Endemico Kukulcan

Image of Garden at Endemico Kukulcan, featuring Building Exterior, Modern Architecture.
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Image of Lobby at Endemico Kukulcan, featuring Modern Architecture, Building Facade.Image of Garden at Endemico Kukulcan, featuring Bedroom, Natural Wood Furniture.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Endemico Kukulcan is a boutique condo development rooted in a philosophy of respect for the environment, masterfully blending organic architecture with the lush landscape of Tulum. Developed on a 5,000 m2 property in the sought-after Region 8, the project offers a diverse range of 1, 2, and 3-bedroom units , including garden apartments and penthouses with private plunge pools and lock-off systems for enhanced rental flexibility. The development is designed for individuals and investors seeking a premium property that offers both a tranquil retreat and proximity to Tulum's vibrant attractions, with services such as 24/7 security , a concierge , and agreements with local beach clubs.

The strategic location of Endemico Kukulcan on Kukulcán Avenue provides direct access to the Caribbean Sea and the renowned hotel zone, making it an ideal choice for a vacation home or a high-return rental investment. The project's emphasis on preserving over 2,000 m2 of green areas and its use of sustainable infrastructure such as solar panels, a wastewater treatment plant, and rainwater harvesting systems, ensures harmony with nature and a reduced environmental footprint. With its exclusive residential development and limited number of units, Endemico Kukulcan presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. Attractive financing options are available, enhancing the investment viability of this unique eco-luxury retreat.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$167,477 - $321,164 USD
CITY
N/A
Tulum
REGION
Region 8
BEDROOMS
1
2
3
TYPES
Commercial Property
Condo
Penthouse
SURFACE
53.35
-
224
m2
UNITS
30
Units Available
AI RATING
High-Yield Opportunity
SALES VELOCITY
63
%
FINANCING PLANS
N/A
Available
DEVELOPER
endémico
DELIVERY DATE
September 2027
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo ▼
53.35 - 110.49
1
6 left
~$169,886
UnitStatusPrice (USD)Size (m²)Floor PlanImages
211Available$169,88661.47View
212Available$169,88661.47View
214Available$186,88071.71View
311SoldN/A53.35View
312SoldN/A53.35View
313Available$169,88660.73View
314Available$178,18463.88View
409SoldN/A70.63View
410AvailableN/A53.81View
413SoldN/A110.49View
414SoldN/AN/AView
1-Bedroom Residence ▼
60.73 - 63.74
1
1 left
~$169,886
UnitStatusPrice (USD)Size (m²)Floor PlanImages
306SoldN/A63.74View
310Available$169,88660.73View
2-Bedroom Condo ▼
64.33 - 128.66
2
15 left
~$187,100
UnitStatusPrice (USD)Size (m²)Floor PlanImages
102Available$220,92888.54View
103Available$220,92888.54View
