404 Tulum

View of Open Concept Living at 404 Tulum, showcasing Modern Tropical Design, Minimalist Interior.
Image of Fire Pit at 404 Tulum, featuring Open Concept Living, Modern Kitchen.
View of Modern Bedroom at 404 Tulum, showcasing Natural Light, Large Windows.
View of Modern Bedroom at 404 Tulum, showcasing Tropical View, Minimalist Design.
View of Modern Bathroom at 404 Tulum, showcasing Dual Vanity, Walk-in Shower.
Image of Garden at 404 Tulum, featuring Modern Bathroom, Tropical Design.
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View of Bedroom at 404 Tulum, showcasing Two Beds, Modern Tropical Design.View of Outdoor shower at 404 Tulum, showcasing Tropical bathroom, Modern design.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

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.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
From $429,000 USD
CITY
N/A
Tulum
REGION
Centro
BEDROOMS
4
TYPES
House
SURFACE
246.89
-
373
m2
UNITS
17
Units Available
AI RATING
High-Yield Opportunity
SALES VELOCITY
39
%
FINANCING PLANS
N/A
Available
DEVELOPER
Genesis Developments
DELIVERY DATE
August 2026
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
4-Bedroom Villa ▼
246.89 - 373.18
4
17 left
~$429,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
VILLA 1Available$429,000299.69View
VILLA 10Available$429,000302.53View
VILLA 11Available$429,000248.88View
VILLA 12Available$429,000246.89View
VILLA 13Available$429,000250.97View
VILLA 14Available$429,000297.91View
VILLA 15Available$429,000252.73View
VILLA 16Sold$429,000268.91View
VILLA 17Sold$429,000266.00View
VILLA 18Available$429,000260.53View
VILLA 19Available$429,000275.61View
VILLA 2Available$429,000274.83View
VILLA 20Sold$429,000296.96View
VILLA 21Sold$429,000316.74View
VILLA 22Available$429,000247.28View
VILLA 23Available$429,000250.96View
VILLA 24Sold$429,000353.59View
VILLA 25Sold$429,000278.00View
VILLA 26Sold$429,000285.86View
VILLA 27Sold$429,000317.35View
VILLA 28Sold$429,000282.42View
VILLA 3Sold$429,000313.98View
VILLA 4Available$429,000282.74View
VILLA 5Available$429,000265.66View
VILLA 6Available$429,000373.18View
VILLA 7Available$429,000296.74View
VILLA 8Sold$429,000348.53View
VILLA 9Available$429,000248.37View
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Standard Payment Plan40%50%10%Payment structure includes 40% down payment, 50% paid during the construction phase (split as 30% and 20%), and the remaining 10% upon delivery of the unit. A furniture and equipment package is available separately.
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:

$350 - $550 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of a swimming pool and other moderate-cost amenities like a lounge, garden, parking, and fire pit. Although these amenities contribute to a higher HOA fee, the relatively small number of units (28) in the 404 Tulum development helps to distribute the costs efficiently. The price range of the condos, starting at $429,000 USD, suggests a mid-to-high luxury level, which is consistent with the estimated HOA fee range. The absence of extremely high-maintenance amenities like elevators, 24/7 security, or a staffed beach club 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 404 Tulum, featuring Outdoor Dining Area, Garden Patio.
Image of Swimming Pool at 404 Tulum, featuring Outdoor Living, Private Pool.
Image of Garden at 404 Tulum, featuring Outdoor Shower, Tropical Garden.
Image of Swimming Pool at 404 Tulum, featuring Private Pool, Modern Architecture.
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The essence of **404 Tulum** lies in its masterful blend of luxury and nature, where every element, from the expansive vistas of stylish living areas to the serene bedrooms and spa-like bathrooms, is designed to create a seamless transition between indoors and outdoors, enveloping residents in a tranquil retreat that harmoniously balances luxury, comfort, and connection to nature.

  • 🏠 Private Oasis: Retreat to your private pool and outdoor living spaces, beautifully integrated into the lush, tropical landscape, perfect for relaxation and entertainment.
  • 🌿 Jungle Serenity: Experience the unique and desirable outdoor shower feature, redefining the bathing experience amidst the natural beauty of the surroundings.
  • 🔥 Evening Entertainment: Gather around the fire pit, a warm and inviting spot to socialize and enjoy the company of loved ones under the starry night sky.
  • 🚗 Convenient Living: Benefit from the secure parking, ensuring that your vehicle is safe and easily accessible, adding to the overall sense of convenience and tranquility.
  • 🌸 Nature's Sanctuary: Stroll through the garden, a peaceful oasis that invites connection with nature and provides a serene backdrop for meditation and relaxation.
Wellness & Recreation
  • 🏊 Swimming Pool: Enhance physical well-being with a refreshing swim in a serene jungle setting.
  • 🌳 Garden: Connect with nature in a beautifully landscaped garden, promoting relaxation and tranquility.
Social & Entertainment
  • 🔥 Fire Pit: Gather around the fire pit for warm conversations and unforgettable moments under the stars.
  • 🛋️ Lounge: Unwind in a stylish lounge, perfect for socializing and enjoying quality time with loved ones.
Services & Comfort
  • 🅿️ Parking: Convenient and secure parking, ensuring easy access to your luxurious retreat.
  • 📝 Also Includes: Standard amenities such as 24/7 security and high-speed Wi-Fi for a comfortable and secure living experience.
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January 17, 2026

