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Amari Cosmos
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Amari Cosmos
is a landmark gated development comprising
22 Luxury Wellness Villas
, available in
12 architecturally inspiring models
ranging from
4 to 6 bedrooms
. The project is envisioned as a sanctuary that harmonizes luxury living with a profound wellness focus and a unique connection to Mayan astrology. Located in
La Veleta
, near
Holistika Tulum
, it provides a serene jungle environment with convenient access to Tulum's vibrant beach and nightlife via
Av. Kukulcan
.
Amari Tulum
, the developer, is a premier developer of luxury villas, celebrated for fusing modern luxury with the distinctive architecture of Tulum, emphasizing contemporary design, wellness, and lifestyle. The available property types include
House
.
The strategic value of Amari Cosmos lies in its seamless blend of contemporary elegance and Tulum's rich Mayan heritage , offering a unique lifestyle asset designed to transcend generations. The development's commitment to sustainability is evident in its 100% solar-free electric community , utilizing a centralized solar solution with a commercial-grade battery bank and individual villa solar panels, ensuring uninterrupted power and a sustainable lifestyle. Residents also benefit from hotel-level services , including short-term rental management, a top-tier concierge, and complimentary luxury transportation. The community integrates lush green spaces, walking trails, and eco-friendly practices , fostering a deep connection with nature. With its prime location and exclusive features, Amari Cosmos presents a strategic investment opportunity, positioned for long-term value.
It's worth noting that, like any investment, Amari Cosmos comes with its own set of risks, including the potential for market fluctuations and environmental factors. However, the development's unique features and strategic advantages make it an attractive opportunity for discerning individuals seeking a luxurious, wellness-focused lifestyle in a tranquil natural setting. As Amari Cosmos is a relatively new development, investors have the benefit of early access to a unique and potentially high-yield investment opportunity. Additionally, the development's focus on sustainability and eco-friendliness may appeal to investors looking for a more environmentally responsible investment. With no developer financing available, investors will need to explore alternative financing options, which can be a consideration in their investment decision.
The strategic value of Amari Cosmos lies in its seamless blend of contemporary elegance and Tulum's rich Mayan heritage , offering a unique lifestyle asset designed to transcend generations. The development's commitment to sustainability is evident in its 100% solar-free electric community , utilizing a centralized solar solution with a commercial-grade battery bank and individual villa solar panels, ensuring uninterrupted power and a sustainable lifestyle. Residents also benefit from hotel-level services , including short-term rental management, a top-tier concierge, and complimentary luxury transportation. The community integrates lush green spaces, walking trails, and eco-friendly practices , fostering a deep connection with nature. With its prime location and exclusive features, Amari Cosmos presents a strategic investment opportunity, positioned for long-term value.
It's worth noting that, like any investment, Amari Cosmos comes with its own set of risks, including the potential for market fluctuations and environmental factors. However, the development's unique features and strategic advantages make it an attractive opportunity for discerning individuals seeking a luxurious, wellness-focused lifestyle in a tranquil natural setting. As Amari Cosmos is a relatively new development, investors have the benefit of early access to a unique and potentially high-yield investment opportunity. Additionally, the development's focus on sustainability and eco-friendliness may appeal to investors looking for a more environmentally responsible investment. With no developer financing available, investors will need to explore alternative financing options, which can be a consideration in their investment decision.
PRICE
N/A
$879,900 - $1,549,900 USD
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
4
5
SURFACE
600
-
600
m2
UNITS
9
Units Available
ANALYST RATING
High-Yield Opportunity
SALES VELOCITY
59
%
FINANCING PLANS
N/A
Available
DEVELOPER
Amari Tulum
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
December 13, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Amari Cosmos
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
4-Bedroom House ▼ 600.00 4 6 left ~$879,900
| |||||||||||||||||||||||||||||||||||||||||||||||
5-Bedroom House ▼ 600.00 5 1 left ~$1,069,900
| |||||||||||||||||||||||||||||||||||||||||||||||
6-Bedroom House ▼ 600.00 6 1 left ~$1,290,900
| |||||||||||||||||||||||||||||||||||||||||||||||
7-Bedroom House ▼ 600.00 7 1 left ~$1,549,900
| |||||||||||||||||||||||||||||||||||||||||||||||
Explore Financing PlansHOA Fees ESTIMATIONHOA 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:
$800 - $1500 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of amenities such as a swimming pool, jacuzzi, and rooftop terrace, which are considered high-maintenance and contribute to higher HOA fees. Additionally, the luxury level of the property, as indicated by the high price range, suggests a high level of service quality and maintenance expectations. However, the relatively small number of units in the development helps to balance out the costs, preventing the estimated HOA fees 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 ListAvailability MapContact us
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The Amari Cosmos is a masterclass in luxurious living, where sleek, contemporary architecture harmonizes with the lush, tropical surroundings, creating a serene oasis that redefines the boundaries of elevated living.
