Cautiva

Image of Parking at Cautiva, featuring Modern Architecture, Building Exterior.
Image of Swimming Pool at Cautiva, featuring Aerial View, Modern Architecture.
Image of Parking at Cautiva, featuring Modern Architecture, Building Exterior.
View of Modern Dining Area at Cautiva, showcasing Open Concept Living, Wood Furnishings.
Image of Garden at Cautiva, featuring Open Concept Living, Dining Area.
Image of Swimming Pool at Cautiva, featuring Aerial View, Cityscape.
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Image of Parking at Cautiva, featuring Modern Architecture, Building Exterior.Image of Garden at Cautiva, featuring Modern Architecture, Apartment Building Exterior.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Cautiva is a boutique collection of condos, embodying the vision of 'The Natural Made Home,' by merging contemporary architecture with the distinctive, rustic-chic style of Tulum. This project is the result of a collaboration between three renowned developers, HIFIVE DESARROLLOS , with a proven track record of innovative and successful projects in Yucatán and Quintana Roo. Cautiva offers a range of properties, including Condo , Penthouse , and Commercial Property , designed for a complete and luxurious lifestyle, with amenities such as a full gym, spa, jacuzzi, main pool, and dedicated lap pool.

The strategic value of Cautiva lies in its unique blend of modern architecture and natural surroundings, offering an unparalleled quality of life. Located in the sought-after Selva Zamá area of Tulum, Cautiva provides easy access to the town's vibrant center, pristine beaches, and ancient archaeological sites. The project's extensive amenities and prime location make it an attractive option for discerning buyers and investors seeking a high-end vacation home, a permanent residence that embraces nature, or a valuable asset in one of the world's top tourist destinations. With its focus on preservation and sustainability, Cautiva is positioned for long-term value, making it a smart investment opportunity. Note that Cautiva does not offer developer financing, allowing buyers to explore external financing options that best suit their investment goals.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$174,999 - $660,544 USD
CITY
N/A
Tulum
REGION
Aldea Zama
BEDROOMS
0
1
2
3
TYPES
Commercial Property
Condo
Penthouse
SURFACE
45.96
-
210
m2
UNITS
45
Units Available
AI RATING
Opportunistic
SALES VELOCITY
6
%
FINANCING PLANS
N/A
Available
DEVELOPER
HIFIVE DESARROLLOS
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 Condo ▼
45.96 - 101.79
1
8 left
~$174,999
UnitStatusPrice (USD)Size (m²)Floor PlanImages
201Available$249,70568.71View
216Available$174,99945.96View
220Available$339,089101.79View
304Available$179,00045.96View
305Available$179,00045.96View
306Available$179,00045.96View
308Available$179,00045.96View
320SoldN/A56.69View
411 AAvailable$299,00088.69View
1-Bedroom Penthouse ▼
86.53 - 88.69
1
7 left
~$299,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
404Available$299,00086.53View
405Available$299,00086.53View
406Available$299,00086.53View
407Available$299,00086.53View
408Available$299,00086.53View
409Available$299,00086.53View
412 BAvailable$299,00088.69View
2-Bedroom Condo ▼
85.27 - 126.53
2
26 left
~$289,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$404,683113.59View
102Available$449,000126.53View
103Available$359,000100.19View
104Available$359,000100.19View
106Available$419,000117.11View
108Available$409,000116.08View
212Available$289,00085.90View
213Available$289,00085.90View
214Available$289,00085.90View
215Available$289,00085.90View
217Available$289,00085.90View
218Available$289,00085.90View
219Available$289,00085.27View
221Available$294,76986.90View
310Available$289,00085.90View
311Available$289,00085.90View
312Available$319,00094.04View
313Available$289,00085.90View
314Available$289,00085.90View
315Available$289,00085.90View
317Available$289,00085.90View
318Available$289,00085.90View
319Available$289,00085.27View
321SoldN/A86.90View
416Available$299,00085.90View
417Available$299,00085.90View
418Available$299,00085.27View
2-Bedroom Penthouse ▼
125.26 - 126.03
2
2 left
~$434,160
UnitStatusPrice (USD)Size (m²)Floor PlanImages
401Available$439,160125.26View
411 BAvailable$434,160126.03View
3-Bedroom Condo ▼
209.89
3
1 left
~$660,544
UnitStatusPrice (USD)Size (m²)Floor PlanImages
412 AAvailable$660,544209.89View
3-Bedroom Penthouse ▼
178.73
3
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
420SoldN/A178.73View
Studio ▼
150.00
0
1 left
~$650,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
LOCAL 1Available$650,000150.00
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:

