Yuum Lum

Image of a Rooftop Terrace, featuring Private Outdoor Bar and Al Fresco Dining.
Image of a Modern Hallway, featuring Biophilic Design and Indoor Garden.
Image of a Architectural Floor Plan, featuring Ground Floor Apartment and Private Plunge Pool.
Image of a Private Courtyard, featuring Outdoor Seating Area and Tropical Landscaping.
Image of a Private Patio, featuring Bedroom Suite and Indoor-Outdoor Living.
Image of a Luxury Walk-in Shower, featuring Spa-like Bathroom and Dual Rain Shower Heads.
Image of a Dining Area, featuring Wood Dining Table and Modern Decor.
Image of a Modern Hallway, featuring Recessed LED Lighting and Glass Railings.
Image of a Spa-like Bathroom, featuring Walk-In Shower and Rainfall Showerhead.
Image of a Modern Corridor, featuring Glass Railings and Open-Air Breezeway.
No items found.
Image of a Master Bedroom Suite, featuring Private Garden Patio and Indoor-Outdoor Living.Image of a Tropical Modernism, featuring Luxury Residence and Lush Landscaping.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Yuum Lum is a boutique collection of 14 residences , comprising 10 one-bedroom apartments and 4 two-bedroom penthouses , designed to integrate modern living with the natural beauty of the Mayan jungle. This project is developed by CORPORATIVO ESPCON S.DE R. L. DE. C.V. , an experienced construction and development firm with a diverse portfolio of projects in Quintana Roo. The available property types include Condo , Penthouse , and Residential units, offering a range of options for discerning investors and buyers.

The strategic value of Yuum Lum lies in its exclusive private development , offering a secluded and tranquil living experience, harmoniously designed with nature to blend modern amenities with the lush jungle environment. Each unit features a versatile lock-off system , providing a prime investment opportunity with flexibility for rental income or personal use. The development's convenient location , just minutes from the beach and downtown Tulum, offers easy access to amenities and attractions, making it an attractive option for those seeking a unique and luxurious living experience. With a starting price of $159,000 , Yuum Lum presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. Note that Yuum Lum does not offer developer financing, allowing buyers to explore external financing options that best suit their investment goals.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
Starting from $159,000
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
1
2
TYPES
Condo
Penthouse
SURFACE
73.4
-
208
m2
UNITS
2
Units Available
AI RATING
Opportunistic
SALES VELOCITY
83
%
FINANCING PLANS
N/A
Available
DEVELOPER
CORPORATIVO ESPCON 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 Condo ▼
73.40 - 110.87
1
1 left
~$159,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
01SoldN/A92.20
02SoldN/A92.20
03SoldN/A101.49
04SoldN/A110.87
101SoldN/A73.40
102SoldN/A73.40
103SoldN/A75.30
104Available$159,00078.94
2-Bedroom Penthouse ▼
137.00 - 160.82
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PH 201SoldN/A145.34View
PH 202SoldN/A137.00
PH 204SoldN/A160.82View
3-Bedroom Penthouse ▼
208.22
3
1 left
~$329,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PH 203Available$329,000208.22View
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 amenities like a swimming pool, rooftop terrace, and 24/7 security, which are moderate to high-cost. However, the relatively small number of units (14) and the absence of extremely high-maintenance amenities like a gym or staffed beach club help to keep the costs from being excessively high. The price range starting from $159,000 suggests a mid-to-high-end development, which also supports this estimate range.

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 a Indoor-Outdoor Living, featuring Private Plunge Pool and Sun Deck.
Image of a Private Pool, featuring Poolside Bar and Outdoor Lounge.
Image of a Lobby Entrance, featuring Tropical Landscaping and Modern Tropical Design.
Image of a Luxury Lobby Entrance, featuring Tropical Architecture and Bohemian Chic Design.
Image of a Penthouse Unit, featuring Rooftop Terrace and Private Plunge Pool.
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The essence of Yuum Lum lies in its masterful blend of modern luxury and natural serenity, creating a unique retreat that whispers elegance and sophistication. As natural light dances across the warm, inviting textures of the property, every moment becomes an opportunity to unwind and reconnect with nature.

