Atia Essence

Image of a Open-Concept Living, featuring Modern Kitchen and Kitchen Island.
Image of a Architectural Floor Plan, featuring Private Pool and Landscaped Courtyard.
Image of a Architectural Floor Plan, featuring Private Pool and Open-Concept Layout.
Image of a Modern Bathroom, featuring Glass-Enclosed Shower and Rainfall Showerhead.
Image of a Luxury Villa, featuring Private Pool and Indoor-Outdoor Living.
Image of a Luxury Villa, featuring Private Pool and Rooftop Plunge Pool.
Image of a Luxury Villa, featuring Indoor-Outdoor Living and Private Swimming Pool.
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Image of a Ensuite Bathroom, featuring Walk-in Closet and Walk-in Shower.Image of a Modern Bedroom, featuring Private Balcony and Nature View.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Atia Essence is a private retreat where nature and luxury meet in harmony, consisting of only 8 luxury villas , each on a 243 sqm lot . This project is developed by Midactive , a developer focused on creating intimate residential communities that connect people with nature. The residences are meticulously designed to maximize comfort and blend seamlessly with their surroundings, using local and sustainable materials . The available property types include houses , offering a sophisticated and tranquil lifestyle.

The strategic value of Atia Essence lies in its prime location in Tulum , offering a unique lifestyle experience and potential for long-term investment growth. The development's sustainable design and materials blend modern luxury with the natural jungle environment, providing a rare and exclusive living experience. With its ultimate privacy and exclusivity , Atia Essence presents a strategic investment opportunity, positioned for long-term value due to its proximity to world-class amenities and attractions. The project's unique features, such as private ground-floor pools and rooftop terraces with infinity pools , enhance its investment viability. Note that developer financing is not available , so investors should consider alternative financing options.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
Starting from $499,000
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
4
TYPES
House
SURFACE
424.01
-
424
m2
UNITS
2
Units Available
AI RATING
Opportunistic
SALES VELOCITY
75
%
FINANCING PLANS
N/A
Available
DEVELOPER
Midactive
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
4-Bedroom House ▼
424.01
4
2 left
~$499,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1Available$529,000424.01View
2SoldN/AN/AView
3SoldN/AN/AView
4SoldN/AN/AView
5SoldN/AN/AView
6SoldN/AN/AView
7Available$499,000424.01View
8SoldN/AN/AView
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:

$600 - $1200 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 typically high-maintenance. However, the relatively small number of units (8) in the development means that the cost per unit will be higher. The luxury level of the property, as indicated by the price range starting from $499,000, also suggests a higher level of service quality and corresponding maintenance costs. The balance of these factors leads to an estimated monthly HOA fee range of $600 to $1200 USD.

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 Private Courtyard Pool, featuring Modern Architecture and Indoor-Outdoor Living.
Image of a Rooftop Terrace, featuring Private Plunge Pool and Outdoor Kitchen.
Image of a Private Pool, featuring Indoor-Outdoor Living and Sun Deck.
Image of a Rooftop Terrace, featuring Private Plunge Pool and Outdoor Kitchen.
Image of a Private Pool, featuring Indoor-Outdoor Living and Stacked Stone Wall.
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The essence of Atia Essence is a masterful blend of luxury and serenity, where the boundaries between indoors and outdoors dissolve, and every moment is an opportunity to reconnect with nature and oneself. The property's sophisticated aesthetic, characterized by the thoughtful integration of materials such as concrete, glass, stone, and wood, creates a tactile and visually stunning environment that invites relaxation and indulgence. Soft, ambient light and the gentle warmth of fire pits craft an atmosphere that is both aspirational and intimately livable, making Atia Essence the epitome of a high-end lifestyle that values comfort, tranquility, and effortless indoor-outdoor living.

