Tulum Villas for Sale

Villa Albatros is one of only four villas in its enclave in Puerto Aventuras, three bedrooms and three and a half bathrooms on the oceanfront with direct beach access.

The villa

Two levels, 2,960 square feet, sold fully furnished. A private pool deck outside and the Caribbean in front of it. The interiors were put together by a designer from the United States and the finishes run to hand carved wood, with eco conscious materials through the build and smart home systems fitted.

Only four of them

An enclave of four villas behaves differently from a building of forty. There is no lobby, no lift queue and no committee, and when you are on the beach in front of it you are usually on it alone.

Carrying cost

The HOA is 541 US dollars a month, which for an oceanfront address with a private pool deck sits at the reasonable end of what this community charges.

Puerto Aventuras

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

Price

$1,350,000 USD. This is a resale, so the price is the owner’s rather than a developer price list, and there is no construction risk and no payment schedule running alongside a build. What you view is what transfers.

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

Casa Lobo is a five bedroom, five and a half bathroom waterfront villa in Puerto Aventuras with its own dock, 980 square metres of construction on a 750 square metre plot.

The villa

The main residence carries the living areas and a covered terrace, with a swimming pool that runs a full 25 metre lap lane and an outdoor lounge beside it. Upstairs are bedrooms, offices and a private patio. Covered parking for three cars.

What makes it unusual

Two independent studios with their own exterior access sit alongside the main house, which is what makes this work for a family that needs separation, for multigenerational living, or for letting part of the property while using the rest. The room configurations are convertible rather than fixed.

The private dock is on the water at the end of the plot. A boat is available separately.

Solar panels, a generator and water purification are already in, so the house runs through an outage without drama.

Puerto Aventuras

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

Price

$2,790,000 USD. This is a resale, so the price is the owner’s rather than a developer price list, and there is no construction risk and no payment schedule running alongside a build. What you view is what transfers.

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

A three bedroom, three and a half bathroom architect designed house bordering the golf course in Puerto Aventuras, 500 metres from the beach, on a 650 square metre plot.

The house

255 square metres of construction over two floors: three bedrooms, three and a half bathrooms, a study, kitchen, laundry and living room. A 35 square metre balcony upstairs, a 60 square metre terrace at ground level with 35 of that covered, and a 60 square metre pool.

Who built it

It was designed by Luis Arjona Arquitectos and completed at the end of 2009, and the drawings confirm 253.45 square metres across the two floors plus the terrace. Much of the furniture, the kitchen and the bathroom fittings were brought from Europe or designed for the house, so they are one off pieces rather than a package.

It transfers move in ready with the contents included.

Puerto Aventuras

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

Price

$695,000 USD. This is a resale, so the price is the owner’s rather than a developer price list, and there is no construction risk and no payment schedule running alongside a build. What you view is what transfers.

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

A four bedroom, four bathroom golf front home on a 480 square metre lot inside Puerto Aventuras, sold fully furnished and ready to use.

The house

Four bedrooms on a flexible plan, the fourth of them lofted, which means it works as a guest suite, an office or a separate rental depending on what you need it for. Vaulted ceilings and bright interiors through the living space.

Outside is where it earns its money: a private pool and terrace looking straight down the fairway. Solar panels are already installed, so the running cost is lower than the size of the house suggests.

Turnkey

It comes furnished and equipped, so it can be lived in or let from the day it transfers. For a buyer who is not local and does not want to spend a season furnishing a house from Cancún, that is most of the work already done.

Puerto Aventuras

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

Price

$829,000 USD. This is a resale, so the price is the owner’s rather than a developer price list, and there is no construction risk and no payment schedule running alongside a build. What you view is what transfers.

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

Casa Yalku is a four bedroom, three and a half bathroom house on the golf course inside Puerto Aventuras, 450 square metres of it, a short walk from the marina.

