Casa Makram

Image of Swimming Pool at Casa Makram, featuring Luxury Condominiums, Tropical Resort.
Image of Parking at Casa Makram, featuring Modern Architecture, Tropical Landscape.
View of Bedroom at Casa Makram, showcasing Modern Interior, Neutral Decor.
View of Studio Apartment at Casa Makram, showcasing Open Concept Living, Modern Interior.
View of Bedroom at Casa Makram, showcasing Modern Bedroom, King Size Bed.
View of Bedroom at Casa Makram, showcasing Bohemian Decor, Neutral Tones.
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Image of Swimming Pool at Casa Makram, featuring Modern Living Room, Private Swimming Pool.View of Bedroom at Casa Makram, showcasing Modern Minimalist, Neutral Tones.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Casa Makram is a boutique collection of condos located at Av. Guardianes Mayas 90, in the heart of Tulum, envisioned as a paradise in the Mayan Riviera. This development emphasizes connecting with nature and finding tranquility, boasting a range of premium amenities designed for comfort and luxury. A project by Grupo Urbana , in collaboration with TWA Architectural Group , Casa Makram offers a variety of apartment configurations, including studios and multi-level units, catering to diverse needs. The available property types include Condo , House , Penthouse , and Studio , providing options for individuals, families, and investors alike.

The strategic value of Casa Makram lies in its unique blend of innovative architecture and serene natural surroundings, offering a tranquil retreat from the vibrant heart of Tulum. The development's proximity to the heart of Tulum, combined with its emphasis on nature, serenity, and privacy, makes it an attractive option for those seeking a luxurious and immersive living experience. The inclusion of a roof garden with a wellness center , a pool bar , and access control for enhanced privacy further enhances the property's value. With attractive financing options available, thanks to developer financing , Casa Makram presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. The development's estimated delivery in November 2025 and its potential for strong returns, backed by renowned development experts, make it an opportunity worth considering for discerning investors.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$109,376 - $384,192 USD
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
0
1
2
3
TYPES
Condo
House
Penthouse
SURFACE
44.71
-
185
m2
UNITS
8
Units Available
AI RATING
Strategic
SALES VELOCITY
73
%
FINANCING PLANS
N/A
Available
DEVELOPER
Grupo Urbana
DELIVERY DATE
Ready to move in
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo ▼
94.50
1
1 left
~$203,365
UnitStatusPrice (USD)Size (m²)Floor PlanImages
401Available$203,36594.50View
1-Bedroom Loft ▼
83.47
1
1 left
~$203,365
UnitStatusPrice (USD)Size (m²)Floor PlanImages
406Available$203,36583.47
2-Bedroom Condo ▼
61.69 - 95.47
2
1 left
~$220,359
UnitStatusPrice (USD)Size (m²)Floor PlanImages
309SoldN/A64.63ViewImg 1 Img 2 Img 3 Img 4
310SoldN/A61.69ViewImg 1 Img 2 Img 3 Img 4
403SoldN/A94.50ViewImg 1 Img 2 Img 3 Img 4
404SoldN/A95.47Img 1 Img 2 Img 3 Img 4
405Available$220,35994.50ViewImg 1 Img 2 Img 3 Img 4
3-Bedroom Penthouse ▼
184.72
3
1 left
~$395,967
UnitStatusPrice (USD)Size (m²)Floor PlanImages
407Available$395,967184.72Img 1 Img 2 Img 3 Img 4
Studio ▼
44.71 - 57.99
0
4 left
~$112,729
UnitStatusPrice (USD)Size (m²)Floor PlanImages
102Available$167,11045.33ViewImg 1
103SoldN/A45.33ViewImg 1
104SoldN/A45.33ViewImg 1
105SoldN/A45.33ViewImg 1
106SoldN/A45.33ViewImg 1
107SoldN/A45.33ViewImg 1
108SoldN/A57.99ViewImg 1
201SoldN/A44.71ViewImg 1
202Available$112,72945.33ViewImg 1
203SoldN/A45.33ViewImg 1
204SoldN/A45.33ViewImg 1
205SoldN/A45.33ViewImg 1
206SoldN/A45.33ViewImg 1
207SoldN/A45.33ViewImg 1
301SoldN/A44.71ViewImg 1
302SoldN/A45.33ViewImg 1
303SoldN/A45.33ViewImg 1
304Available$112,72945.33ViewImg 1
305Available$112,72945.33ViewImg 1
306SoldN/A45.33ViewImg 1
307SoldN/A45.33ViewImg 1
308SoldN/A52.02ViewImg 1
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Standard Payment Plan10.0%—90.0%10% down payment (Enganche) and 90% due upon delivery/closing (Escrituración).
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, rooftop terrace, and jacuzzi, which contribute to higher maintenance costs. However, the absence of extremely high-maintenance amenities like elevators, 24/7 security, or a staffed beach club, along with the moderate price range and the relatively small number of units, helps to keep the estimated HOA fees from being excessively high. The luxury level indicated by the price range also suggests a certain level of service quality, further supporting the estimated 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 List
Availability Map
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Image of Swimming Pool at Casa Makram, featuring Swimming Pool, Poolside Loungers.
Image of Swimming Pool at Casa Makram, featuring Swimming Pool, Luxury Amenity.
Image of Swimming Pool at Casa Makram, featuring Resort Style Pool, Modern Architecture.
Image of Swimming Pool at Casa Makram, featuring Private Balcony, Plunge Pool.
Image of Swimming Pool at Casa Makram, featuring Private Plunge Pool, Outdoor Lounge Area.
Image of Lounge at Casa Makram, featuring Modern Architectural Entrance, Tropical Landscaping.
Image of Fire Pit at Casa Makram, featuring Outdoor Lounge, Fire Pit Area.
Image of Swimming Pool at Casa Makram, featuring Night Pool, Modern Architecture.
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Casa Makram is a masterful blend of modern architecture and tropical serenity, where sleek lines, expansive spaces, and lush accents come together to create a tranquil oasis. The property's design seamlessly integrates with its surroundings, featuring a stunning facade, prominent swimming pool, and meticulously landscaped areas that evoke luxury and relaxation. Upon entering, the well-appointed living spaces unfold with direct access to private pools, blurring the lines between indoors and outdoors and fostering a deep connection with nature.

