Fabula

View of Modern Bathroom at Fabula, showcasing Contemporary Design, Walk-in Shower.
View of Living Room at Fabula, showcasing Modern Interior, Flat Screen TV.
View of Bedroom at Fabula, showcasing Twin Beds, Neutral Decor.
View of Modern Bathroom at Fabula, showcasing Bathroom Interior, Shower Room.
View of Modern Bathroom at Fabula, showcasing Floating Vanity, Backlit Mirror.
View of Bedroom at Fabula, showcasing Spacious Bedroom, Wooden Headboard.
No items found.
View of Bedroom at Fabula, showcasing Wood Furniture, Neutral Tones.View of Modern Living Room at Fabula, showcasing Spacious Sectional, Natural Light.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Fabula is a boutique collection of 20 condo units, featuring 2 and 3 -bedroom homes within a sustainable, gated community. The master plan integrates private patios from each home with a central common garden, which hosts a semi-olympic swimming pool and shaded areas. Common amenities include security and exclusive membership to Cinco Tulum Beach Club , offering a full-service restaurant, bar, beachfront access, glamping, discounts, and preferential service. The project targets investors and individuals seeking a stylish, comfortable, and sustainable home in Tulum, valuing community, local lifestyle, and convenient access to both natural attractions and urban amenities.

The strategic value of Fabula lies in its prime, walkable location near the beach, new airport, and Tren Maya , providing convenient access to both natural attractions and urban amenities. Exclusive membership to Cinco Tulum Beach Club offers luxurious beachfront access and amenities, while the sustainable, gated community with private patios and a central common garden creates a serene and picturesque living environment. The project's proximity to key infrastructure and unique features, such as the private patios and central common garden, position it for long-term value and make it an attractive opportunity for those seeking a tranquil, community-driven lifestyle by the sea. With Fabula , investors can capitalize on the growing demand for sustainable and community-focused living in Tulum, while also benefiting from the project's strategic location and exclusive amenities. Note that Fabula does not offer developer financing, allowing buyers to take advantage of the project's value proposition through their preferred financing channels. Risks identified include market fluctuations and potential environmental concerns, but the project's unique features and strategic advantages mitigate these risks, presenting a compelling investment opportunity despite these challenges.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$285,990 - $341,848 USD
CITY
N/A
Tulum
REGION
Region 5
BEDROOMS
2
3
TYPES
House
SURFACE
0
-
0
m2
UNITS
7
Units Available
AI RATING
High-Yield Opportunity
SALES VELOCITY
50
%
FINANCING PLANS
N/A
Available
DEVELOPER
Habitat Developments
DELIVERY DATE
Immediate
DEVELOPER STATUS
LISTING UPDATE
February 2, 2026
Model / TypologySize (m²)BedroomsSales VelocityStarting Price (USD)Assets
2-Bedroom House ▼
N/A
2
4 left
~$285,991
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1Available$285,991N/AView
10Sold$285,991N/AView
11Available$285,991N/AView
12Available$285,991N/AView
15Sold$285,991N/AView
2Reserved$285,991N/AView
20Available$285,991N/AView
5Sold$285,991N/AView
9Sold$285,991N/AView
3-Bedroom House ▼
N/A
3
3 left
~$341,849
UnitStatusPrice (USD)Size (m²)Floor PlanImages
13Sold$341,849N/AView
14Sold$341,849N/AView
16Sold$341,849N/AView
17Sold$341,849N/AView
18Available$341,849N/AView
19Available$341,849N/AView
3Reserved$341,849N/AView
4Reserved$341,849N/AView
6Sold$341,849N/AView
7Sold$341,849N/AView
8Available$341,849N/AView
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 - $550 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of high-maintenance amenities like 24/7 security, a semi-Olympic swimming pool, and access to a staffed beach club. Although the development has a moderate number of units, the luxury level indicated by the price range and the quality of amenities provided, such as inverter air conditioners and integrated carpentry, suggest a higher cost of maintenance. The central garden, shaded areas, and garden design also contribute to the overall maintenance costs. However, the relatively small size of the development helps to balance out these costs, preventing the HOA 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 Rooftop Terrace at Fabula, featuring Rooftop Terrace, Outdoor Living.
Image of Swimming Pool at Fabula, featuring Luxury Pool Area, Tropical Landscape.
Image of Swimming Pool at Fabula, featuring Resort Style Pool, Outdoor Lounge.
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The essence of Fabula lies in its masterful blend of modern sophistication and understated elegance, where sleek lines, minimal ornamentation, and an emphasis on functionality converge to create a sense of airy spaciousness, bathed in an abundance of natural light. Every aspect, from the stylish furnishings to the carefully chosen finishes, contributes to a cohesive visual narrative that is at once both soothing and inspiring, setting the stage for a tranquil, community-driven lifestyle by the sea.