This asset represents a strategic appreciation play, capitalizing on a flight-to-quality within Tulum's maturing real estate market. By offering a scarce inventory of 28 four-bedroom villas, it sidesteps the current oversupply and price correction affecting the dominant condo segment. The investment thesis is anchored in long-term value growth driven by major infrastructure upgrades, rather than immediate, high-yield rental income.

  • 💎
    Asset Profile Low-density luxury 4-bedroom villas featuring fluid architecture with polished concrete and native woods. The project's key differentiator is exclusive access to amenities at the Michelin Key-awarded Hotel Bardo, providing a rare, premium lifestyle feature.
  • 📈
    Financial Logic With an entry basis from $429,000 USD, the strategy avoids the hyper-competitive condo market, which is experiencing price drops up to 30%. The investment targets robust demand for scarce, high-end family villas, focusing on long-term appreciation over volatile short-term rental yields.
  • 📍
    Location Alpha Strategically positioned to capitalize on new infrastructure: 30 minutes from the new Tulum International Airport and 15 minutes from the Mayan Train station. The location is 10 minutes from the beach and benefits from significant local road rehabilitation projects of over 20km.
  • 🛡️
    Risk Assessment The developer, Genesis Developments, is classified as emerging with a limited public track record; however, this risk is partially mitigated by its association with the Michelin Key-awarded Hotel Bardo and evidence of market acceptance with 39% of inventory sold.
Read the Full Data-Driven Analyst Report

Investment Memo: 404 Tulum

Market: Tulum | Zone: In the heart of Tulum, 10 minutes by car to Tulum Beach, 30 minutes from Tulum International Airport, 15 minutes from the Mayan Train Station, Tulum High-Yield Opportunity

Analyst Verdict

This asset is primarily an Appreciation Play, strategically positioned to capitalize on the "flight to quality" within Tulum's maturing market. While the broader short-term rental market for condos is currently oversaturated and experiencing a price correction, 404 Tulum's focus on scarce 4-bedroom villas targets the resilient luxury and family segment. The investment thesis is built on long-term value growth driven by massive new infrastructure (new airport, Mayan Train) and the project's unique, high-quality amenities rather than immediate, aggressive rental yields.

Strength: Unique 4-bedroom villa product in a market oversupplied with small condos; exclusive access to Michelin Key-awarded hotels (Hotel Bardo) provides a rare, premium amenity.
Risk: The broader Tulum rental market is facing an oversupply, leading to price drops of up to 30%, which could create downward pressure on all rental income.

💰 Valuation & Yield Logic

  • Entry Basis: Starting from $429,000 USD - Analyzed as Fair Market to Premium for a 4-bedroom villa, correctly avoiding the hyper-competitive entry-level condo segment.
  • Rental Demand: The short-term rental market for condos is soft, with falling occupancy and rates. However, demand for high-end, private villas remains more robust. The target tenant is a high-end vacationer, family, or lifestyle investor seeking exclusivity and long-term value, rather than a budget traveler.
  • Scarcity Factor: The inventory of 28 four-bedroom villas is a rare offering. The market is dominated by studio and 1-2 bedroom apartments, making this low-density, spacious product highly differentiated.

📍 Location Maturity

The zone is in a state of rapid development, benefiting from significant public investment. The new Tulum International Airport and Mayan Train station are game-changers for accessibility. Locally, the municipality is actively rehabilitating over 20km of roads and a new bypass is underway to alleviate traffic. While the pace of construction across Tulum is straining some public services, this specific location is central and well-positioned to leverage these critical upgrades.

🏗️ Developer Profile

Genesis Developments is classified as an Emerging Developer with a limited public digital footprint. While independent reviews are scarce, a significant mitigating factor is their association with high-quality hospitality assets, including the Michelin Key-awarded Hotel Bardo, which is offered as an amenity. The project being 39% sold provides some evidence of market acceptance.

