street, Block 250, Lot 2.

Get in touch for the floor plan, the service charge breakdown and a viewing.

• Private rooftop with a jacuzzi
• Private terrace over the amenity deck
• Sold turnkey, furnished and equipped
• Air conditioning
• Swimming pool and jacuzzi
• Gym and yoga area
• Sunbed area and covered terrace
• Temazcal and firepit
• Restaurant and bar
• Lobby, lift and laundry
• Condo hotel programme available

A four bedroom house of 315.23 square metres on a 375 square metre plot in La Privada, Aldea Zama, designed and built by CoLab. Private pool, a rooftop with a jacuzzi and two grills, solar panels and rainwater harvesting, sold fully furnished and equipped at $850,000 USD, reduced from the earlier asking price.

The house

Open plan through the social floor, with the living room, the dining table and the kitchen running as one space behind a wall of glass that slides back to the pool terrace. Four bedrooms, each with its own full bathroom, so nobody shares. There is a separate laundry room and parking for one car. The finish is chukum and Mayan stone, white rendered walls with deep overhangs, timber joinery and polished floors, and the glazing is set so that every principal room ends in greenery rather than in a neighbour.

Outside

The pool runs the length of the house on the second level with a built in bench along its edge, so the water sits at the same height as the living room rather than below it. Above, the roof is given over to a palapa with a long timber table, hammocks, a gas grill and a charcoal grill, and a jacuzzi set into the deck looking out over the canopy. Lit at dusk it is the part of the house people remember.

How it runs

Solar panels, a cistern and a rainwater collection system. In a town where the supply is not always dependable that is the difference between a house you can leave and a house you cannot.

Aldea Zama

Aldea Zama is the planned residential area of Tulum between the town and the beach road, laid out with pavements, lighting and services rather than grown into the jungle, and it is where most of the good building of the last decade has gone. La Privada is one of the small developments within it. The beach is a few minutes by car and the centre of town a few minutes the other way.

Price

$850,000 USD, furnished and equipped. The seller has reduced the asking price.

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

• Private pool on the second level with a built in bench
• Rooftop palapa with jacuzzi
• Gas grill and charcoal grill on the roof
• Solar panels
• Cistern and rainwater collection system
• Four bedrooms each with a full bathroom
• Chukum and Mayan stone finishes
• Separate laundry room
• Parking for one car
• Sold fully furnished and equipped
• Designed and built by CoLab

A one bedroom apartment of 71.97 square metres on the first floor at Buena Vida, a small garden project in La Veleta, Tulum, with a deep covered terrace looking into the trees and a shared pool in the garden below. $99,000 USD.

The apartment

Unit D5, one floor up. The plan gives 54.05 square metres under roof and a further 17.92 square metres of open terrace, 71.97 in all. One bedroom with a fitted closet, one bathroom, and an open room that takes the kitchen, the dining table and the living area in a single run, with sliding glazing along the garden side. The covered terrace sits off that room and off the bedroom, and at a quarter of the floor area it is a room in itself rather than a balcony: the photographs show it used as the dining room, with the jungle canopy at eye level.

The project

Buena Vida is a low rise scheme by the Tulum architect Roberto Carli, laid out so the apartments sit around a planted garden rather than a car park. The garden is mature, with grass, banana plants and palms, a gravel path running through it and a swimming pool with loungers at the end. Parking is within the project.

Worth knowing

At this price most of what trades in Tulum is a studio in a building that has not been started. This one is built, planted, finished and in use, in the part of town people actually live in, and it comes with a terrace larger than some of the studios it competes with.

La Veleta

La Veleta is the residential district west of the highway and the part of Tulum that has filled in with people rather than hotels. Quieter than Aldea Zamá, close enough to the centre to cycle, with restaurants, shops and studios opening along its streets. The beach road is a short drive.

Price

$99,000 USD.

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

• Covered terrace of 17.92 m² off the living room and the bedroom
• Shared swimming pool with loungers
• Mature planted garden with lawn, palms and banana plants
• Open plan kitchen, dining and living room
• Sliding glazing to the garden side
• Fitted closet to the bedroom
• Ceiling fans
• Parking within the project
• Low rise project designed by the architect Roberto Carli
• Cycling distance to the centre of Tulum

A one bedroom house of 60 square metres standing on 2,500 square metres of cleared jungle in Manuel Antonio Ay, a village about thirty minutes inland from the centre of Tulum, with its own swimming pool and running entirely off solar power. Built in May 2024 and held with título de propiedad.

The house

A single low volume finished in chukum, the polished lime and bark render that is the regional finish, with a flat roof and full height sliding glazing down the side that faces the pool. One bedroom and two bathrooms, an open living and dining space, and a kitchen fitted along one wall in timber and stone. The glazing means the main rooms look straight out at the water and the trees rather than at a wall, and the two bathrooms on a one bedroom plan is unusual and useful, because a guest never has to walk through the bedroom.

It runs itself

Electricity comes from solar panels with battery storage, and waste goes to a biodigester, so the house has no utility connection to lose and no bill to pay for either. On this side of Tulum that is not a luxury, it is what makes a plot like this liveable. The equipment is installed, commissioned and in use.