  • 🌊 Coastal Living: Wake up to the sound of waves and spend your days lounging on the pristine beach, courtesy of exclusive membership to Cinco Tulum Beach Club, where luxurious amenities meet the serene beauty of the ocean.
  • 🏠 Sustainable Serenity: Find peace in the gated community, surrounded by private patios and a central common garden, perfectly designed for a serene and picturesque living environment that nurtures both body and soul.
  • 🚶 Walkable Paradise: Enjoy the prime location, with easy access to the beach, the new airport, and the Tren Maya, offering the perfect blend of natural attractions and urban amenities, all within walking distance from the comfort of your home in Fabula.
  • 🍴 Gourmet Delights: Savor the flavors of the region in your sleek, modern kitchen, equipped with integrated carpentry, stove, oven, and refrigerator, making every meal a culinary journey through the tastes and aromas of Tulum.
  • 🛀 Tranquil Retreats: Retreat to your serene bedroom, where inverter air conditioners and ceiling fans ensure a comfortable ambiance, and the abundance of natural light pouring in accentuates the crisp, contemporary aesthetic, inviting relaxation and rejuvenation.
  • 🏋️‍♀️ Wellness Oasis: Maintain your wellness routine in the privacy of your home, with the convenience of a laundry area, washing machine, and the tranquility of the central garden, all contributing to a holistic approach to health and wellbeing.
Wellness & Recreation
  • 🏊 Semi-Olympic Swimming Pool: Enhance physical well-being with a private pool in a serene setting.
  • 🌳 Central Garden: Connect with nature in a tranquil, community-driven space.
  • 🏋️ Private Patios: Enjoy personal outdoor space for relaxation and wellness.
Social & Entertainment
  • 🌴 Cinco Tulum Beach Club Access: Experience luxurious beachfront living with exclusive membership benefits.
  • 👥 Gated Community: Feel secure and part of a close-knit community in a private, gated environment.
Services & Comfort
  • 🚪 Private Parking: Convenient and secure parking for residents.
  • 🛡️ 24/7 Security: Enhanced safety and peace of mind with around-the-clock security.
  • 📦 Also Includes: Ceiling fan, refrigerator, stove, oven, washing machine, integrated carpentry, inverter air conditioners, and water pressure pump for comfort and convenience.
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February 2, 2026

Fabula offers a strategic opportunity to acquire a turnkey, cash-flowing asset in a prime Tulum location, bypassing the prevalent construction risks of the pre-sale market. Its unique design and low overhead costs provide a defensive position against market saturation, targeting a higher-yield segment of the rental pool.

  • 💎
    Asset Profile Modern resale townhome-style unit with private rooftop and garden, designed for low HOA fees.
  • 📈
    Financial Logic Immediate rental income potential with gross yields estimated between 6-8%, outperforming market averages due to lower carrying costs and premium features.
  • 📍
    Location Alpha Positioned in a walkable area near the new Tulum Airport, Tren Maya line, and half a block from the developing Kukulkan beach access road (5km to the beach).
  • 🛡️
    Risk Assessment Primary risk is market-wide rental rate compression due to oversupply; this is mitigated by the asset's superior, differentiated design and low overhead.
Read the Full Data-Driven Analyst Report

Investment Memo: Fabula

Market: Tulum | Zone: Walkable area within Tulum, Minutes from the beach, 1.5 hours drive from Cancun International Airport, Few minutes from Tulum International Airport, Along the Tren Maya transit line, Half block from Avenida Kukulkan, leading to the beach (5 km away), Cenotes and lagoons within cycling distance, Few blocks from main shops, restaurants, recreation areas, and Tulum city center/Avenida Tulum High-Yield Opportunity

Analyst Verdict

This resale asset, Fabula, represents a compelling strategic acquisition in the Tulum market. By purchasing an existing property, an investor immediately bypasses the significant execution and timing risks associated with the region's saturated pre-sale condo market. The investment thesis is anchored in acquiring a cash-flowing asset with zero construction risk, positioned in a location set to directly benefit from Tulum's major infrastructure upgrades, including the new airport, Tren Maya, and the continued development of Avenida Kukulkan as a primary beach access corridor.

While the broader Tulum rental market shows signs of cooling, with average occupancy rates in the low-to-mid 40s, Fabula's specific design offers a defensive moat. The property's townhome-style layout, featuring private rooftops and gardens with a deliberate focus on low HOA fees, differentiates it from the glut of generic, amenity-heavy condos. This positions the asset to attract both high-yield short-term renters and the growing segment of long-term lifestyle-oriented tenants, mitigating vacancy risk and supporting a stronger return profile relative to the market average.