Status: 39% Sold | Est. Completion: Check Contract
*Analysis based on current market listings and publicly available developer data.
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: $429,000 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$14,157
  • Notary & Admin Fees: ~$8,541

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$24,898 USD
Approx. 5.8% 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, 404 Tulum embodies the essence of luxurious living in harmony with nature, offering discerning investors and residents a unique blend of high-end lifestyle, deep connection with nature, and a sense of community. This thriving luxury destination is perfectly positioned to provide exclusive access to the best of Tulum, with its 28 luxurious residences, private pools, extensive gardens, and jungle showers. The development's prime location ensures convenience and accessibility, with proximity to Tulum Beach, Tulum International Airport, and the Mayan Train Station.

The Doorstep Experience

The immediate surroundings of 404 Tulum are a testament to the area's burgeoning culinary scene and natural beauty. A short stroll from the property reveals a tapestry of local flavors and experiences, carefully curated to enhance the luxurious lifestyle of its residents.
  • 🍴 Aroma Cafe Tulum - A 7-minute walk leads to this popular local cafe, where residents can indulge in gourmet coffee and cuisine, embodying the sophisticated, culinary-focused lifestyle available in the area.


Neighborhood Highlights

Beyond the doorstep, the neighborhood unfolds as a vibrant tapestry of natural wonders, wellness retreats, and gourmet hotspots, all within a short drive from 404 Tulum. This strategic location offers residents unparalleled access to Tulum's most coveted experiences, from jungle adventures to spa treatments, perfectly aligning with the development's core identity as an Abundant Oasis.
  • 🌿 Vesica Tulum | Cenote Club - Just a 5-minute drive away, this enchanting cenote club beckons residents to immerse themselves in Tulum's breathtaking natural beauty, offering a unique blend of adventure and relaxation.
  • 🏞️ Cenote Cristal - A mere 4-minute drive from the property, Cenote Cristal awaits, promising an unforgettable jungle adventure and a chance to connect with nature, further enhancing the area's allure for discerning residents.
  • 🌊 Cenote Escondido (Mayan Blue) - This stunning cenote, just 7 minutes away by car, invites residents to explore the mysteries of Tulum's underwater world, providing a unique and exhilarating experience.
  • 🧖 Massage Tulum Energy Healing Spa Tulum - For those seeking wellness and relaxation, this spa, a 5-minute drive from 404 Tulum, offers a serene escape, complete with rejuvenating massages and energy healing treatments, tailored to the discerning tastes of its residents.
  • 🌴 Cenote Mayan Blue - Another natural gem, just 6 minutes away by car, Cenote Mayan Blue promises an unforgettable experience, with its crystal-clear waters and lush surroundings, perfect for residents seeking an immersive connection with nature.
  • 🧖 Spa Tulum | Tranquility Spa - Residents can unwind and rejuvenate at this serene spa, just a 5-minute drive from the property, which offers a range of treatments designed to soothe the mind, body, and spirit.
  • 🏋️ Tulum Jungle Gym Pueblo - For the fitness-conscious, this gym, a 4-minute drive away, provides a unique jungle setting, where residents can stay active and healthy, surrounded by nature's splendor.
  • 🧖 Cacao Spa Tulum - A 9-minute drive leads to this luxurious spa, where residents can indulge in decadent treatments, including chocolate-infused massages, and experience the epitome of relaxation and pampering.
  • 🧖 Massage Tulum | Carlos Cardona Spa - This esteemed spa, just 7 minutes away by car, boasts an array of specialized massages and treatments, catering to the diverse needs and preferences of 404 Tulum's discerning residents.
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View of Bedroom at 404 Tulum, showcasing Two Beds, Modern Tropical Design.
🔑
INVENTORY UPDATE · Feb 16

404 Tulum: Multi-Phase Inventory Update

📍 Tulum, Mexico

Update: 404 Tulum has released a comprehensive inventory update covering Phases 1, 2, and 3. The document details land sizes for individual houses and their current availability status, including units marked as 'Sold Out', 'Sold', 'Available', and 'Hold'.

Inventory
Tulum
View of Bedroom at 404 Tulum, showcasing Two Beds, Modern Tropical Design.
📄
PRICE UPDATE · Dec 15

404 Tulum: Actualización de Precios y Financiamiento de Villas

📍 Tulum, Mexico

Update: 404 Tulum has released an update on its villa offerings, including new pricing and financing details. Villas are available from $429,000 USD for 4-bedroom units (approx. 198 m²). The project offers flexible financing with a structure of 40% down, 30%, 20%, and 10% payments. Optional project add-ons such as a sunken living room ($5,400 USD) and fire pit ($5,400 USD) are also available. A detailed inventory list shows current availability for Villas 1 through 28, with many units still available and some already sold or reserved.

Price
Tulum
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Image of Swimming Pool at 404 Tulum, featuring Aerial View, Residential Complex.Image of Swimming Pool at 404 Tulum, featuring Modern Living Room, Indoor-Outdoor Living.Image of Swimming Pool at 404 Tulum, featuring Modern Architecture, Tropical Residence.

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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