Beecheii

Image of Garden at Beecheii, featuring Open Concept Living, Modern Kitchen.
Image of Swimming Pool at Beecheii, featuring Modern Architecture, Private Pool.
Image of Garden at Beecheii, featuring Exterior Facade, Tropical Architecture.
Image of Garden at Beecheii, featuring Modern Architecture, Tropical Landscape.
Image of Swimming Pool at Beecheii, featuring Modern Architecture, Private Pool.
Image of Swimming Pool at Beecheii, featuring Modern Architecture, Outdoor Living.
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View of Modern Bedroom at Beecheii, showcasing Minimalist Design, Wood Paneling.Image of Garden at Beecheii, featuring Modern Bedroom, Contemporary Design.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Beecheii is a boutique collection of 95 exclusively single-family residential lots , ranging from 402 to 804 m² , situated in Tulum's coveted Barrio Holistika. This project offers a unique blend of luxury and nature, providing residents with a deep connection to the environment and a vibrant cultural, gastronomic, and holistic scene. The development spans 7.5 hectares and features a range of luxurious amenities, including a cenote-style pool , clubhouse , and yoga area . The available property types include land , allowing investors to purchase and develop their lots according to their preferences.

The strategic value of Beecheii lies in its prime location, with paved access and proximity to Tulum's first shopping mall and the new main entrance from the International Airport. This ensures that residents can enjoy both tranquility and convenience. The project's low-density design and exclusive amenities make it an attractive opportunity for those seeking a harmonious life away from urban bustle. The development's focus on sustainable value appreciation and its comprehensive features, such as the Mayan stone perimeter wall , controlled access , and 24-hour security , provide a secure and luxurious living environment. With its unique features and strategic advantages, Beecheii presents a compelling investment opportunity for those looking to capitalize on the growing demand for luxury retreats in Tulum. Note that Beecheii does not offer developer financing, allowing investors to explore alternative financing options that best suit their needs. Risks identified in the project include market fluctuations and potential environmental concerns, however, the project's unique features and strategic location mitigate these risks, making it an attractive opportunity for investors.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$147,987 - $281,421 USD
CITY
N/A
Tulum
REGION
Holistika
BEDROOMS
N/A
TYPES
Land
SURFACE
422.82
-
804
m2
UNITS
44
Units Available
AI RATING
Speculative Growth
SALES VELOCITY
0
%
FINANCING PLANS
N/A
Available
DEVELOPER
Emerging Developer (See Analysis)
DELIVERY DATE
Ready to move in
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
Standard Land ▼
422.82 - 804.06
N/A
44 left
~$147,987
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1Available$157,514450.04
17Available$187,856536.73
18Available$243,432695.52
19Available$199,524570.07
2Available$157,507450.02
20Available$149,947428.42
21Available$149,832428.09
22Available$150,269429.34
24Available$149,475427.07
25Available$149,356426.73
26Available$149,237426.39
28Available$149,552427.29
3Available$154,882442.52
30Available$148,757425.02
31Available$149,139426.11
32Available$193,410552.60
33Available$202,010577.17
4Available$181,118517.48
40Available$150,112428.89
43Available$216,657619.02
44Available$211,614640.61
46Available$157,531450.09
47Available$157,525450.07
48Available$157,521450.06
49Available$165,013445.98
5Available$183,309523.74
50Available$171,025462.23
51Available$171,025462.23
52Available$171,025462.23
53Available$171,025462.23
54Available$171,025462.23
59Available$171,025462.23
6Available$197,571564.49
60Available$171,025462.23
61Available$171,025462.23
67Available$177,526479.80
7Available$281,421804.06
8Available$204,550584.43
85Available$174,588471.86
89Available$191,553517.71
9Available$147,987422.82
92Available$174,588471.86
93Available$174,588471.86
94Available$174,588471.86
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:

$250 - $450 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool, security, and a lounge, which suggest a moderate to high level of service and maintenance. The price range of $147,987 to $281,421 USD indicates a mid-to-high-end development, which would expect a certain level of quality in its amenities and services. However, the absence of extremely high-maintenance amenities like elevators, gyms, or staffed beach clubs, and the relatively modest number of units, helps to keep 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 List
Availability Map
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Image of Parking at Beecheii, featuring Tropical Architecture, Stone Cladding.
Image of Garden at Beecheii, featuring Tropical Entrance, Architectural Gateway.
View of Outdoor Playground at Beecheii, showcasing Jungle Gym, Nature Play Area.
Image of Fire Pit at Beecheii, featuring Outdoor Living, Fire Pit.
Image of Swimming Pool at Beecheii, featuring Aerial View, Tropical Landscape.
Image of Lounge at Beecheii, featuring Thatch Roof Structure, Jungle Setting.
Image of Garden at Beecheii, featuring Grand Entrance, Property Gateway.
Image of Garden at Beecheii, featuring Grand Entrance, Architectural Design.
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Beecheii is a masterclass in luxurious living, where the boundaries between indoors and outdoors dissolve, and every moment is infused with the serene beauty of nature. The modern, sleek design seamlessly integrates with the lush, tropical surroundings, creating a sense of harmony that permeates every aspect of life within this exclusive retreat.

