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Carmela
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Carmela
is a boutique collection of
24 condos
envisioned as a residential paradise perfectly integrated with Tulum's natural beauty and Mayan mysticism. This project emphasizes rustic and tropical aesthetics, utilizing local materials to achieve organic finishes that blend seamlessly with its surroundings. Its truly privileged location at the entrance of Aldea Zamá, within a
private, gated street
, ensures exceptional privacy and a peaceful atmosphere, while offering convenient access to local services and Tulum's vibrant hotel zone. Available property types include
Condo
units, each meticulously crafted with premium carpentry and high-quality finishes.
The strategic value of Carmela lies in its privileged location and unique design aesthetic, which incorporates local materials to blend seamlessly with the natural surroundings. The project's rustic and tropical design creates an organic and authentic living environment, while its luxurious amenities , including private jacuzzis, solariums, and high-quality finishes, provide residents with a comfortable and indulgent lifestyle. Additionally, the project's convenient access to communal bicycles, 24/7 controlled access, and surveillance ensures a safe and convenient living experience. With its spacious terraces, W.C., and jacuzzis in upper-level units, and private garden areas in ground-floor apartments , residents have ample opportunities to relax and enjoy the surroundings. Despite potential risks, such as the inland location, the project's unique features and strategic advantages position it for long-term value.
Attractive financing options are available for Carmela , as the developer offers financing, enhancing the investment viability of this strategic opportunity. With its unique blend of natural beauty, luxurious amenities, and convenient location, Carmela presents a compelling investment opportunity for discerning individuals and families seeking a tranquil, luxurious, and naturally immersed living experience in Tulum.
The strategic value of Carmela lies in its privileged location and unique design aesthetic, which incorporates local materials to blend seamlessly with the natural surroundings. The project's rustic and tropical design creates an organic and authentic living environment, while its luxurious amenities , including private jacuzzis, solariums, and high-quality finishes, provide residents with a comfortable and indulgent lifestyle. Additionally, the project's convenient access to communal bicycles, 24/7 controlled access, and surveillance ensures a safe and convenient living experience. With its spacious terraces, W.C., and jacuzzis in upper-level units, and private garden areas in ground-floor apartments , residents have ample opportunities to relax and enjoy the surroundings. Despite potential risks, such as the inland location, the project's unique features and strategic advantages position it for long-term value.
Attractive financing options are available for Carmela , as the developer offers financing, enhancing the investment viability of this strategic opportunity. With its unique blend of natural beauty, luxurious amenities, and convenient location, Carmela presents a compelling investment opportunity for discerning individuals and families seeking a tranquil, luxurious, and naturally immersed living experience in Tulum.
PRICE
N/A
From $345,294 USD
CITY
N/A
Tulum
REGION
Aldea Zama
BEDROOMS
2
SURFACE
104.33
-
104
m2
UNITS
1
Units Available
ANALYST RATING
High-Yield Opportunity
SALES VELOCITY
96
%
FINANCING PLANS
N/A
Available
DEVELOPER
Emerging Developer (See Analysis)
DELIVERY DATE
Ready to move in
DEVELOPER STATUS
LISTING UPDATE
December 14, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Carmela
?
Explore Financing Plans| Financing Plan | Down Payment | During Construction | On Delivery | Key Benefits & Terms |
|---|---|---|---|---|
| Immediate Delivery - 30/70 Plan | 30.0% | — | 70.0% | This plan requires a 30% down payment and 70% upon delivery/closing ('a la escritura'). Applicable for all existing units with immediate delivery. |
| Immediate Delivery - 10/90 Plan | 10.0% | — | 90.0% | This plan requires a 10% down payment and 90% upon delivery/closing ('a la escritura'). Applicable for all existing units with immediate delivery. |
HOA 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:
$350 - $550 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool and 24/7 security, which are typically high-maintenance. However, the relatively small number of units (24) and the moderate to high price range of the condos ($345,294 USD and up) suggest that owners may expect a certain level of luxury and service, thus supporting higher maintenance fees. The lounge, garden, and parking amenities, while adding to the overall cost, are relatively lower maintenance compared to the pool and security. This balance of amenities and the luxury level indicated by the price range lead to the estimated monthly HOA fee range.