How it is built

This one was built properly rather than quickly. Raised foundations and double thickness walls, which is what keeps the humidity and the noise out. Three metre hurricane rated windows. Solar panels. Ceilings at 3.4 metres with floor to ceiling glass, so the light runs right through the plan.

The house

Open plan living, a gourmet kitchen with high end appliances, and a private pool and garden behind. Four bedrooms and three and a half bathrooms across the plan. It works as a full time home or as a rental, and the golf frontage means the view behind it is not going to be built on.

Carrying cost

The HOA here is 650 US dollars a year, which is worth reading twice. That is a year, not a month, and it is the lowest carry of anything we have in Puerto Aventuras.

Puerto Aventuras

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

Price

$1,150,000 USD. This is a resale, so the price is the owner’s rather than a developer price list, and there is no construction risk and no payment schedule running alongside a build. What you view is what transfers.

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

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

The villa

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

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

Three pools to one house

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

The architecture

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

Region 15

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

Price

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

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

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

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

Estate Home B is the four bedroom, four and a half bathroom house at Palm Villas, a run of thirty five villas by Sordo Madaleno set along the tenth and eleventh holes of the Gran Coyote golf course inside Corasol.

The house

Three floors, the same cubic architecture as Estate Home A on a slightly tighter plan. The main floor opens through full height glass to a covered terrace and a private pool with the fairway beyond. Bedrooms sit above with ensuite bathrooms and their own terraces, and there is a top floor terrace above that.

3,581 square feet inside and 1,877 outside, 5,458 square feet in total. Worth noting that the outdoor space is very slightly larger than Estate Home A’s, so what you give up against the five bedroom is interior rather than garden.

Which lot

Phase 1 has sold out. Eight lots remain in Phase 3, from 6,361 to 9,536 square feet, and the price follows the lot rather than the house. The entry price is the smallest of the eight.

Corasol

Corasol is a gated master planned community on the coast at Playa del Carmen, built around the Gran Coyote golf course and holding its own stretch of Caribbean shoreline. Palm Villas sits on the fairways rather than the beach, and residents reach the sand through the community’s own access rather than a public one.

How it is delivered

The villas hand over fully equipped: carpentry, doors and windows, oven, stove, extractor, gas grill and dishwasher, with central air conditioning throughout. Delivery runs 13 to 15 months from the 30 per cent down payment and signed contract. Two furniture packages are offered if you want it finished as well as equipped.

Running it

Palm Villas is in the vacation rental programme, so the house can be let when you are not in it, and there is a year round management team on site. Maintenance is 17,400 pesos. Corasol membership is available to purchase rather than included, and that is what opens the golf and the beach club.

Price

From 30,503,000 pesos, about $1,794,000 US dollars at seventeen pesos to the dollar. The developer prices in pesos and the peso figure is the one that governs the contract. Payment runs 30/70, 50/50, 70/30 or 90/10, and a villa is set aside with 100,000 pesos.

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

Private swimming pool and garden to each villa, plus the full run of Corasol facilities: the Gran Coyote golf course, the Costa Beach Club with its pools, spa, gym, kids club, gourmet market and restaurants, private beach access, The Park with paddle, tennis and pickleball courts, a batting cage and a playground, a cenote park, organic orchards, a pet friendly park and a year round property management team.

Estate Home A is the five bedroom, six and a half bathroom house at Palm Villas, a run of thirty five villas by Sordo Madaleno set along the tenth and eleventh holes of the Gran Coyote golf course inside Corasol.

The house

Three floors. The main floor holds the chef’s kitchen, the dining room, the living room and a wide covered terrace with a long pool, which is where the house is really lived in. The second floor carries bedrooms with their own sitting areas, terraces and ensuite bathrooms. The top floor is a terrace of its own.

4,597 square feet inside and 1,839 outside, 6,436 square feet in total. The architecture is the cubic, stacked design Sordo Madaleno drew for the scheme, in timber, stone and pale render, with the jungle and the fairway on show through full height glass.

