Aruma

Image of Parking at Aruma, featuring Modern Architecture, Building Exterior.
View of Open-concept living at Aruma, showcasing Modern kitchen, Luxury dining room.
Image of Rooftop Terrace at Aruma, featuring Modern Architecture, Building Facade.
Image of Swimming Pool at Aruma, featuring Indoor-Outdoor Living, Private Pool.
View of Luxury Bedroom at Aruma, showcasing Canopy Bed, Natural Light.
Image of Garden at Aruma, featuring Modern Bedroom, Luxury Interior.
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Image of Garden at Aruma, featuring Master Bedroom, Garden View.View of Modern Bathroom at Aruma, showcasing Stone Sinks, Double Vanity.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Aruma is a boutique development located in the Lotes Premium II area of Aldea Zama, Tulum, offering an exclusive and intimate atmosphere with only 10 residences . The project features two distinct two-bedroom, 2.5-bathroom floor plans, with Model A providing a spacious 2,260 sq ft layout and Model B offering a 1,830 sq ft space. All units are delivered fully equipped and include a living/dining area, kitchen, laundry room, terrace, and individual parking. Residents will enjoy access to a comprehensive list of amenities, including a lobby, a rooftop infinity pool with a solarium and bar, a fire pit, a holistic/yoga room, and bike parking. This project is developed by GRUPO TERREMEX , a Mexican real estate development company known for creating avant-garde spaces with durable materials that provide comfort and well-being. Aruma offers Condo properties for sale.

The strategic value of Aruma lies in its prime location in prestigious Aldea Zama, offering easy access to top-tier amenities and services. The exclusive community of just 10 fully-equipped, two-bedroom units with high-quality finishes makes it an ideal opportunity for high-net-worth individuals and savvy investors seeking a private, high-end living experience or a lucrative vacation rental opportunity in Tulum. The development's unique features, such as the private beach pool and jacuzzi, provide a competitive edge in the luxury market. With its potential for long-term appreciation in Tulum's growing luxury market, Aruma presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. Attractive financing options are available, making this investment even more viable for those looking to capitalize on the luxury market in Tulum.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$480,000 - $620,000 USD
CITY
N/A
Tulum
REGION
Aldea Zama
BEDROOMS
2
TYPES
Condo
SURFACE
170.01
-
210
m2
UNITS
8
Units Available
AI RATING
Opportunistic
SALES VELOCITY
20
%
FINANCING PLANS
N/A
Available
DEVELOPER
GRUPO TERREMEX
DELIVERY DATE
Ready to move in
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
2-Bedroom Condo ▼
170.01 - 209.96
2
6 left
~$480,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$620,000209.96ViewImg 1 Img 2 Img 3 Img 4 Img 5
102Available$530,000170.01ViewImg 1 Img 2 Img 3 Img 4 Img 5
201Available$480,000170.01ViewImg 1 Img 2 Img 3 Img 4 Img 5
202Available$480,000170.01ViewImg 1 Img 2 Img 3 Img 4 Img 5
301Available$480,000170.01ViewImg 1 Img 2 Img 3 Img 4 Img 5
302Reserved$480,000170.01ViewImg 1 Img 2 Img 3 Img 4 Img 5
401Reserved$480,000170.01ViewImg 1 Img 2 Img 3 Img 4 Img 5
402Available$480,000170.01ViewImg 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Penthouse ▼
170.01
2
2 left
~$490,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
501Available$490,000170.01ViewImg 1 Img 2 Img 3 Img 4 Img 5
502Available$490,000170.01ViewImg 1 Img 2 Img 3 Img 4 Img 5
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Plan A30.0%—70.0%None
Plan B30.0%50.0%20.0%2% discount
Plan C50.0%—50.0%5% discount
Plan D90.0%—10.0%8% discount
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:

$800 - $1200 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool, spa, jacuzzi, and rooftop terrace, which are considered high-maintenance and thus contribute to higher HOA fees. The luxury level indicated by the price range of $480,000 to $620,000 USD also suggests a higher quality of service and maintenance, further supporting this estimate. However, the relatively small number of units (10) in the development means that the cost per unit will be higher, as there are fewer units to share the maintenance costs of these amenities.