  • 🌿 Nature's Sanctuary: Wake up to the soothing sounds of the jungle, surrounded by lush greenery and the warmth of natural light spilling into your private garden, creating a serene escape from the world.
  • 🏊‍♀️ Aquatic Bliss: Dive into the crystal-clear waters of the swimming pool, surrounded by the sleek lines of concrete and the vibrant hues of the garden, offering a refreshing oasis in the heart of the jungle.
  • 🔥 Evening Gatherings: As the sun dips below the horizon, gather around the fire pit, where the soft glow of the flames and the warmth of the stone surroundings create an intimate setting for sharing stories and making memories with loved ones.
  • 🍴 Culinary Delights: Savor the flavors of the grill area, where the blend of wood and stone creates a rustic yet sophisticated backdrop for al fresco dining, surrounded by the sights and sounds of the jungle.
  • 🕊️ Serenity at Sunset: Find your peaceful haven on the rooftop terrace, where the sky meets the jungle canopy, and the gentle breeze carries the sweet scent of blooming flowers, creating a truly unforgettable experience.
Wellness & Recreation
  • 🏊 Swimming Pool: A serene oasis for relaxation and exercise amidst nature.
  • 🌿 Garden: Lush green spaces for meditation and connection with nature.
Social & Entertainment
  • 🔥 Grill Area and Fire Pit: Perfect for hosting gatherings under the stars.
  • 🛋️ Lounge: An elegant space for socializing and entertainment.
  • 🌃 Rooftop Terrace: Breathtaking views and an ideal spot for sunset cocktails.
Services & Comfort
  • 🚗 Parking and Security: Convenient parking and 24/7 security for peace of mind.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Atia Essence is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏠 Resilient Demand Segment: The property's exclusive 4-Bedroom condominiums target a fundamentally different and more resilient buyer segment, including end-users and second-home owners, ensuring a stable demand.
  • 🛡️ Security and Exclusivity: Dedicated security infrastructure provides a tangible value proposition of safety and exclusivity, a non-negotiable for the target premium buyer.
  • 🌟 Luxury Amenities: The rooftop terrace delivers exclusive, elevated private outdoor space, a key differentiator in the luxury segment, while curated lifestyle amenities like the fire pit enhance the communal or private luxury experience.
  • 📈 Growth and Infrastructure: Ongoing public works, including road rehabilitation, drainage system enhancements, and new electrification projects, are improving core infrastructure and long-term livability, supporting future value accretion.
  • 🗺️ Established Global Brand: Tulum's reputation as a unique destination for wellness and eco-luxury continues to attract a dedicated international clientele, providing a stable, long-term source of demand for premium real estate.
Read the Full Data-Driven Analyst Report
Atia Essence presents a strategic acquisition opportunity within a severely correcting Tulum market, where distressed resale units are trading at 35-40% discounts to new builds. The asset’s inventory, consisting exclusively of 4-Bedroom condominiums, targets a fundamentally resilient buyer segment—end-users and second-home owners—thereby insulating the investment from the primary market risk of collapsed rental yields driven by an oversupply of smaller, investor-grade units. This positions the asset to capitalize on Tulum's long-term, infrastructure-led growth without direct exposure to the market's most volatile segment.

💎 Competitive Advantages (Alpha)

The asset’s specific luxury amenities create a defensible moat, attracting a premium buyer demographic that is less sensitive to broad market volatility. This is evidenced by the project achieving a 75% sold-out status amidst a market where overall property purchases have decreased by approximately 40% from their peak.

  • Security Infrastructure: Dedicated security provides a non-negotiable value proposition of safety and exclusivity, which is a primary decision driver for the high-net-worth families and second-home buyers targeted by this large-format inventory.
  • Rooftop Terrace: This feature delivers exclusive, elevated private outdoor space, a key differentiator that commands a premium in the luxury segment and aligns with buyer demand for lifestyle-centric assets.
  • Curated Lifestyle Amenities: The inclusion of features such as a fire pit enhances the luxury experience, directly appealing to the discerning clientele that continues to pay premium rates for differentiated, high-quality projects in Tulum.


🛡️ Foundational Market Strengths (Beta)

Despite the acute local real estate correction, the investment is underpinned by durable, long-term demand drivers and tangible infrastructure improvements that support future value accretion.