$350 - $600 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of high-maintenance amenities like the Swimming Pool, Jacuzzi, Spa, and Concierge, which are typically associated with higher operational costs. Additionally, the Rooftop Terrace and Coworking Space suggest a level of luxury that would require more extensive maintenance and staffing. However, the moderate number of total units (48) helps to distribute these costs, preventing the fees from being excessively high. The price range of $174,999 to $660,544 USD also indicates a luxury level of service expected by owners, 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 Cautiva, featuring Rooftop Pool, Sundeck.
Image of Lobby at Cautiva, featuring Luxury Lobby, Resort Style Living.
Image of Swimming Pool at Cautiva, featuring Rooftop Pool, Luxury Amenity.
Image of Swimming Pool at Cautiva, featuring Indoor Pool, Private Spa.
View of Kids Playroom at Cautiva, showcasing Childrens Amenity, Jungle Theme Decor.
Image of Lounge at Cautiva, featuring Business Center, Coworking Space.
Image of Swimming Pool at Cautiva, featuring Rooftop Terrace, Infinity Pool.
Image of Swimming Pool at Cautiva, featuring Rooftop Pool, Infinity Pool.
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In the heart of Tulum, where the lush jungle meets modern luxury, lies Cautiva, a sustainable haven that redefines the boundaries of elevated eco-friendly living. This masterpiece of design weaves together the finest elements of nature and architecture, creating a unique tapestry of experiences that await your discovery.

  • 🌿 Nature's Embrace: Wake up to the soothing sounds of the jungle in your private garden, where the gentle breeze and warm sunlight set the tone for a serene day ahead.
  • 🏊‍♀️ Aquatic Oasis: Dive into the crystal-clear waters of the swimming pool, or unwind in the Jacuzzi, surrounded by the vibrant greens of the jungle, as the warmth of the sun on your skin melts away all worries.
  • 🔥 Cosmopolitan Nights: As dusk falls, gather around the fire pit on the rooftop terrace, where the soft glow of the flames and the star-studded sky above create the perfect backdrop for unforgettable evenings with friends and family.
  • 📈 Productive Retreats: Find your focus in the coworking space, where natural light pours in and the tranquility of the surroundings fuels your creativity and productivity, making every workday a breeze.
  • 🧖‍♀️ Wellness Sanctuary: Indulge in a rejuvenating spa treatment, tailored to soothe your mind, body, and soul, in the serene ambiance of Cautiva's spa, where every moment is a testament to the beauty of holistic wellness.
  • 🚗 Seamless Living: With convenient parking and a dedicated concierge service at your beck and call, every aspect of your life at Cautiva is designed to be effortless, allowing you to focus on what truly matters – living your best life.
Wellness & Recreation
  • 🏊 Swimming Pool: Unwind and rejuvenate in a serene pool setting, perfect for relaxation and fitness.
  • 🧖 Spa and Jacuzzi: Indulge in luxurious spa treatments and soothing jacuzzi sessions, tailored to melt away stress.
  • 🌿 Garden Oasis: Find peace and tranquility amidst lush gardens, ideal for meditation and connection with nature.
Social & Entertainment
  • 🔥 Fire Pit and Lounge: Gather around the warm glow of the fire pit in an elegantly designed lounge, fostering community and memorable nights.
  • 🍹 Rooftop Terrace: Enjoy breathtaking views and sophisticated entertainment on the rooftop, perfect for hosting and socializing.
Services & Comfort
  • 📈 Coworking Space: Stay productive in a modern, fully-equipped coworking area, designed to boost creativity and efficiency.
  • 🛡️ Concierge and Security: Experience the comfort of 24/7 security and dedicated concierge services, ensuring a safe and hassle-free lifestyle.
  • 🅿️ Parking and Lobby: Also includes convenient parking and a stylish lobby, completing the package of luxury and convenience.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Cautiva is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌴 Unique Amenity Package: The comprehensive, service-oriented amenities, including a coworking space, spa, and concierge services, provide a distinct competitive advantage in a commoditized market.
  • 📈 Strong Demand Drivers: The new Tulum Airport surpassing its first-year passenger targets by over 25% demonstrates sustained visitor demand, supporting long-term value appreciation.
  • 🚧 Infrastructure Enhancements: Ongoing public works and government-funded infrastructure improvements enhance accessibility and livability, providing a long-term uplift to property values.
  • 🌟 Resilient Global Brand: Tulum's international reputation as a premier destination for wellness, luxury, and the digital nomad community provides a fundamental layer of demand that persists through market cycles.
  • 📊 Opportunistic Market Entry: The current market correction presents a strategic acquisition window, allowing value-focused investors to secure a high-quality, well-amenitized asset at a significant discount to its future stabilized value.
Read the Full Data-Driven Analyst Report
The investment thesis for Cautiva is predicated on acquiring a differentiated, high-amenity asset during a severe, localized real estate correction. While the broader Tulum market contends with a significant oversupply of undifferentiated rental inventory, Cautiva’s comprehensive, service-oriented amenity package—including a coworking space, spa, and concierge services—provides a distinct competitive advantage. This positions the asset to capture a more resilient, higher-value segment of the market, insulated from the most acute pressures of the rental yield crash and aligned with the destination's proven long-term demand, evidenced by the new Tulum Airport exceeding its first-year passenger forecast by over 25%.

