Ixchel

View of Open Concept Living at Ixchel, showcasing Modern Studio, Bohemian Decor.
Image of Ocean View at Ixchel, featuring Open Concept Living, Modern Studio Apartment.
View of Studio Apartment at Ixchel, showcasing Modern Interior, Wood Accents.
View of Modern Kitchenette at Ixchel, showcasing Breakfast Bar, Bohemian Decor.
View of Modern Bedroom at Ixchel, showcasing Studio Apartment, Wood Interior.
View of Kitchenette at Ixchel, showcasing Dining Area, Modern Interior.
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View of Modern Bedroom at Ixchel, showcasing Minimalist Design, Platform Bed.View of Modern Living Room at Ixchel, showcasing Minimalist Interior Design, Open Concept Living.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Ixchel is a luxury residential project located in Region 15, an area known for its significant investment potential and capital gains. This project offers a total of 53 turnkey apartments, conceived as an eco-friendly development structured in two stages, ensuring a hassle-free experience for owners. The development includes Condo and Studio property types, with some apartments featuring lock-off systems for enhanced rental flexibility. Residents will have access to seven unique amenities designed to promote wellness and community, including an infinity pool, a sundeck, a sky bar, a dedicated yoga area, a gym, a coworking space, an outdoor cinema, and a contemplative space.

