Casa Kaa

Image of Garden at Casa Kaa, featuring Modern Architecture, Indoor-Outdoor Living.
Image of Swimming Pool at Casa Kaa, featuring Modern Kitchen, Indoor-Outdoor Living.
View of Private Balcony at Casa Kaa, showcasing Outdoor Living Space, Nature View.
View of Bedroom at Casa Kaa, showcasing Modern Interior, Built-in Wardrobe.
View of Unfurnished Room at Casa Kaa, showcasing Modern Interior, Sliding Glass Doors.
Image of Jacuzzi at Casa Kaa, featuring Modern Kitchen, Open Concept Living.
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Image of Parking at Casa Kaa, featuring Residential Facade, Modern Architecture.Image of Parking at Casa Kaa, featuring Modern Facade, Contemporary Architecture.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Casa Kaa is a unique, single-unit property located within the Fraccionamiento Riviera Tulum, offering easy access to Avenida Cobá and the center of Tulum. This 333.07 m² residence features 3 or 4 bedrooms , 3 bathrooms , and a private parking spot , along with a private pool and a 72 m² rear garden . The property is part of a fully urbanized environment with double controlled access , underground electrical wiring , paved streets and sidewalks , pedestrian lighting , drainage , potable water , and 24/7 security . Developed by ROCA REAL ESTATE , a company known for creating successful developments like Aldea Ka'a , Casa Kaa offers a 30/70 payment plan , easing the financial burden for buyers.

The strategic value of Casa Kaa lies in its prime location, unique features, and comprehensive community infrastructure. With its pre-installation for solar panels , the property enhances long-term value and sustainability appeal. The flexible payment plan and the option to personalize interior design make it an attractive opportunity for individuals or families seeking a spacious, private, and secure home. The community's extensive common areas, including a pickleball court , padel court , soccer field , pet park , jungle gym , and various green spaces , cater to diverse recreational needs. Given the risks identified in the market, Casa Kaa presents a unique opportunity for early access, allowing investors to capitalize on its potential despite current market conditions. Attractive financing options are available, with Casa Kaa offering a 30/70 payment structure , making this investment more viable for those looking to secure a property in a prime location with modern amenities.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
From $486,390 USD
CITY
N/A
Tulum
REGION
Riviera Tulum
BEDROOMS
3
4
TYPES
House
SURFACE
0
-
0
m2
UNITS
1
Units Available
AI RATING
High-Yield Opportunity
SALES VELOCITY
0
%
FINANCING PLANS
N/A
Available
DEVELOPER
N/A
DELIVERY DATE
Immediate
DEVELOPER STATUS
LISTING UPDATE
February 2, 2026
Model / TypologySize (m²)BedroomsSales VelocityStarting Price (USD)Assets
3-Bedroom House ▼
N/A
3
1 left
~$486,391
UnitStatusPrice (USD)Size (m²)Floor PlanImages
KÁ'ÁAvailable$486,391N/A
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
30/70 Payment Plan30.0%—70.0%This plan allows the buyer to pay 30% as a down payment and the remaining 70% upon delivery of the property. This is designed to prevent the buyer from being decapitalized at the time of delivery, allowing for the use of a mortgage credit if necessary.
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:

$500 - $1000 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a Jacuzzi and Swimming Pool, which are moderately high-maintenance. The Garden and Parking are lower-cost amenities. Given the luxury price range of the property, from $486,390 USD, and considering it's a single unit development in Tulum, the HOA fee is likely to be higher to maintain the quality of service and amenities expected at this price point.

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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View of Aerial View at Casa Kaa, showcasing Sports Facilities, Tennis Court.
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Casa Kaa is a masterful blend of modern sophistication and serene natural beauty, where the boundaries between indoor and outdoor living are elegantly blurred. The residence's sleek lines, expansive glass walls, and strategically integrated outdoor spaces create a seamless living experience, inviting all who enter to indulge in a world of refined luxury and unbridled serenity. With its emphasis on clean lines, minimal ornamentation, and an unwavering commitment to functional elegance, Casa Kaa embodies the very essence of contemporary luxury, perfect for individuals or families seeking a spacious, private, and secure home within a well-developed community.