  • 🏠 Seamless Indoor-Outdoor Living: Experience the perfect blend of modern sophistication and natural beauty, as the interior design's clean lines, minimalist styling, and abundance of natural light create a serene atmosphere.
  • 🌴 Tropical Oasis: The property's lush tropical accents and meticulously landscaped areas transport you to a tranquil paradise, perfect for relaxation and recreation.
  • 🏊‍♀️ Aquatic Serenity: The private pool and jacuzzi offer a serene escape, allowing you to unwind and rejuvenate in the comfort of your own private oasis.
  • 🔥 Cozy Evening Gatherings: The fire pit and lounge areas become the perfect setting for intimate gatherings and warm conversations, as the stars shine bright above.
  • 🌅 Panoramic Views: The rooftop terrace offers breathtaking views of the surrounding landscape, creating a sense of connection to the natural world and inviting relaxation and contemplation.
Wellness & Recreation
  • 🏊 Swimming Pool: Relax and unwind in the serene waters, perfect for a tranquil retreat.
  • 🔥 Jacuzzi: Soak in the warm, rejuvenating waters, melting away stress and fatigue.
  • 🌳 Garden: Connect with nature in the beautifully landscaped gardens, promoting a sense of calm and well-being.
Social & Entertainment
  • 🍹 Lounge: Mingle and socialize in the sophisticated lounge area, ideal for hosting gatherings and making memories.
  • 🔥 Fire Pit: Gather around the warm, ambient flames, fostering a sense of community and togetherness.
  • 🌆 Rooftop Terrace: Enjoy breathtaking views and unforgettable moments on the expansive rooftop terrace, perfect for entertaining and relaxation.
Services & Comfort
  • 🅿️ Parking and Security: Includes secure parking, 24/7 security, and a well-appointed lobby, ensuring a safe and convenient 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. Casa Makram is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌴 Proven Sales Velocity: With 82% of Studio units sold, Casa Makram demonstrates a strong ability to attract buyers, even in a slowing market.
  • 🏊‍♀️ Unparalleled Amenities: The property's lounge, rooftop terrace, swimming pool, and jacuzzi create a luxurious lifestyle that enhances its appeal to discerning buyers and renters.
  • 🌿 Serene Oasis: The fire pit and garden provide a unique "serene oasis" atmosphere, distinguishing Casa Makram from other condominium projects and aligning with Tulum's "eco-chic" branding.
  • 📈 Strategic Location: Casa Makram's location in Tulum, with its growing tourism industry and infrastructure developments like the Tren Maya, positions it for long-term growth and appreciation.
  • 📊 Attractive Investment Opportunity: With a projected annual appreciation of 5-10%, Casa Makram offers a compelling investment opportunity for strategic buyers with a long-term horizon.
Read the Full Data-Driven Analyst Report
Despite a notable market slowdown, evidenced by a 40% decrease in condominium sales over the past quarter, Casa Makram presents a resilient investment opportunity. The asset's core strength is its proven sales velocity, particularly within its Studio units, which are 82% sold. This performance, coupled with a unique amenity package and strategic location, positions the asset to attract discerning buyers and sustain value, offering a stable long-term investment profile.