Which lot

Phase 1 has sold out. Eight lots remain in Phase 3, ranging from 6,361 to 9,536 square feet, and the price moves with the lot rather than the house. Tell us how much garden you want and we will show you what is left.

Corasol

Corasol is a gated master planned community on the coast at Playa del Carmen, built around the Gran Coyote golf course and holding its own stretch of Caribbean shoreline. Palm Villas sits on the fairways rather than the beach, and residents reach the sand through the community’s own access rather than a public one.

How it is delivered

The villas hand over fully equipped: carpentry, doors and windows, oven, stove, extractor, gas grill and dishwasher, with central air conditioning throughout. Delivery runs 13 to 15 months from the 30 per cent down payment and signed contract. Two furniture packages are offered if you want it finished as well as equipped.

Running it

Palm Villas is in the vacation rental programme, so the house can be let when you are not in it, and there is a year round management team on site. Maintenance is 17,400 pesos. Corasol membership is available to purchase rather than included, and that is what opens the golf and the beach club.

Price

From 35,750,000 pesos, about $2,103,000 US dollars at seventeen pesos to the dollar. The developer prices in pesos and the peso figure is the one that governs the contract. Payment runs 30/70, 50/50, 70/30 or 90/10, and a villa is set aside with 100,000 pesos.

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

Private swimming pool and garden to each villa, plus the full run of Corasol facilities: the Gran Coyote golf course, the Costa Beach Club with its pools, spa, gym, kids club, gourmet market and restaurants, private beach access, The Park with paddle, tennis and pickleball courts, a batting cage and a playground, a cenote park, organic orchards, a pet friendly park and a year round property management team.

Ambre & Epices is a former boutique hotel in La Veleta, converted into an eight bedroom private villa. The design pulls Moroccan and Mexican together: a Moorish facade, arched doorways and lantern lit courtyards, set among endemic trees on a 1,070 square metre lot. Indoor and outdoor run into one another, so the patio jacuzzi leads to the dining table, which leads to the pool and the garden beyond.

The house

515 square metres of construction over two floors, built in 2019, on a lot of 1,070 square metres with 750 of that laid out as garden. Eight bedrooms, each with a king bed, a private bathroom and either a bathtub or a stone jacuzzi set into the suite. The kitchen is fully equipped and has its own recycling area. There is a laundry, storage and staff area of 20 square metres.

Two pools and the courtyards

The main pool runs 22 metres by 4 in the garden. A second pool of 3 metres by 3 sits in the patio. Around them are a large lobby, an open lounge beside the dining area, and a larger oriental lounge that looks over the water. A barbecue area and an outdoor spa sit in the grounds, and the roof is currently being extended.

Services and plant

Eight optimised CFE meters with a generator for emergencies, a water filtration system, a wastewater filtration system, a gas boiler, fibre optic and wireless internet, and camera coverage.

Licences

The seller reports that the accommodation, restaurant and bar licence is current, that the property carries uso de suelo comercial, and that the construction and fin de obra licences are up to date.

The expansion the seller has drawn up

An architectural project has been conceptualised and the plans are ready to take capacity from 18 guests to 28, by adding two rooms on the terrace: one sleeping four and one dormitory sleeping six.

Where it sits

La Veleta, five minutes from the town centre and about fifteen from the hotel zone and the beach clubs.

Further information

The full information pack on this asset is released to seriously interested parties. Speak to your broker to register interest, and the complete file follows a letter of intent.

• Main swimming pool of 22 metres by 4 in the garden
• Second pool of 3 metres by 3 in the patio
• Outdoor spa and jacuzzi
• Barbecue area
• Large lobby
• Open lounge beside the dining area
• Oriental lounge overlooking the pool
• Rooftop terrace
• Garden of 750 m2 with endemic trees
• Fully equipped kitchen with recycling area
• Laundry, storage and staff area
• Air conditioning throughout
• Fibre optic and wireless internet
• Camera coverage
• Water and wastewater filtration systems
• Emergency generator

Villa Palma is a brand-new contemporary residence on the lagoon in Puerto Aventuras — one of the few properties in the Riviera Maya with its own private dock and direct water access. Four suites, travertine from floor to pool edge, and an architecture that treats the lagoon not as a backdrop but as part of the house. Built in 2026, delivered immediately, unfurnished and ready for its first owner.

