PROPERTY INTELLIGENCE
404 Tulum
Tulum
Overview
404 Tulum
is a boutique collection of
28 villas
, each featuring
4 spacious bedrooms
and
3 bathrooms
, including a unique
jungle shower
for an open-air bathing experience. Developed by
Genesis Developments
, a company passionate about crafting environments that foster connections, collaboration, and creativity, this project offers
residential
properties. The villas provide approximately
198m²
of living space, complemented by a
52m²
private terrace and pool, alongside extensive gardens that foster a serene atmosphere and enhance the connection with the natural surroundings.
The strategic value of 404 Tulum lies in its prime location in Tulum, Quintana Roo, offering unparalleled access to key attractions: just 10 minutes to Tulum Beach, 30 minutes to Tulum International Airport, and 15 minutes to the Mayan Train Station. This location positions 404 Tulum as an ideal investment for those seeking a luxury lifestyle or a high-yield rental property in one of the world's premier destinations. The development's exclusive access to three nearby boutique hotels enhances lifestyle and rental potential, while the spacious villas with private pools and customizable features provide a unique living experience. With attractive financing options available through Genesis Developments , investors can capitalize on this opportunity with enhanced investment viability.
The strategic value of 404 Tulum lies in its prime location in Tulum, Quintana Roo, offering unparalleled access to key attractions: just 10 minutes to Tulum Beach, 30 minutes to Tulum International Airport, and 15 minutes to the Mayan Train Station. This location positions 404 Tulum as an ideal investment for those seeking a luxury lifestyle or a high-yield rental property in one of the world's premier destinations. The development's exclusive access to three nearby boutique hotels enhances lifestyle and rental potential, while the spacious villas with private pools and customizable features provide a unique living experience. With attractive financing options available through Genesis Developments , investors can capitalize on this opportunity with enhanced investment viability.
PRICE RANGE
From $429,000 USD
CITY
Tulum
REGION
Region 10
BEDROOMS
4
4
TYPES
Villa
SURFACE
194.38
–
198
m²
AI RATING
Conditional / Further Underwriting
FINANCING PLANS
Available
DEVELOPER
Genesis Developments
DELIVERY DATE
may-2026
Investment Thesis
Investment Memo: 404 Tulum
Market:
Tulum
| Zone:
Region 10
CONDITIONAL / FURTHER UNDERWRITING
Analyst Verdict
404 Tulum is a 4-bedroom, 2-bathroom (plus one jungle shower) unit in Region 10, offered at $2,207 USD/m² ($429,000 USD total). The listing type is unverified, and the developer is not identified in the supplied data, so the analysis must be conditional on confirming the legal status, construction stage, and developer track record. The asset includes a documented full furnishing package valued at $45,300 USD, which could reduce the effective cost of a turnkey vacation rental, but this value is source-reported and not independently verified. The unit's configuration—4 bedrooms, 2 bathrooms, and a terrace—positions it for larger groups or families, a segment that may be less saturated than the 1-2 bedroom condo market that is currently oversupplied in Tulum.
Return underwriting requires verified rent, occupancy, and operating costs; no numeric return is established.
Bull Case:
The 4-bedroom layout and full furnishing package could appeal to a niche of family or group travelers, potentially commanding higher nightly rates than the oversupplied 1-2 bedroom condos. If the project is legally compliant and delivered as specified, the turnkey nature could reduce initial capital outlay and time-to-rental. The medium-term market recovery, supported by infrastructure investments, could improve exit liquidity.
Bear Case:
The listing type and developer are unverified, creating execution risk. The broader market is correcting, with oversupply and declining tourism demand, which could pressure rental occupancy and resale values. The unit's larger size may be harder to sell or rent in a market that is currently absorbing smaller, more affordable units. Unknowns such as construction status, title, and operating costs are due-diligence checks, not confirmed defects.
💰 Valuation & Yield Logic
- Entry Basis: $2,207 USD/m². Relative value requires matched comparable evidence.
- Rental Demand: Return underwriting requires verified rent, occupancy, and operating costs; no numeric return is established.
- Asset Differentiation: The documented 4-bedroom layout, 2 bathrooms, terrace, and full furnishing package (valued at $45,300 USD) could serve a family or group buyer seeking a turnkey vacation home. The jungle shower is a distinctive feature, but its market impact is unverified.