The strategic value of Ixchel lies in its exclusive eco-friendly design , unique amenities , and seamless investment opportunity . The development's location in Region 15, combined with its ground transportation from the airport and modern comforts , makes it an attractive option for international buyers and investors. The variety of apartment models, including studios and two-bedroom units, caters to different needs, while the lock-off systems provide flexibility for rental income. With its holistic and upscale living environment , Ixchel presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. Attractive financing options are available, enhancing the investment viability of this luxury eco-haven.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$131,052 - $223,881 USD
CITY
N/A
Tulum
REGION
Region 15
BEDROOMS
1
2
TYPES
Condo
Studio
SURFACE
42
-
98
m2
UNITS
15
Units Available
AI RATING
Opportunistic
SALES VELOCITY
70
%
FINANCING PLANS
N/A
Available
DEVELOPER
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 Studio ▼
42.00 - 57.80
1
1 left
~$158,613
UnitStatusPrice (USD)Size (m²)Floor PlanImages
104Sold$160,35457.77ViewImg 1 Img 2
105Available$158,61357.80ViewImg 1 Img 2 Img 3 Img 4
106SoldN/A57.00ViewImg 1 Img 2 Img 3 Img 4
107SoldN/A42.00ViewImg 1 Img 2 Img 3 Img 4
113SoldN/A42.00ViewImg 1 Img 2
204SoldN/A57.00ViewImg 1 Img 2
213Sold$135,95442.00ViewImg 1 Img 2
304SoldN/A42.00ViewImg 1 Img 2
313SoldN/A42.00ViewImg 1 Img 2
403SoldN/A57.00ViewImg 1 Img 2
404SoldN/A42.00ViewImg 1 Img 2
2-Bedroom Condo ▼
57.00 - 98.00
2
14 left
~$135,954
UnitStatusPrice (USD)Size (m²)Floor PlanImages
102SoldN/A89.20ViewImg 1 Img 2 Img 3 Img 4
103Available$220,92686.00ViewImg 1 Img 2 Img 3
111Available$232,25592.00ViewImg 1 Img 2
112SoldN/A57.00ViewImg 1 Img 2 Img 3
114Sold$201,80789.20ViewImg 1 Img 2 Img 3 Img 4
115Sold$212,42889.20ViewImg 1 Img 2 Img 3 Img 4
116Sold$226,59098.00ViewImg 1 Img 2 Img 3 Img 4
117Available$226,59098.00ViewImg 1 Img 2 Img 3 Img 4
202Available$215,26189.20ViewImg 1 Img 2 Img 3 Img 4
203SoldN/A82.00ViewImg 1 Img 2 Img 3 Img 4
205SoldN/A98.00ViewImg 1 Img 2 Img 3 Img 4
206SoldN/A98.00ViewImg 1 Img 2 Img 3 Img 4
211Available$201,80789.20ViewImg 1 Img 2 Img 3 Img 4
212Available$135,95457.00ViewImg 1 Img 2 Img 3
214Sold$215,26189.20ViewImg 1 Img 2 Img 3 Img 4
215Available$201,80789.20ViewImg 1 Img 2 Img 3 Img 4
216Available$215,26189.20ViewImg 1 Img 2 Img 3 Img 4
302SoldN/A92.70ViewImg 1 Img 2 Img 3
303SoldN/A98.00ViewImg 1 Img 2 Img 3 Img 4
305SoldN/A57.30ViewImg 1 Img 2 Img 3 Img 4
306SoldN/A98.00ViewImg 1 Img 2 Img 3 Img 4
311SoldN/A57.30ViewImg 1 Img 2 Img 3 Img 4
312SoldN/A89.20ViewImg 1 Img 2 Img 3
314SoldN/A57.30ViewImg 1 Img 2 Img 3
315Available$201,80789.20ViewImg 1 Img 2 Img 3 Img 4
316Available$212,42889.20ViewImg 1 Img 2 Img 3 Img 4
317Available$212,42889.20ViewImg 1 Img 2 Img 3 Img 4
402SoldN/A98.00ViewImg 1 Img 2 Img 3 Img 4
405SoldN/A57.00ViewImg 1 Img 2
406Sold$226,59098.00ViewImg 1 Img 2 Img 3 Img 4
408SoldN/A57.00ViewImg 1 Img 2 Img 3 Img 4
409SoldN/A98.00View
411SoldN/A89.20ViewImg 1 Img 2 Img 3 Img 4
412Sold$201,80789.20ViewImg 1 Img 2 Img 3 Img 4
413SoldN/A57.30ViewImg 1 Img 2 Img 3
414SoldN/A89.20ViewImg 1 Img 2 Img 3
415Available$201,80789.20ViewImg 1 Img 2 Img 3 Img 4
416Available$201,80789.20ViewImg 1 Img 2 Img 3 Img 4
417Available$212,42889.20ViewImg 1 Img 2 Img 3 Img 4
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Lista 30-7030%—70%Standard list price with no discount.
Financing 30-60-1030%60%10%This plan offers a 5% discount on the list price.
Financing 50-5050%—50%This plan offers a 10% discount on the list price.
Contado 90-1090%—10%This plan offers a 15% discount on the list price.
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 moderately high-maintenance amenities like the swimming pool, gym, and rooftop terrace. Although there are multiple amenities, the relatively small number of units (53) helps to distribute the costs. The price range of $131,052 - $223,881 USD suggests a mid-to-high-end development, which aligns with the estimated HOA fee range. The absence of extremely high-cost amenities like staffed beach clubs or 24/7 security also supports 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 Garden at Ixchel, featuring Architectural Rendering, Lush Courtyard.
Image of Lobby at Ixchel, featuring Modern Architecture, Luxury Living.
Image of Gym at Ixchel, featuring Fitness Center, Gym.
Image of Lounge at Ixchel, featuring Coworking Space, Resident Lounge.
Image of Cinema Room at Ixchel, featuring Outdoor Cinema, Private Theater.
Image of Swimming Pool at Ixchel, featuring Rooftop Terrace, Swimming Pool.
Image of Swimming Pool at Ixchel, featuring Architectural Rendering, Luxury Resort.
Image of Swimming Pool at Ixchel, featuring Rooftop Terrace, Pool Deck.
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Ixchel is a masterclass in elevated living, where the boundaries between luxury and nature dissolve. Every element, from the meticulously manicured gardens to the sleek, modern lines of the architecture, is designed to create a sense of harmony and refinement, inviting residents to experience life at its fullest.