- 🌿 Nature's Sanctuary: Wake up to the gentle rustle of leaves and the warm embrace of natural light pouring in through floor-to-ceiling windows, as the modern bedroom seamlessly integrates with the private outdoor garden and wooden deck.
- 🏋️♀️ Wellness Retreat: Find your inner balance in the private, residents-only yoga deck, surrounded by the soothing sounds of nature and the gentle breeze carrying the scent of tropical flowers.
- 🌟 Stellar Nights: As the stars begin to twinkle, gather around the fire pit, where the warmth and soft glow of the flames create an intimate ambiance, perfect for sharing stories and making memories with loved ones.
- 🌴 Tropical Bliss: The private pool and beautifully landscaped gardens become your personal paradise, where the gentle lapping of water against the shore and the vibrant colors of the tropical flora transport you to a world of serenity and tranquility.
- 🔥 Cosmopolitan Nights: The rooftop terrace transforms into a sophisticated entertainment hub, where the Jacuzzi and lounge areas offer the perfect setting for a night of relaxation and socializing, under the star-studded sky.
Wellness & Recreation- 🧘 Yoga Deck: Serene outdoor space for mindfulness and meditation, harmonizing body and nature.
- 🌿 Garden: Lush green oasis for relaxation and rejuvenation, promoting a sense of calm.
- 🏊 Swimming Pool and Jacuzzi: Luxurious aquatic amenities for residents to unwind and refresh.
Social & Entertainment- 🔥 Fire Pit and Lounge: Warm and inviting spaces for socializing and entertainment, fostering community connections.
- 🌃 Rooftop Terrace: Breathtaking views and sophisticated ambiance, perfect for hosting gatherings and events.
Services & Comfort- 🅿️ Parking and Security: Convenient and secure parking, with 24/7 security for peace of mind.
December 13, 2025
Amari Cosmos presents a strategic acquisition in Tulum's resilient luxury villa segment, a niche demonstrating strong demand amidst a wider market correction in condos. The investment thesis is an appreciation play, capitalizing on a competitive entry basis and the maturation of the La Veleta/Holistika district, driven by new key infrastructure like the Tulum International Airport and Maya Train.
-
💎
Asset Profile Large-Format Luxury Villa (4-7 Bedrooms, 600m²). Differentiated by its location within a professionally managed, gated community with a distinct wellness angle adjacent to the Holistika center.
-
📈
Financial Logic The investment is underpinned by a fair market entry at $1,466 USD/m² and targets the underserved large-group segment, with net yield projections exceeding 8%. This asset class shows stronger performance than the oversupplied condo market.
-
📍
Location Alpha Positioned on the "path of progress," the project gains a significant edge from direct, paved beach access via the new Avenida Kukulcan. Its value is further catalyzed by proximity to the Tulum Airport and Maya Train station.
-
🛡️
Risk Assessment Execution risk is mitigated by the established developer's positive track record and the project being over 59% sold; the primary risk is the developing nature of the zone's public infrastructure, particularly the lack of a municipal sewage system.
Read the Full Data-Driven Analyst ReportInvestment Memo: Amari Cosmos
Market:
Tulum
| Zone:
La Veleta / Holistika District
High-Yield Opportunity
Analyst Verdict
Amari Cosmos presents a compelling investment thesis centered on acquiring a high-quality asset in a market segment that has shown resilience amidst a broader market correction. While Tulum's condo market faces oversupply, the demand for well-located, large-format luxury villas remains strong. This project is primarily an appreciation play, capitalizing on the "path of progress" location, which benefits from new critical infrastructure like Avenida Kukulcan, the Maya Train, and the Tulum International Airport. The adjacency to the Holistika wellness center provides a unique and defensible rental demand driver. The developer's reputation and the project being over 50% sold mitigate execution risk, making this a strategic acquisition for investors with a 3-5 year holding period.
Strength:
Targets the resilient luxury villa market with a unique wellness angle and direct beach access via Av. Kukulcan.
Risk:
Broader zone (La Veleta) suffers from significant public infrastructure deficits, particularly a lack of sewage systems.
💰 Valuation & Yield Logic
- Entry Basis: $1,466 USD/m² - Analyzed as Fair Market for a new-build, highly amenitized luxury villa in this developing zone.