  • Validated Visitor Demand: The new Tulum Airport has already surpassed its inaugural year passenger forecast by over 25% , processing 1 million travelers against an initial projection of 700,000-800,000. This confirms robust and growing foundational demand for the destination itself, independent of the real estate supply imbalance.
  • Core Infrastructure Enhancements: The asset will benefit from ongoing public works, including critical road rehabilitation, new drainage systems, and federally funded electrification projects that directly address historical infrastructure deficits and improve long-term livability.
  • Enduring Global Brand: Tulum's established international reputation as a unique destination for wellness and eco-luxury continues to attract a dedicated and affluent international clientele, providing a stable, long-term source of demand for premium real estate.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe oversupply of condominium rental units has led to a localized market 'crash' and depressed rental yields, creating significant pricing pressure on undifferentiated assets.
  • 🔴 Inventory Exposure: The asset's exclusive focus on 4-Bedroom condominiums significantly mitigates direct exposure to the primary market risk. This typology is misaligned with the short-term rental market, which is the epicenter of the oversupply. Instead, it caters to the more stable demand from families, second-home buyers, and long-term residents who are less sensitive to short-term yield compression and more focused on lifestyle, quality, and long-term capital appreciation.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the market's high-risk, high-reward dynamics. While the broader condominium market faces significant headwinds from oversupply, this asset's premium positioning and exclusive 4-bedroom typology target a distinct and more resilient demand segment. This strategic differentiation provides a credible path to value accretion for investors with a long-term horizon who are insulated from the need for immediate rental cash flow. .
  • 🟢 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, high-net-worth individual or family with a long-term (5-10 year) investment horizon focused on capital appreciation. This profile prioritizes lifestyle, security, and quality of finishes over immediate rental returns, which are severely constrained by the current market. Given Mexico's high central bank policy rate of 11.25% , the investor will likely be a cash buyer, bypassing prohibitive local financing costs. They possess the sophistication to acquire a premium asset during a period of market dislocation, insulated from headwinds like the pessimistic U.S. consumer outlook, which has seen the expectations index fall to recessionary levels.
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: $499,000 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$16,467
  • Notary & Admin Fees: ~$9,935

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$28,602 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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Atia Essence, an exclusive jungle sanctuary, offers a unique lifestyle experience that combines luxury living with a deep connection to nature. This prime location in Tulum provides the perfect setting for high-net-worth individuals seeking a private, luxurious, and serene retreat. The development's strategic positioning is centered around luxury living in harmony with nature, making it an ideal choice for those who value comfort, sustainability, and exclusivity.

The Doorstep Experience

The area surrounding Atia Essence is a treasure trove of culinary delights and natural wonders, all within walking distance. Residents can indulge in gourmet meals, explore the local flora and fauna, or simply relax in a serene atmosphere, all while being just steps away from the comforts of their luxurious villas.
  • 🍴 MOTMOT Restaurant, Coffee and cenote Bar - This eclectic eatery offers a unique dining experience, blending local flavors with international cuisine, and is just an 8-minute walk from the property.
  • 🥐 Burke Brothers Cafe - For a casual breakfast or brunch, this charming cafe is a 4-minute walk away, serving up delicious pastries and coffee in a cozy atmosphere.
  • 🍞 La Baguette Boulangerie - This artisanal bakery is a must-visit for any foodie, offering freshly baked bread and pastries, and is just an 8-minute walk from the development.
  • 🍴 Restaurante Gaudea - For a truly exceptional dining experience, this restaurant is a 9-minute walk away, serving up gourmet cuisine in an elegant setting.

Neighborhood Highlights

Beyond the immediate area, the neighborhood offers a wealth of activities and attractions that cater to the diverse interests of residents. From spa treatments to outdoor adventures, there's something for everyone to enjoy.
  • 💆 Casa Venus - "Ritual Beauty Salon & Spa" - This luxurious spa is an 8-minute drive away, offering a range of treatments and therapies to help residents relax and rejuvenate.
  • 🌊 Cenote Escondido (Mayan Blue) - For a unique outdoor adventure, this stunning cenote is a 12-minute drive away, offering a chance to swim in crystal-clear waters and explore the surrounding jungle.
  • 🧘 Massage Tulum Energy Healing Spa Tulum Temazcal aldea zama Tulum y la veleta Home massage - This holistic spa is a 6-minute drive away, offering a range of massage and energy healing treatments to help residents achieve balance and well-being.
  • 🌿 Cacao Spa Tulum - For a truly indulgent experience, this luxurious spa is an 8-minute drive away, offering a range of treatments and therapies inspired by the natural beauty of the jungle.
  • 🧖 Spa Tulum | Tranquility Spa - This serene spa is a 5-minute drive away, offering a range of treatments and therapies designed to promote relaxation and tranquility.
  • 🧘 Massage Tulum | Carlos Cardona Spa - For a personalized massage experience, this spa is a 4-minute drive away, offering a range of treatments and therapies tailored to individual needs.
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Image of a Modern Villa, featuring Rooftop Plunge Pool and Lush Landscaping.Image of a Bedroom Suite, featuring Private Plunge Pool and Indoor-Outdoor Living.Image of a Open Concept Kitchen, featuring Indoor-Outdoor Living and Lush Garden.

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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