Hoja Santa

View of Open Concept Living at Hoja Santa, showcasing Bohemian Decor, Natural Light.
View of Modern Kitchenette at Hoja Santa, showcasing Dining Area, Jungle View.
View of Studio Apartment at Hoja Santa, showcasing Modern Kitchenette, Concrete Walls.
View of Open Concept Living at Hoja Santa, showcasing Natural Light, Private Balcony.
View of Modern Bathroom at Hoja Santa, showcasing Rustic Design, Concrete Finish Walls.
View of Bedroom at Hoja Santa, showcasing Bohemian Decor, Rustic Design.
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View of Modern Interior at Hoja Santa, showcasing Concrete Walls, Rustic Railing.View of Modern Architecture at Hoja Santa, showcasing Rustic Balconies, Bamboo Siding.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Hoja Santa is a boutique condo development located in Tulum's high-growth Region 15, offering a unique blend of luxury and sustainability. This exclusive nature retreat comprises 16 units , each designed to provide a serene and private living space. The development is strategically positioned just 15 minutes from the Caribbean beaches and close to Tulum's town center, yet surrounded by a tranquil nature reserve. NOVUS ARQUITECTURA Y RESTAURACIÓ N, the developer, brings a strong academic background and extensive experience in architecture and restoration to the project.

The strategic value of Hoja Santa lies in its prime location , exclusive amenities, and commitment to sustainability. Residents can enjoy a private and select community with amenities! that promote well-being and connection with nature, including a rooftop pool , fully equipped gym , and dedicated yoga and meditation area . The development's proximity to the beach and town center, combined with its tranquil natural setting, makes it an attractive option for those seeking a unique and eco-friendly lifestyle. With its boutique collection of condos and strategic location , Hoja Santa presents a compelling investment opportunity for high-net-worth individuals and families. Note that Hoja Santa does not offer developer financing, allowing investors to explore alternative financing options that best suit their needs.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$100,883 - $218,167 USD
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
1
TYPES
Commercial Property
Condo
SURFACE
22.02
-
127
m2
UNITS
10
Units Available
AI RATING
Opportunistic
SALES VELOCITY
47
%
FINANCING PLANS
N/A
Available
DEVELOPER
NOVUS ARQUITECTURA Y RESTAURACIÓN S. DE R.L. DE C.V.
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Commercial Property ▼
22.02 - 22.95
1
2 left
~$100,883
UnitStatusPrice (USD)Size (m²)Floor PlanImages
Commercial Space 1SoldN/A22.95View
Commercial Space 2Available$100,88322.02View
Commercial Space 3Available$100,88322.48View
1-Bedroom Condo ▼
64.85 - 90.86
1
8 left
~$142,857
UnitStatusPrice (USD)Size (m²)Floor PlanImages
Hoja santa 01Available$218,16781.48View
Hoja santa 02Available$142,85781.48View
Hoja santa 03SoldN/A90.86View
Hoja santa 04Available$216,66781.01View
Hoja santa 06Available$205,49471.91View
Hoja santa 07Available$213,97267.35View
Hoja santa 08Available$213,97265.03View
Hoja santa 09Available$213,97265.03View
Hoja santa 13Available$205,49471.91View
Hoja santa 14SoldN/A67.35View
Hoja santa 15SoldN/A64.85View
Hoja santa 16SoldN/A64.85View
2-Bedroom Condo ▼
111.76 - 127.00
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
Hoja santa 05SoldN/A111.95View
Hoja santa 10SoldN/A111.76View
Hoja santa 11SoldN/A126.07View
Hoja santa 12SoldN/A127.00View
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:

$250 - $450 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of moderate to high-cost amenities like 24/7 security, a gym, a rooftop terrace, and a swimming pool. Although these amenities contribute to a higher maintenance cost, the relatively small number of units (16) in the development means that the cost per unit will be higher. The price range of the condos ($100,883 - $218,167 USD) also suggests a mid-to-high luxury level, which typically comes with a higher expectation of service quality and thus higher maintenance fees. However, the absence of extremely high-maintenance amenities like staffed beach clubs or large, complex pool systems helps to keep the estimated HOA fee range from being excessively high.

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 Gym at Hoja Santa, featuring Fitness Center, Private Gym.
Image of Swimming Pool at Hoja Santa, featuring Rooftop Pool, Jungle View.
Image of Lobby at Hoja Santa, featuring Building Entrance, Modern Architecture.
Image of Gym at Hoja Santa, featuring Fitness Center, Modern Gym.
Image of Lobby at Hoja Santa, featuring Modern Architecture, Luxury Entrance.
Image of Lounge at Hoja Santa, featuring Outdoor Lounge, Hammock Garden.
Image of Lobby at Hoja Santa, featuring Luxury Lobby, Reception Area.
Image of Lobby at Hoja Santa, featuring Lobby, Reception Desk.
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The essence of Hoja Santa lies in its masterful blend of luxury living and harmony with nature, creating a unique retreat that redefines the boundaries of exclusive eco-friendly lifestyles.

