Icht
No items found.
Icht
is a condo development located in Tulum's Region 011, conceptualized as a tranquil wellness retreat that harmoniously blends comfort, ecology, enlightenment, and tradition. The project offers a range of residential options, including
studio apartments
,
lock-off units
, and
garden houses
, catering to diverse lifestyle needs. With a focus on ecological responsibility,
Icht
applies experience from
LEED-certified projects
to minimize environmental impact, making it an attractive option for environmentally conscious individuals and families.
The strategic value of Icht lies in its unique spiritual concept, inspired by the 'third eye' for a deeper connection to inner peace and enlightenment, as well as its commitment to ecological sustainability with eco-friendly design and practices . Exclusive amenities, including a spa , yoga area , and the signature 'Pool The Eye' , provide residents with a profound connection to nature. The project's emphasis on energy savings through natural lighting, efficient solar control, and high-insulation materials, along with its advanced water treatment and waste reduction infrastructure , further enhances its appeal to eco-conscious investors. With its prime location and unique features, Icht presents a strategic investment opportunity, positioned for long-term value. Note that Icht does not offer developer financing, allowing investors to explore external financing options that best suit their needs.
The strategic value of Icht lies in its unique spiritual concept, inspired by the 'third eye' for a deeper connection to inner peace and enlightenment, as well as its commitment to ecological sustainability with eco-friendly design and practices . Exclusive amenities, including a spa , yoga area , and the signature 'Pool The Eye' , provide residents with a profound connection to nature. The project's emphasis on energy savings through natural lighting, efficient solar control, and high-insulation materials, along with its advanced water treatment and waste reduction infrastructure , further enhances its appeal to eco-conscious investors. With its prime location and unique features, Icht presents a strategic investment opportunity, positioned for long-term value. Note that Icht does not offer developer financing, allowing investors to explore external financing options that best suit their needs.
PRICE
N/A
Starting from $170,427
CITY
N/A
Tulum
REGION
Mirador
BEDROOMS
0
SURFACE
41
-
211
m2
UNITS
24
Units Available
ANALYST RATING
Opportunistic
SALES VELOCITY
73
%
FINANCING PLANS
N/A
Available
DEVELOPER
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
November 20, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Icht
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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1-Bedroom Condo ▼ 61.00 - 134.00 1 4 left ~$257,589 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
2-Bedroom Condo ▼ 94.00 - 211.00 2 1 left ~$412,794 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
3-Bedroom Condo ▼ 175.00 3 0 left SOLD OUT
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Studio ▼ 41.00 - 61.00 0 16 left ~$170,427
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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:
$250 - $450 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of high-cost amenities like 24/7 security, concierge, pool, private cabins, spa, wellness, and day club, which suggest a luxury level of service. However, the moderate number of total units (89) helps to distribute these costs, preventing the fees from being excessively high. The price range starting from $170,427 also indicates a certain level of luxury and service quality expected by the residents, supporting the estimated HOA fee 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 ListAvailability MapContact us
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Icht is a masterful blend of modern luxury and serene tranquility, where the boundaries between indoors and outdoors dissolve, and every moment is an invitation to unwind and reconnect with nature. Soft, diffused natural light pours into the interior, highlighting the premium materials and textures that define the space, from sleek cabinetry and marble backsplashes to lush indoor gardens and meticulously landscaped outdoor areas, creating a sophisticated backdrop for a life of refined relaxation.
- 🙏 Mindful Mornings: Begin your day with a sense of clarity in the private yoga area, surrounded by natural light and the soothing sounds of the outdoors, as you breathe in the tranquility of the lush green areas.
- 🌿 Serene Oasis: Retreat to the resort-style pool, where the warm sun on your skin and the cool water envelop you in a sense of deep relaxation, as you float on the serene surface of "Pool The Eye", surrounded by hammacs and private cabanas.
- 🌸 Nature's Sanctuary: Stroll through the beautifully landscaped art trails, where the vibrant colors and sweet fragrances of the flora transport you to a world of peace and harmony, inviting you to slow down and appreciate the beauty of nature.
- 🧘 Wellness Escape: Indulge in a rejuvenating spa treatment, where skilled therapists and soothing ambiance melt away tension, leaving you feeling refreshed and renewed, as you surrender to the bliss of the wellness center.
- 🌅 Tranquil Evenings: As the day unwinds, gather with loved ones in the private cabanas, where the soft glow of the setting sun and the warmth of the company create unforgettable moments of connection and joy.
Wellness & Recreation- 🧘 Yoga and Wellness: Find inner peace with private yoga areas and a holistic wellness center.