The land

The plot runs to 2,500 square metres in total, because the sale includes a further parcel beyond the fenced garden. It is cleared where it needs to be and left planted everywhere else, so the mature trees that shade the pool are the ones that were already there. The whole of it is walled and fenced. There is room on it for a second building, a workshop or simply for nobody to be able to build next to you.

Manuel Antonio Ay

A quiet village in the Tulum municipality, inland from the coast and off the tourist road. Raíces Balché and a few local shops are in the village, and there are cenotes within minutes, Aktun Bej among them. Tulum town is about half an hour by car.

Ownership and price

The property carries título de propiedad and is held in a Mexican company, which can be transferred with the sale if the buyer wants it. $3,400,000 MXN, about $185,000 USD at 18.37 pesos to the dollar. The peso figure is the asking price and the dollar figure moves with the rate.

For the title documents, the plot plan and a viewing, get in touch and we will arrange it.

• Private swimming pool
• Solar power with battery storage
• Biodigester waste treatment
• 2,500 m² of land included in the sale
• Walled and fully fenced
• Chukum finish throughout
• Full height sliding glazing to the pool
• Fitted kitchen
• Mature native trees retained across the plot
• Título de propiedad
• Cenotes within a few minutes, including Aktun Bej

A one bedroom apartment of about 46 square metres at Adora Tulum, a finished and furnished development on Avenida Kukulkán in Región 15, built around a natural cenote, at $130,000 USD with seller financing available.

The apartment

One bedroom and one bathroom across roughly 500 square feet, delivered furnished and ready to use. Timber beamed ceilings run through the living space, the bedroom opens through a full wall of glass onto its own timber terrace looking into the trees, and the kitchen is fitted along one wall with a breakfast counter and stools. Air conditioning, a wall mounted television and a woven hanging behind the bed came with the apartment. The terrace carries an outdoor bath and shower in stone against a screen of bamboo, which is the detail people remember about these units.

The cenote

The development is laid out around a natural cenote, open to the sky, with clear green water, a rock overhang at one end and timber walkways and a bridge around the rim. It is inside the property rather than a drive away, which is unusual at this price and the main reason to look at Adora rather than at the many similar sized apartments along this road.

The building

The front of the building is a deep round drum clad in fine timber screening above a wall of regional stone, set back behind heavy planting and palms. Behind it the apartments step down through the trees, so almost every terrace looks into greenery rather than at the road.

Región 15

Región 15 sits on the inland side of Tulum along Avenida Kukulkán, the road that runs down towards the beach. Aldea Zama and its plaza are a little over a kilometre away, the town centre and the Avenida Cobá restaurants are a few minutes in the other direction, and the beach road is a short drive. It is one of the busiest parts of Tulum for new building, which is why an apartment at this price still has the town on its doorstep.

Price

$130,000 USD. The seller will consider financing part of the price, and the terms are open to discussion.

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

• Natural cenote on site with timber walkways and a bridge
• Private terrace with an outdoor bath and shower
• Delivered furnished
• Air conditioning
• Fitted kitchen with a breakfast counter
• Landscaped tropical gardens
• Gated entrance off Avenida Kukulkán
• Walking distance to Aldea Zama

Villa Vue Maya is a contemporary villa of 345 square metres in El Mirador, the jungle community on the ruins side of Tulum, laid out over three levels and a rooftop that looks straight out across the canopy to the ancient Mayan city and the green of El Jaguar National Park. Five bedrooms, five and a half bathrooms, two private swimming pools and a private sauna and steam room on the roof.

The house

The elevation is stone and warm rendered concrete, three storeys of it standing among young palms, with deep planted terraces cut into each floor so the greenery climbs the front of the building. Inside, the ground floor is the social level: an open kitchen in pale timber and stone with a long island, the dining and living space beyond it, and glazing that opens to the garden and to the ground floor pool. A sculptural staircase carries up through the house. The bedrooms are arranged across the upper levels, each with its own bathroom, and the fifth room can be taken as a bedroom or used as a multipurpose room for a home office, a cinema, a games room or a bar, which is how many owners of this layout use it.

The rooftop

The roof is the reason for the house. A second swimming pool sits at the front edge of it with nothing between the water and the jungle, a shaded pergola and an outdoor kitchen behind, and a private sauna and steam room set into the terrace. The view runs over unbroken canopy to the Mayan ruins and the national park. Solar panels on the roof carry a large part of the running load.

The community

El Mirador is built around a serpentine lagoon pool with a star shaped palapa over the bar, the lounge and the dining terrace, with a paddle tennis court beside it and an observatory tower that opens the same view of the ruins and the park to every resident. Access is controlled and the community is guarded around the clock. Everything sits inside jungle rather than on cleared ground, so the houses are screened from one another.

The location

The community is a short distance from the archaeological zone and El Jaguar Park, with the Tulum beach road, the hotel zone and the town centre all within a few minutes drive, and the new Tulum airport about half an hour away. It is a quiet address that suits a family home or a holiday house let out when the owners are away.

Price

$1,080,000 USD.

Fuller information on the villa follows genuine interest. For the full presentation and a private viewing, get in touch and we will arrange it.