  • 🌊 Oceanic Oasis: Wake up to breathtaking ocean views, where the horizon stretches out before you, and spend your days lounging by the infinity pool, surrounded by the soothing sounds of the sea.
  • 🏋️‍♀️ Wellness Sanctuary: The private, residents-only gym means you can maintain your wellness routine without ever leaving the sanctuary of the property, complemented by the rejuvenating warmth of the Jacuzzi.
  • 🌴 Tropical Retreat: The lush garden, meticulously maintained to provide a serene escape, offers a tranquil atmosphere perfect for meditation, reading, or simply enjoying the beauty of nature.
  • 📊 Productivity Hub: The coworking space is designed to foster creativity and productivity, equipped with everything you need to stay connected and focused, all while being surrounded by the inspiring views of the ocean.
  • 🍿 Cinematic Nights: The cinema room transforms into your own private theater, where you can enjoy the latest blockbusters or classic films under the stars, enhancing your entertainment experience.
  • 🌃 Rooftop Escapade: The rooftop terrace, with its stunning ocean views, becomes the perfect spot to watch the sunset, enjoy a cocktail, or simply take in the breathtaking panorama of your surroundings.
Wellness & Recreation
  • 🏋️‍♀️ Gym: Private, residents-only fitness center for maintaining wellness routines.
  • 🛀 Jacuzzi: Relaxation and rejuvenation in a serene setting.
  • 🏊‍♀️ Swimming Pool: Infinity pool offering breathtaking views and a refreshing escape.
  • 🌳 Garden: Lush green spaces for meditation and connection with nature.
Social & Entertainment
  • 🍿 Cinema Room: Intimate screenings for residents and their guests.
  • 🍹 Rooftop Terrace: Panoramic views and sophisticated entertainment spaces.
  • 🛋️ Lounge: Elegant social areas for relaxation and community building.
Services & Comfort
  • 📊 Coworking Space: Modern, fully equipped areas for remote work and productivity.
  • 🚪 Also Includes: 24/7 security, parking, lobby, and high-speed Wi-Fi for convenience and peace of mind.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Ixchel is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌴 Unique Lifestyle Amenities: The property features a comprehensive and differentiated amenity package, including a Coworking Space and Cinema Room, designed to attract the resilient digital nomad and lifestyle-oriented demographic.
  • 📈 Strong Long-Term Demand: The new Tulum Airport has exceeded its initial passenger forecast, processing over 1 million passengers, providing hard evidence of strong, growing, and fundamental visitor demand for the destination itself.
  • 🌊 Permanent Value Premium: The property's Ocean View is a non-replicable feature that commands a permanent value premium, enhances desirability, and protects long-term capital appreciation against future supply growth.
  • 🚀 Infrastructure-Driven Growth: Ongoing public investment in core infrastructure, including road rehabilitation and drainage systems, supports the region's long-term sustainable growth and will progressively improve the area's livability and investment appeal.
  • 🏞️ Established Global Brand: Tulum's established identity as a world-class destination for wellness, spirituality, and digital nomads provides a consistent and dedicated source of international demand, insulating it from broader market pressures.
Read the Full Data-Driven Analyst Report
In a market defined by an acute oversupply of generic rental units, the Ixchel development presents a strategic acquisition opportunity. Its differentiated, comprehensive amenity stack—including a Coworking Space and Cinema Room—is positioned to attract a resilient tenant and owner profile, thereby capturing the strong, long-term visitor demand signaled by major infrastructure successes. While Tulum's real estate market is experiencing a significant correction, with property purchases down approximately 40% from peak levels, the new Tulum Airport has already surpassed its first-year passenger forecast by over 25%, indicating that fundamental demand for the destination remains robust. This creates a clear opportunity for a well-capitalized buyer to acquire a superior asset at a potential discount to its long-term intrinsic value.

💎 Competitive Advantages (Alpha)

The asset's non-replicable features are designed to insulate it from the commoditized segment of the rental market, where high vacancy rates and declining yields are most pronounced. These alpha drivers justify a premium positioning and attract a higher-quality tenant base less sensitive to short-term market fluctuations.

  • Coworking Space: Directly targets the high-value digital nomad demographic, a core component of Tulum's established global brand as a destination for lifestyle-oriented international visitors.
  • Cinema Room: A unique lifestyle amenity that provides a significant competitive advantage over the vast inventory of projects offering only standard pools and gyms. In a saturated market, such differentiation allows the asset to attract premium rental rates from a resilient niche.
  • Ocean View: A durable, non-replicable feature that commands a permanent value premium, enhances desirability, and protects long-term capital appreciation against future supply growth.


🛡️ Foundational Market Strengths (Beta)

Despite the severe localized market correction, the investment is underpinned by powerful, long-term macroeconomic and infrastructure-related tailwinds that support a multi-year hold strategy. These foundational strengths provide a buffer against the current cyclical downturn.

