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Hideaways
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Hideaways
is a thoughtfully designed residential project in Tulum, Quintana Roo, envisioned as a serene sanctuary that blends modern living with the region's unique natural environment. The development's most distinctive feature is a natural cenote located at the heart of the property, providing residents with an exclusive and tranquil amenity that embodies the mystical spirit of Tulum. Developed by
BLACK
, a real estate developer focused on property development and management,
Hideaways
offers a wide variety of unit typologies, including
Condo
and
Penthouse
options, catering to different lifestyles and investment goals. All units are delivered fully furnished, ensuring a seamless, turnkey experience for both investors and second-home owners.
The strategic value of Hideaways lies in its unique features and prime location. The development's proximity to Tulum's natural wonders, combined with its exclusive amenities, such as the private cenote, makes it an attractive option for those seeking a peaceful retreat. The diverse range of layouts, from compact suites to multi-bedroom 'lock-off' apartments and luxurious Penthouses with expansive private terraces, caters to different lifestyles and preferences, providing a smart investment opportunity. With BLACK 's commitment to quality, cutting-edge architecture, and efficiency, Hideaways is positioned for long-term value. Furthermore, attractive financing options are available, enhancing the investment viability of this unique project.
The strategic value of Hideaways lies in its unique features and prime location. The development's proximity to Tulum's natural wonders, combined with its exclusive amenities, such as the private cenote, makes it an attractive option for those seeking a peaceful retreat. The diverse range of layouts, from compact suites to multi-bedroom 'lock-off' apartments and luxurious Penthouses with expansive private terraces, caters to different lifestyles and preferences, providing a smart investment opportunity. With BLACK 's commitment to quality, cutting-edge architecture, and efficiency, Hideaways is positioned for long-term value. Furthermore, attractive financing options are available, enhancing the investment viability of this unique project.
PRICE
N/A
Starting from $165,000
CITY
N/A
Tulum
REGION
BEDROOMS
0
1
2
SURFACE
48
-
130
m2
UNITS
5
Units Available
ANALYST RATING
Opportunistic
SALES VELOCITY
94
%
FINANCING PLANS
N/A
Available
DEVELOPER
BLACK
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
November 20, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Hideaways
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
2-Bedroom Condo ▼ 130.00 2 1 left ~$374,000
| |||||||||||||||||
Explore Financing Plans| Financing Plan | Down Payment | During Construction | On Delivery | Key Benefits & Terms |
|---|---|---|---|---|
| Plan 75/25 | 75.0% | — | 25.0% | Payment plan associated with unit F105. 75% down payment (enganche) and 25% on delivery (entrega). |
| Plan 45/55 | 45.0% | — | 55.0% | Payment plan associated with unit C304. 45% down payment (enganche) and 55% on delivery (entrega). |
| Plan 55/45 | 55.0% | — | 45.0% | Payment plan associated with unit A303. 55% down payment (enganche) and 45% on delivery (entrega). |
HOA 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:
$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 spa, concierge, swimming pool, and yoga deck, which suggest a certain level of luxury and service quality. However, the absence of extremely high-maintenance amenities like elevators, 24/7 security, or a staffed beach club helps to keep the estimate from being too high. The price range starting from $165,000 also indicates a mid-to-upper luxury level, which aligns with the estimated HOA fee range. The total number of units, 88, allows for a reasonable distribution of costs among owners, further supporting this estimate.
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 ListAvailability MapContact us
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The essence of Hideaways is distilled into a serene luxury experience, blending natural textures, neutral colors, and expertly crafted lighting to evoke a sense of tranquil elegance. Soft, warm lighting and thoughtful composition guide the eye through the interior, seamlessly connecting the indoors to the outdoors through expansive balcony doors and a private plunge pool, creating a resort-style living ambiance.
- 🌿 Nature's Embrace: Wake up to the soothing sounds of nature and step into the lush garden, where the meticulous use of natural materials and textures creates a sense of depth and visual interest, inviting you to connect with the outdoors.