  • 🏠 Private Oasis: Retreat to your own private pool and generous garden, a tranquil oasis that beckons relaxation and recreation, surrounded by lush tropical gardens and verdant greenery.
  • 🌞 Morning Light: Natural light pours into the modern kitchen and open living spaces, illuminating the perfect blend of form and function, and setting the tone for a sophisticated and refined aesthetic.
  • 🏋️‍♀️ Wellness Routine: Maintain your wellness routine in the comfort of your own home, with a private gym and outdoor spaces that invite relaxation and recreation, all within the secure and amenity-rich community of Casa Kaa.
  • 🚗 Convenient Living: Enjoy easy access to Avenida Cobá and the center of Tulum, with ample parking and a prime location within Fraccionamiento Riviera Tulum, making Casa Kaa the perfect blend of luxury and convenience.
  • 🌴 Community Lifestyle: Experience the best of community living, with access to a swimming pool, Jacuzzi, garden, and a range of amenities, including a pickleball court, padel court, soccer field, pet park, and jungle gym, all within the secure and gated community of Casa Kaa.
Wellness & Recreation
  • 🏊 Swimming Pool: Relax and unwind in the serene waters of the private pool.
  • 🌿 Garden: Enjoy the tranquility of the lush garden, perfect for meditation and relaxation.
  • 🛀 Jacuzzi: Soak in the warm waters of the jacuzzi, melting away stress and fatigue.
Social & Entertainment
Services & Comfort
  • 🚗 Parking: Secure and convenient parking for residents, ensuring peace of mind.
  • 🛡️ 24/7 Security: Round-the-clock security provides a safe and secure living environment.
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February 2, 2026

This is an opportunity to acquire a turnkey, income-generating asset in Tulum's established Riviera community, bypassing the region's significant development risks. The investment logic is to leverage a buyer's market to secure a high-demand rental product below peak pricing. [3]

  • 💎
    Asset Profile Modern 2-Bedroom Resale Villa with a private plunge pool and terrace, located in a double-gated community.
  • 📈
    Financial Logic Aims to generate immediate short-term rental income by offering a premium product. Success is highly dependent on a competitive acquisition cost and superior property management to outperform in a saturated market. [7]
  • 📍
    Location Alpha Positioned within the secure and developed Riviera Tulum community, offering strategic access to Tulum Center and major transportation routes.
  • 🛡️
    Risk Assessment The primary risks are market-wide rental yield compression due to oversupply and the unverified operational and financial health of the building's administration (HOA).
Read the Full Data-Driven Analyst Report

Investment Memo: Casa Kaa

Market: Tulum | Zone: Easy access to Coba Avenue and Tulum center., Located within the Riviera Tulum development., Double controlled access from Coba Avenue and Tumben Kaa colony. High-Yield Opportunity

Analyst Verdict

Casa Kaa presents a compelling tactical opportunity within a Tulum real estate market that is currently at a crossroads. [3] As a resale asset, it entirely circumvents the significant construction and developer risk prevalent in the region, offering immediate potential for rental income generation. The broader market is characterized by a dichotomy: major infrastructure upgrades like the new airport are enhancing long-term value, while a significant oversupply in the condo rental market is compressing yields and creating a buyer's market. [6, 7] This environment gives investors with liquidity significant bargaining power, allowing for the acquisition of turnkey assets potentially below replacement cost. [3]

The investment thesis for Casa Kaa hinges on its positioning as a premium rental unit that can outperform generic condos. Its key features—a private plunge pool, modern tropical design, and location within a double-gated community—cater to the demand for higher-quality, secure accommodations. However, success is not guaranteed. The current market requires sophisticated revenue management to navigate the intense competition, as short-term rental occupancy rates hover around 40-45%. [3] The viability of this investment is therefore contingent on three critical factors: securing a favorable entry price, verifying the financial health and operational quality of the building's HOA, and implementing a professional marketing and management strategy to maximize rental revenue.

Strength: Zero construction risk with immediate rental income potential in a desirable, gated location.
Risk: Intense rental market competition and an unverified building/HOA reputation could negatively impact yields.

💰 Valuation & Yield Logic

  • Entry Basis: Contact for Data (From $486,390 USD) - Analyzed as Contingent . A price point below the pre-sale average for new, high-quality builds ($2,500 - $3,700 USD/m2) would represent fair to good value. [5]
  • Rental Demand: High overall supply in Tulum necessitates a premium product to achieve strong occupancy. [7] Properties with private pools and modern aesthetics are positioned to capture higher daily rates and appeal to discerning tourists.
  • Scarcity Factor: As a single resale unit, this specific asset is scarce. However, it exists within a market segment of abundant condo and townhome inventory, making differentiation through service and amenities critical. [2]

📍 Location Maturity

The asset is located within the established Riviera Tulum development, a planned community with controlled access. Its proximity to Coba Avenue provides direct access to the town center and federal highway, benefiting from the area's ongoing infrastructure and service upgrades. [6]

🛡️ Asset Condition & Legal

As a resale asset, construction risk is zero. The primary due diligence must focus on the physical condition of the unit and common areas, the financial health of the HOA, and ensuring a clean, transferable title. Risk is centered on future maintenance costs, not delivery.

