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Deja Vu
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Deja Vu
is a condo development envisioned as a sanctuary that merges modern wellness trends with the mystical energy of Tulum. Developed by
Grupo R4
, a corporate group with over 30 years of real estate experience in the Mexican Caribbean and the Yucatán peninsula, this project offers a unique blend of health, functionality, and spacious design. The development features
12 condos
spread across two towers, including 2 and 3-bedroom configurations, some with private pools and all equipped with a lock-off system for rental versatility. Available property types include
Condo
and
Residential
units.
The strategic value of Deja Vu lies in its prime location in Tulum's Aldea Zamá, offering a serene and exclusive lifestyle. The development boasts an impressive array of amenities focused on health and relaxation, including a full spa, a traditional Temazcal, a therapeutic Dead Sea salt flotarium, and a cold water plunge pool. Additional facilities include a gym, yoga center, infinity rooftop pool, sky bar, fire pit, restaurant, and a coworking area, all supported by two elevators and on-site parking. The use of high-quality local materials and smart systems further enhances the living experience, simplifying daily life while embracing the natural comfort of the Riviera Maya. With its unique wellness amenities and spacious residences, Deja Vu presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. Note that Deja Vu does not offer developer financing, allowing investors to explore external financing options that best suit their investment goals.
The strategic value of Deja Vu lies in its prime location in Tulum's Aldea Zamá, offering a serene and exclusive lifestyle. The development boasts an impressive array of amenities focused on health and relaxation, including a full spa, a traditional Temazcal, a therapeutic Dead Sea salt flotarium, and a cold water plunge pool. Additional facilities include a gym, yoga center, infinity rooftop pool, sky bar, fire pit, restaurant, and a coworking area, all supported by two elevators and on-site parking. The use of high-quality local materials and smart systems further enhances the living experience, simplifying daily life while embracing the natural comfort of the Riviera Maya. With its unique wellness amenities and spacious residences, Deja Vu presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. Note that Deja Vu does not offer developer financing, allowing investors to explore external financing options that best suit their investment goals.
PRICE
N/A
$399,000 - $429,000 USD
CITY
N/A
Tulum
REGION
Aldea Zama
BEDROOMS
2
SURFACE
110.02
-
114
m2
UNITS
5
Units Available
ANALYST RATING
Opportunistic
SALES VELOCITY
87
%
FINANCING PLANS
N/A
Available
DEVELOPER
GRUPO R4
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
December 3, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Deja Vu
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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2-Bedroom Condo ▼ 110.02 - 136.41 2 5 left ~$399,000
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2.5-Bedroom Condo ▼ 121.30 2 0 left SOLD OUT
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Explore Financing PlansHOA 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:
$450 - $650 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of moderate to high-cost amenities like a swimming pool, spa, and rooftop terrace. Although there's no mention of 24/7 security or a gym, the inclusion of a lobby, yoga deck, and lounge suggests a level of luxury that would require regular maintenance and staffing. The price range of $399,000 to $429,000 USD also indicates a mid-to-high luxury level, which would come with a higher expectation of service quality. With 45 units sharing the costs, the estimated monthly HOA fee range seems plausible, considering the balance between the number of units and the amenities provided.
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.
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Deja Vu is a masterfully crafted sanctuary that redefines the art of living, where every detail is designed to nurture both body and soul, immersed in the tranquility of Tulum's Aldea Zamá. The essence of this wellness oasis is captured in its meticulously curated spaces, each one a haven for those seeking serenity and sophistication.
- 🌿 Morning Revival: Begin your day surrounded by nature's splendor in the lush garden, or find inner peace on the yoga deck as the sun rises over the horizon.
- 🧘 Personal Wellness: Indulge in the ultimate relaxation experience at the spa, featuring a Dead Sea salt flotarium and therapeutic ice plunge pool, tailored to rejuvenate your senses.
- 🏊♀️ Aquatic Serenity: The swimming pool, nestled in a serene setting, offers a tranquil escape for a refreshing swim or a moment of quiet contemplation under the warm sun.
- 🚗 Convenient Luxury: Enjoy the ease of secure parking, ensuring that your every need is met within the comfort and security of Deja Vu.
- 🍹 Evening Elegance: As dusk falls, the lounge transforms into a sophisticated hub, perfect for savoring a cocktail or enjoying a leisurely evening with friends, amidst an atmosphere of refined luxury.