• Two private swimming pools, one on the ground floor and one on the rooftop
• Private sauna and steam room on the rooftop
• Rooftop terrace with pergola, outdoor kitchen and views to the Mayan ruins
• Solar panels
• Community observatory with views of the ruins and El Jaguar National Park
• Community lagoon swimming pool
• Palapa with bar, lounge and dining terrace
• Paddle tennis court
• 24 hour security and controlled access
• Landscaped jungle setting with mature trees retained

A corner lot of 2,500 square metres, fifty metres by fifty, in Región 8 of Tulum, two hundred metres from Avenida Kukulkán and fifty metres from the paved road, with direct access and electricity already at the plot. It is Manzana 676, Lote 003.

The lot

A perfect square on a corner, so it takes access and light from two streets, which is what makes it buildable as more than a single house. It carries TH2 density, the zoning that allows multi unit residential, and at 2,500 square metres it is large enough for a small condominium scheme, a set of villas or one large private compound. Services are in and the documentation is in order.

Región 8

Región 8 is the part of Tulum closest to the beach road, reached off Avenida Kukulkán, which runs down to the hotel zone and the sand. It has been the fastest moving development zone in the town for several years, and this lot sits two hundred metres from that avenue on a paved approach.

Price

$9,800,000 MXN, which is $3,920 MXN per square metre across 2,500 square metres, about $533,000 USD at 18.37 pesos to the dollar. The peso figure is the asking price and the dollar figure moves with the rate.

What you can do with it

Land of this size inside Región 8 rarely comes up on a corner with services already run, and the square shape means a scheme can be laid out without the awkward setbacks a long narrow plot forces. Most of what trades on this side of the town is half the size or further from the avenue.

Buy it and hold it, build on it yourself, or have us design and build the scheme with you. For the cadastral plan, the title documents and a site visit, get in touch and we will arrange it.

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

• Corner lot of 2,500 m², 50 by 50 metres
• TH2 density zoning
• Electricity and direct access at the plot
• 200 metres from Avenida Kukulkán
• 50 metres from the paved road
• Documentation in order

A five bedroom villa of 265 square metres on a 360 square metre lot in Aldea Zamá, steps from Avenida Cobá, with a private pool and no HOA fees. It is sold fully furnished and ready to move into.

The villa

Two levels in board marked concrete and timber, lit at night from behind the planting. The ground floor is one long room: a sectional living area, a dining table for eight and a kitchen in timber and granite with an island and bar stools, opening through glass along its whole length to the pool. Five bedrooms and five bathrooms, each bedroom with its own bathroom and most with glazing onto the garden or a balcony, finished in polished cement with woven fans, macramé and pale linen. The furniture is included.

Outside

The pool runs the length of the side garden between concrete walls and planting, with loungers on the deck, a covered terrace with a day bed and a hammock at the shaded end.

The pair

Villa 6 next door is the same compound and is also for sale, so the two can be bought together as one family compound or as a pair of letting units under a single owner. Villa 7 is the larger of the pair by thirty square metres at the same asking price.

Aldea Zamá

Aldea Zamá is the master planned neighbourhood between Tulum town and the beach road, the most consolidated address in Tulum: paved roads, underground services, restaurants, cafes, supermarkets and gyms inside the community, the town a few minutes one way and the beach road a few minutes the other.

Price

$648,000 USD.

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

• Private pool and sun deck
• Covered terrace with day bed and hammock
• Fully furnished and equipped
• Five bedrooms each with a bathroom
• No HOA fees
• Steps from Avenida Cobá

A five bedroom villa of 235 square metres on a 360 square metre lot in Aldea Zamá, with a private pool, a tropical garden and its twin villa available next door. It is sold fully furnished and ready to move into or to let.

The villa

Two levels in polished cement and timber. The ground floor opens the width of the house through sliding glass to the pool terrace, with a living room, a dining table for ten under woven pendants and a kitchen in dark timber with a stone counter and a breakfast bar. Five bedrooms and five bathrooms, several with their own terrace, one fitted with bunks for children, and the principal with a slatted timber headboard wall and a bathroom with twin basins and a walk in shower. Macramé, woven lighting and pale linen run through the whole house and the furniture is included.

Outside

The pool sits in the garden with a sun deck and a day bed beside it, a hammock strung in a planted corner and a covered terrace under a timber pergola for dining out of the sun.

The pair

Villa 7 next door is the same compound and is also for sale, which makes the two workable as a single family compound or as a pair of letting units under one owner.

Aldea Zamá

Aldea Zamá is the master planned neighbourhood between Tulum town and the beach road, the most consolidated address in Tulum: paved roads, underground services, restaurants, cafes, supermarkets and gyms inside the community, the town a few minutes one way and the beach road a few minutes the other.

Price

$648,000 USD.

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

• Private pool and tropical garden
• Covered terrace under a timber pergola
• Fully furnished and equipped
• Five bedrooms each with a bathroom
• Twin villa available next door
• Paved roads and underground services in Aldea Zamá

A four bedroom house of 295 square metres on a 374 square metre lot inside La Privada, the established gated community in Aldea Zamá, with a pool in the courtyard, a second pool on the roof and custom furniture throughout.

The house

Three levels in white render around a central courtyard, so every room looks into the pool rather than out at a neighbour. The living room sits under exposed timber beams with a full height mirror and glazing on two sides, the kitchen runs along one wall in pale timber and black stone with a wall of integrated ovens, and the dining table sits between them. Four bedrooms and four and a half bathrooms, each bedroom with its own bathroom, carved timber screens and a ceiling fan, the principal with a headboard wall of slatted timber. Floors are large format stone throughout.