104SoldN/A121.91View
105SoldN/A121.91View
106SoldN/A88.54View
107SoldN/A121.91View
108SoldN/A88.54View
109SoldN/A88.54View
110SoldN/A121.91View
111SoldN/A88.54View
112SoldN/A121.91View
113SoldN/A121.91View
114SoldN/A88.54View
115SoldN/A88.54View
202SoldN/A64.33View
203ReservedN/A64.33View
204SoldN/A83.19View
205Available$235,73983.19View
206SoldN/A64.33View
207Available$235,73983.19View
208Available$187,10064.33View
209Available$243,52885.29View
210Available$193,67868.11View
213Available$193,67868.11View
215Available$187,10064.33View
216Available$235,73983.19View
217Available$187,10064.33View
218Available$235,73983.19View
219SoldN/A83.19View
220SoldN/A64.33View
221SoldN/A64.33View
315SoldN/A64.33View
316Available$238,03983.19View
317Available$188,29164.33View
318SoldN/A83.19View
319SoldN/A83.19View
320SoldN/A64.33View
321ReservedN/A64.33View
411Available$255,11690.78View
412SoldN/A90.78View
415SoldN/A128.66View
417SoldN/A128.66View
420SoldN/A128.66View
421SoldN/A128.66View
2-Bedroom Penthouse ▼
128.66
2
2 left
~$302,972
UnitStatusPrice (USD)Size (m²)Floor PlanImages
402AvailableN/A128.66View
403Available$302,972128.66View
406SoldN/A128.66View
408SoldN/A128.66View
2-Bedroom Residence ▼
64.33 - 83.19
2
3 left
~$232,864
UnitStatusPrice (USD)Size (m²)Floor PlanImages
302SoldN/A64.33View
303SoldN/A64.33View
304SoldN/A83.19View
305Available$238,03983.19View
307SoldN/A83.19View
308AvailableN/A64.33View
309Available$232,86477.75View
3-Bedroom Condo ▼
109.29 - 221.18
3
2 left
~$278,734
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$325,783136.26View
116SoldN/A136.26View
201Available$278,734112.03View
222SoldN/A109.29View
322SoldN/A109.29View
416SoldN/A167.20View
418SoldN/A167.20View
419SoldN/A167.20View
422SoldN/A221.18View
3-Bedroom Penthouse ▼
167.20 - 223.82
3
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
401SoldN/A223.82View
404SoldN/A167.20View
405SoldN/A167.20View
407SoldN/A167.20View
3-Bedroom Residence ▼
109.29
3
1 left
~$281,322
UnitStatusPrice (USD)Size (m²)Floor PlanImages
301Available$281,322109.29View
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Standard Plan30.0%50.0%20.0%Standard financing with no discount.
Intermediate Plan50.0%30.0%20.0%Offers a 3% discount.
Upfront Plan80.0%—20.0%Offers a 6% discount.
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 moderate to high-cost amenities like a rooftop terrace, swimming pool, jacuzzi, gym, and lobby. Although there are no explicitly mentioned high-maintenance amenities like elevators or 24/7 security, the provided amenities suggest a mid-to-high luxury level. The price range of $163,753 to $363,263 USD also indicates a certain level of quality and service expected, contributing to the estimated HOA fee range. With 82 units sharing the costs, this helps to distribute the expenses, preventing the fees from being excessively high.