A House That Opens Onto the Water

The ground floor is designed around one idea: no separation between inside and out. Floor-to-ceiling sliding glass walls pull back entirely, connecting the open-plan living area to a bar terrace and then straight through to the pool deck and lagoon beyond. Travertine marble runs continuously from the interior through to the exterior — the same stone, the same level, no threshold. Plafones at 3.00 m throughout keep the proportions generous and the light constant.

Four Private Suites

Upstairs, four bedrooms — each a full suite with its own terrace overlooking the marina and lagoon. Cedar closets, chukum-finished walls, and double-glazed windows throughout. The material palette is deliberately restrained: travertine, chukum, cedar, and matte black ironwork. Nothing competes with the water and sky outside.

The Waterfront

A travertine-clad pool sits at the property's edge, 8.00 by 4.60 metres, level with the lagoon. Behind it, a 58 m² pergola with a built-in grill for outdoor dining. The garden stretches to 219 m², the terraces to 112 m² — in total, nearly 390 m² of exterior living space, all oriented toward the water. The private dock means a boat can be moored steps from the house.

Built to Last, Not to Impress

Steel-and-concrete structure. Series 10,000 European-line aluminum window frames. Double-glazed throughout, tempered in bathrooms. Two cisterns with 22 m³ capacity and a water softener. Central air conditioning. Fiber optic internet. No gas installation — fully electric. The construction is finished, documented, and permitted. This is not a promise on paper; it is a house you can walk through today.

📍 Location: Puerto Aventuras, Quintana Roo — a gated community with controlled access on the Riviera Maya corridor between Playa del Carmen and Tulum. The beach is approximately 2 km away.

⛲️ Features:

• Private dock with direct lagoon access
• Travertine pool at the water's edge (36.8 m²)
• Pergola with built-in grill (58.62 m²)
• Bar terrace facing the waterfront
• 3.00 m ceiling heights throughout
• Central air conditioning
• Two cisterns (22 m³) with water softener
• Fiber optic internet
• 2 covered parking spaces
• Gated community with 24/7 security

🛏 Bedrooms: 4 suites
🛁 Bathrooms: 4 full + 2 half + 2 service
📏 Size: 653 m² (~7,028 sqft) on 750 m² lot
💵 Total Price: $2,950,000 USD

The property lies within Mexico's restricted zone, so foreign buyers take title through a fideicomiso, a bank trust conferring full rights of use, sale and inheritance. Establishing one is routine and handled as part of closing. The property is deeded, free of liens, with all construction permits in order. Touristic-residential land use (Tr2b–Tr3). Delivered unfurnished. Immediate delivery.

• Private dock with direct lagoon access
• Travertine pool at the water's edge (36.8 m²)
• Pergola with built-in grill (58.62 m²)
• Bar terrace facing the waterfront
• 219 m² garden
• 112 m² of terraces
• 2 covered parking spaces
• Central air conditioning
• Fiber optic internet
• Gated community with controlled access

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

🏡 The Villa

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

📏 The Numbers

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

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

Ownership

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

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

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

📏 The Numbers

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

✅ Features

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

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

Ownership

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

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

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

🏡 A Sanctuary of Modern Luxury

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

🛏 The Rooms

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

♨️ Wellness & Social Spaces

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

📊 The Numbers

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

📍 Location: Region 15, Tulum, Quintana Roo.

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

Ownership

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

Viewings by appointment.

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

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

The House

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

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

The Land

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

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

Location and Services

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

Title

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

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

An Acre of Quiet

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

Viewings by appointment.

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

⛲️ Features:

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

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

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

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

The House

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

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

The Land

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

Services

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

Title

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

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

Two Sides of Water

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

Viewings by appointment.