The two pools

The courtyard pool is the long one, set in white stone with the house on three sides and planting on the fourth. On the roof there is a second pool with a timber deck, a shaded lounge under a parasol and the Aldea Zamá tree line all around it.

La Privada

La Privada is the gated enclave inside Aldea Zamá with controlled access around the clock, a community pool and a padel court, and restaurants and daily services within walking distance.

Aldea Zamá

Aldea Zamá is the master planned neighbourhood between Tulum town and the beach road, the most consolidated address in Tulum: paved roads, underground services, restaurants, cafes, supermarkets and gyms inside the community, the town a few minutes one way and the beach road a few minutes the other.

Price

$880,000 USD.

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

• Two private pools, one at roof level
• Roof terrace with shaded lounge
• Custom furniture included
• Central courtyard
• Gated community with 24 hour access control
• Community pool and padel court
• Walking distance to restaurants and daily services

A three bedroom house of 243 square metres on a 300 square metre lot in an established residential community a short drive from the Tulum town centre, with a pool, a roof terrace and a separate guest suite with its own kitchenette. There are no HOA fees.

The house

Timber gates open onto a planted courtyard and the house runs back from it in white render and glass. The ground floor holds a living room, a dining table under a woven pendant and a kitchen with an island and bar stools, all opening to the pool terrace through sliding glass. Three bedrooms and three and a half bathrooms, the principal a double height room with a four poster bed and glazing on two sides, the bathrooms in timber and stone with walk in showers. A steel and concrete stair leads up to a roof terrace with a timber pergola, bean bags and a shaded lounge over the tree line.

The guest suite

Set apart from the main house with its own entrance, kitchenette and bathroom, which is what makes the house work for visiting family or for letting one part while living in the other.

Outside

The pool sits in a stone paved terrace with loungers along one side, planting on the boundary and an outdoor kitchen under cover.

Tulum

Tulum now has its own international airport and a year round population rather than a winter one, and the streets between the town centre and Aldea Zamá are where that settled market sits: paved, serviced and walkable, with restaurants, cafes, supermarkets and schools among the houses.

Price

$572,000 USD.

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

• Private pool and stone terrace
• Roof terrace with timber pergola and shaded lounge
• Independent guest suite with kitchenette and bathroom
• Outdoor kitchen
• No HOA fees
• Established residential community with central parks and a cafe

A three bedroom house of 166 square metres on a 207 square metre lot on a quiet paved street a few minutes north of the Tulum town centre, with a private pool along the side of the house and jungle behind it. It is sold turnkey.

The house

Two levels behind a wall of black framed glass that runs the full height of the living room, so the pool and the trees are in the room. The ground floor is one open space: a deep sectional seating area, a dining table for eight and a kitchen in dark timber with a stone counter and a woven pendant over it, with a stair in black steel and timber rising against a rough stone wall. Three bedrooms upstairs, two full bathrooms and a guest toilet, finished in polished cement with carved stone basins and walk in showers, with macramé, woven pendants and pale linen throughout. The furniture is included.

Outside

The pool runs the length of the plot between the house and the boundary wall, with a hammock slung at one end, a lounger terrace at the other and mature jungle trees left standing around it. The plot backs onto jungle rather than a neighbour, which is what keeps the glass wall private.

The value

Three bedrooms with a private pool at this price is unusual in Tulum, and the house is finished and furnished rather than a shell, so there is nothing to spend before moving in or letting it.

Tulum

Tulum now has its own international airport and a year round population rather than a winter one, and the streets between the town centre and Aldea Zamá are where that settled market sits: paved, serviced and walkable, with restaurants, cafes, supermarkets and schools among the houses.

Price

$336,000 USD.

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

• Private pool
• Turnkey, furniture included
• Double height living room with full height glazing
• Mature jungle trees on the plot
• Quiet paved street
• Walking distance to services, restaurants and shops

The Freedom penthouse at Oniric Tulum, 235.81 square metres in all, of which 107.98 is inside and 127.83 is a private roof terrace reached by a spiral stair, with its own pool on it and the jungle canopy on every side. It is the only penthouse left in the building.

The penthouse

Three bedrooms and three bathrooms on the lower level, arranged either side of an open living and dining room with a German kitchen and an island, then the stair up to the roof: a pool, a sun deck, a shaded dining area and a terrace larger than the apartment below it. Floors are travertine marble, the walls are hand applied chukum and lime stucco, and the bathrooms carry carved stone basins and walk in showers. Delivered finished with the kitchen and appliances installed.

Price

$7,200,000 MXN, about $392,000 USD at 18.37 pesos to the dollar, reduced from $9,900,000 MXN. The peso figure is the asking price and the dollar figure moves with the rate. Maintenance runs at about $8,501 MXN a month.

Oniric Tulum

Oniric is twenty seven residences in six small towers built around a cenote the architects carved by hand, a circle of concrete latticework open to the sky with water at the bottom of it and the stairs winding down. Arkham Projects drew the building and World by Hand did the interiors, in chukum stucco, regional laja stone, travertine and Santo Tomás marble. It is finished and handing over now, with title clear from the first day.