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 Endemico Kukulcan, featuring Rooftop Pool, Infinity Pool.
Image of Garden at Endemico Kukulcan, featuring Outdoor Playground, Family-Friendly Amenity.
Image of Gym at Endemico Kukulcan, featuring Outdoor Gym, Jungle Gym.
Image of Swimming Pool at Endemico Kukulcan, featuring Resort Style Pool, Lush Landscaping.
Image of Swimming Pool at Endemico Kukulcan, featuring Private Pool, Lush Garden.
Image of Rooftop Terrace at Endemico Kukulcan, featuring Rooftop Terrace, Outdoor Lounge.
Image of Rooftop Terrace at Endemico Kukulcan, featuring Rooftop Terrace, Outdoor Lounge.
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Endemico Kukulcan is a masterclass in harmonious living, where organic architecture and luxurious amenities converge to create a tranquil retreat that not only soothes the soul but also inspires the senses. With its strategic location on Kukulcán Avenue, this eco-luxury development offers residents a unique blend of natural beauty and modern comforts, all while preserving over 2,000 m2 of green areas to emphasize harmony with nature.

  • 🏋️‍♀️ Personalized Fitness: Maintain your wellness routine in the private, residents-only gym, equipped with state-of-the-art equipment and flooded with natural light to energize your workouts.
  • 🌊 Panoramic Ocean Views: Wake up to breathtaking vistas of the Caribbean Sea from the comfort of your own home, or enjoy them while lounging by the swimming pool, perfectly capturing the essence of coastal living.
  • 🔥 Cosmopolitan Nights: Gather around the fire pit on the rooftop terrace, under the starry sky, and enjoy the company of friends and family in an atmosphere that blends warmth and sophistication.
  • 🌴 Serenity in Nature: Stroll through the beautifully landscaped garden, surrounded by lush greenery, and find your peaceful escape from the hustle and bustle of daily life, right in the heart of your own community.
  • 🛏️ Relaxation Redefined: Unwind in the jacuzzi, overlooking the stunning ocean views, and let the gentle Caribbean breeze soothe your senses, offering the ultimate relaxation experience.
Wellness & Recreation
  • 🏋️‍♀️ Gym: Maintain your wellness routine in a private, residents-only gym.
  • 🌊 Swimming Pool and Jacuzzi: Relax and unwind in a serene pool and jacuzzi setting, perfect for rejuvenation.
  • 🌴 Garden: Escape to a tranquil oasis, seamlessly integrated into the natural landscape.
Social & Entertainment
  • 🍹 Rooftop Terrace and Lounge: Host sophisticated gatherings with breathtaking ocean views and luxurious amenities.
  • 🔥 Fire Pit: Enjoy warm, intimate evenings with friends and family, surrounded by stunning vistas.
Services & Comfort
  • 🅿️ Parking and Lobby: Includes secure, convenient parking and a stylish lobby for a seamless living experience.
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January 17, 2026

Endemico Kukulcan offers a pre-sale opportunity to acquire an asset on a key developing artery in Tulum, positioned to benefit from the region's strong tourism growth and infrastructure expansion. The investment logic is based on securing a position at a fair entry price ahead of the full maturation of Kukulcan Avenue.

  • 💎
    Asset Profile Eco-chic furnished 1, 2, and 3-bedroom condos and penthouses, some with lock-off capability.
  • 📈
    Financial Logic Targeting capital appreciation driven by location development and strong short-term rental yields, with market projections of 8-15% annually.
  • 📍
    Location Alpha Situated on Kukulcan Avenue in the developing Region 8, providing direct access just minutes from Tulum's hotel zone and beaches.
  • 🛡️
    Risk Assessment Primary risk is tied to the pre-sale nature of the asset, contingent on the developer's timely delivery in September 2027.
Read the Full Data-Driven Analyst Report

Investment Memo: Endemico Kukulcan

Market: Tulum | Zone: Located in Region 8, Tulum, Situated on Kukulcán Avenue, A few minutes from the hotel zone of Tulum, Proximity to the Caribbean Sea High-Yield Opportunity

Analyst Verdict

Endemico Kukulcan presents a compelling investment thesis centered on its strategic location within Tulum's developing Region 8, directly on Kukulcan Avenue. This artery is a critical access point connecting the town to the highly desirable hotel zone and the Caribbean Sea, positioning the asset to capitalize on future infrastructure enhancements and appreciation. The Tulum real estate market is projected to see continued growth of 10-12% annually, driven by strong international buyer demand and major projects like the Tulum International Airport and the Maya Train. This macro tailwind, combined with the developer's established 'eco-chic' brand, provides a strong foundation for both capital growth and robust rental demand.

Despite the positive outlook, the investment carries the inherent execution risk of a pre-sale asset with a 2027 delivery date. While developer endémico has a portfolio of completed projects in the Riviera Maya, the market is entering a more mature phase where investors are advised to be cautious with off-plan purchases unless the developer is well-capitalized. The project's success is contingent upon the developer's ability to deliver on schedule and to the specified quality, alongside the continued build-out of infrastructure in Region 8. The high concentration of 2-bedroom units (20 of 30 available) aligns with a significant segment of the rental market, but also faces the most competition.

Strength: Strategic location on Kukulcan Avenue, a key artery poised for significant appreciation.
Risk: Pre-sale execution risk tied to a 2027 delivery and potential for market oversupply in specific unit types.