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 Swimming Pool at Aruma, featuring Swimming Pool, Rooftop Terrace.
Image of Spa at Aruma, featuring Luxury Spa, Indoor Pool.
Image of Rooftop Terrace at Aruma, featuring Rooftop Terrace, Ocean View.
Image of Swimming Pool at Aruma, featuring Rooftop Pool, Infinity Pool.
Image of Swimming Pool at Aruma, featuring Rooftop Pool, Infinity Pool.
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Aruma is a masterfully designed retreat that embodies the essence of secluded luxury in the heart of Aldea Zama, where every detail is carefully crafted to provide an unparalleled living experience.

  • 🌿 Private Oasis: Stroll through the serene garden, surrounded by lush vegetation and soothing water features, creating a sense of tranquility and escape from the world.
  • 🏊‍♀️ Aquatic Bliss: Dive into the crystal-clear swimming pool or unwind in the warm waters of the Jacuzzi, both offering breathtaking ocean views that seem to stretch on forever.
  • 🧖‍♀️ Rejuvenating Escape: Treat yourself to a day of pampering at the spa, where skilled therapists and soothing ambiance combine to melt away stress and leave you feeling refreshed and revitalized.
  • 🍹 Cocktail Hour: Gather with friends and loved ones in the elegant lounge, where comfortable seating and refined decor create the perfect setting for sophisticated socializing and memorable moments.
  • 🚗 Convenient Luxury: Enjoy the convenience of secure parking, allowing you to come and go as you please, without worrying about the hassle of finding a spot in this prestigious neighborhood.
  • 🌅 Rooftop Retreat: Watch the sunset from the rooftop terrace, where stunning ocean views and gentle breezes combine to create an unforgettable experience of peace and tranquility.
  • 👋 Warm Welcome: Be greeted by the elegant lobby, where attentive staff and refined decor set the tone for a exceptional living experience, making you feel right at home in this exclusive community.
  • 🏖️ Oceanfront Living: Wake up each morning to breathtaking ocean views, a constant reminder of the unparalleled luxury and natural beauty that surrounds you at Aruma.
Wellness & Recreation
  • 🌿 Garden Oasis: Serene gardens for relaxation and wellness.
  • 🏊 Swimming Pool: Private pool for residents to unwind and stay active.
  • 💆 Spa Retreat: Exclusive spa access for rejuvenation and self-care.
  • 🛀 Jacuzzi Haven: Private jacuzzi for ultimate relaxation and stress relief.
Social & Entertainment
  • 🍹 Lounge Area: Sophisticated lounge for socializing and entertainment.
  • 🌃 Rooftop Terrace: Panoramic views and perfect spot for hosting gatherings.
Services & Comfort
  • 🅿️ Parking and Security: Includes parking, 24/7 security, and lobby for convenience and peace of mind.
  • 🌊 Ocean View: Breathtaking ocean views from the comfort of your own home.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Aruma is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌊 Ocean View Luxury: Aruma's non-replicable ocean views establish it within the resilient luxury sector, insulating it from the broader market's commoditized inventory.
  • 🛀 Comprehensive Luxury Amenities: The inclusion of a Spa, Rooftop Terrace, and Jacuzzi differentiates the asset from the oversupplied standard condominium stock, targeting premium rental rates associated with luxury villas and eco-conscious projects.
  • 📈 Positioned in a Growth Hub: The new Tulum Airport's success, having served over 1 million passengers in its first year, surpassing initial forecasts by over 25%, confirms robust and growing foundational visitor demand, supporting long-term value appreciation.
  • 🚧 Infrastructure-Led Growth: Ongoing public works, including critical road rehabilitation and drainage system enhancements, are actively addressing the region's infrastructure deficits, essential for supporting sustainable long-term growth and improving the overall quality of the destination.
  • 🌴 Enduring Global Brand: Tulum maintains its status as a world-class destination for wellness, spirituality, and eco-tourism, attracting a dedicated and affluent international clientele, ensuring a consistent baseline of high-value tourism.
Read the Full Data-Driven Analyst Report
The asset's 'Ocean View' designation, a non-replicable feature, establishes Aruma within the resilient luxury sector, insulating it from the broader market's commoditized inventory. This investment thesis is predicated on acquiring a premium, defensible asset during a period of acute local market correction. While Tulum is experiencing a significant crash in its rental condominium market, foundational demand drivers remain exceptionally strong, evidenced by the new Tulum Airport exceeding its inaugural year passenger forecast by over 25%. In a market defined by an oversupply of standard units, Aruma's verifiable premium features provide a strategic moat, positioning the asset to capture a high-end demand segment that is less exposed to the current rental yield compression. This aligns with a long-term strategy to capitalize on the destination's infrastructure-led growth trajectory.