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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Carmela embodies the essence of Tulum's serene oasis, where modern sophistication converges with natural serenity, creating a unique living experience that harmoniously blends indoor and outdoor spaces. The residence's aesthetic is characterized by sleek, clean lines, minimalist charm, and an abundance of natural light, which, combined with the thoughtful integration of balcony access, expands living areas and blurs the boundaries between indoors and outdoors, inviting a deep sense of relaxation and tranquility.
- 🌿 Natural Awakening: Begin your day surrounded by verdant views, where the strategic placement of windows and open-concept living areas create a vibrant atmosphere that feels expansive and intimately connected to nature.
- 🏋️♀️ Personal Wellness: Maintain your wellness routine in the privacy of your own home, utilizing the kitchen island for a healthy breakfast, before stepping out into the lush surroundings for a refreshing morning walk or jog.
- 🌸 Serenity Found: Discover tranquility in the garden, where the rustle of leaves and the songs of birds create a soothing melody, perfect for relaxation and reconnecting with nature.
- 🏊♀️ Aquatic Bliss: Unwind with a refreshing swim in the swimming pool, surrounded by the serene ambiance of Carmela, where the blend of natural light and water creates a sense of rejuvenation.
- 🔒 Secure Haven: Enjoy the peace of mind that comes with 24/7 security and controlled access, ensuring a safe and convenient living experience within the private, gated community of Carmela.
Wellness & Recreation- 🏊 Swimming Pool: Enhance your physical well-being in a serene, natural setting.
- 🌳 Garden: Connect with nature and unwind in a beautifully landscaped oasis.
Social & Entertainment- 🛋️ Lounge: Socialize and relax in a stylish, communal space perfect for residents.
Services & Comfort- 🚪 Parking and Security: Enjoy secure, convenient parking and 24/7 protection for peace of mind.
December 14, 2025
Carmela represents a strategic "flight to quality" acquisition in Tulum's premium Aldea Zamá zone, engineered for long-term capital appreciation rather than short-term rental yield. With an entry basis of $3,243 USD/m², this de-risked asset (96% sold) from a top-tier developer is insulated from broader market oversupply. The investment is timed to capture the value uplift from major new regional infrastructure like the Tulum Airport and Maya Train.
-
💎
Asset Profile Premium 2-Bedroom Condominium within Aldea Zamá, a fully-urbanized, master-planned community setting the standard for quality in the region.
-
📈
Financial Logic The thesis prioritizes capital preservation and appreciation. While the market sees 43-56% occupancy, this asset's 96% sold-out status confirms its value, justifying the premium $3,243 USD/m² entry point.
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📍
Location Alpha Situated in the established Aldea Zamá zone with paved roads and underground utilities. Primed to benefit from the new Tulum Airport, Maya Train, and a new road improving access to the hotel zone.
-
🛡️
Risk Assessment Execution risk is near-zero, backed by Grupo Emerita, a blue-chip developer with 30+ years of experience and 67 completed projects, and the project's 96% sold-out status.
Read the Full Data-Driven Analyst ReportInvestment Memo: Carmela
Market:
Tulum
| Zone:
Aldea Zamá
High-Yield Opportunity
Analyst Verdict
This is a long-term appreciation play, not a short-term cash flow opportunity. The investment thesis for Carmela rests on acquiring a de-risked asset in Tulum's most premium location from a top-tier developer. While the broader Tulum condo market faces significant oversupply and compressed rental yields, this asset is positioned to hold its value and appreciate due to its "flight to quality" characteristics. The near-zero execution risk (96% sold) and the catalytic impact of regional infrastructure like the new airport and Maya Train provide a strong basis for future capital growth. This is an ideal investment for a buyer prioritizing capital preservation and long-term value over immediate rental income.
Strength:
Blue-chip developer (Grupo Emerita) in a premium, established location (Aldea Zamá).
Risk:
Market-wide rental oversupply has significantly compressed short-term yields and occupancy rates.
💰 Valuation & Yield Logic
- Entry Basis: $3,243 USD/m² - Analyzed as Premium for this specific zone, justified by the developer's reputation and superior infrastructure.
- Rental Demand: The short-term rental market is highly competitive due to oversupply. Data suggests an average occupancy rate of around 43-56% with an average daily rate for a 2-bedroom unit estimated at $142. The target tenant is a tourist prioritizing location and quality over budget.