💰 Valuation & Yield Logic

  • Entry Basis: $2,643 USD/m² - Analyzed as Fair for this zone, considering that prime area condos average $3,500/m².
  • Rental Demand: High. The Tulum short-term rental market shows an average daily rate (ADR) of approximately $159 with 43% occupancy. Two-bedroom units are a significant market segment, and properties on key avenues like Kukulcan are well-positioned to attract tourists seeking proximity to the beach and town.
  • Scarcity Factor: The project is 63% sold, indicating healthy initial demand. The remaining inventory is heavily weighted towards 2-bedroom units, which, while popular, is the least scarce configuration in the current offering.

📍 Location Maturity

Region 8 is a developing zone. Its maturity is directly linked to the expansion and paving of Kukulcan Avenue, which provides a coveted second access route to the beach. Proximity to the hotel zone (3 minutes) is its primary value driver, with significant upside as infrastructure improves.

🏗️ Developer Profile & Status

The developer, endémico (or Grupo Endémico), has a proven track record in Tulum with multiple completed projects like Acinte, Etnica K'u', and Botanic. They specialize in sustainable, nature-inspired developments. This is a Pre-Sale investment, with a publicly confirmed delivery date of September 2027.

Status: 63% Sold | Est. Completion: Check Contract
*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 and legal fees are confirmed by your Notary Public (Notario Público) at the time of closing.

Estimate based on price: $169,886 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$5,606
  • Notary & Admin Fees: ~$3,974

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$11,780 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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Located in the heart of a thriving Caribbean destination, Endemico Kukulcan embodies the essence of eco-luxury living, offering residents a unique blend of tranquility, luxury, and sustainability. This strategic address, situated on Kukulcán Avenue, minutes from the hotel zone, presents an unparalleled opportunity for eco-conscious, high-end buyers and investors seeking a prime Caribbean location. The development's proximity to stunning natural beauty, combined with its emphasis on organic architecture and high-end amenities, ensures a truly exclusive and luxurious lifestyle.

The Natural Oasis Experience

For those who cherish the great outdoors, Endemico Kukulcan is nestled within a short drive of breathtaking natural attractions, each offering a unique perspective on the region's unspoiled beauty. Residents can indulge in a variety of outdoor pursuits, from relaxing on pristine beaches to exploring the vibrant local culture.
  • 🏖️ Playa Mirador - Just a 5-minute drive away, this stunning beach offers the perfect setting for relaxation and recreation, showcasing the area's natural splendor.
  • 🌴 Akiin Beach Tulum - An 8-minute drive leads to this picturesque beach, where residents can unwind and enjoy the serene Caribbean atmosphere, complete with spa, dining, and shopping options.

Wellness and Adventure

The property's surroundings also cater to those seeking an active lifestyle, with a range of amenities and activities that promote wellness and adventure. From invigorating workouts to thrilling outdoor pursuits, residents can indulge in their passions and interests.
  • 🏋️‍♀️ Tulum Jungle Gym - For fitness enthusiasts, a 7-minute drive to this unique gym offers an exciting way to stay active, surrounded by the lush jungle landscape.
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View of Open Concept Living at Endemico Kukulcan, showcasing Modern Interior Design, Wood Cabinetry.
🔑
INVENTORY UPDATE ·

Endemico Kukulcan: 60 Units Available, 13 Sold

📍 Tulum, Mexico

Key Insight: Endemico Kukulcan has 60 units currently available for purchase.

An additional 9 units are reserved, and 13 units have been sold. The ground floor has 12 available units and 4 reserved. The second floor has 14 available units, 5 reserved, and 3 sold. The third floor has 22 available units. The top floor has 12 available units and 10 sold.

Inventory
Tulum
View of Open Concept Living at Endemico Kukulcan, showcasing Modern Kitchen, Light Wood Cabinetry.
🔑
INVENTORY UPDATE ·

Endemico Kukulcan: 52 Units Available, 27 Sold

📍 Tulum, Mexico

Key Insight: Endemico Kukulcan currently has 52 units available for sale, with 27 units already sold and 3 units reserved.