  • 🌴 Tropical Oasis: Step into the private pool, where the gentle lapping of water against the shore and the vibrant hues of the surrounding jungle create a sense of secluded paradise.
  • 🏠 Culinary Delights: The kitchen island becomes the heart of your residence, where the warmth of golden hour and the aroma of freshly prepared meals blend to create unforgettable dining experiences.
  • 🌃 Stargazing Serenity: The rooftop terrace transforms into your personal observatory, a place where the celestial ballet above and the soft glow of the property's lighting conspire to create moments of profound peace and connection with the universe.
  • 🔒 Secure Haven: With 24/7 security and private parking, Yuum Lum ensures that your sanctuary remains safe and secure, allowing you to fully immerse in the tranquility of your surroundings.
  • 🌿 Jungle Embrace: The garden, with its lush greenery and vibrant flora, invites you to step into a world of natural beauty, where every breath is a reminder of the harmony between modern luxury and the untouched splendor of the jungle.
Wellness & Recreation
  • 🏊 Swimming Pool: Relax in a serene pool surrounded by nature.
  • 🌿 Garden: Stroll through lush gardens, promoting well-being and tranquility.
Social & Entertainment
  • 🍹 Lounge: Unwind in a stylish lounge, perfect for socializing.
  • 🌆 Rooftop Terrace: Enjoy breathtaking views from a private rooftop terrace.
Services & Comfort
  • 🚪 Security and Parking: Includes 24/7 security and convenient parking for residents.
  • 🛋️ Lobby: Features a stylish lobby, adding to the overall comfort and luxury of the property.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Yuum Lum is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏙️ Proven Demand for Premium Units: The complete sell-out of the 2-Bedroom Penthouse typology demonstrates tangible demand for premium, differentiated units, even in a challenging market.
  • 🌟 Institutional-Grade Amenities: A comprehensive amenity package, including a Rooftop Terrace, Lobby, and dedicated Security, delivers a superior user experience, setting Yuum Lum apart from smaller-scale developments.
  • 🚗 Dedicated On-Site Parking: The provision of on-site parking solves a significant pain point in Tulum's congested urban core, enhancing usability and protecting long-term asset value.
  • 📈 Robust Foundational Demand: The new Tulum Airport's surpassing of its first-year passenger forecast by over 25% validates the region's underlying draw and growing visitor demand.
  • 🌎 Enduring Global Brand Equity: Tulum's established identity as a premier wellness and eco-luxury destination attracts a dedicated international clientele, providing a resilient demand base.
  • 🛣️ Commitment to Infrastructure: Ongoing public investment in core infrastructure, including road and drainage system enhancements, supports the region's long-term sustainable growth and improves the quality of life and investment environment.
Read the Full Data-Driven Analyst Report
The complete sell-out of the 2-Bedroom Penthouse typology provides tangible, asset-specific evidence of demand for premium, differentiated units, even within a market experiencing a severe local correction. In this bifurcated environment, where resale units are trading at 35-40% discounts to new builds, Yuum Lum's demonstrated absorption of its premium inventory positions it as a flight-to-quality asset. The project's ability to attract buyers for its scarcer, larger typologies validates its status as a superior long-term holding, capable of capturing value beyond the current cyclical downturn affecting the oversupply of generic rental-grade inventory.

💎 Competitive Advantages (Alpha)

The asset's intrinsic characteristics provide a defensible moat against the commoditized product driving the current market oversupply. These features are not easily replicated and offer superior long-term value preservation.

  • Institutional-Grade Amenity Package: A comprehensive offering, including a Rooftop Terrace, Lobby, and dedicated Security, delivers a user experience superior to the fragmented, smaller-scale developments that constitute the bulk of the market's distressed inventory. This positions the asset to attract and retain higher-value tenants and owners.
  • Dedicated On-Site Parking: In Tulum's increasingly congested urban core, the provision of on-site parking is a critical logistical advantage. This feature directly enhances usability and protects long-term asset value by solving a significant pain point for residents and visitors.


🛡️ Foundational Market Strengths (Beta)

Despite acute local market distress, the asset is situated within a destination supported by durable, long-term demand drivers and strategic public investment.

  • Proven Foundational Demand: The new Tulum Airport has validated the region's underlying draw, surpassing its first-year passenger forecast by over 25%. This demonstrates robust and growing visitor demand that is independent of the current real estate supply-demand imbalance.
  • Enduring Global Brand Equity: Tulum's established global identity as a premier destination for wellness and eco-luxury continues to attract a dedicated international clientele, providing a resilient demand base that is less susceptible to broad market volatility.
  • Commitment to Infrastructure: Ongoing public investment in core infrastructure, including significant road rehabilitation and drainage system enhancements, signals a commitment to the region's long-term sustainable growth and will progressively improve the quality of life and investment environment.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe oversupply of rental-focused condominium inventory has led to a localized real estate market crash and depressed rental yields for the foreseeable future.
  • 🔴 Inventory Exposure: The asset's inventory risk is segmented. The remaining 1-Bedroom unit faces high exposure to the oversupplied short-term rental market. Conversely, the 3-Bedroom Penthouse is significantly insulated from this primary risk, representing a scarce, premium asset class that appeals to long-term end-users or high-net-worth buyers focused on capital preservation and lifestyle, a segment where this project has already proven successful.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the market's high-risk, high-reward dynamics. While standard units face significant headwinds, the asset's proven sales velocity in its premium penthouse category provides tangible evidence of a flight-to-quality, offering a distinct opportunity for capital seeking scarce, well-amenitized products over commoditized rental stock. .
  • 🟢 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 required investor is a well-capitalized, capital-appreciation-focused buyer with a 5-10 year investment horizon. This profile is not reliant on immediate rental income, which is severely constrained by the current oversupply and high vacancy rates. Given Mexico's high policy rate of 11.25%, this investor is likely a foreign cash buyer capable of navigating a market where local financing is prohibitive. They are an end-user or high-net-worth individual seeking to acquire a premium, differentiated property—specifically the 3-Bedroom Penthouse—at a favorable entry point in the market cycle, prioritizing asset quality, scarcity, and the comprehensive amenity package over short-term yield.
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: $159,000 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$5,247
  • Notary & Admin Fees: ~$3,719