Residents have the cenote and its pool, rooftop terraces over the jungle canopy, a yoga and meditation deck, a massage studio, a steam room and ice bath, a speakeasy bar, a coworking and creative lounge, an air conditioned gym, a concierge, landscaped gardens, a lift and gated access, along with access to a set of partner beach clubs on the Tulum coast. Every apartment has a private terrace, an assigned parking space and its own plunge pool.

Region 8

Region 8 is the part of Tulum closest to the beach, reached off Guardianes Maya Avenue with paved access through Avenida 65 and five hundred metres from Avenida Kukulkán, the road down to the sand. The beach is about five minutes away and the town centre about seven, with Tulum’s international airport and the Maya Train station both a short drive.

For the floor plans, the current availability and a viewing, get in touch and we will arrange it.

• Handmade architectural cenote with pool
• Private plunge pool with every apartment
• Rooftop terraces over the jungle canopy
• Air conditioned gym
• Yoga and meditation deck
• Massage studio, steam room and ice bath
• Speakeasy bar
• Coworking and creative lounge
• Concierge service
• Landscaped gardens and gated access
• Lift and assigned parking
• Access to partner beach clubs

A three bedroom apartment at Oniric Tulum, a finished boutique building of twenty seven residences in Region 8, the part of Tulum closest to the beach, with a plunge pool on its own terrace.

The apartment

Three bedrooms and three bathrooms, an open living and dining room with a German kitchen and an island, and glazing the width of the apartment onto the terrace and the pool. Floors are travertine marble, the walls are hand applied chukum and lime stucco, the bathrooms carry carved stone basins and walk in showers, and the wardrobes are fitted in pale timber. Delivered finished with the kitchen and appliances installed.

Availability and price

Four are free. Abundance 201 at 135.31 square metres and Freedom 201 at 136.25 are $5,232,500 MXN each, about $307,794 USD, reduced from about $7.1 million; Abundance 101 at 140.12 square metres is $5,500,500 MXN; and Freedom 101, the largest at 169 square metres with a 37 square metre terrace, is $5,650,000 MXN. The peso figure is the asking price and the dollar figure moves with the rate. Maintenance runs at about $4,832 to $5,073 MXN a month.

Oniric Tulum

Oniric is twenty seven residences in six small towers built around a cenote the architects carved by hand, a circle of concrete latticework open to the sky with water at the bottom of it and the stairs winding down. Arkham Projects drew the building and World by Hand did the interiors, in chukum stucco, regional laja stone, travertine and Santo Tomás marble. It is finished and handing over now, with title clear from the first day.

Residents have the cenote and its pool, rooftop terraces over the jungle canopy, a yoga and meditation deck, a massage studio, a steam room and ice bath, a speakeasy bar, a coworking and creative lounge, an air conditioned gym, a concierge, landscaped gardens, a lift and gated access, along with access to a set of partner beach clubs on the Tulum coast. Every apartment has a private terrace, an assigned parking space and its own plunge pool.

Region 8

Region 8 is the part of Tulum closest to the beach, reached off Guardianes Maya Avenue with paved access through Avenida 65 and five hundred metres from Avenida Kukulkán, the road down to the sand. The beach is about five minutes away and the town centre about seven, with Tulum’s international airport and the Maya Train station both a short drive.

For the floor plans, the current availability and a viewing, get in touch and we will arrange it.

• Handmade architectural cenote with pool
• Private plunge pool with every apartment
• Rooftop terraces over the jungle canopy
• Air conditioned gym
• Yoga and meditation deck
• Massage studio, steam room and ice bath
• Speakeasy bar
• Coworking and creative lounge
• Concierge service
• Landscaped gardens and gated access
• Lift and assigned parking
• Access to partner beach clubs

A one bedroom apartment of 68.93 square metres at Oniric Tulum, 58.11 inside and a 10.82 square metre terrace with a plunge pool on it, in a finished boutique building in Region 8, the part of Tulum closest to the beach.

The apartment

One bedroom and one bathroom, an open living and dining room with a German kitchen along one wall, and full height glass onto the terrace and its plunge pool. Floors are travertine marble, walls are hand applied chukum and lime stucco, and the bathroom carries a carved stone basin and a walk in shower. It is delivered finished with the kitchen and appliances installed.

Availability and price

Three of this type are free: Gratitude 101 and Gratitude 201 at 68.93 square metres and Inspiration 201 at 69.11. Gratitude 101 and Inspiration 201 are $3,058,470 MXN, about $179,910 USD, reduced from $3,958,200; Gratitude 201 is $3,150,000 MXN. The peso figure is the asking price and the dollar figure moves with the rate. Maintenance runs at about $2,479 to $2,505 MXN a month.

Oniric Tulum

Oniric is twenty seven residences in six small towers built around a cenote the architects carved by hand, a circle of concrete latticework open to the sky with water at the bottom of it and the stairs winding down. Arkham Projects drew the building and World by Hand did the interiors, in chukum stucco, regional laja stone, travertine and Santo Tomás marble. It is finished and handing over now, with title clear from the first day.

Residents have the cenote and its pool, rooftop terraces over the jungle canopy, a yoga and meditation deck, a massage studio, a steam room and ice bath, a speakeasy bar, a coworking and creative lounge, an air conditioned gym, a concierge, landscaped gardens, a lift and gated access, along with access to a set of partner beach clubs on the Tulum coast. Every apartment has a private terrace, an assigned parking space and its own plunge pool.