- 🌊 Pool The Eye: A unique pool design inspired by the third eye, promoting spiritual connection and relaxation.
- 🏋️♀️ Private Cabins and Spa: Exclusive, serene spaces for rejuvenation and self-care.
Social & Entertainment- 🌴 Day Club: A vibrant social hub offering entertainment, leisure, and community connection.
- 🎨 Art Trails: Immersive art experiences and trails, fostering creativity and social interaction.
- 🛋️ Hamacas and Poolside Lounge: Relaxing, communal areas perfect for socializing and unwinding.
Services & Comfort- 🔒 Secure Living: 24/7 security, control access, and concierge services for peace of mind.
- 🌿 Eco-Friendly Design: Sustainable, environmentally conscious design and practices.
- 📦 Convenience and Comfort: Includes lobby, green areas, and other premium amenities for a luxurious lifestyle.
November 20, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Icht
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🌴 Unique Lifestyle Ecosystem: The property's comprehensive wellness and lifestyle amenities, including an Integrated Wellness & SPA, create a distinct, branded experience that attracts a premium clientele.
- 🏞️ Experiential Living Environment: Curated 'Art Trails' and 'Private Cabins' provide a boutique atmosphere, justifying premium pricing and attracting a discerning clientele less sensitive to market fluctuations.
- 📈 Strong Foundational Demand: The new Tulum Airport's exceptional performance, exceeding its inaugural year passenger forecast by over 25%, confirms robust and growing demand for the destination, supporting long-term value creation.
- 🌟 Established Global Brand Appeal: Tulum's reputation as a premier wellness, spirituality, and eco-luxury destination continues to attract a dedicated international clientele, providing a stable demand base for Icht .
- 🚧 Commitment to Infrastructure: Ongoing public works, including road rehabilitation and drainage system enhancements, signal a commitment to resolving infrastructure deficits, supporting long-term, sustainable growth and asset appreciation.
Read the Full Data-Driven Analyst ReportIn a market saturated with undifferentiated rental units, Icht's comprehensive lifestyle and wellness amenity infrastructure provides a defensible moat against Tulum's severe, localized real estate correction. While the broader market is defined by a significant crash, with property purchases down approximately 40% from peak levels, underlying visitor demand remains robust, evidenced by the new Tulum Airport exceeding its inaugural year passenger forecast by over 25%. This positions the asset to attract and retain a premium clientele who prioritize experience over price, mitigating exposure to the widespread rental yield compression affecting standard properties.
💎 Competitive Advantages (Alpha)
The asset’s specific, curated features create a branded ecosystem that insulates it from the commoditized rental market. This strategy is validated by the project's sales velocity, which has reached 73% of total inventory sold despite the market downturn, and the complete sell-out of its largest, premium-priced 3-bedroom units.- Integrated Wellness & SPA: The dedicated health-centric facilities directly cater to Tulum's established global brand as a premier wellness destination, attracting a specific, high-value tourist segment.
- On-Site 'Day Club' Hub: This feature provides a unique social and entertainment venue, capturing on-site spending and fostering a community that encourages longer stays and repeat visits, a critical advantage in an oversupplied market.
- Experiential Living Environment: Curated 'Art Trails' and 'Private Cabins' create a boutique atmosphere that cannot be replicated by standard condominium projects, justifying premium pricing and attracting a clientele less sensitive to broad market fluctuations.
- Signature Architectural Identity: The 'Pool The Eye' serves as a distinct branding element, enhancing marketing appeal and creating a memorable landmark that drives direct bookings and brand recognition.
🛡️ Foundational Market Strengths (Beta)
Despite acute short-term volatility, the investment is underpinned by structural tailwinds that support long-term value creation. The current market dislocation offers a strategic entry point ahead of the region's projected maturation.- Proven Foundational Demand: The new Tulum Airport's performance, serving over 1 million passengers against a forecast of 700-800k in its first year, confirms that core demand for the destination is strong and growing, independent of the real estate supply glut.
- Favorable Valuation Environment: The market correction has created significant pricing disconnects, with distressed resale units in prime areas like Aldea Zama trading at 35-40% discounts compared to new builds. This establishes a favorable valuation benchmark for a high-quality, differentiated asset like Icht.
- Enduring Global Brand Appeal: Tulum's international reputation as a center for wellness, spirituality, and eco-luxury continues to attract a dedicated, non-speculative international clientele, providing a stable demand base.
- Commitment to Infrastructure: Ongoing public works, including federally funded road rehabilitation and drainage system enhancements, signal a commitment to resolving infrastructure deficits, which will support long-term, sustainable asset appreciation.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: A severe oversupply of rental condominium inventory has led to a localized market correction, resulting in significantly depressed rental yields and increased competition for tenants. This is validated by national data showing a deceleration in international air arrivals from +6.2% YoY in early 2024 to just +0.2% in January 2025.