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

⛲️ Features:

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

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

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

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

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

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

Villa Xibalba is a private estate of two matching villas on over two acres of jungle land in Kantenah, on the stretch of coast between Puerto Aventuras and Xpu Ha. Six bedrooms are split three to each villa, with four bathrooms and sleeping capacity for sixteen. The estate is offered whole rather than as separate units, and its distinguishing feature is a cenote within the grounds.

The Cenote

The cenote sits apart from the pool, an open sinkhole in the limestone reached by a timber stair that descends between the rock walls. Ferns and bromeliads have taken hold across the exposed stone, and the opening is edged with dry-stone walling and planting rather than built over. Private cenotes rarely come to market in this corridor and cannot be replicated, which is the strongest argument this estate makes.

The Pool

Separately, a large freeform pool wraps the centre of the plot in two connected basins, divided by a planted rock island with a waterfall spilling between them. The edges are laid in rough limestone rather than tile, so the water reads closer to a natural pool than a rectangle of blue. Sun loungers, a sand-toned deck and mature palms surround it.

The Palapa Bar

A thatched palapa off the pool holds a full bar built in rustic timber, seating eight at the counter with a wall-mounted television behind and hanging swing seats along the open side. Outdoor dining and a barbecue sit under the same roof, opening straight onto the water.

Two Villas, Six Bedrooms

The villas are identical in layout and furnishing, finished in a warm traditional palette with stucco walls, terracotta floors and dark timber joinery. Each holds an open living space with a large sofa and a wall-mounted television, an eight-person dining table, an eat-in kitchen bar, and a fully equipped kitchen with a stainless refrigerator, oven and hob. Full-height glazed doors open onto terraces strung with hammocks under thatched shade umbrellas, and air conditioning runs throughout.

Each villa carries three bedrooms. The top-floor principal suite has a king bed, a lounge chair and an en-suite bathroom with a large shower and twin basins. Two further bedrooms sit on the ground floor: one with two queen beds, a sofa bed and direct patio access, the other with two double beds. Both have generous closet space and share a bathroom fitted with dual showers and twin basins.

The Setting

Kantenah sits in Solidaridad, roughly midway between Playa del Carmen and Tulum, with the coast a short drive east. Cenote Azul and Cenote Cristalino are both around six kilometers away, Xpu Ha beach about the same, and Akumal roughly eleven. The land around the estate is jungle, and the plot is screened by mature palms on all sides.

The estate currently operates as a vacation rental. Private viewings by appointment.

📍 Location: Kantenah, Solidaridad, Quintana Roo
🌴 Position: Inland jungle plot, short drive to Xpu Ha beach and the cenote route

⛲️ Features:

• Two matching private villas on one plot
• 6 bedrooms (3 per villa), 4 bathrooms
• Sleeps up to 16
• Over 2 acres (approx. 8,100 m²) of private grounds
• Cenote within the grounds, with stepped access
• Large freeform pool with rock island and waterfall
• Palapa bar seating eight, with swing seats
• Outdoor dining and barbecue under thatch
• Rooftop terraces with palapas on both villas
• Hammock terraces off the ground floors
• Fully equipped kitchens with eat-in bars
• Eight-person dining tables in each villa
• En-suite principal suites with twin basins
• Air conditioning throughout

🛏 Bedrooms: 6 (3 per villa)
🛁 Bathrooms: 4
📏 Land: Over 2 acres (approx. 8,100 m²)
👥 Sleeps: 16

• Natural cenote with stepped access
• Large freeform pool with rock island and waterfall
• Palapa bar with seating for eight and hanging swing seats
• Shaded palapa with outdoor dining
• Barbecue grill
• Rooftop terraces with palapas and seating
• Thatched shade umbrellas and hammocks along the villa terraces
• Over 2 acres of private jungle grounds
• Air conditioning throughout both villas
• Fully equipped kitchens in each villa
• Washer
• On-site parking
• Wi-Fi