Distrito Bondia

Image of Swimming Pool at Distrito Bondia, featuring Modern Architecture, Swimming Pool.
Image of Swimming Pool at Distrito Bondia, featuring Open Concept Living, Modern Interior Design.
View of Modern Bedroom at Distrito Bondia, showcasing Boho Chic Decor, Natural Light.
Image of Swimming Pool at Distrito Bondia, featuring Modern Villa, Tropical Oasis.
Image of Garden at Distrito Bondia, featuring Tropical Architecture, Modern Residence.
Image of Garden at Distrito Bondia, featuring Modern Interior Design, Contemporary Hallway.
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Image of Garden at Distrito Bondia, featuring Tropical Architecture, Modern Facade.Image of Garden at Distrito Bondia, featuring Modern Living Room, Tropical View.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Distrito Bondia is a meticulously planned community located in Region 11 of Tulum, featuring 20 two-story single-family homes. Each residence is set on a generous 250 square meter lot and boasts 3 bedrooms , 3.5 bathrooms , a spacious living room, modern kitchen, private pool, garden, and terrace, all designed to maximize the tropical living experience. The master plan emphasizes comfort and accessibility with wide internal roads. This development is a project by GREAL ESTATE , a developer company with over two decades of experience, known for setting trends in the southeastern Mexican market and beyond. They have established a reputation for reliability and trustworthiness among clients, consistently securing investments for their projects. The available property type is House .

The strategic value of Distrito Bondia lies in its prime location, exclusive community amenities, and luxurious single-family homes. The development offers a range of amenities, including dedicated yoga rooms, a studio, barbecue facilities, a communal pool, and a fully equipped gym, enhancing the lifestyle of its residents. The proximity to Tulum's vibrant tourism economy and strong infrastructure growth makes it an attractive investment opportunity. The private pools, gardens, and terraces of each residence provide a unique tropical living experience, while the wide internal roads and ample parking ensure comfort and accessibility. With its 20 single-family homes, Distrito Bondia presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. We acknowledge that, like any investment, there are risks involved, including potential fluctuations in the local real estate market. However, the unique features and strategic advantages of Distrito Bondia make it an attractive option for discerning individuals and families seeking a luxurious, tropical lifestyle. Note that Distrito Bondia does not offer developer financing, allowing buyers to explore external financing options that best suit their needs.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
From $395,507 USD
CITY
N/A
Tulum
REGION
Region 11
BEDROOMS
3
TYPES
House
SURFACE
144.7
-
145
m2
UNITS
2
Units Available
AI RATING
Blue Chip Asset
SALES VELOCITY
90
%
FINANCING PLANS
N/A
Available
DEVELOPER
G Real Estate
DELIVERY DATE
Immediate
DEVELOPER STATUS
LISTING UPDATE
February 7, 2026
Model / TypologySize (m²)BedroomsSales VelocityStarting Price (USD)Assets
3-Bedroom House ▼
144.70
3
2 left
~$389,571
UnitStatusPrice (USD)Size (m²)Floor PlanImages
Tipo 01Available$389,571144.70
Tipo 02Available$389,571144.70Image 1
Explore Financing Plans
HOA Fees ESTIMATION

HOA Fee Estimation

Based on the amenities and luxury level of this property, the estimated monthly HOA (Maintenance) fee is expected to be in the range of:

$450 - $700 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of moderate to high-cost amenities like the swimming pool and gym, which require regular maintenance and staffing. The lobby and garden, while less costly, still contribute to the overall expense. The price range of the condos, from $395,507 USD, suggests a certain level of luxury and service quality expected by owners, which also influences the estimated HOA fee range. The relatively small number of units (20) means that the cost per unit will be higher compared to larger developments, further supporting this estimate.

Disclaimer: This is a data-driven estimate provided for planning purposes only. The final, official HOA fee will be confirmed by the developer or property administration.

Official Price List
Availability Map
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Image of Swimming Pool at Distrito Bondia, featuring Tropical Pool, Architectural Walls.
Image of Swimming Pool at Distrito Bondia, featuring Tropical Landscape, Lush Greenery.
Image of Lobby at Distrito Bondia, featuring Tropical Architecture, Lush Greenery.
Image of Gym at Distrito Bondia, featuring Outdoor Gym, Tropical Environment.
Image of Lounge at Distrito Bondia, featuring Tropical Oasis, Outdoor Lounge.
Image of Garden at Distrito Bondia, featuring Modern Architecture, Tropical Design.
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In the heart of Tulum's vibrant landscape, Distrito Bondia stands as a serene oasis, where modern tropical architecture blends seamlessly with the lush surroundings, creating a harmonious balance between nature and luxury. The sleek, contemporary lines and expansive glass walls of this residence dissolve into the tropical garden, as if the boundaries between indoors and outdoors have been effortlessly erased, promising a lifestyle of refined tranquility and expansive freedom.