- 🌃 Rooftop Retreat: The rooftop terrace, with its breathtaking views, becomes your own private sanctuary at sunset, a place to unwind and connect with the serene beauty of the surroundings.
Wellness & Recreation- 🧘 Yoga Deck: Serene outdoor space for mindfulness and meditation.
- 🌿 Garden: Lush greenery for relaxation and connection with nature.
- 🏊 Swimming Pool: Refreshing oasis for exercise and leisure.
- 💆 Spa: Tranquil retreat for rejuvenation and wellness.
Social & Entertainment- 🍹 Lounge: Sophisticated social space for entertainment and connection.
- 🌃 Rooftop Terrace: Panoramic views and elegant setting for gatherings.
Services & Comfort- 🚪 Parking and Security: Convenient and secure parking with 24/7 monitoring.
- 🛋️ Lobby: Elegant entrance with attentive service for a warm welcome.
December 3, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Deja Vu
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🌴 Proven Market Appeal: The complete sell-out of all premium 3-Bedroom Penthouse typologies demonstrates the asset's distinct, defensible position and validates its market appeal.
- 🧘 Wellness-Centric Lifestyle: The on-site Spa and Yoga Deck create a curated lifestyle proposition that directly aligns with Tulum's core brand identity as a global hub for wellness.
- 🌟 Resort-Style Experience: The comprehensive amenity package, including a Rooftop Terrace, Lounge, and Garden, provides a complete, self-contained experience, distinguishing Deja Vu from smaller, less-equipped condominium projects.
- 🚀 Growing Demand: The new Tulum Airport has surpassed its inaugural year passenger forecast by over 25%, indicating robust and growing underlying visitor demand for the destination.
- 🌎 Established Global Brand: Tulum's reputation as a premier destination for wellness and eco-luxury continues to attract a dedicated international clientele, providing a durable demand floor.
Read the Full Data-Driven Analyst ReportIn a market undergoing an acute correction, evidenced by resale inventory trading at
35-40% discounts
to new builds, Deja Vu's investment thesis is anchored by a hard data point: the complete sell-out of all its premium 3-Bedroom Penthouse typologies. This proven absorption of its highest-value units validates the asset's distinct, defensible position. Its premium, wellness-centric amenity package attracts long-term stakeholders who prioritize quality and lifestyle over the distressed pricing of commoditized resale inventory, positioning it for superior capital appreciation as the market stabilizes.
💎 Competitive Advantages (Alpha)
The asset's intrinsic characteristics create a defensible moat against the market's oversupply of undifferentiated rental stock. These alpha drivers align directly with the resilient luxury and eco-conscious sectors of the Tulum market, which continue to attract premium rates despite broader market weakness.- Integrated Wellness-Centric Lifestyle: The on-site Spa and Yoga Deck are not merely amenities but a curated lifestyle proposition. This directly aligns with Tulum's core brand identity as a global hub for wellness, attracting a dedicated international clientele and differentiating the asset from the generic inventory suffering from declining rental yields.
- Comprehensive Resort-Style Experience: The cohesive amenity package, including a Rooftop Terrace, Lounge, and Garden, provides a complete, self-contained experience. This distinguishes Deja Vu from the smaller, less-equipped condominium projects that constitute the bulk of the oversupplied market, thereby commanding superior value perception.
🛡️ Foundational Market Strengths (Beta)
Despite the severe local correction, the asset is backstopped by structural, long-term tailwinds that support the destination's fundamental demand and future growth trajectory.- Validated Infrastructure Growth: The new Tulum Airport has fundamentally de-risked long-term visitor access, surpassing its inaugural year passenger forecast by over 25% . This confirms robust and growing underlying demand for the destination, independent of the current real estate supply imbalance.
- Enduring Global Brand Equity: Tulum's established international reputation as a premier destination for wellness and eco-luxury provides a durable demand floor. This brand power continues to attract a dedicated, high-value international clientele focused on quality over price.
- Commitment to Public Works: Ongoing infrastructure projects, including critical road rehabilitation and drainage system enhancements, signal a tangible commitment to resolving historical deficits and supporting sustainable, long-term growth, which will disproportionately benefit premium assets.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: A severe oversupply of condominium inventory has led to a 'significant crash' in the local real estate market, resulting in depressed rental yields and intense price competition from the resale sector.