  • 🌿 Nature's Sanctuary: Step into the serene garden, where meticulously manicured landscapes and the soothing sounds of nature create a tranquil oasis, perfect for a morning stroll or a peaceful afternoon retreat.
  • 🏋️‍♀️ Personal Wellness: The private, residents-only gym means you can maintain your wellness routine without ever leaving the sanctuary of the property, surrounded by natural light and equipped with the latest in fitness technology.
  • 🌊 Aquatic Bliss: The swimming pool and Jacuzzi offer a refreshing escape, with the warm sun on your skin and the gentle breeze carrying the scent of tropical flora, creating an unforgettable experience of relaxation and rejuvenation.
  • 🍹 Cocktail Hour: As the sun sets, gather at the rooftop terrace, where breathtaking views of the surrounding landscape meet exquisite cocktail hour ambiance, perfect for socializing with like-minded individuals in an exclusive and sophisticated setting.
  • 🔒 Secure Luxury: With 24/7 security and a dedicated concierge service, Hoja Santa ensures that every aspect of your life is not only luxurious but also safe and hassle-free, allowing you to focus on what truly matters.
Wellness & Recreation
  • 🏋️‍♀️ Private Gym: Maintain wellness routines in a residents-only gym.
  • 🌊 Swimming Pool: Relax in a serene pool setting, blending luxury with nature.
  • 🌴 Garden Oasis: Unwind in a lush garden, promoting tranquility and connection with nature.
  • 🏊‍♀️ Jacuzzi: Soak in a rejuvenating jacuzzi, perfect for relaxation.
Social & Entertainment
  • 🍹 Lounge: Socialize in a sophisticated lounge, ideal for community gatherings.
  • 🌃 Rooftop Terrace: Enjoy panoramic views and entertainment on a luxurious rooftop terrace.
Services & Comfort
  • 🛡️ Concierge and Security: Experience high-end service with 24/7 security and dedicated concierge support.
  • 👥 Lobby and Amenities: Also includes a stylish lobby and other standard utilities for effortless living.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Hoja Santa is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏠 Premium Living Experience: The property's comprehensive, fully-integrated amenity package, including concierge, security, gym, and rooftop terrace, provides a tangible quality and service differential that justifies its value proposition.
  • 📈 Resilient Rental Market: Hoja Santa targets the resilient premium rental segment, insulating it from the commoditized inventory that defines the current market, and commanding higher occupancy and rates than competing resale inventory.
  • 🚀 Strong Visitor Demand: The new Tulum Airport has surpassed its first-year passenger forecast, indicating strong and growing fundamental visitor demand, which supports the property's long-term value appreciation.
  • 🌟 Unique Selling Points: The property's alpha drivers, including concierge services, integrated security, rooftop terrace, and on-site gym, offer a clear quality differentiator against discounted resale stock, attracting a discerning international clientele.
  • 📊 Infrastructure-Led Growth: Ongoing, federally-funded public works are actively addressing historical infrastructure deficits, supporting sustainable growth and ensuring the property's long-term value appreciation.
Read the Full Data-Driven Analyst Report
In a market defined by an oversupply of undifferentiated inventory and distressed resales, Hoja Santa's comprehensive, fully-integrated amenity package including concierge, security, a gym, and a rooftop terrace positions it as a premium, new-build asset. This provides a tangible quality and service differential that justifies its value proposition against a secondary market where resale units are trading at discounts of 35-40% to new builds. The core investment thesis is to acquire a defensible asset that targets the resilient premium rental segment, insulating it from the commoditized inventory that defines the current market crash.

💎 Competitive Advantages (Alpha)

The asset's value is not derived from the broad, distressed market but from its specific, curated features that command a premium. These alpha drivers are designed to attract a higher-tier clientele, securing superior occupancy and rental rates relative to the undifferentiated stock that dominates the oversupplied market. This strategy directly targets the luxury and eco-niche sectors that, according to market analysis, remain resilient and continue to attract premium rental rates.

  • Integrated Concierge & Security Services: Provides a hotel-like experience that separates the asset from the standard condominium rental pool, appealing to a discerning international clientele seeking convenience and safety.
  • Rooftop Terrace & Lounge: A high-value amenity that enhances the lifestyle offering, directly competing with boutique hotels and justifying a higher price point in a market where quality is the primary differentiator.
  • On-site Gym: A critical feature for the wellness-focused demographic that defines Tulum's core visitor base, adding a layer of convenience unavailable in the vast majority of competing resale inventory.


🛡️ Foundational Market Strengths (Beta)

Despite the acute local market correction, the long-term investment case is supported by powerful, non-speculative growth drivers. These foundational strengths indicate that while the current environment is defined by a severe supply/demand imbalance, the underlying demand for Tulum as a destination remains robust and is actively being supported by strategic investment.