📍 Location Maturity
Region 10 is a developing residential zone, but no specific neighborhood-level data is available. The city is investing in infrastructure (Tulum Airport, Tren Maya, Centro Tulum Mall), which could improve accessibility and commercial amenities over time. However, the 2026 public works budget was cut by 46%, potentially slowing local improvements.
📋 Asset Type & Status
Listing type is unverified. The sales status is unavailable, and the developer is not identified. The project inventory indicates 28 total units, but no individual unit availability is provided. Construction stage, delivery date, and legal status are unknown and must be confirmed through due diligence.
Status:
Sales status unavailable
| Est. Completion:
Verify Listing Type
*Analysis based on current market listings.
*Analysis based on current market listings.
Amenities
- 🍹 Terrace Entertainment Area: A versatile outdoor space ideal for hosting gatherings, with ample room for lounging and dining under the open sky.
Wellness & Recreation
- 🏊 Private Pool: A dedicated swimming pool for personal relaxation and exercise, offering a private retreat within the villa.
- 🌿 Outdoor Terrace: An expansive terrace designed for al fresco yoga, meditation, or simply enjoying the tropical climate.
Services & Comfort
- 🧺 In-Unit Laundry: Private laundry facilities within the villa, providing convenience and self-sufficiency for daily living.
- 🛋️ Fully Furnished: Move-in ready with curated furnishings, eliminating the hassle of outfitting the property.
20.2119
-87.4631
404 Tulum
Neighborhood
An address that places the vibrant heart of Tulum at your doorstep. 404 Tulum is more than a villa; it is a sanctuary embedded within a neighborhood that pulses with the authentic energy of the Riviera Maya. Here, the line between the comfort of home and the allure of discovery blurs, offering a lifestyle where every day is a seamless blend of relaxation, wellness, and culinary exploration.
The Doorstep Experience
The true essence of this location is revealed within a five-minute stroll, where the local rhythm of Tulum unfolds. The immediate surroundings are a curated collection of flavors and atmospheres, ensuring that every craving is met with effortless convenience. This is the everyday reality for residents, where the world-class amenities of the villa are perfectly complemented by the neighborhood's vibrant pulse.- ☕️ Babel Cafe - A 2-minute walk leads to this beloved local bakery and cafe, the perfect spot for a morning espresso and fresh pastry, setting the tone for a relaxed day.
- 🍽️ Cara Feliz Tulum - This vibrant cafe and restaurant, just 2 minutes away, is a hub of local flavor, ideal for a leisurely breakfast or a casual lunch in a bohemian setting.
- 🍽️ Amaranto Restaurante - A 4-minute walk reveals this culinary gem, offering a refined dining experience that showcases the region's fresh, seasonal ingredients.
- 🌮 BURGERITO - SMASHBURGERS & BURRITOS - For a casual and satisfying meal, this spot, just 5 minutes away, offers a creative fusion of flavors that is both fun and delicious.
- 🍸 Onyx Tulum - A 6-minute stroll brings you to this stylish restaurant and bar, an ideal setting for an evening of sophisticated cocktails and socializing.
Wellness & Vitality at Your Fingertips
Beyond the culinary scene, the property's location is a gateway to holistic well-being. The surrounding area is a sanctuary for health and rejuvenation, with premier wellness destinations just moments away. This focus on mind, body, and spirit is a cornerstone of the Tulum lifestyle, and this address places residents at the very center of it.- 💪 GOAT GYM TULUM - A 2-minute drive supports an active lifestyle with top-tier equipment and training, ensuring fitness goals are met with ease.
- 💆♀️ Cacao Spa Tulum - Just 2 minutes away, this spa offers rejuvenating treatments rooted in ancient traditions, providing a profound sense of peace and restoration.
- 🌿 Flora Spa Tulum - A 3-minute drive leads to this serene wellness retreat, perfect for a day of pampering and holistic therapies designed to harmonize the senses.
- 🧘♀️ Massage Tulum YEMAYA Spa - For the ultimate in convenience, this service offers relaxing massages in the comfort of your own home, just 2 minutes away, bringing the spa experience directly to you.
- ✨ Massage Tulum Energy Healing Spa - A 3-minute drive connects residents with specialized energy healing and massage therapies, offering a unique path to physical and spiritual balance.