Supporting Details:

  • Ground Floor: 8 units available, 8 units sold.
  • Second Floor: 18 units available, 3 units sold, 1 unit reserved.
  • Third Floor: 12 units available, 10 units sold.
  • Top Floor: 14 units available, 6 units sold, 2 units reserved.

Total units: 82.

Inventory
Tulum
View of Open Concept Living at Endemico Kukulcan, showcasing Modern Interior Design, Wood Cabinetry.
🔑
INVENTORY UPDATE ·

Endemico Kukulcan Inventory Update: 46 Units Available, 33 Sold

📍 Tulum, Mexico

Key Insight: Endemico Kukulcan currently has 46 units available for purchase, with 33 units already sold and 3 units reserved.

Supporting Details:

  • Ground Floor: 8 units available, 8 units sold.
  • Second Floor: 18 units available, 3 units sold, 1 unit reserved.
  • Third Floor: 13 units available, 9 units sold.
  • Top Floor: 7 units available, 13 units sold, 2 units reserved.
Inventory
Tulum
View of Open Concept Living at Endemico Kukulcan, showcasing Modern Interior Design, Wood Cabinetry.
🔑
INVENTORY UPDATE ·

Endemico Kukulcan: 25 Units Available

📍 Tulum, Mexico

Key Insight: Endemico Kukulcan currently has 25 units available for purchase.

An additional 19 units are reserved, and 38 units have already been sold. This update reflects the latest inventory status across all floors of the development.

Inventory
Tulum
View of Open Concept Living at Endemico Kukulcan, showcasing Modern Kitchen, Light Wood Cabinetry.
📰
GENERAL UPDATE ·

Endemico Kukulcan: 30 Units Available, Prices from $2.85M with up to 6% Discount

📍 Tulum, Mexico

Key Insight: Endemico Kukulcan has 30 units currently available for purchase across all levels.

Inventory Breakdown:

  • Ground Floor (PB): 3 units available.
  • Level 1 (N1): 12 units available.
  • Level 2 (N2): 8 units available.
  • Level 3 / Penthouses (N3/PH): 7 units available.

Pricing: Available units range from a starting price of $2,853,556 (Unit 410, 1 Recámara PH) to a high of $7,400,000 (Unit 422, 3 Rec. Ampliado PH).

Promotions:

  • A 3% discount is offered for the 50% | 30% | 20% payment plan.
  • A 6% discount is offered for the 80% | 20% payment plan.
General
Tulum
Image of Garden at Endemico Kukulcan, featuring Modern Architecture, Building Exterior.
🏷️
PROMO UPDATE · Feb 18

Endemico Kukulcan: Updated Price List with Discounts

📍 Tulum, Mexico

Update: Endemico Kukulcan has published an updated price list, detailing available units, their specifications, and current pricing. The list includes special promotional discounts of 3% and 6% on select units. Inventory status (Available, Reserved, Sold) is also provided for all levels (Ground Floor, Level 1, Level 2, and PH units).

Promo
Tulum
Image of Garden at Endemico Kukulcan, featuring Modern Architecture, Building Exterior.
🏷️
PROMO UPDATE · Feb 05

Endemico Kukulcan: Updated Inventory & Promotional Pricing

📍 Tulum, Mexico

Update: Endemico Kukulcan has released an updated price list and inventory status. The document details unit types, sizes, and current availability (Available, Reserved, Sold) across Ground Floor, Level 1, Level 2, and Level 3 (PH) units. Special promotional pricing with 3% and 6% discounts is also highlighted for various units.

Promo
Tulum
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View of Open Concept Living at Endemico Kukulcan, showcasing Modern Interior Design, Wood Cabinetry.View of Open Concept Living at Endemico Kukulcan, showcasing Modern Kitchen, Light Wood Cabinetry.View of Modern Bedroom at Endemico Kukulcan, showcasing Private Terrace, Indoor-Outdoor Living.

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.
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