Status: Single Unit Listing | Est. Completion: Ready for Title Transfer
*Analysis based on current market listings.
Fideicomiso and Closing Costs SIMULATOR

Estimated 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 $486,391 USD

1. Percentage-Based Costs (Tied to Price):

  • Acquisition Tax (ISABI): ~$16,051
  • Notary, Registry & Admin Fees: ~$9,684

2. Fideicomiso (Bank Trust) Setup (Flat Fees):

  • SRE Government Permit: $1,200
  • Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$27,935 USD
This represents approximately 5.7% 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 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, Casa Kaa emerges as the epitome of luxurious living, where the boundaries between private retreat and vibrant community seamlessly blend. This address, nestled within Fraccionamiento Riviera Tulum, offers residents a unique lifestyle that combines the tranquility of a secure and amenity-rich community with the excitement of being just a stone's throw away from Tulum's most coveted experiences. From rejuvenating spa treatments to invigorating fitness sessions, and from gourmet dining to casual, everyday shopping, the neighborhood around Casa Kaa is a treasure trove of delights waiting to be discovered.

Wellness and Relaxation

For those seeking a life of balance and harmony, the proximity to Tulum's finest spas and wellness centers is a significant draw. Residents of Casa Kaa can indulge in a variety of treatments designed to soothe the mind, body, and soul, all within a short drive from their luxurious, private residences.
  • ☀️ Massage Tulum Energy Healing Spa Tulum - Just 7 minutes away, this haven offers a range of healing therapies, perfect for unwinding after a day of exploring Tulum's wonders.
  • 🌿 Cacao Spa Tulum - Located 9 minutes from Casa Kaa , this spa is renowned for its cacao-based treatments, providing a unique and indulgent experience for those seeking relaxation and rejuvenation.
  • 🧖‍♀️ Casa Venus - "Ritual Beauty Salon & Spa" - A 14-minute drive leads to this beauty and wellness sanctuary, where residents can enjoy a myriad of treatments, from skincare to hairstyling, all under one luxurious roof.

Active Lifestyle

The development is perfectly positioned for individuals and families who value an active lifestyle. With several fitness centers and outdoor recreational spaces nearby, residents can easily maintain their fitness goals and enjoy the beautiful Tulum outdoors.
  • 🏋️‍♀️ Tulum Jungle Gym Pueblo - Only 6 minutes away, this gym offers a unique blend of traditional fitness equipment and jungle-inspired workouts, catering to all levels of fitness enthusiasts.
  • 🏃‍♂️ GOAT GYM TULUM - Located 9 minutes from Casa Kaa , GOAT GYM is a state-of-the-art fitness facility equipped with the latest equipment and staffed by professional trainers, ideal for those looking to push their limits.
  • 🤸‍♀️ Tuk Fit Tulum - Gym - A 12-minute drive leads to Tuk Fit, a modern gym that combines functional training with personalized coaching, ensuring that every workout is both challenging and rewarding.

Convenience and Daily Delights

Living at Casa Kaa means having the best of Tulum's daily conveniences and gourmet delights right at your doorstep. From fresh produce to gourmet meals, and from casual eateries to fine dining experiences, the neighborhood is a gastronomic journey waiting to be explored.
  • 🛍️ Selecto Chedraui - For everyday shopping, residents can head to Selecto Chedraui, located 13 minutes away, offering a wide range of products from fresh groceries to household essentials.
  • 🍴 La Macarena Tulum - Just 9 minutes from the property, La Macarena is a local favorite for both everyday meals and special occasions, serving up delicious cuisine in a warm and inviting atmosphere.
In essence, Casa Kaa offers its residents a lifestyle that is as vibrant as it is serene, combining the privacy and security of a luxurious community with the excitement and convenience of Tulum's best attractions. Whether you're seeking relaxation, adventure, or simply a place to call home, this address in Fraccionamiento Riviera Tulum promises an unparalleled quality of life, nestled in the heart of one of Mexico's most enchanting destinations.
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Image of Swimming Pool at Casa Kaa, featuring Modern Kitchen, Open Concept Living.Image of Swimming Pool at Casa Kaa, featuring Modern Architecture, Tropical Garden.View of Private Balcony at Casa Kaa, showcasing Outdoor Terrace, Lush Greenery.

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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