  • Proven Visitor Demand: The new Tulum Airport has fundamentally de-risked the destination's long-term accessibility and appeal, surpassing its first-year passenger forecast by over 25% . This confirms strong, growing inbound travel independent of the current real estate market's health.
  • Federally-Funded Infrastructure Development: Ongoing public works, including road rehabilitation, drainage system enhancements, and new electrification projects, are actively addressing historical infrastructure deficits to support sustainable, long-term growth.
  • Enduring Global Brand: Tulum's established international reputation as a premier hub for wellness, spirituality, and digital nomads continues to attract a dedicated, high-spending clientele, providing a stable demand base that transcends short-term market cycles.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: Severe market oversupply of residential rental units has led to depressed rental yields and a 'crashed' short-term investment environment.
  • 🔴 Inventory Exposure: The asset's 1-Bedroom condominium inventory faces direct exposure to the market's primary risk of oversupply and depressed rental yields. The investment case for these units hinges on the asset's premium amenity package commanding higher occupancy and rates than competing, lower-quality resale inventory. The two commercial spaces offer a partial hedge, as their performance is tied to local business formation and foot traffic rather than the saturated residential rental market.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the high-risk, high-reward environment defined in the market thesis. While the 1-Bedroom inventory is exposed to the severe oversupply, the asset's comprehensive amenity stack provides a clear quality differentiator against discounted resale stock. The presence of commercial units offers portfolio diversification away from the most pressured market segment. .
  • 🟢 Core Rationale: The asset's unique Alpha Drivers are positioned to insulate its premier units from broader market pressures, while offering a long-term value proposition for its standard inventory.


🎯 Ideal Investor Profile

This opportunity is suitable exclusively for a well-capitalized, long-term investor focused on capital appreciation over a 5-10 year horizon. Given Mexico's high central bank policy rate of 11.25% , which makes local financing prohibitively expensive, the ideal profile is an all-cash buyer. This investor must possess a high tolerance for risk and illiquidity, viewing the current market—where property purchases have decreased by approximately 40% from their peak—not as a deterrent but as a strategic entry point. The objective is to acquire a high-quality, new-build asset at a cyclical low, holding through the current correction to capitalize on the long-term, infrastructure-led maturation of the Tulum market.
Fideicomiso and Closing Costs SIMULATOR

Estimated Closing Costs & Fideicomiso

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

Estimate based on price: $100,883 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$3,329
  • Notary & Admin Fees: ~$2,828

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$8,357 USD
Approx. 8.3% of value
5-Year Outlook Investment Calculator

5-Year Outlook Calculator

Gross Annual Income$0
Net Operating Income$0
Capitalization Rate0.0%
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Located in the heart of Tulum's high-growth area, Hoja Santa embodies the essence of luxury living in harmony with nature, offering a unique lifestyle and prime investment opportunity for high-net-worth individuals and families. This boutique development of just 16 units is strategically positioned to provide unparalleled luxury and sustainability, minutes from the beach and nestled in the sought-after Region 15. The surrounding area is a testament to the property's brand strategy, with a plethora of amenities and attractions that promote well-being and connection with nature.

The Doorstep Experience

The immediate walkable area surrounding Hoja Santa is a haven for those seeking a unique and exclusive lifestyle. Within an 8-minute walking distance, residents can indulge in the culinary delights of Lulo

Neighborhood Highlights

The neighborhood surrounding Hoja Santa is a treasure trove of attractions and amenities that cater to the diverse needs of its residents. Some of the notable highlights include:
  • 🌊 Cenote Escondido (Mayan Blue) - A 14-minute drive from the property, this stunning cenote is a must-visit for nature lovers and adventure seekers, offering a glimpse into the region's rich cultural heritage.
  • 💆‍♀️ Massage Tulum Energy Healing Spa - Located just a 10-minute drive from Hoja Santa, this spa is a haven for those seeking relaxation and rejuvenation, offering a range of treatments that promote well-being and connection with nature.
  • 🌿 Casa Venus - "Ritual Beauty Salon & Spa" - A 12-minute drive from the property, this beauty salon and spa is a one-stop-shop for all beauty and wellness needs, providing residents with a convenient and luxurious experience.
  • 🧖‍♀️ Spa Tulum | Tranquility Spa - Located just a 9-minute drive from Hoja Santa, this spa is a serene oasis that offers a range of treatments and therapies, perfect for those seeking relaxation and tranquility.
  • 🧘‍♂️ Massage Tulum | Carlos Cardona Spa - A mere 8-minute drive from the property, this spa is a haven for those seeking relaxation and rejuvenation, offering a range of massages and treatments that promote well-being and connection with nature.
  • 🏋️‍♀️ Rooftop Fitness Center - Located just a 14-minute drive from Hoja Santa, this fitness center is a state-of-the-art facility that offers a range of equipment and classes, perfect for those seeking to maintain an active lifestyle.
The strategic location of Hoja Santa provides residents with a unique and exclusive lifestyle, surrounded by nature, luxury, and convenience. With its proximity to the beach, cenotes, and a range of amenities, this boutique development is the epitome of luxury living in harmony with nature.
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View of Bedroom Interior at Hoja Santa, showcasing Modern Bohemian Style, Dark Accent Wall.Image of Jacuzzi at Hoja Santa, featuring Private Balcony, Jungle View.View of Bedroom at Hoja Santa, showcasing Bohemian Decor, Dark Accent Wall.

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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