  • 🌿 Nature's Embrace: Wake up to the warmth of natural light pouring through floor-to-ceiling glass walls, and step out into the private garden, where the soothing sounds of nature and the gentle rustle of leaves create a sense of tranquility.
  • 🏊‍♀️ Aquatic Serenity: The private pool, beautifully landscaped and surrounded by lounge spaces, becomes an extension of your living area, inviting you to indulge in a carefree, alfresco lifestyle, with every moment a celebration of freedom and connection to the outdoors.
  • 🔥 Evening Gathering: As the sun dips below the horizon, gather around the fire pit, surrounded by the warmth and texture of natural materials, and let the serene ambiance of Beecheii's outdoor living areas envelop you, creating unforgettable moments with family and friends.
  • 🚶‍♀️ Morning Stroll: Begin your day with a leisurely walk through the secure, gated community, taking in the vibrant cultural and gastronomic scene that Tulum's Barrio Holistika has to offer, with the assurance of 24-hour security and a deep connection to nature.
  • 🧘‍♀️ Wellness Retreat: Find your inner peace in the yoga area or unwind in the clubhouse, surrounded by the soothing sounds of the cenote-style pool, and let the luxurious amenities of Beecheii nurture your body, mind, and spirit.
Wellness & Recreation
  • 🏊 Swimming Pool: Refresh and rejuvenate in a serene pool setting, perfect for relaxation and fitness.
  • 🌳 Garden: Connect with nature in a beautifully landscaped garden, fostering a sense of calm and well-being.
Social & Entertainment
  • 🔥 Grill Area and Fire Pit: Socialize and entertain in style with outdoor grill and fire pit areas, ideal for community gatherings.
  • 🛋️ Lounge: Unwind and socialize in a comfortable lounge area, designed for relaxation and community building.
Services & Comfort
  • 🔒 Security and Parking: Enjoy peace of mind with 24/7 security and convenient parking, ensuring a safe and comfortable living experience.
  • 🏢 Lobby: Be greeted by a stylish and welcoming lobby, setting the tone for a luxurious and secure community.
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January 17, 2026

This investment is a targeted appreciation play in Tulum's maturing market, designed to capitalize on the infrastructure-led growth in Barrio Holistika. While the broader market is stabilizing at 8-12% annual growth, this asset's prime position near the new airport and planned commercial zones offers a clear path to outperform the regional average. The thesis is contingent on acquiring a well-located asset at a fair entry point before the full impact of new infrastructure is priced in.

  • 💎
    Asset Profile Low-density, single-family residential lot within an exclusive 95-unit development. The end-product is a 2-4 bedroom villa, offering a scarce alternative to the oversupplied condominium market.
  • 📈
    Financial Logic Acquisition at a Fair Market Value of $350 USD/m². The financial thesis is driven by strong rental demand from wellness tourists, with comparable 2-bedroom units achieving average daily rates of $180-$250.
  • 📍
    Location Alpha Located in the direct 'Path of Progress' in Barrio Holistika, benefiting from superior existing infrastructure, including paved roads, and proximity to the new airport and municipally-funded urban upgrades.
  • 🛡️
    Risk Assessment The principal risk is execution, as the 'Emerging Developer' has a limited verifiable track record of completed and delivered projects.
Read the Full Data-Driven Analyst Report

Investment Memo: Beecheii

Market: Tulum | Zone: Barrio Holistika Speculative Growth

Analyst Verdict

This is a high-risk, high-reward appreciation play . The investment thesis is predicated on acquiring a well-positioned asset in the direct path of Tulum's infrastructure-led growth. While the overall market's explosive growth is maturing to a more sustainable 8-12% annually, this specific location in Barrio Holistika is poised to outperform due to its proximity to the new airport and planned commercial developments. The primary risk is not the market or the location, but the developer's limited track record. Success is contingent on their ability to execute and deliver the promised high-quality amenities, which are crucial to the project's value proposition.