💎 Competitive Advantages (Alpha)

The asset's specific features are designed to generate outsized returns relative to the broader market by targeting resilient, high-value demand segments. These alpha drivers create a defensible moat in an otherwise commoditized and oversupplied condominium market.

  • Coworking Space: This facility directly addresses the established and growing digital nomad community, a core demographic for Tulum. It provides a tangible utility that supports longer stays and attracts a professional clientele less sensitive to short-term vacation market fluctuations.
  • Concierge Services: In a market where property purchases in key submarkets like La Veleta have decreased by approximately 40% from their peak, elevating the ownership experience is critical. Concierge services transform the asset from a standard condominium into a serviced, hospitality-level product, creating a powerful differentiator that commands pricing power.
  • Spa: The inclusion of a spa reinforces the asset’s alignment with Tulum's global brand identity as a premier wellness and lifestyle destination. This amenity enhances its appeal to the luxury and eco-niche sectors which, according to market reports, remain resilient and continue to attract premium rental rates.


🛡️ Foundational Market Strengths (Beta)

Despite the acute short-term market dislocation, the investment is underpinned by durable, long-term macroeconomic and infrastructure-related tailwinds that support a future market recovery and capital appreciation.

  • Sustained Visitor Demand: Underlying demand for the destination remains robust and is growing. The new Tulum Airport decisively outperformed expectations, processing over 1 million passengers in its first year and surpassing its initial forecast by more than 25%.
  • Strategic Infrastructure Investment: The asset benefits from ongoing, federally-funded public works, including significant road rehabilitation and enhancements to the regional drainage system. These improvements will enhance accessibility and livability, providing a long-term uplift to property values.
  • Distressed Market Entry Point: The current market correction provides a strategic acquisition window. Local market reports indicate that resale units in prime areas are trading at discounts of 35-40% compared to new construction, offering an attractive basis for value-focused, long-term investors.
  • Resilient Global Brand: Tulum's international reputation as a unique destination for wellness, luxury, and the digital nomad community provides a fundamental layer of demand that persists through market cycles.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe market oversupply of condominium inventory has led to what local sources describe as a 'significant crash' in rental yields and a 'bubble bursting' sentiment, validated by a national slowdown in tourism growth.
  • 🔴 Inventory Exposure: The asset's primary exposure to market risk lies within its 26 available 2-bedroom condo units, which compete in the most oversupplied segment. The 1-bedroom condos and penthouses face moderate competition. Conversely, the minimal inventory of unique typologies—specifically the single 3-bedroom condo, the single studio, and the two 2-bedroom penthouses—represents a significantly lower risk profile due to scarcity and appeal to niche buyer demand.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a bifurcated risk profile within the asset. While the standard 2-bedroom inventory faces significant market headwinds from oversupply, the project's premium amenity package and the scarcity of its unique unit typologies (studio, 3-bedroom, penthouses) provide a compelling value proposition for long-term investors seeking quality and differentiation over commoditized rental stock.
  • 🟢 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 required investor is a well-capitalized, patient entity with a 5-10 year investment horizon focused on long-term capital appreciation. Given Mexico's high policy rate of 11.25% and the absence of developer financing, this is an opportunity exclusively for cash buyers. The investor must possess a high tolerance for risk and illiquidity, acquiring the asset as a strategic portfolio holding or second home rather than for immediate rental cash flow, which is severely constrained by the current market's "crashed yields." This profile is suited to a sophisticated buyer capable of capitalizing on the current downturn to secure a high-quality, well-amenitized asset at a significant discount to its future stabilized value.
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: $174,999 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$5,775
  • Notary & Admin Fees: ~$4,093