Region 8

Region 8 is the part of Tulum closest to the beach, reached off Guardianes Maya Avenue with paved access through Avenida 65 and five hundred metres from Avenida Kukulkán, the road down to the sand. The beach is about five minutes away and the town centre about seven, with Tulum’s international airport and the Maya Train station both a short drive.

For the floor plans, the current availability and a viewing, get in touch and we will arrange it.

• Handmade architectural cenote with pool
• Private plunge pool with every apartment
• Rooftop terraces over the jungle canopy
• Air conditioned gym
• Yoga and meditation deck
• Massage studio, steam room and ice bath
• Speakeasy bar
• Coworking and creative lounge
• Concierge service
• Landscaped gardens and gated access
• Lift and assigned parking
• Access to partner beach clubs

Residential lots of 1,000 square metres, twenty metres of frontage by fifty metres deep, at Ciudad Muyil, a new grid of streets being laid out at Muyil, twenty kilometres south of Tulum on the road to Felipe Carrillo Puerto. Almost every lot in the plan is the same size, with a handful of exceptions and corner plots.

Where it is

Muyil, also called Chunyaxché, is the last village before the Sian Ka’an Biosphere Reserve, and the development sits about two kilometres from the lagoons and the Muyil archaeological site and about one kilometre from the entrance to the reserve itself. Sian Ka’an is the largest protected area on this coast, a UNESCO World Heritage site of lagoons, mangrove and reef, and nothing can be built inside it, which fixes what this land will always look out on. Tulum, its beach road and its airport are twenty to thirty minutes north on the 307.

What is there now, and what is coming

This is raw land at the beginning of its life. The plan lays out the streets, the blocks and the green areas, and the developers are to install the roads, the lighting and the services; on their own timetable that work starts in two to three years, with houses and apartments following two or three years after that. Nothing else residential is being built this close to Muyil at the moment. The other projects around the village are tourism infrastructure for the lagoons and the ruins, which is parking, boat services, market space and schools rather than competing subdivisions.

Who it is for

It is a long term holding rather than a house to move into, bought at the stage before services arrive, and it is priced accordingly. Commercial lots of the same size are also available, and larger commercial parcels have not yet been released.

Price

From $500,000 MXN for a 1,000 square metre lot, about $27,000 USD at 18.37 pesos to the dollar. The peso figure is the asking price and the dollar figure moves with the rate.

Buy it and hold it, build on it yourself when the services arrive, or have us design and build the house for you when the time comes. For the plan, the available lot numbers and a drive down to see it, get in touch and we will arrange it.

• Lots of 1,000 m², 20 metres by 50 metres
• Streets, lighting and services to be installed by the developers
• Two kilometres from the Muyil lagoons and archaeological site
• One kilometre from the Sian Ka’an reserve entrance
• Twenty kilometres south of Tulum on the 307
• Commercial lots available on the same grid

A two bedroom apartment of 162 square metres at Highline Los Amigos in Aldea Zamá, Tulum, planned as a lock off with two independent terraces and its own private pool, offered as a resale.

The apartment

Two bedrooms and two and a half bathrooms, drawn so that each half of the apartment has its own entrance, its own terrace and its own kitchen, which is what makes the lock off work: an owner can live in one side and let the other, or let both to two sets of guests. The main side runs as an open living and dining room in marble floors with a white kitchen along one wall and a slab timber table, opening through glass on two sides to the garden and the pool. The second side is a studio with its own kitchenette, bathroom and terrace, finished in deep blue with a hammock outside.

The pool and the building

The private pool sits in a walled garden at the apartment’s door, long enough to swim in and screened by planting. Above, the building carries a rooftop infinity pool with a timber sun deck and a solarium over the tree line.

Price

$235,000 USD. It is a resale, so the apartment is finished, furnished and available now rather than on a delivery schedule.

Aldea Zamá

Aldea Zamá is the master planned neighbourhood between Tulum town and the beach road, with restaurants, cafes, supermarkets, gyms and services inside the community, the town a few minutes one way and the beach a few minutes the other. It is the most established address in Tulum and the first one buyers ask for.

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

• Private pool in a walled garden
• Rooftop infinity pool and solarium
• Two independent terraces
• Lock off with two entrances and two kitchens
• Marble floors and luxury finishes
• Air conditioning and ceiling fans
• Gated community with security

A two bedroom apartment at Xunik, five small towers around a pool in planted gardens ten minutes from the beach in Tulum, finished and handing over now.

The apartment

Two bedrooms and two bathrooms across 78.23 square metres inside, with a terrace of 17 to 38 square metres depending on the unit, so the largest run to 116 square metres in all. An open living and dining room with a fitted kitchen in timber, full height glass to the terrace, pale timber effect porcelain floors and warm joinery, delivered furnished and equipped with air conditioning and ceiling fans.

Availability and price

Six are free across four of the towers, from 95.13 to 115.98 square metres, priced from $3,419,666 to $3,682,018 MXN, about $201,157 to $216,589 USD at 17 pesos to the dollar. The peso figure is the asking price and the dollar figure moves with the rate. The ground floor units carry the deepest terraces. The developer publishes a payment plan from 30 percent down and we will send the current terms on request.

