Bahia

View of Modern Kitchen at Bahia, showcasing Open Concept Living, Kitchen Island.
Image of Beach Access at Bahia, featuring Ocean View Living Room, Beachfront Property.
Image of Ocean View at Bahia, featuring Ocean View, Beachfront Living.
Image of Lounge at Bahia, featuring Open Concept Kitchen, Kitchen Island.
Image of Ocean View at Bahia, featuring Ocean View Living Room, Coastal Property.
Image of Beach Access at Bahia, featuring Living Room, Ocean View.
No items found.
Image of Swimming Pool at Bahia, featuring Ocean View Bedroom, Beachfront Property.View of Bedroom at Bahia, showcasing Natural Light, Minimalist Design.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Bahia is a multi-level residential complex designed to offer a seamless blend of luxury and nature, situated in a prime location with desirable amenities including a private beach, a dock for water access, a central swimming pool, a welcoming lobby, and a patio area. The development is a project by AE Arquitectos , a developer with over 20 years of experience in developing diverse architectural projects, known for their holistic approach to design, constructive systems, and project economy. Bahia offers a range of residences, including Beachfront , Condo , Penthouse , and Residential units, catering to those who appreciate both community spaces and private tranquility.

The strategic value of Bahia lies in its direct beach and dock access , providing unparalleled ocean experiences, as well as its private pools, terraces, and serene patio or lush jungle views in each residence. The development's exclusive community amenities , including a swimming pool and lobby, further enhance the luxurious lifestyle offered to residents. With its prime location and unique features, Bahia presents a strategic investment opportunity, positioned for long-term value. The inclusion of lock-off bedrooms in certain floor plans offers excellent flexibility for owners, making these properties particularly attractive to investors seeking to capitalize on the vacation rental market. Note that Bahia does not offer developer financing, allowing investors to explore external financing options that best suit their needs.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$515,000 - $1,370,000 USD
CITY
N/A
Tulum
REGION
Tulum Country Club
BEDROOMS
1
3
TYPES
Beachfront
Condo
Penthouse
SURFACE
86.9
-
236
m2
UNITS
3
Units Available
AI RATING
Opportunistic
SALES VELOCITY
82
%
FINANCING PLANS
N/A
Available
DEVELOPER
AE Arquitectos
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Beachfront ▼
140.20
1
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
C-42SoldN/A140.20View
1-Bedroom Condo ▼
86.90 - 99.80
1
1 left
~$515,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
A-12SoldN/A98.30View
B-12Available$515,00086.90View
C-11SoldN/A99.80View
C-22SoldN/A90.20View
C-32SoldN/A90.20View
2-Bedroom Beachfront ▼
126.60 - 192.20
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
A-11SoldN/A192.20View
C-21SoldN/A126.60View
C-41SoldN/A186.60View
2-Bedroom Condo ▼
126.60 - 183.40
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
B-11SoldN/A183.40View
C-31SoldN/A126.60View
3-Bedroom Beachfront ▼
168.30 - 190.40
3
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
A-21SoldN/A190.40View
A-31SoldN/A168.30View
3-Bedroom Condo ▼
168.30 - 236.30
3
2 left
~$1,102,400
UnitStatusPrice (USD)Size (m²)Floor PlanImages
A-41SoldN/A236.30View
B-21Available$1,102,400190.40View
B-31SoldN/A168.30View
B-41Available$1,370,000236.30View
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:

$800 - $1500 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool and beach access, which suggest a moderate to high level of maintenance. The ocean view and lounge also indicate a certain level of luxury, consistent with the high price range of the property. However, the relatively small number of units helps to keep the costs per unit lower. The absence of explicitly mentioned high-cost amenities like 24/7 security, elevators, or a gym also supports a lower estimate compared to what might be expected for a fully serviced development.

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 Bahia, featuring Outdoor Patio, Ocean View.
Image of Swimming Pool at Bahia, featuring Ocean View, Beachfront Patio.
Image of Lounge at Bahia, featuring Ocean View, Outdoor Lounge.
Image of Lounge at Bahia, featuring Ocean View, Beachfront Property.
Image of Beach Access at Bahia, featuring Ocean View, Beach Access.
Image of Lounge at Bahia, featuring Ocean View, Beachfront Property.
Image of Beach Access at Bahia, featuring Ocean View, Beach Access.
Image of Swimming Pool at Bahia, featuring Ocean View, Beachfront Property.
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The essence of Bahia lies in its masterful blend of luxurious living and unparalleled oceanfront access, crafting a lifestyle that is as much about serenity as it is about exclusivity. Every aspect of this beachfront retreat is designed to immerse residents in the beauty of their surroundings, from the soft glow of sunrise over the ocean to the vibrant hues of sunset reflected in the waves.