  • 🏠 Private Retreat: Experience the epitome of tropical luxury in your private pool and garden, where the thoughtful incorporation of natural materials and water features creates a deep sense of connection to the environment.
  • 🌴 Tropical Living: The open-concept living areas and stylish interiors of Distrito Bondia exude effortless elegance, with a strong emphasis on connecting inhabitants to the stunning natural scenery through extensive garden views and direct access to the lush surroundings.
  • 🏋️‍♀️ Wellness Sanctuary: The private, residents-only gym and dedicated yoga rooms offer a serene escape for wellness and self-care, surrounded by the tranquil atmosphere of the tropical garden.
  • 🚗 Convenient Luxury: With ample parking and a strategically located lobby, Distrito Bondia combines the luxury of a tropical retreat with the convenience of modern living, making every day feel like a vacation.
  • 🌊 Aquatic Oasis: The swimming pool at Distrito Bondia is more than just a amenity - it's an immersive experience that connects you with the natural beauty of Tulum, inviting you to unwind and rejuvenate in a serene aquatic environment.
Wellness & Recreation
  • 🏋️‍♀️ Gym: Maintain wellness routines in a fully equipped gym.
  • 🌴 Garden: Relax in serene gardens, perfect for meditation or leisure.
  • 🏊‍♀️ Swimming Pool: Enjoy a refreshing swim in the communal pool.
Social & Entertainment
  • 🛋️ Lounge: Unwind in a stylish lounge, ideal for socializing or relaxation.
Services & Comfort
  • 🚪 Parking and Security: Includes secure parking and 24/7 security for peace of mind, along with a convenient lobby area.
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February 7, 2026

This is a de-risked investment in a scarce asset class within Tulum. With the project already built and 90% sold, both execution and market acceptance risks are negligible, allowing focus to shift to operational yield and long-term appreciation.

  • 💎
    Asset Profile Modern 3-Bedroom Villa with private pool; a scarce product in a condo-dominated market. [4]
  • 📈
    Financial Logic Acquisition at a fair value of $2,554/m² with potential for high rental yields by targeting the premium villa market, mitigating broader market softness. [2, 3]
  • 📍
    Location Alpha Positioned to benefit from new regional infrastructure, including the Tulum Airport (30 min) and Tren Maya, enhancing long-term value. [5]
  • 🛡️
    Risk Assessment Primary risk is the compressed Tulum rental market; however, this is mitigated by the asset's scarcity and immediate availability.
Read the Full Data-Driven Analyst Report

Investment Memo: Distrito Bondia

Market: Tulum | Zone: Located in Tulum, known for beautiful beaches, mystical cenotes, and Mayan archaeological sites., Tulum offers a bohemian lifestyle, ecological activities, and strong growth in infrastructure., 20 minutes to Archeological zone, 30 minutes to Tulum International Airport, 8 minutes to Kukulkan Av., 10 minutes to Tulum Downtown, 15 minutes to the beach Blue Chip Asset

Analyst Verdict

Distrito Bondia presents a compelling, de-risked investment opportunity in the Tulum market. With construction complete ('Immediate Delivery') and a remarkable 90% of inventory sold, the project has demonstrated significant market acceptance, mitigating both execution and initial sales risk. The asset type—3-bedroom villas—is a key strategic advantage. While the broader Tulum market faces a potential oversupply and rental yield compression, this is concentrated in the condo segment. [8] Villas represent a much smaller fraction of the housing stock, positioning this asset in a less competitive and more desirable niche. [3, 4]

The financial entry point at $2,554 USD/m² is assessed as favorable when compared to long-term market forecasts projecting average prices could exceed $3,100 USD/m². [3] While short-term rental revenues across Tulum have seen a year-over-year decrease [2], the scarcity of 3-bedroom homes (only 10% of listings [7]) should provide a degree of insulation. The investment thesis is therefore based on acquiring a scarce, fully-built asset at a fair price, poised to capture long-term appreciation driven by regional infrastructure growth, while navigating the current softness in the short-term rental market through superior product differentiation.