Xunik

Xunik is seventy six apartments in five small towers named for the Maya world, Sian Kaan, Viento Maya, Raíces, Armonía and Azul, ten minutes from the beach in Tulum and finished and handing over now. The towers stand around a curving pool in planted gardens, with a sun bed area, a barbecue zone, a reception, a laundry and a commercial unit at the entrance.

Tulum

Tulum has grown from a beach town into a working city with its own international airport, and the demand that keeps its rentals full now runs through the year rather than only in winter. A development ten minutes from the sand, with the town's restaurants, supermarkets and schools closer still, sits where both markets overlap.

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

• Swimming pool in the gardens
• Sun bed area
• Barbecue zone
• Reception
• Laundry area
• Commercial unit on site
• Air conditioning
• Ten minutes from the beach

A one bedroom apartment at Xunik, five small towers around a pool in planted gardens ten minutes from the beach in Tulum, finished and handing over now.

The apartment

One bedroom and one bathroom, an open living and dining room with a fitted kitchen in timber and a terrace or garden patio onto the planting. Floors are pale timber effect porcelain, the joinery is warm timber, and the apartments are delivered furnished and equipped in the style of the photographs, with air conditioning and ceiling fans.

Availability and price

Ten are free across the five towers in three plans, from 36.7 square metres with a small terrace to 57.8 square metres with a deep one, priced from $1,861,856 to $2,671,018 MXN, about $109,521 to $157,119 USD at 17 pesos to the dollar. The peso figure is the asking price and the dollar figure moves with the rate. The developer publishes a payment plan from 30 percent down and we will send the current terms on request.

Xunik

Xunik is seventy six apartments in five small towers named for the Maya world, Sian Kaan, Viento Maya, Raíces, Armonía and Azul, ten minutes from the beach in Tulum and finished and handing over now. The towers stand around a curving pool in planted gardens, with a sun bed area, a barbecue zone, a reception, a laundry and a commercial unit at the entrance.

Tulum

Tulum has grown from a beach town into a working city with its own international airport, and the demand that keeps its rentals full now runs through the year rather than only in winter. A development ten minutes from the sand, with the town's restaurants, supermarkets and schools closer still, sits where both markets overlap.

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

• Swimming pool in the gardens
• Sun bed area
• Barbecue zone
• Reception
• Laundry area
• Commercial unit on site
• Air conditioning
• Ten minutes from the beach

A three bedroom villa of 225 square metres on a 106 square metre lot at Seremonia Habitat in Region 15, Tulum, planned on a lock off so that part of the house closes off and lets separately, and delivered with two private pools of its own.

The villa

Two levels and a roof studio. The ground floor opens the full width of the house through glass to a private pool in a walled garden, with the living and dining room and a kitchen behind it, and the upper floor holds the bedrooms with a second pool and a pergola on the roof terrace. Finishes are polished cement, stone and pale timber, with trees left standing in the courtyards. The lock off has its own entrance, so an owner can live in one part and let the other.

Availability and price

Five are free across phases one, two and three, all of this type, four looking onto the amenities and one onto the central garden. The promotional price is $5,370,000 MXN, about $292,000 USD at 18.37 pesos to the dollar, reduced from $6,670,000 MXN. The peso figure is the asking price and the dollar figure moves with the rate. Phases one, two and three are finished and handing over.

Seremonia Habitat

Seremonia is a community of villas in Region 15 built around the trees rather than in place of them, with concrete, stone and timber left largely unpainted and the jungle kept between the houses. Residents share a long pool and a circular jacuzzi in the gardens, a gym set among the trunks, a yoga area, a hammock area, a lounge terrace, a pizza oven, a kids area and a toddlers pool, a pet garden, tree lined ramblas, parking, a lobby, a beach club and security around the clock. Phases one, two and three are finished and handing over; phase four follows in August 2026.

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

• Two private pools with the villa
• Shared pool and jacuzzi
• Gym
• Yoga and hammock areas
• Lounge terrace and pizza oven
• Kids area and toddlers pool
• Pet garden
• Tree lined ramblas
• Beach club
• Lobby and parking
• 24 hour security

A two bedroom apartment at Samsara, a finished courtyard building in the centre of Tulum, ready to hand over now.

The apartment

Two bedrooms and two bathrooms, an open living and dining room with a fitted kitchen, and a terrace onto the courtyard or the tree line. The interiors are plaster, stone and timber in the register the building is drawn in, with bamboo screens on the terraces and full height glass to the planting.

Availability and price

Three are free on the current list: unit 208 at 91.37 square metres for $283,247 USD, unit 114 at 126.31 square metres for $353,668 USD and unit 127 at 127.98 square metres for $383,940 USD. The developer publishes a payment plan from 30 percent down and we will send the current terms on request.

Samsara

Samsara is a courtyard building in the centre of Tulum, finished and handing over now, wrapped around a long pool under a palapa with the jungle left standing between the wings. On the roof there is a second pool that runs to an infinity edge over the tree canopy, with sun beds, a barbecue area, a fire pit and a yoga deck; below it a lobby, a gym and a coworking room.

Central Tulum

The building stands on Neptuno Oriente between Beta Sur and Orión Sur, in the grid of streets behind the town centre where most of Tulum's restaurants, cafes, supermarkets and services sit within a few blocks. The beach road is about ten minutes by car, the ruins fifteen and Tulum airport half an hour, and this is the part of town that lets year round rather than only in season.