- 🔴 Inventory Exposure: The remaining 2-Bedroom units face the most direct competition from the oversupplied resale market, representing the asset's primary absorption challenge. However, the demonstrated success in selling out all larger, premium typologies (Penthouses) validates the project's overall quality and market resonance, suggesting these remaining units represent a best-in-class option within the most competitive market segment.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the bifurcated market conditions. While the remaining 2-bedroom inventory faces significant headwinds from a deeply oversupplied market, the complete sell-out of the asset's premium penthouse units demonstrates proven demand for its superior quality and design. This suggests the asset is well-positioned to attract long-term stakeholders who prioritize quality over discounted, lower-tier resale options. .
- 🟢 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 ideal investor is a well-capitalized, patient, long-term stakeholder with a high tolerance for risk and illiquidity. This profile is focused on capital appreciation over a 5-10 year horizon, not immediate cash flow, which is severely constrained by the current rental market. Given Mexico's high policy rate of 11.25% , this is likely a foreign cash buyer who understands that in a market where property purchases have decreased by 40% from peak levels, acquiring a premium, new-construction asset represents a strategic entry point. This investor recognizes that the market correction has filtered out speculative players, creating an opportunity to secure a best-in-class asset positioned for outsized value preservation and growth during the next cycle.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 $399,000 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$13,167
- Notary, Registry & Admin Fees: ~$7,944
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$23,311 USD
This represents approximately 5.8% of the property's value.
~$23,311 USD
This represents approximately 5.8% 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's Aldea Zamá, Deja Vu embodies the essence of a tranquil, luxurious retreat, perfectly aligned with the core identity of "The Wellness Oasis." This strategic location offers residents a unique blend of serenity and sophistication, catering to health-conscious individuals and investors seeking a peaceful lifestyle with potential for significant capital gains. The surrounding area is a testament to the development's focus on wellness and luxury, providing an unparalleled quality of life.
The Doorstep Experience
The immediate vicinity of Deja Vu is a vibrant tapestry of culinary delights, wellness options, and exclusive services, all within a short walking distance. This carefully curated environment enhances the daily lives of residents, providing a seamless blend of convenience, entertainment, and personal growth.- 🍴 Panza Tulum - Just a 6-minute walk away, this restaurant offers a delectable dining experience, showcasing the area's thriving food scene and catering to the sophisticated tastes of residents.
- 🍴 Private Chef - At a mere 3-minute walking distance, the convenience of having a private chef at your doorstep elevates the luxury lifestyle, perfect for special occasions or everyday dining.
- 🥐 ROSSINA CAFE - This charming cafe, reachable within a 7-minute walk, combines the allure of a bakery and store, offering residents a quaint spot for breakfast, snacks, or light meals.
- 🍹 Orquidea Restaurant & Pool Bar - A 7-minute stroll leads to this inviting restaurant and pool bar, where residents can unwind and enjoy fine dining and cocktails, embodying the sophisticated lifestyle of Deja Vu.
- 🍴 PARALLEL 20° - This restaurant, accessible within a 6-minute walk, further enriches the culinary landscape, providing residents with diverse dining options that cater to their refined tastes.
Neighborhood Highlights
Beyond the immediate doorstep, the neighborhood unfolds with a plethora of amenities and services that enhance the lifestyle of Deja Vu residents. A short drive away, a multitude of spas, fitness centers, and gourmet markets await, solidifying the development's position as a hub of wellness and luxury.- 🧖 Quinto Elemento Spa Tulum - A 3-minute drive leads to this serene spa, where residents can indulge in rejuvenating treatments, aligning perfectly with the wellness-focused lifestyle of the development.
- 🏋️ Rooftop Fitness Center - Also just a 3-minute drive away, this fitness center offers a unique rooftop workout experience, combining fitness with breathtaking views, catering to the health-conscious residents of Deja Vu.
- 💅 Casa Venus - "Ritual Beauty Salon & Spa" - This beauty salon and spa, reachable within a 3-minute drive, provides residents with a comprehensive range of beauty treatments, further enhancing their luxury lifestyle.
- 🧖 Cacao Spa Tulum - A 9-minute drive away, this spa offers a unique blend of wellness and relaxation treatments, contributing to the holistic approach to wellness embraced by Deja Vu.
- 🛍️ Selecto Chedraui - For daily essentials, a 5-minute drive leads to this convenient supermarket, ensuring that residents have easy access to gourmet foods and other necessities, completing the luxury lifestyle experience offered by the development.