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$11,166 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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At Yuum Lum, the essence of luxurious living in harmony with nature is not just a concept, but a tangible reality. Nestled in the heart of Tulum, this exclusive jungle retreat offers high-net-worth individuals a private, luxurious, and sustainable haven that seamlessly blends the richness of nature with the vibrant cultural heritage of the area. The strategic location of Yuum Lum ensures that residents are minutes away from the beach and downtown Tulum, providing effortless access to modern amenities, exquisite dining experiences, and a thriving cultural scene.

The Doorstep Experience

The immediate surroundings of Yuum Lum are a testament to the area's evolving charm, with a curated selection of dining establishments and natural wonders waiting to be explored. Residents can indulge in the local culinary scene, which boasts a variety of restaurants, each offering a unique gastronomic experience. This walkable neighborhood is designed to provide residents with a tranquil and secluded living experience, while still being close to the action.
  • 🍴 MOTMOT Restaurant, Coffee and cenote Bar - A 14-minute stroll leads to this eclectic eatery, where the fusion of flavors and the serene ambiance of the cenote bar create a truly unforgettable experience, perfect for those seeking a sophisticated dining experience in a natural setting.
  • 🌿 The Garden Restoran - Just an 8-minute walk away, this restaurant embodies the essence of dining in harmony with nature, offering residents a peaceful retreat where they can savor delicious meals surrounded by lush greenery.
  • 🍳 Refugio Tulum, Brunch - For those who crave a leisurely brunch, this spot, reachable within a 9-minute walk, serves as the perfect haven, blending gourmet cuisine with a cozy, inviting atmosphere that resonates with the luxurious living experience offered by Yuum Lum.


Neighborhood Highlights

Beyond the immediate doorstep of Yuum Lum, the neighborhood unfolds with a plethora of attractions and amenities, each contributing to the rich tapestry of life in Tulum. From pristine beaches to wellness retreats and convenient shopping, every aspect of this locale has been carefully considered to provide residents with a holistic and luxurious lifestyle.
  • 🏖️ Playa Mirador - An 8-minute drive leads to the breathtaking Playa Mirador, where residents can bask in the sun, enjoy water activities, or simply relax in a picturesque setting, embodying the perfect blend of natural beauty and luxury.
  • 💆‍♀️ Casa Venus - "Ritual Beauty Salon & Spa" - For those seeking pampering and rejuvenation, this spa, located just a 9-minute drive away, offers an array of treatments designed to nurture both body and soul, aligning with the development's focus on wellness and luxury.
  • 🧘‍♀️ Massage Tulum Energy Healing Spa Tulum Temazcal aldea zama Tulum y la veleta Home massage - This holistic wellness center, reachable within an 8-minute drive, provides residents with access to a range of healing therapies and massages, further enhancing the luxurious and sustainable lifestyle offered by Yuum Lum.
  • 🌸 Cacao Spa Tulum - A 10-minute drive away, this spa is dedicated to providing unique and rejuvenating experiences, leveraging the natural benefits of cacao to promote well-being and relaxation, perfectly in tune with the development's emphasis on harmony with nature.
  • 🌿 Quinto Elemento Spa Tulum - Located an 11-minute drive from Yuum Lum, this spa embodies the concept of balance and harmony, offering a variety of treatments and therapies that resonate with the luxurious and natural lifestyle that residents can enjoy.
  • 🛍️ Selecto Chedraui - For daily essentials and gourmet provisions, residents can visit this supermarket, just an 11-minute drive away, ensuring that every need is met with convenience and quality, reflecting the development's commitment to providing a holistic and luxurious living experience.
  • 🧖‍♀️ Spa Tulum | Tranquility Spa - This serene oasis, a 9-minute drive from Yuum Lum, is dedicated to tranquility and wellness, offering a peaceful retreat where residents can indulge in spa treatments and relax in a serene ambiance, further enhancing their luxurious lifestyle.
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Image of a Architectural Exterior, featuring Modern Condominium and Illuminated Facade.Image of a Indoor-Outdoor Living, featuring Modern Kitchen and Private Plunge Pool.Image of a Rooftop Terrace, featuring Jungle View and Outdoor Bar.

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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