Strength: Immediate rental income with zero construction risk and intentionally low carrying costs (HOA).
Risk: General market oversupply in the condo segment could compress rental rates if demand does not keep pace with new inventory.

💰 Valuation & Yield Logic

  • Entry Basis: Contact for Data ($285,990 - $341,848 USD) - Analyzed as Fair for this zone, considering the buyer's market conditions and the asset's premium, low-density features.
  • Rental Demand: While average market occupancy is ~40-45%, premium properties report figures exceeding 70%. Fabula's unique townhome design and private outdoor spaces position it to outperform the market average.
  • Scarcity Factor: The townhome-style layout with private rooftops and gardens, designed for long-term living, is a scarce commodity compared to the dominant high-density condo inventory in Tulum.

📍 Location Maturity

The zone is rapidly maturing. While already established and walkable, its value is set to increase significantly with the consolidation of the Tren Maya, the new Tulum International Airport, and the full development of Avenida Kukulkan as a prime artery to the beach.

🛡️ Asset Condition & Legal

As a resale asset, execution risk is zero. The focus shifts to ongoing maintenance and HOA management. The developer, Habitat Developments, has a verifiable track record of completed projects (Florafauna, Cinco Beach), suggesting a quality initial build. Title is ready for immediate transfer.

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 $285,991 USD

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

  • Acquisition Tax (ISABI): ~$9,438
  • Notary, Registry & Admin Fees: ~$6,689

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

  • SRE Government Permit: $1,200
  • Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$18,327 USD
This represents approximately 6.4% 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, a vibrant international location, Fabula emerges as a beacon of sustainable luxury, offering a unique blend of modern comfort, community, and eco-friendly design. This development is tailored to environmentally conscious individuals and investors seeking an elevated living experience in harmony with nature. With its prime, walkable location, residents are just minutes away from the beach and Tulum's energetic center, providing effortless access to local amenities and activities.

The Doorstep Experience

The essence of Tulum's charming neighborhood is revealed within a short walking distance from Fabula , where local cafes, bakeries, and establishments define the daily rhythm. This address is a seamless extension of your home, curated for a life of convenience, discovery, and connection to nature.
  • ☕️ Cafetería Hunab Ku - A 9-minute stroll leads to this inviting cafe, where residents can indulge in their favorite coffee blends, embodying the relaxed, walkable lifestyle that Fabula offers.
  • 🍴 Raw Love Cafe - This eclectic spot, just a 12-minute walk away, showcases Tulum's thriving food scene, providing residents with a diverse range of dining options that cater to their wellness-focused lifestyle.
  • 🍞 Panaderia amarela tulum - For freshly baked goods and a taste of local tradition, residents can visit this charming bakery, an 11-minute walk from Fabula , highlighting the development's integration into the community.
  • 🌿 El Jardin - Cafe y Tienda Local - This picturesque cafe and local store, a 13-minute walk away, offers a serene ambiance and a selection of local products, further enhancing the sense of community and connection to nature that Fabula provides.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a plethora of amenities and attractions that cater to the diverse interests of Fabula 's residents. From wellness and fitness to culture and leisure, this vibrant area is designed to elevate the living experience.
  • 🧘 Massage Tulum Energy Healing Spa Temazcal - Just a 2-minute drive from Fabula , this spa offers a range of therapeutic treatments, aligning with the development's focus on wellness and holistic living.
  • 🏋️‍♀️ Gym Tulum - For residents seeking an active lifestyle, this gym, a mere 1-minute drive away, provides state-of-the-art facilities and training programs, supporting the pursuit of fitness and health.
  • 🧖 Tulum Massage Co. - This massage therapy center, a 3-minute drive from Fabula , offers personalized massage services, contributing to the overall wellness experience that the development embodies.
  • 🏋️ UNITY Fitness Club & Gym - With its comprehensive fitness programs and modern equipment, this club, just a 2-minute drive away, is an ideal destination for residents committed to their fitness goals, reflecting Fabula 's commitment to supporting active, healthy lifestyles.
  • 🏞️ Museo de la Cultura Maya Park - A 6-minute drive leads to this cultural park, where residents can explore the rich heritage of the Maya civilization, underscoring Fabula 's connection to the local culture and history.
  • 🌳 Tulum Jungle Gym Pueblo - This unique outdoor gym, a 3-minute drive from the development, offers a challenging and refreshing workout amidst nature, aligning with Fabula 's vision of blending modern living with the natural environment.
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View of Modern Kitchen at Fabula, showcasing Sleek Design, Stainless Steel Appliances.View of Bedroom at Fabula, showcasing Modern Bedroom, Wood Furniture.View of Dining Room at Fabula, showcasing Open Concept Living, Modern Coastal Style.

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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