- 🧘 Mindful Moments: Find your inner peace on the yoga deck, surrounded by the serene atmosphere of the natural cenote, or indulge in a rejuvenating spa treatment, tailored to melt away stress and leave you feeling refreshed and revitalized.
- 🏊 Aquatic Oasis: Dive into the crystal-clear waters of the swimming pool, or unwind in the private plunge pool, where the symmetrical composition and dramatic mood lighting create a powerful sense of invitation and relaxation, perfect for a serene escape.
- 🌅 Sunset Serenity: As the day unwinds, gather in the lounge, where the warm, golden light of the setting sun pours in through the expansive balcony doors, creating a sense of community and togetherness, ideal for sharing moments with loved ones.
- 🔥 Exclusive Concierge: Enjoy the convenience of a dedicated concierge service, tailored to cater to your every need, from arranging private yoga sessions to booking exclusive experiences, ensuring a seamless and indulgent living experience at Hideaways.
Wellness & Recreation- 🧘 Yoga Deck: Serene outdoor space for yoga and meditation, promoting well-being and connection with nature.
- 🌿 Garden: Lush, natural surroundings for relaxation and tranquility.
- 🏊 Swimming Pool: Private pool for residents, ideal for relaxation and leisure.
- 🧖 Spa: Exclusive spa services for rejuvenation and wellness.
Social & Entertainment- 🛋️ Lounge: Elegant social space for relaxation and entertainment.
Services & Comfort- 🛡️ Concierge: Personalized service for convenience and support.
- 🏢 Lobby: Stylish entrance and reception area, setting the tone for luxury living.
- 📦 Also Includes: 24/7 security, parking, and other essential services for comfort and peace of mind.
November 20, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Hideaways
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🌴 Unique Wellness Focus: The on-site Spa and Yoga Deck cater directly to the wellness-oriented demographic, providing a crucial differentiator against commoditized inventory and supporting premium rental positioning.
- 👥 Personalized Concierge Service: The high-touch, hotel-grade concierge service elevates the resident and guest experience, attracting a more discerning clientele willing to pay for convenience and quality.
- 📈 Robust Long-Term Demand: Tulum's new airport exceeded its first-year passenger forecast by over 25%, demonstrating strong, growing appetite for the destination and underlying demand for premium properties like Hideaways.
- 🏞️ Global Brand Identity: Tulum's unique positioning as a global hub for wellness, spirituality, and digital nomads continues to attract a dedicated international clientele, providing a stable, long-term demand foundation for Hideaways.
- 📊 Strategic Acquisition Opportunity: The current market correction presents a rare chance to acquire a premium, differentiated asset like Hideaways at a significant discount, securing a strategic position for future growth.
Read the Full Data-Driven Analyst ReportThe investment thesis rests on acquiring a differentiated, service-oriented asset during a period of acute market distress. In a Tulum real estate market undergoing a severe correction, where resale units are trading at
35-40% discounts
, this asset's comprehensive amenity package—including a Spa and Concierge—provides a defensible quality layer. While the market is saturated with undifferentiated rental inventory, this project is positioned to attract a higher-quality tenant base by delivering a premium, hotel-like experience, thereby insulating its value from the pricing pressures affecting the commoditized segment.
💎 Competitive Advantages (Alpha)
The asset's intrinsic value is driven by a suite of service-oriented amenities designed to capture a premium segment of the market, insulating it from the competitive pressures of standard condominium rentals. These features directly align with Tulum's established global brand as a wellness destination, creating a distinct and defensible product offering.- On-Site Spa & Wellness Focus: The integrated Spa and Yoga Deck directly cater to the wellness-oriented demographic that defines Tulum's core visitor base. This provides a crucial differentiator against commoditized inventory and supports premium rental positioning.
- Dedicated Concierge Service: The provision of a high-touch, hotel-grade concierge service elevates the resident and guest experience beyond the standard self-service rental model. This feature is a key driver in attracting a more discerning clientele willing to pay for convenience and quality.