  • Validated Infrastructure Success: The new Tulum Airport has exceeded its initial passenger forecast by over 25%, processing over 1 million passengers against an expectation of 700-800k. This provides hard evidence of strong, growing, and fundamental visitor demand for the destination itself, independent of the real estate supply glut.
  • Durable Global Brand: Tulum's established identity as a world-class destination for wellness, spirituality, and digital nomads provides a consistent and dedicated source of international demand, insulating it from the broader slowdown in Mexico's national tourism, where air arrivals have decelerated to just +0.2% YoY growth.
  • Commitment to Public Works: Ongoing public investment in core infrastructure, including road rehabilitation, new electrification projects, and enhanced drainage systems, signals a commitment to the region's long-term sustainable growth and will progressively improve the area's livability and investment appeal.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: Severe oversupply of condominium inventory has led to a localized market correction and depressed rental yields for the foreseeable future.
  • 🔴 Inventory Exposure: The asset's inventory is heavily weighted towards 2-bedroom units (14 of 15 available), concentrating its exposure to the most competitive segment of the oversupplied condo market. The success of these units is therefore highly dependent on the project's ability to leverage its superior amenity package to attract a premium over generic competing stock. The single 1-bedroom unit faces minimal inventory risk and is likely to be absorbed quickly.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a high-risk, high-reward scenario where the asset's heavy concentration in 2-bedroom units is directly exposed to the market's oversupply. This risk is mitigated by a superior, lifestyle-focused amenity package designed to attract a higher-quality, long-term tenant and owner demographic, positioning the asset to capture a premium segment and outperform during the market's eventual stabilization.
  • 🟢 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

The ideal investor is a well-capitalized, cash-dominant buyer with a 5-10 year investment horizon focused on long-term capital appreciation. This profile is not dependent on immediate rental income, which is severely constrained by the current market. The high local policy rate of 11.25% makes domestic financing prohibitive, creating a distinct advantage for foreign cash buyers who can capitalize on opportunities such as the developer's 15% discount for a 90% down payment. This investor recognizes the opportunity to acquire a high-quality, new-build asset with differentiated amenities at a cyclical low, positioned to outperform the saturated market of undifferentiated condominiums as the market inevitably stabilizes and matures.
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: $158,613 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$5,234
  • Notary & Admin Fees: ~$3,710

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$11,144 USD
Approx. 7.0% 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 a thriving ecosystem, Ixchel embodies the essence of a Luxury Eco Haven, where Elevated Living in Harmony with Nature is not just a concept, but a daily reality. This exclusive eco-friendly development offers discerning investors and homeowners a unique blend of luxury, sustainability, and natural beauty, all set amidst a desirable location that promises high appreciation and seamless investment opportunities.

Immersive Natural Experiences

The neighborhood surrounding Ixchel is a treasure trove of natural wonders and wellness retreats, each contributing to the holistic lifestyle that residents can enjoy. From breathtaking vistas to rejuvenating spa treatments, every aspect of this location has been carefully considered to provide a unique blend of luxury and sustainability.
  • 🏞️ Playa Mirador - Just an 8-minute drive away, this stunning park and point of interest offers residents the perfect setting for outdoor activities and relaxation, underscoring the development's commitment to preserving natural beauty.
  • 🌿 Tulum Jungle Gym - For those seeking adventure and fitness, a 10-minute drive leads to this unique gym, where working out meets connecting with nature, reflecting the area's emphasis on wellness and outdoor activities.

Wellness and Relaxation

The vicinity of Ixchel is also home to a variety of spas and wellness centers, each offering a unique approach to relaxation and rejuvenation. These establishments not only cater to the physical well-being of residents but also contribute to the serene and peaceful ambiance of the area.
  • ✨ Quinto Elemento Spa Tulum - A mere 13-minute drive away, this spa is a haven for those seeking tranquility and pampering, with treatments designed to soothe both body and mind, highlighting the development's focus on holistic living.
  • 🌸 Tuuch cenote - Shibari Tulum - For a truly unique experience, residents can visit this breathtaking cenote, just a 10-minute drive from Ixchel, where natural beauty meets adventure, embodying the spirit of exploration and connection with nature.
  • 💆‍♀️ Massage Tulum | Carlos Cardona Spa - Located 15 minutes from the development, this spa offers specialized massage treatments, further enhancing the wellness options available to residents and reinforcing the area's reputation for holistic wellness.
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View of Modern Interior at Ixchel, showcasing Open Concept, Studio Apartment.Image of Jacuzzi at Ixchel, featuring Studio Apartment, Modern Interior Design.View of Kitchenette at Ixchel, showcasing Modern Design, Wood Cabinetry.

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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