- Rental Demand: High. The target tenant is the high-budget tourist, wellness retreat participant, and large family groups. While the broader Tulum market is competitive, the luxury villa segment reports stronger yields, with potential for 8%+ NET. The large 4-7 bedroom format caters to a lucrative and underserved niche.
- Scarcity Factor: The inventory of large, 600m² villas within a professionally managed, gated community with resort-level amenities is limited. This differentiates it from the overbuilt condo and studio market.
📍 Location Maturity
The zone is classified as Developing . While private development is rampant, public infrastructure is lagging. Many public roads remain unpaved, and the lack of a municipal sewage system is a significant concern. However, the recent opening and ongoing improvement of Avenida Kukulcan provides critical paved access to the beach, a major value catalyst for the area.
🏗️ Developer Profile
Amari Tulum is an Established Local Developer with a positive track record. Their flagship project, AMARI Uptown, is delivered, and online sentiment from buyers and guests is favorable. They have a professional brand presence and are recognized for high-quality design and construction. No negative allegations were found in reputable sources.
Status:
59% Sold
| Est. Completion:
Check Contract
*Analysis based on current market listings and publicly available developer data.
*Analysis based on current market listings and publicly available developer data.
Fideicomiso and Closing Costs SIMULATOREstimated Closing Costs & Fideicomiso
Disclaimer: These are data-driven estimates for planning purposes only. The final calculation (cálculo) and all legal fees are confirmed by your Notary Public (Notario Público) at the time of closing.
Estimate based on a starting price of $879,900 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$29,037
- Notary, Registry & Admin Fees: ~$17,519
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$48,756 USD
This represents approximately 5.5% of the property's value.
~$48,756 USD
This represents approximately 5.5% of the property's value.
Recurring Annual Cost
You should also budget for the Annual Fideicomiso Fee of approximately ~$600 USD, paid to the bank each year to maintain your trust.
5-Year Outlook Investment Calculator5-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 real estate market,
Amari Cosmos
embodies the essence of luxury wellness, offering discerning individuals a unique blend of luxury, wellness, and sustainability. This prime location near Holistika Tulum provides residents with convenient access to Tulum's vibrant beach and nightlife, making it an ideal choice for those seeking an elevated living experience in harmony with nature.
The Doorstep Experience
The immediate surroundings of Amari Cosmos are a testament to the area's burgeoning culinary scene, with a variety of restaurants and eateries within walking distance. Residents can indulge in a diverse range of cuisines, from traditional Mexican dishes to international flavors, all while enjoying the convenience of being just steps away from their luxury wellness villas.- 🍴 La Yaqueria Tulum - A 6-minute walk from Amari Cosmos , this restaurant offers an authentic taste of Mexican cuisine, perfect for residents looking to experience the local culture.
- 🍔 Billy Bob Veleta - Just an 8-minute walk away, this eatery serves up delicious international dishes, catering to the diverse tastes of residents and adding to the area's culinary charm.
- 🌮 La Taqueria - A 9-minute walk from the property, this taqueria offers a wide range of traditional Mexican dishes, providing residents with a convenient and flavorful dining option.
- 🛍️ Vereda del Abasto - This convenience store, cafe, and bakery is just an 8-minute walk away, offering residents a one-stop shop for their daily needs and adding to the area's convenience.
- 🍴 RUDI GRILL - A 9-minute walk from Amari Cosmos , this restaurant serves up mouth-watering grilled dishes, providing residents with a unique dining experience.
Neighborhood Highlights
The surrounding neighborhood of Amari Cosmos is a haven for wellness and relaxation, with a variety of spas, cenotes, and other attractions within a short drive. Residents can indulge in luxurious spa treatments, explore the natural beauty of the area, or simply enjoy the tranquility of their surroundings.- 💆 Massage Tulum | Carlos Cardona Spa - Just a 3-minute drive from the property, this spa offers a range of luxurious treatments, perfect for residents looking to unwind and rejuvenate.
- 🧖 Tranquility Spa - A 4-minute drive away, this spa provides a serene and peaceful atmosphere, offering residents a chance to escape the stresses of everyday life.
- 🌊 Vesica Tulum | Cenote Club - Just a 6-minute drive from Amari Cosmos , this cenote club offers a unique opportunity to explore the area's natural beauty, with crystal-clear waters and stunning scenery.
- 🏞️ Cenote Escondido (Mayan Blue) - A 9-minute drive away, this cenote is a hidden gem, offering residents a chance to experience the area's natural beauty and connect with nature.
- 🌴 Cenote Cristal - Just a 5-minute drive from the property, this cenote is a tranquil oasis, providing residents with a peaceful retreat from the hustle and bustle of everyday life.