Strength: Prime 'Path of Progress' location with superior existing infrastructure (paved roads).
Risk: Significant execution risk due to an Emerging Developer with a limited verifiable track record.

💰 Valuation & Yield Logic

  • Entry Basis: $350 USD/m² - Analyzed as Fair Market for this specific zone, given its premium location and infrastructure advantages.
  • Rental Demand: The end-product (a 2-4 bedroom villa) is well-positioned to capture high rental demand from wellness tourists and digital nomads. Average daily rates for 2-bedroom units in Tulum range from $180-$250, with strong high-season occupancy.
  • Scarcity Factor: The project's low density, with only 95 single-family lots, offers exclusivity and a strategic alternative to the oversupplied condominium market in other zones.

📍 Location Maturity

The zone is best described as Developing but Established . It benefits from critical established infrastructure like paved roads on 5TA Avenida SUR. It is also at the epicenter of new growth, with the Tulum municipality investing over 200 million pesos in 2025 for urban upgrades and the new airport reshaping regional access.

🏗️ Developer Profile

The developer is classified as an Emerging Developer . Public information primarily links them to this single project. While no negative public records were found, there is no verifiable portfolio of completed and delivered projects, which constitutes the primary risk of this investment.

Status: 54% 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: $147,987 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$4,884
  • Notary & Admin Fees: ~$3,461

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$10,545 USD
Approx. 7.1% 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's exclusive Barrio Holistika, Beecheii offers a unique blend of nature, wellness, and privacy, perfectly aligning with the core identity of "Nature's Haven" and the primary theme of "Luxury Living in Harmony with Nature". This strategic location provides residents with an unparalleled opportunity to connect with the environment and themselves, while also offering a potential for long-term capital appreciation. The surrounding area is a testament to the development's commitment to sustainability and luxury, with numerous natural wonders and wellness-oriented establishments within a short drive.

Nature's Sanctuary

The natural beauty of Tulum is on full display near Beecheii , with numerous cenotes and parks that showcase the area's unique ecosystem. Residents can explore these natural wonders, immersing themselves in the serene surroundings and experiencing the perfect blend of adventure and relaxation.
  • 🌿 Vesica Tulum | Cenote Club - A 9-minute drive leads to this stunning cenote, where residents can swim, snorkel, or simply bask in the sun, surrounded by lush vegetation.
  • 🏞️ Cenote Escondido (Mayan Blue) - This breathtaking cenote, just 11 minutes away, offers a glimpse into the region's rich history and natural beauty, perfect for a day of exploration and discovery.
  • 🌊 Cenote Cristal - A mere 7-minute drive from the development, this crystal-clear cenote is ideal for swimming, kayaking, or paddleboarding, providing residents with a fun and active way to connect with nature.

Wellness and Self-Care

The development's focus on wellness and sustainability is further enhanced by the numerous spas and wellness centers in the surrounding area. Residents can indulge in a variety of treatments, from massages to energy healing, and experience the perfect blend of relaxation and rejuvenation.
  • 💆 Massage Tulum Energy Healing Spa - This holistic spa, just 9 minutes away, offers a range of treatments designed to nourish both body and soul, including massages, energy healing, and temazcal ceremonies.
  • 🧖 Tranquility Spa - A 7-minute drive leads to this serene oasis, where residents can unwind and rejuvenate with a variety of spa treatments, from massages to facials.
  • 🌸 Massage Tulum | Carlos Cardona Spa - This boutique spa, just 6 minutes away, offers personalized massage therapy and other treatments, tailored to each resident's specific needs and preferences.

Adventure and Exploration

For residents seeking adventure and excitement, the surrounding area offers a range of activities, from scuba diving to cenote exploration. The development's strategic location provides easy access to these experiences, making it the perfect choice for those who crave a life of freedom and consciousness.
  • 🤿 Cenote Diving and Scuba Certifications with Diving Universe - A 10-minute drive leads to this renowned diving center, where residents can discover the thrill of cenote diving and explore the underwater world of Tulum.
  • 🌴 Cenote Mayan Blue - This stunning cenote, just 9 minutes away, offers a unique opportunity for residents to explore the region's natural beauty and experience the thrill of swimming in a crystal-clear lagoon.
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Image of Swimming Pool at Beecheii, featuring Modern Architecture, Private Swimming Pool.View of Modern Bedroom at Beecheii, showcasing Minimalist Design, Textured Walls.Image of Lounge at Beecheii, featuring Open Concept Living, Modern Interior Design.

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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