  • 🏖️ Seaside Retreat: Wake up to the sound of waves gently lapping at the shore, and step out onto your private terrace to breathe in the salty air, with the beach and dock access offering endless opportunities for ocean experiences.
  • 🌿 Garden Oasis: Find peace in the meticulously manicured garden, a serene escape from the world where nature's beauty and the soothing sounds of water features create a sense of tranquility.
  • 🏊‍♀️ Aquatic Luxury: Dive into the crystal-clear waters of the swimming pool, or relax on the sun-kissed deck, surrounded by lush landscapes and the endless blue horizon, perfect for a refreshing escape or a leisurely afternoon.
  • 🌅 Ocean View Bliss: As day turns into night, the lobby and lounge areas become the perfect spots to watch the sunset, with comfortable seating and breathtaking views of the ocean, creating an unforgettable experience of luxury and relaxation.
Wellness & Recreation
  • 🏊 Swimming Pool: Unwind and rejuvenate in the serene pool, perfect for relaxation and leisure.
  • 🌴 Garden: Stroll through the lush gardens, providing a peaceful escape and connection to nature.
  • 🏖️ Beach Access: Direct access to the beach, offering endless opportunities for ocean activities and sun-kissed relaxation.
Social & Entertainment
  • 🛋️ Lounge: A sophisticated lounge area, ideal for socializing and entertaining in style.
  • 🏢 Lobby: An elegant lobby, setting the tone for a luxurious and exclusive living experience.
Services & Comfort
  • 🚣 Ocean View: Breathtaking ocean views, providing a constant reminder of the property's unique and coveted location.
  • 📦 Also Includes: 24/7 security, parking, and other essential services for a comfortable and secure living experience.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Bahia is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏖️ Unbeatable Ocean Views: The property delivers breathtaking ocean views, a highly sought-after feature that enhances both the lifestyle and long-term desirability of the asset.
  • 🌴 Direct Beach Access: With its direct, private access to the beach, Bahia offers a rare luxury that secures both your lifestyle and the property's long-term value.
  • 📈 Positioned in a Growth Hub: The area benefits from major infrastructure projects, ensuring strong future demand and supporting long-term value appreciation.
  • 🗺️ A Proven Destination: Tulum's established international brand as a hub for wellness, spirituality, and luxury continues to attract a dedicated high-value clientele, providing a consistent source of demand for premium assets like Bahia .
  • 🚀 Resilient Market Performance: The property's premium attributes and unique features position it to capture a resilient demand segment, commanding superior pricing power and insulating it from broader market downturns.
Read the Full Data-Driven Analyst Report
In a market defined by a significant oversupply of generic rental units, the Bahia development's premium, non-replicable features—specifically its direct Ocean View and Beach Access —create a flight-to-quality opportunity. This investment thesis is predicated on acquiring a scarce, defensible asset during a severe local market correction, where resale units in prime areas are trading at 35-40% discounts to new builds. These attributes position the asset to capture a resilient, high-value demand segment and command superior pricing power, insulating it from the broader downturn and positioning it for outsized appreciation as the market normalizes.

💎 Competitive Advantages (Alpha)

The asset's intrinsic, non-replicable features provide a durable competitive moat against the commoditized inventory that dominates the Tulum market. These alpha drivers are the primary justification for its premium valuation and are expected to drive long-term capital appreciation, independent of broader market volatility.

  • Ocean View & Beach Access: These are the most coveted and scarce attributes in the region. In a market where high vacancy rates are plaguing undifferentiated properties, luxury projects with these features continue to attract premium rental rates and maintain value, placing this asset in the most resilient segment of the market.


🛡️ Foundational Market Strengths (Beta)

Despite the acute local correction, the long-term viability of the Tulum market is supported by tangible, fundamental growth drivers. These factors provide a degree of stabilization and suggest that underlying demand for the destination remains robust, creating a floor for a future market recovery.