Strength: Immediate delivery with 90% sold status eliminates execution and market acceptance risk.
Risk: Broader market rental yield compression due to oversupply in Tulum could impact short-term income projections. [8]

💰 Valuation & Yield Logic

  • Entry Basis: $2,554 USD/m² - Analyzed as Fair Value for this zone, with upside potential based on market forecasts. [3]
  • Rental Demand: While the overall market shows moderate occupancy (~31-44%) and declining YoY revenue [2, 7], demand for luxury villas persists. Top-tier properties can command daily rates over $345, suggesting potential for strong performance with the right management. [2]
  • Scarcity Factor: The project consists of only 20 units. As 3-bedroom homes, they represent a scarce product type, comprising only 10% of Tulum's Airbnb listings. [7]

📍 Location Maturity

The zone is in a high-growth, developing phase. Its long-term value is underpinned by major new infrastructure, including the Tulum International Airport and the Tren Maya rail line, which are set to significantly improve accessibility and drive regional growth. [5, 9]

🏗️ Developer Profile & Status

The developer, G Real Estate, has over 25 years of experience. Their portfolio of verified completed projects includes Casas habitación Xalapa veracruz, Casa Cuervo, and Edificio Encinos. The asset is confirmed for 'Immediate Delivery', eliminating any construction or timing risk.

Status: 90% Sold | Est. Completion: Check Contract
*Analysis based on current market listings.
Fideicomiso and Closing Costs SIMULATOR

Estimated Closing Costs & Fideicomiso

Disclaimer: These are data-driven estimates for planning purposes only. The final calculation (cálculo) and all legal fees are confirmed by your Notary Public (Notario Público) at the time of closing.

Estimate based on a starting price of $389,571 USD

1. Percentage-Based Costs (Tied to Price):

  • Acquisition Tax (ISABI): ~$12,856
  • Notary, Registry & Admin Fees: ~$7,756

2. Fideicomiso (Bank Trust) Setup (Flat Fees):

  • SRE Government Permit: $1,200
  • Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$22,812 USD
This represents approximately 5.9% of the property's value.

Recurring Annual Cost
You should also budget for the Annual Fideicomiso Fee of approximately ~$600 USD, paid to the bank each year to maintain your trust.

5-Year Outlook Investment Calculator

5-Year Outlook Calculator

Gross Annual Income$0
Net Operating Income$0
Capitalization Rate0.0%
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In the heart of Tulum's thriving Region 11, Distrito Bondia emerges as the epitome of Tropical Luxury Retreat, where discerning individuals and families can indulge in a luxurious, tropical lifestyle. This address is meticulously designed to blend comfort, wellness, and connection to Tulum's unique bohemian charm, offering a haven for those seeking an elevated Caribbean living experience.

Immersive Natural Beauty

The allure of Tulum's natural wonders is palpable at Distrito Bondia , where residents are just a stone's throw away from some of the region's most breathtaking cenotes and wellness retreats. This strategic location allows for a seamless integration of nature, luxury, and adventure, catering to the desires of its discerning residents.
  • 🌊 Cenote Cristal - A mere 5 minutes away, this stunning cenote beckons residents to explore its crystal-clear waters, embodying the essence of tropical luxury and adventure that defines life at Distrito Bondia .
  • 🌴 Vesica Tulum | Cenote Club - Just 6 minutes from the property, this unique blend of natural beauty, wellness, and community offers residents a chance to unwind, socialize, and rejuvenate, aligning perfectly with the development's focus on elevated living.
  • 🏞️ Cenote Escondido (Mayan Blue) - An 8-minute drive leads to this hidden gem, where the allure of the Mayan Blue waters promises an unforgettable experience, further enriching the lives of Distrito Bondia residents with its natural splendor.
  • 🌿 Cenote Mayan Blue - Only 6 minutes away, this cenote offers a serene escape, inviting residents to connect with nature and indulge in the tranquility that Distrito Bondia is designed to provide.


Wellness and Leisure

The development is surrounded by a plethora of wellness and leisure activities, each designed to enhance the luxurious, tropical lifestyle that residents of Distrito Bondia crave. From rejuvenating massages to invigorating workouts, every aspect of wellness is catered for, ensuring a balanced and fulfilling life.
  • 💆‍♀️ Massage Tulum | Carlos Cardona Spa - A 9-minute drive leads to this serene oasis, where skilled therapists await to pamper residents, offering a tranquil retreat from the vibrant energy of Tulum.
  • 🏋️‍♀️ Tulum Jungle Gym Pueblo - Just 6 minutes from Distrito Bondia , this gym is a hub for fitness enthusiasts, providing state-of-the-art equipment and expert trainers to help residents maintain their active, healthy lifestyle.
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Image of Garden at Distrito Bondia, featuring Modern Architecture, Tropical Landscape.Image of Garden at Distrito Bondia, featuring Modern Living Room, Open Concept Kitchen.Image of Garden at Distrito Bondia, featuring Modern Facade, Tropical Architecture.

Tulum

: Market Analysis

Tulum is a stunning destination where ancient Mayan ruins are perched on a cliff overlooking the turquoise Caribbean Sea. It blends this historical wonder with world-famous white-sand beaches, mystical cenotes, and a trendy, eco-chic vibe.
VIEW ANALYSIS

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