🛡️ Foundational Market Strengths (Beta)
Despite the acute short-term oversupply crisis, the investment is underpinned by resilient long-term demand drivers and a unique market dislocation. The current environment presents a strategic entry point for long-term capital to acquire assets in a globally recognized destination.- Proven Long-Term Visitor Demand: Underlying demand for the destination remains robust, evidenced by the new Tulum Airport exceeding its first-year passenger forecast by over 25% . This demonstrates a strong, growing appetite for Tulum that transcends the current real estate supply imbalance.
- Significant Acquisition Discounts: The market correction has created opportunities to acquire assets in prime areas at substantial discounts. Reports from Aldea Zama, an epicenter of the oversupply, indicate distressed resale units are available at discounts of 35-40% compared to new construction.
- Resilient Global Brand Identity: Tulum's unique positioning as a global hub for wellness, spirituality, and digital nomads continues to attract a dedicated international clientele, providing a stable, long-term demand foundation.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: A severe oversupply of rental units has led to a localized market crash and significantly depressed rental yields for the foreseeable future.
- 🔴 Inventory Exposure: The asset's smaller typologies (1-Bedroom and 1.5-Bedroom units) face the highest direct competition within the most oversupplied segment of the Tulum rental market. However, the project's comprehensive, service-driven amenity package acts as a crucial mitigator for all unit types, providing a tangible quality differentiator designed to attract and retain a more discerning tenant, thereby supporting value preservation against commoditized inventory.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the market's high-risk, high-reward profile. While standard condominium typologies face significant headwinds from market-wide oversupply, the asset's premium, service-driven amenity package (Spa, Concierge) provides a tangible quality differentiator, positioning it to attract a more discerning long-term tenant base and outperform commoditized inventory. .
- 🟢 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
This opportunity is suitable exclusively for a patient, well-capitalized investor focused on long-term capital appreciation over immediate rental yield. The ideal profile is a cash buyer, positioned to operate effectively in a market where Mexico's high policy rate of 11.25% makes local financing prohibitive. This investor understands that the current market downturn is an opportunity to acquire a premium, differentiated asset with a service-oriented moat that secures a strategic position for future growth, accepting that short-term cash flow is severely constrained by the market-wide oversupply.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 $374,000 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$12,342
- Notary, Registry & Admin Fees: ~$7,446
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$21,988 USD
This represents approximately 5.9% of the property's value.
~$21,988 USD
This represents approximately 5.9% 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, Hideaways embodies the essence of a tranquil nature retreat, offering residents a serene living experience amidst the lush jungle and stunning natural beauty of the area. This address is strategically positioned to provide a unique blend of tranquility, connection with nature, and exclusivity, catering to individuals seeking a peaceful retreat for personal use or investment. The development's proximity to various natural and wellness-focused attractions enhances its appeal, providing residents with a diverse range of activities and experiences that align with their values and preferences.
Nature's Sanctuary
The natural beauty surrounding Hideaways is a testament to the area's unique charm, with various attractions and landmarks that showcase the region's diverse flora and fauna. Residents can explore the nearby:- 🏞️ Playa Mirador - A scenic park and point of interest, perfect for a leisurely stroll or a picnic, highlighting the area's natural beauty and recreational opportunities.
- 🌳 Tuuch cenote - Shibari Tulum - A breathtaking tourist attraction, offering a glimpse into the region's unique geological formations and natural wonders.
Wellness and Self-Care
The property's location also provides residents with access to various wellness and self-care facilities, promoting a healthy and balanced lifestyle. Some of the nearby attractions include:- 🏋️♀️ Tulum Jungle Gym - A state-of-the-art gym and health facility, perfect for fitness enthusiasts and those seeking an active lifestyle.
- 💆♀️ Casa Venus - "Ritual Beauty Salon & Spa" - A serene beauty salon and spa, offering a range of treatments and services designed to promote relaxation and rejuvenation.