  • Proven Visitor Demand: The new Tulum Airport has fundamentally de-risked long-term access to the destination, surpassing its first-year passenger forecast by over 25% . This demonstrates a strong and growing demand pipeline that is independent of the current real estate supply-demand imbalance.
  • Enduring International Brand: Tulum's established global reputation as a premier destination for wellness, luxury, and spirituality continues to attract a dedicated, high-value international clientele, providing a consistent source of demand for premium assets.
  • Commitment to Infrastructure: Ongoing public and private investments in core infrastructure, including road rehabilitation, new electrification projects, and enhancements to drainage systems, signal a long-term commitment to sustainable growth that will support property values over the investment horizon.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe oversupply of rental units has led to a localized market crash and significantly depressed rental yields for the foreseeable future.
  • 🔴 Inventory Exposure: The asset demonstrates resilience against market-wide oversupply, with all 2-bedroom units already sold, indicating strong absorption for its core offering. The remaining 3-bedroom units cater to a premium, family-oriented segment that is less exposed to the saturated market for smaller rental condos. The single available 1-bedroom unit benefits from the project's overall premium positioning and amenity package, differentiating it from commodity-grade inventory.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a bifurcated market where this asset's premium attributes offer a strategic advantage. While the broader market faces significant headwinds from oversupply, the complete sell-out of the asset's 2-bedroom inventory demonstrates targeted demand for quality. This suggests the property operates within a resilient, high-end sub-market, justifying its value proposition for investors focused on long-term capital appreciation in a top-tier location. .
  • 🟢 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 capital-rich, long-term holder focused on capital preservation and appreciation through a 'flight-to-quality' strategy. This profile is not seeking immediate cash flow, which is severely constrained by the current rental market, but instead prioritizes owning a scarce, premium asset with irreplaceable features. Given the lack of developer financing and Mexico's high policy rate of 11.25% , this investor is a cash buyer who understands the current market dislocation—evidenced by a 40% decrease in property purchases from peak levels—and is positioned to acquire a top-tier asset poised to outperform during the next cycle.
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: $515,000 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$16,995
  • Notary & Admin Fees: ~$10,254

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$29,449 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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Located in the heart of Tulum, Bahia embodies the essence of Exclusive Oceanfront Living, offering high-net-worth individuals a luxurious, private, and exclusive beachfront residence that perfectly balances personal use and high-end vacation rental investment potential. This address is strategically positioned to provide residents with direct beach and dock access, unparalleled ocean experiences, and exclusive community amenities, all while being surrounded by the natural beauty and vibrant culture of Tulum.

The Doorstep Experience

The immediate surroundings of Bahia are a testament to the area's refined taste and exclusive lifestyle, with a curated selection of dining and lodging options that cater to the most discerning residents. Within a short walking distance, one can discover a plethora of culinary delights and serene escapes that enhance the overall living experience.
  • 🍴 Casa Cenote - This charming establishment, just a 2-minute walk away, offers a unique blend of lodging, restaurant, and natural beauty, exemplifying the area's ability to provide residents with a tranquil and exclusive ambiance.
  • 🍔 Bsky Restaurant - With a travel time of merely 1 minute on foot, this restaurant showcases the development's proximity to gourmet dining options, further solidifying its position as a hub for culinary connoisseurs.
  • 🌮 TZ'ONOT Restaurant - A 4-minute stroll leads to this esteemed restaurant, highlighting the neighborhood's vibrant food scene and the property's strategic location amidst Tulum's gastronomic hotspots.
  • 🏨 Casa Altamar Hotel & Restaurant - This boutique hotel and restaurant, accessible within an 8-minute walk, underscores the area's commitment to providing residents and guests with exceptional lodging and dining experiences, thereby enhancing the overall desirability of the location.
  • 🍜 Umbal Restaurant - Situated just a 6-minute walk away, this restaurant contributes to the rich tapestry of culinary options available in the immediate vicinity, catering to the refined tastes of Bahia's discerning residents.

Neighborhood Highlights

Beyond the immediate doorstep, the surrounding neighborhood of Bahia unfolds as a treasure trove of attractions and experiences, carefully curated to appeal to the interests and preferences of its high-net-worth residents. A short drive reveals a plethora of natural wonders, cultural landmarks, and adventure activities that collectively enrich the living experience.
  • 🐢 Casa Tortuga Tulum - A 14-minute drive leads to this notable attraction, exemplifying the development's proximity to Tulum's iconic landmarks and its commitment to providing residents with unparalleled access to the region's natural and cultural heritage.
  • 🏞️ Yax-Muul - This scenic spot, reachable within a 12-minute drive, showcases the area's breathtaking landscapes and opportunities for outdoor exploration, further enhancing the property's appeal to nature enthusiasts and adventure seekers.
  • 🌊 Cenote Water Park - A 15-minute drive away, this water park offers a unique blend of adventure and relaxation, catering to the diverse interests of Bahia's residents and solidifying the development's position as a premier lifestyle destination.
  • 🌴 Cenotes Labnaha - This natural oasis, accessible within a 9-minute drive, underscores the area's abundance of untouched beauty and the property's strategic location amidst Tulum's most stunning landscapes.
  • 🚗 Mystic Adventure Atv & cenote tour All Trips mx - With a travel time of just 9 minutes by car, this adventure tour operator offers residents a gateway to exploring Tulum's hidden gems, further enriching the overall lifestyle experience at Bahia.
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Image of Swimming Pool at Bahia, featuring Ocean View Living Room, Indoor-Outdoor Living.Image of Swimming Pool at Bahia, featuring Ocean View, Indoor-Outdoor Living.View of Modern Bathroom at Bahia, showcasing Double Vanity, Stone Sink.

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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