💎 Competitive Advantages (Alpha)

The asset's outperformance is driven by a distinct set of property-specific attributes that create a competitive moat in a softening market. These amenities are critical differentiators that elevate the property's appeal for both end-users and investors targeting the short-term rental market, where premium properties can achieve occupancy rates of 85% to 90% during high season, significantly outperforming the market-wide average of 43% .

  • Lounge & Rooftop Terrace: These social spaces enhance the lifestyle offering, a key factor in a market where developments must compete for a more discerning buyer pool.
  • Swimming Pool & Jacuzzi: Essential water features that are standard expectations for the premium segment in Tulum, directly contributing to higher potential rental income and occupancy.
  • Fire Pit & Garden: Curated outdoor amenities that create a unique "serene oasis" atmosphere, distinguishing Casa Makram from standardized condominium projects and aligning with the "eco-chic" branding of Tulum.


🛡️ Foundational Market Strengths (Beta)

The investment thesis is not predicated on broad market momentum (Beta), which is currently challenged by the 40% city-wide sales slowdown. Instead, the rationale is anchored in asset-specific performance (Alpha). While regional infrastructure is a positive long-term driver, with the Tren Maya now fully operational and Quintana Roo welcoming over 20 million tourists in 2024, the immediate investment case for Casa Makram relies on its demonstrated ability to capture demand independently of generalized market trends. This is further supported by a developer financing structure requiring only a 10% down payment, which can broaden the potential buyer base.

📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: 40% slowdown in demand
  • 🔴 Inventory Exposure: The asset's inventory risk is segmented, with the Studio units being the most resilient due to their high sales velocity. The 2-Bedroom Condo units are fully sold, while the 2-Bedroom Penthouse and 3-Bedroom Penthouse units have moderate availability. The 1-Bedroom Penthouse units have limited availability, but their sales velocity is moderate.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating reflects a balanced risk-reward scenario, where the asset's quality, unique amenities, and proven sales velocity present a unique opportunity for buyers with a long-term horizon, despite the market slowdown. .
  • 🟢 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 target investor is a strategic buyer with a long-term horizon, capable of looking past the current market moderation to capitalize on the asset's intrinsic strengths. This profile is likely a U.S. national, undeterred by a "broadly somber" domestic consumer sentiment index of 53.3 , who recognizes the value proposition in a market with a projected annual appreciation of 5-10% . Such an investor understands the dynamics of the historically strong Mexican Peso, currently at 18.175 MXN per USD , and seeks a high-quality, amenity-rich asset with proven resilience and potential for sustained growth.
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: $203,365 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$6,711
  • Notary & Admin Fees: ~$4,757