💎 Competitive Advantages (Alpha)

The project's intrinsic attributes create a defensible position against the widespread market downturn. These features target a resilient luxury segment where demand remains robust, in contrast to the high vacancy rates observed in the general condo market. For well-capitalized buyers, the developer's financing structure, which offers up to an 8% discount for a 90% down payment, presents a tactical advantage to secure this premium inventory at a favorable basis.

  • Ocean View: This is a non-replicable and scarce feature in the Tulum market, establishing a permanent value proposition that cannot be diluted by new, non-view inventory. It is the primary driver insulating the asset from the commoditized market segment.
  • Comprehensive Luxury Amenities: The inclusion of a Spa, Rooftop Terrace, and Jacuzzi differentiates the asset from the oversupplied standard condominium stock. This amenity package directly targets the premium rental rates associated with luxury villas and eco-conscious projects, which have demonstrated resilience despite broader market weakness.
  • Bifurcated Inventory Strategy: The two 2-Bedroom Penthouses are significantly insulated from market risk due to their scarcity and premium positioning. They target a distinct luxury buyer segment where supply is constrained, providing a stable anchor for the project's valuation.


🛡️ Foundational Market Strengths (Beta)

Despite the acute local real estate correction, the long-term viability of Tulum as a global destination is supported by significant, quantifiable infrastructure investment and enduring brand equity. These macro-level tailwinds provide a stabilizing force for well-positioned assets poised to capture value during the eventual market recovery.

  • Proven Foundational Demand: The new Tulum Airport is a material success, having served over 1 million passengers in its first year, surpassing initial forecasts of 700,000-800,000 by more than 25%. This confirms robust and growing inbound visitor traffic, independent of the real estate supply glut.
  • Commitment to Infrastructure: Ongoing public works, including critical road rehabilitation and drainage system enhancements, are actively addressing the region's infrastructure deficits. These projects are essential for supporting sustainable long-term growth and improving the overall quality of the destination.
  • Enduring Global Brand: Tulum maintains its status as a world-class destination for wellness, spirituality, and eco-tourism. This powerful brand identity continues to attract a dedicated and affluent international clientele, ensuring a consistent baseline of high-value tourism.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe oversupply of condominium rental units has led to a localized market crash and significantly depressed rental yields for the foreseeable future.
  • 🔴 Inventory Exposure: The asset's inventory exhibits a bifurcated risk profile. The six 2-Bedroom Condos face direct exposure to the competitive rental market, but are differentiated by the project's superior amenity package. The two 2-Bedroom Penthouses are significantly insulated from this risk due to their scarcity and premium positioning, targeting a distinct luxury market segment where supply is constrained and demand remains resilient.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a strategic entry point into a bifurcated market. While the standard 2-bedroom units face headwinds from broad market oversupply, the asset's overall premium quality and the scarcity of its penthouse units offer a distinct competitive advantage for capturing long-term value appreciation.
  • 🟢 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, patient entity with a 5-10 year investment horizon focused on capital appreciation. This profile is necessitated by Mexico's high policy rate of 11.25%, which makes local financing prohibitive and skews the market toward foreign cash buyers. The investor must possess a high tolerance for risk and illiquidity, understanding that immediate cash flow is severely constrained by the current rental market oversupply. This is an opportunity for a strategic buyer seeking to capitalize on the current market dislocation, evidenced by resale units in prime areas trading at 35-40% discounts to new builds. The objective is to acquire a premium, well-differentiated property that can significantly outperform the commoditized market segment during the inevitable recovery phase.
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: $480,000 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$15,840
  • Notary & Admin Fees: ~$9,557