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$12,068 USD
Approx. 6.9% 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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Immersed in Tulum's Natural Beauty: A Neighborhood that Embodies Serenity and Luxury

Located in the heart of Aldea Zama, Tulum's most desirable area, The Exclusive Retreat offers a unique blend of luxury living and harmony with nature. This prime location provides residents with unparalleled access to the area's stunning natural beauty, extensive amenities, and premier lifestyle. From the stunning rooftop with panoramic pool, bar, jacuzzis, and firepits to the extensive amenities and premier lifestyle, every aspect of The Exclusive Retreat is designed to provide a luxurious, serene, and exclusive lifestyle for high-net-worth individuals and families.

The Doorstep Experience

The essence of Aldea Zama is revealed within a short walk from The Exclusive Retreat, where local artisans, culinary experts, and natural beauty define the daily rhythm. Residents can indulge in the area's burgeoning culinary scene, explore local art galleries, and enjoy the serene atmosphere of the neighborhood.
  • 🍴 Campanella Cremerie - A 2-minute stroll from The Exclusive Retreat, this restaurant offers a unique dining experience, perfect for residents seeking a luxurious and exclusive lifestyle.
  • 🎨 Equinoccio Art Gallery TULUM - This art gallery, located just 2 minutes from The Exclusive Retreat, showcases the work of local artists, providing residents with a unique opportunity to experience the area's vibrant art scene.
  • ☕️ Bistró Alegría Cafe - A 1-minute walk from The Exclusive Retreat, this cafe offers a cozy atmosphere, perfect for residents seeking a relaxing spot to enjoy a cup of coffee or a casual meal.
  • 🐠 Cafe Maya-Xel & Marine Museum - Located just 1 minute from The Exclusive Retreat, this cafe and marine museum provides residents with a unique opportunity to learn about the area's marine life and enjoy a meal in a beautiful setting.


Neighborhood Highlights

The Exclusive Retreat's prime location in Aldea Zama offers residents unparalleled access to Tulum's stunning natural beauty, extensive amenities, and premier lifestyle. From the beautiful beaches to the vibrant town center, every aspect of the neighborhood is designed to provide a luxurious, serene, and exclusive lifestyle for high-net-worth individuals and families.
  • 🏞️ Parque Nacional Tulum - A 1-minute drive from The Exclusive Retreat, this national park offers a unique opportunity for residents to experience the area's stunning natural beauty and rich cultural heritage.
  • 🌴 Tulum - The town center, located just 9 minutes from The Exclusive Retreat, offers a vibrant atmosphere, with a variety of restaurants, shops, and cultural attractions, providing residents with a unique and exclusive lifestyle.
  • 🛍️ Selecto Chedraui Tulum - A 5-minute drive from The Exclusive Retreat, this supermarket offers a wide range of products, providing residents with a convenient and exclusive shopping experience.
  • 🏖️ Playa Pescadores - A 31-minute drive from The Exclusive Retreat, this beach offers a unique opportunity for residents to experience the area's stunning natural beauty and enjoy a variety of water activities.
  • 🌮 La Taqueria - A 14-minute drive from The Exclusive Retreat, this restaurant offers a unique dining experience, perfect for residents seeking a luxurious and exclusive lifestyle.
  • 🏞️ Playa Paraíso - A 32-minute drive from The Exclusive Retreat, this beach offers a unique opportunity for residents to experience the area's stunning natural beauty and enjoy a variety of water activities.
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Image of Parking at Cautiva, featuring Modern Architecture, Apartment Building Exterior.Image of Garden at Cautiva, featuring Building Exterior, Modern Architecture.Image of Parking at Cautiva, featuring Modern Architecture, Building Exterior.

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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