- 🔴 Inventory Exposure: The asset's inventory is heavily weighted towards studios (16 units), the typology most exposed to the market's oversupply. However, this risk is mitigated by framing these units as access points to an exclusive lifestyle club rather than standard lodging. The low availability of 2-bedroom units (1) and the complete sell-out of 3-bedroom units signal strong market absorption for larger, premium-priced typologies within this specific project, validating its concept and appeal to end-users and long-term investors.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the asset's strategic positioning as a premium, lifestyle-driven product in a commoditized market. While the high concentration of studio units faces headwinds from broad market oversupply, the complete absorption of the largest, most expensive units provides a powerful proof-of-concept. This indicates that the asset's unique wellness and social ecosystem successfully commands a premium and attracts discerning buyers, insulating it from the struggles of undifferentiated competitors.
- 🟢 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 opportunity is suitable for a capital-appreciation-focused investor with a 5-10 year horizon and a high tolerance for illiquidity. This profile is not seeking immediate, market-rate rental income but is instead acquiring a strategic position in a branded, lifestyle-centric asset at a cyclical low. Given Mexico's high policy rate of 11.25%, the investor is likely a foreign cash buyer who understands that the extensive amenity package is the primary long-term value driver. This creates a competitive advantage that will allow the property to outperform the general market as Tulum's infrastructure matures and the current supply overhang is absorbed.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 $257,589 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$8,500
- Notary, Registry & Admin Fees: ~$6,025
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$16,725 USD
This represents approximately 6.5% of the property's value.
~$16,725 USD
This represents approximately 6.5% 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, Icht offers a unique blend of luxury and ecological harmony, perfect for environmentally conscious, wellness-oriented individuals and families seeking a tranquil retreat. This address is a sanctuary of spiritual connection, where residents can find their inner peace surrounded by nature and luxurious amenities. The development's strategic location provides a secluded, intimate living experience, with only 25 units available out of 88 total, ensuring a sense of exclusivity and community.
The Doorstep Experience
The doorstep of Icht is a gateway to a world of culinary delights and cultural experiences, all within walking distance. Residents can indulge in the local flavors and aromas, from traditional Mexican cuisine to international fusion, and enjoy the vibrant atmosphere of Tulum's town center. This unique blend of gastronomy and culture is a key aspect of the development's appeal, offering residents a truly immersive experience.- 🍴 El Rincón de la Tía Tulum - A local favorite, serving traditional Mexican dishes with a modern twist, perfect for residents looking for an authentic culinary experience.
- 🌮 Restaurante El Habanero Ruinas - A popular spot for international cuisine, offering a wide range of dishes to suit every taste, and providing residents with a unique dining experience.
- 🍹 Restaurante-bar Frosty's - A vibrant bar and restaurant, serving up delicious cocktails and dishes, and offering residents a lively atmosphere to socialize and relax.
- 🥐 Memories Coffee & Restaurant - A cozy cafe, serving up freshly brewed coffee and delicious pastries, perfect for residents looking for a quiet spot to work or relax.
- 🍴 Maria Bonia Restaurant & Bar - A stylish restaurant and bar, offering a wide range of dishes and cocktails, and providing residents with a sophisticated dining experience.
Neighborhood Highlights
Beyond the doorstep, the neighborhood offers a wide range of amenities and services, all within a short drive. From luxury spas to gourmet grocery stores, residents of Icht have access to everything they need to live a life of luxury and convenience. This strategic location provides residents with a unique blend of tranquility and accessibility, making it the perfect choice for those seeking a luxurious, tranquil retreat.- 🛍️ Selecto Chedraui - A gourmet grocery store, offering a wide range of fresh produce and specialty items, perfect for residents looking for a convenient and high-quality shopping experience.
- 🧖♀️ Quinto Elemento Spa Tulum - A luxury spa, offering a wide range of treatments and services, including massages, facials, and yoga classes, providing residents with a truly immersive wellness experience.
- 🧖♀️ Cacao Spa Tulum - A boutique spa, specializing in chocolate-based treatments and services, offering residents a unique and indulgent experience.
- 🏋️♀️ Tuk Fit Tulum - Gym - A state-of-the-art gym, offering a wide range of equipment and classes, perfect for residents looking to stay active and healthy.
- 🌊 Cenote Diving and Scuba Certifications with Diving Universe - A professional diving school, offering scuba certifications and guided tours, providing residents with a unique and exhilarating experience.