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$27,597 USD
Approx. 5.7% 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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In the heart of Tulum, a world-renowned destination for sophisticated living, lies a luxury oasis that embodies the essence of refined and exclusive lifestyle. This is where discerning individuals and families seeking a luxurious, private, and exclusive lifestyle in a premium location find their haven. With spacious two-bedroom residences, high-end finishes, and private pools or jacuzzis, every aspect of life here is designed to offer unparalleled relaxation and entertainment. The prime location in Tulum's Aldea Zama community presents a unique blend of luxury, nature, and sophistication, making every day a vibrant tapestry of experiences.

The Doorstep Experience

Step out of your residence and into a world of culinary delights and vibrant culture, where every moment is an opportunity to indulge in the finer things in life. The doorstep experience is a curated selection of the best Tulum has to offer, from ancestral cuisine to healthy food options, all within easy walking distance. This is where the luxury of convenience meets the allure of discovery, shaping a lifestyle that is as sophisticated as it is satisfying.
  • 🍴 El Agavero | Cocina Ancestral & Mezcaleria - Just a 3-minute stroll away, this ancestral cuisine and mezcaleria offers a deep dive into the rich flavors and traditions of Mexico, perfect for those seeking an authentic culinary experience.
  • 🍲 DELICIA DE MI TIERRA TULUM - For a taste of local delicacies, this restaurant is merely 2 minutes away, serving up a blend of traditional and modern dishes that cater to every palate, ensuring that every meal is a celebration of flavor and culture.
  • 🥗 Amazonia Healthy Food & Coffee - Health-conscious residents will appreciate this healthy food and coffee spot, just a 2-minute walk from their doorstep, offering a refreshing start to the day or a revitalizing pick-me-up any time.
  • 🍴 Sabores Gastronomía Artesanal - With a focus on artisanal gastronomy, this 4-minute walk destination promises a culinary journey through the authentic tastes of the region, appealing to those who appreciate the art of fine dining.
  • 🌮 BURRO TULUM (Burritos & Mexican Grill) - For a casual, yet satisfying meal, this burrito and Mexican grill spot is just 3 minutes away, offering a flavorful escape into the heart of Mexican cuisine.
  • ☕️ Cafésito - A 5-minute stroll leads to this charming cafe, where every cup tells a story of rich flavors and warm hospitality, making it the perfect spot to unwind or meet with friends.

Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds like a treasure map of culinary hotspots, cultural landmarks, and natural wonders, all waiting to be explored. Whether it's a short walk or a leisurely drive, every outing is an opportunity to deepen your connection with Tulum's vibrant culture and stunning natural beauty. This is where the concept of community comes alive, where residents can immerse themselves in a lifestyle that is as engaging as it is exclusive.
  • 🌯 La Taqueria - A mere 5 minutes away, this taqueria is a local favorite, serving up authentic Mexican street food that is both delicious and affordable, making it a great spot for casual dining.
  • 🍴 Don Cafeto - For those who appreciate a good blend of tradition and innovation, this restaurant, just 4 minutes from the residence, offers a unique dining experience that showcases the best of local cuisine.
  • 🌮 Taqueria La Chiapaneca - This 5-minute drive destination is a must-visit for any food enthusiast, with its specialty being traditional Chiapas cuisine that promises a flavorful journey through the region's culinary heritage.
  • 🍴 Onyx Tulum - Located just 4 minutes away, Onyx Tulum is a gem for those seeking a sophisticated dining experience, with its menu featuring a contemporary take on classic dishes, all set in an ambiance that exudes elegance and refinement.
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Image of Garden at Aruma, featuring Dining Room, Modern Interior Design.View of Modern Bedroom at Aruma, showcasing Tropical Decor, Natural Materials.Image of Garden at Aruma, featuring Open Plan Living, Modern Kitchen.

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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