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$13,668 USD
Approx. 6.7% 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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In the heart of Tulum, Casa Makram embodies the essence of a tranquil retreat, seamlessly integrating luxury and nature to create a unique lifestyle for its residents. This exclusive development is nestled within a coveted Caribbean location, offering serenity, privacy, and a deep connection with nature, perfectly aligning with the desires of individuals seeking a luxurious escape. The surroundings of Casa Makram are a testament to its strategic positioning, providing access to top-tier amenities and stunning natural beauty, making it an ideal choice for those valuing tranquility and luxury.

The Doorstep Experience

The immediate vicinity of Casa Makram is a haven for those seeking a serene and private living experience, with a plethora of amenities and services at their doorstep. Residents can indulge in a relaxed morning stroll to nearby eateries, setting the tone for a day filled with wellness and leisure.
  • 🍴 MOTMOT Restaurant, Coffee and cenote Bar - Just an 8-minute walk away, this charming spot offers a serene ambiance, perfect for a leisurely breakfast or a casual meeting, embodying the relaxed atmosphere that residents of Casa Makram can enjoy daily.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds as a tapestry of wellness, leisure, and convenience, further enhancing the luxurious retreat experience offered by Casa Makram. A short drive reveals a myriad of spas, fitness clubs, and shopping destinations, catering to the diverse interests of its discerning residents. Whether seeking relaxation, adventure, or simply the convenience of everyday amenities, the area surrounding Casa Makram is meticulously designed to provide a holistic lifestyle.
  • 🧖 Massage Tulum Energy Healing Spa Tulum Temazcal aldea zama Tulum y la veleta Home massage - A 6-minute drive leads to this serene oasis, where residents can indulge in rejuvenating spa treatments, aligning perfectly with the wellness-focused lifestyle that Casa Makram embodies.
  • 🧖 Cacao Spa Tulum - Located just 8 minutes away by car, this spa is a haven for those seeking tranquility and pampering, offering residents of Casa Makram an exquisite escape from the stresses of everyday life.
  • 🧖 Massage Tulum | Carlos Cardona Spa - A mere 4-minute drive away, this spa provides personalized massage therapies, contributing to the comprehensive wellness experience that Casa Makram offers its residents.
  • 🧖 Quinto Elemento Spa Tulum - Situated 10 minutes away by car, this spa is renowned for its holistic approach to wellness, further enriching the lifestyle of Casa Makram residents who value serenity and self-care.
  • 🧖 Flora Spa Tulum - An 8-minute drive leads to this floral oasis, where spa treatments are inspired by nature, providing Casa Makram residents with yet another opportunity to reconnect with their natural surroundings.
  • 🛍️ Selecto Chedraui Tulum - For everyday essentials, residents can visit this supermarket, located just 10 minutes away by car, ensuring that all necessities are within easy reach, enhancing the convenience and luxury of living at Casa Makram.
  • 🏋️ UNITY Fitness Club & Gym - A 6-minute drive away, this fitness club offers state-of-the-art facilities and personalized training programs, catering to the fitness and wellness aspirations of Casa Makram residents.
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View of Studio Apartment at Casa Makram, showcasing Modern Interior, Minimalist Design.View of Studio Apartment at Casa Makram, showcasing Modern Interior, Bedroom.View of Modern Kitchen at Casa Makram, showcasing Kitchenette, Breakfast Bar.

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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