- Scarcity Factor: While it is a condo, the 2-bedroom layout is more resilient than the heavily oversupplied studio/1-bed segment. The project's 96% sold-out status confirms strong demand for this specific development.
📍 Location Maturity
The zone is Established. Aldea Zamá is a master-planned community with paved roads, underground utilities, and commercial areas, setting it apart from developing zones. Major new infrastructure, including the recently opened Tulum Airport and the Maya Train, will enhance regional access. Locally, a new road provides more direct access to the hotel zone.
🏗️ Developer Profile
The developer, Grupo Emerita, is a blue-chip local firm with over 30 years of experience and 67 completed projects. They were instrumental in the development of the Aldea Zamá master plan, ensuring a high standard of quality and mitigating execution risk.
Status:
96% 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 $345,294 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$11,395
- Notary, Registry & Admin Fees: ~$6,875
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$20,470 USD
This represents approximately 5.9% of the property's value.
~$20,470 USD
This represents approximately 5.9% 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 Tulum,
Carmela
embodies the essence of "Tulum's Serene Oasis," offering a tranquil, luxurious, and naturally immersed living experience. This address is strategically positioned to provide discerning individuals and families with a unique blend of privacy, comfort, and connectivity to local services and amenities, aligning perfectly with the core identity of "Harmonious Living in Nature's Embrace." The development's privileged location within a private, gated street in Aldea Zamá ensures exceptional peace and tranquility, while its proximity to Tulum's hotel zone and services makes it an ideal choice for those seeking a luxurious and convenient lifestyle.
The Doorstep Experience
The immediate surroundings of Carmela are a testament to the area's thriving culinary scene and vibrant community. Within a short walking distance, residents can discover a variety of dining options, cafes, and bars that cater to diverse tastes and preferences. This curated selection of nearby establishments enhances the overall living experience, providing residents with ample opportunities to indulge in their favorite activities and hobbies.- 🍴 Panza Tulum - A 2-minute walk from Carmela , this restaurant offers a unique dining experience, showcasing the area's culinary expertise and providing residents with a convenient and enjoyable dining option.
- 🍴 PARALLEL 20° - Just a 1-minute walk away, this establishment is a prime example of the area's vibrant food scene, offering residents a wide range of culinary delights and further enhancing the development's appeal.
- 🍹 Alma Verde Tulum - A 5-minute walk from Carmela , this bar and restaurant combination provides residents with a relaxing atmosphere and a variety of dining options, perfect for unwinding and socializing.
- 🍦 Campanella Cremerie - Located just 6 minutes away on foot, this cremerie is a delightful addition to the area's culinary landscape, offering residents a unique and indulgent treat.
- 🍹 Hunab Rooftop Bar - A 4-minute walk from the development, this rooftop bar provides a sophisticated and elegant atmosphere, perfect for residents to enjoy a cocktail and take in the stunning views of the surrounding area.
Neighborhood Highlights
Beyond the immediate doorstep, the neighborhood surrounding Carmela offers a wealth of amenities and services that cater to the diverse needs and interests of its residents. From fitness and wellness to shopping and entertainment, the area is designed to provide a seamless and convenient living experience.- 🏋️♀️ Rooftop Fitness Center - Just a 2-minute drive away, this fitness center offers a state-of-the-art workout experience, complete with stunning rooftop views, providing residents with a unique and motivating environment to stay active and healthy.
- 🗺️ Tulum - A 9-minute drive from Carmela , the town of Tulum is a treasure trove of history, culture, and natural beauty, offering residents a wide range of activities and attractions to explore and discover.
- 🛍️ Selecto Chedraui - Located just 5 minutes away by car, this supermarket provides residents with a convenient and accessible shopping experience, complete with a wide range of products and services.
- 🏋️♂️ Tuk Fit Tulum - Gym - A 4-minute drive from the development, this gym offers a comprehensive workout experience, complete with state-of-the-art equipment and expert trainers, providing residents with a motivating and supportive environment to achieve their fitness goals.
- 🏋️♀️ Gym Tulum - Located 10 minutes away by car, this gym provides residents with a unique and challenging workout experience, complete with a wide range of equipment and classes, further enhancing the area's reputation as a hub for fitness and wellness.