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

• Rooftop infinity pool with sun deck
• Courtyard pool under a palapa
• Barbecue area, nest and fire pit
• Yoga area
• Gym
• Coworking room
• Lobby
• Air conditioning

A two bedroom apartment on the first or second level of Pink Riad, the Moroccan riad in Aldea Zamá Premium, Tulum, 88.8 to 92.68 square metres, delivered turnkey.

The apartment

Two bedrooms and two bathrooms, an open living and dining room and a kitchen in rose and sage lacquer, with arched openings, carved timber screens and handmade terracotta floors laid into mosaic patterns. The corner units take light on two sides and look down into the courtyard and its pool. Delivered furnished and equipped and run as part of the building’s condo hotel operation, so it can be used, let or both.

Availability and price

Five are free, units 103, 104 and 105 on the first level and 201 and 202 on the second, from 88.8 to 92.68 square metres, all at $6,980,000 MXN, about $380,000 USD at 18.37 pesos to the dollar. The peso figure is the asking price and the dollar figure moves with the rate.

Pink Riad

Pink Riad is twenty four apartments over three levels in Aldea Zamá Premium, drawn as a Moroccan riad and finished as one: rose and green plaster, keyhole arches, handmade terracotta tiles laid into mosaic floors, carved timber screens and a courtyard pool under the arcade. It is run as a condo hotel and delivered turnkey, and it carries a beach club partnership for residents and their guests.

Aldea Zamá

Aldea Zamá is the master planned neighbourhood between Tulum town and the beach road, with restaurants, cafes, supermarkets, gyms and services inside the community, the town a few minutes one way and the beach a few minutes the other. It is the most established address in Tulum and the first one buyers ask for.

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

• Courtyard pool under the arcade
• Rooftop terraces with outdoor kitchens
• Condo hotel operation
• Turnkey delivery
• Beach club partnership
• Handmade terracotta tiles and carved timber screens
• Air conditioning
• Ten minutes from the beach

A two bedroom ground floor residence at Pink Riad, the Moroccan riad in Aldea Zamá Premium, Tulum, with the courtyard and the pool at the door and 118 to 142 square metres to itself.

The residence

Two bedrooms and two bathrooms behind keyhole arches, an open living and dining room with a kitchen in rose and sage lacquer, and floors laid in handmade terracotta tiles set into mosaic patterns. The ground floor units are the ones that open straight onto the arcaded courtyard and its pool, which is why they are priced above the upper floors. Delivered turnkey, furnished and equipped.

Availability and price

Two are free. GH3 at 118.34 square metres is $8,580,000 MXN, about $504,706 USD, and the corner residence GH2 at 141.84 square metres is $8,980,000 MXN, about $528,235 USD, both at 17 pesos to the dollar. The peso figure is the asking price and the dollar figure moves with the rate.

Pink Riad

Pink Riad is twenty four apartments over three levels in Aldea Zamá Premium, drawn as a Moroccan riad and finished as one: rose and green plaster, keyhole arches, handmade terracotta tiles laid into mosaic floors, carved timber screens and a courtyard pool under the arcade. It is run as a condo hotel and delivered turnkey, and it carries a beach club partnership for residents and their guests.

Aldea Zamá

Aldea Zamá is the master planned neighbourhood between Tulum town and the beach road, with restaurants, cafes, supermarkets, gyms and services inside the community, the town a few minutes one way and the beach a few minutes the other. It is the most established address in Tulum and the first one buyers ask for.

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

• Courtyard pool under the arcade
• Rooftop terraces with outdoor kitchens
• Condo hotel operation
• Turnkey delivery
• Beach club partnership
• Handmade terracotta tiles and carved timber screens
• Air conditioning
• Ten minutes from the beach

A one bedroom penthouse at Paramar Black, a finished building set back in the jungle in Aldea Zamá, Tulum, ready to hand over now.

The penthouse

One bedroom and one bathroom across a floor of 97 to 101 square metres, which is a generous footprint for a one bedroom and gives the living and dining room the width of the apartment with the kitchen in dark timber and stone along one side. A laundry, a terrace behind full height glass and the tree canopy below. Floors are large format porcelain, the bathroom is marble with a walk in shower, and it is delivered with air conditioning, ceiling fans and the kitchen equipped.

Availability and price

Two are free, unit 313 at 101.38 square metres for $283,500 USD and unit 314 at 97.42 square metres for $275,400 USD. The developer publishes a payment plan from 30 percent down and we will send the current terms on request.

Paramar Black

Paramar Black is a low rise building set back in the jungle in Aldea Zamá, finished and handing over now. Residents have two pools, one for families and one for adults, with a rooftop infinity pool over the tree line, a spa with sauna and jacuzzi, a gym, a sky bar, a lobby, a business centre, terraces and sun beds, green areas threaded with lit paths, a lift and security around the clock.

Aldea Zamá

Aldea Zamá is the master planned neighbourhood between Tulum town and the beach road, with restaurants, cafes, supermarkets, gyms and services inside the community, the town a few minutes one way and the beach a few minutes the other. It is the most established address in Tulum and the first one buyers ask for.

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

• Rooftop infinity pool with jungle view
• Two pools, family and adults
• Spa with sauna and jacuzzi
• Gym
• Sky bar
• Business centre
• Lobby and terraces
• Sun beds and green areas
• Lift
• 24 hour security