Icht

Image of a Open-Concept Living, featuring Modern Kitchen and Natural Wood Accents.
Image of a Spa Bathroom, featuring Indoor Courtyard and Living Wall.
Image of a Resort-Style Pool, featuring Outdoor Lounge and Covered Pergolas.
Image of a Open Concept Living, featuring Modern Kitchen and Marble Backsplash.
Image of a Landscaped Garden, featuring Outdoor Lounge and Private Jacuzzi.
Image of a Luxury Bedroom Suite, featuring Private Terrace and Indoor-Outdoor Living.
Image of a Hotel Suite, featuring Modern Bedroom Design and Wood Cabinetry.
Image of a Open-Concept Living, featuring Modern Kitchenette and Marble Backsplash.
Image of a Fitness Center, featuring Private Gym and State-of-the-Art Equipment.
Image of a Open-Concept Living, featuring Private Terrace and Sliding Glass Doors.
No items found.
Image of a Modern Bedroom, featuring Sliding Glass Doors and Private Patio.Image of a Modern Bedroom Suite, featuring En-suite Bathroom and Wood-Grain Cabinetry.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

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.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$174,514 - $422,695 USD
CITY
N/A
Tulum
REGION
Mirador
BEDROOMS
0
1
2
3
TYPES
Condo
House
Studio
SURFACE
41
-
211
m2
UNITS
30
Units Available
AI RATING
Blue Chip Asset
SALES VELOCITY
63
%
FINANCING PLANS
N/A
Available
DEVELOPER
Grupo Origen
DELIVERY DATE
Immediate
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo ▼
61.00 - 136.00
1
5 left
~$267,561
UnitStatusPrice (USD)Size (m²)Floor PlanImages
104Available$379,266136.00
105SoldN/A85.00
204Available$267,56161.00
205Available$276,33463.00
304SoldN/A61.00
305Available$276,33463.00
404SoldN/A61.00
405Available$283,34763.00
2-Bedroom Condo ▼
94.00 - 99.00
2
1 left
~$428,775
UnitStatusPrice (USD)Size (m²)Floor PlanImages
206Available$428,77596.00
211SoldN/A94.00
306SoldN/A94.00
309SoldN/A99.00
406SoldN/A94.00
409SoldN/A99.00
411SoldN/A94.00
2-Bedroom House ▼
176.00
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
110SoldN/A176.00
2-Bedroom Loft ▼
94.00 - 211.00
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
109SoldN/A211.00
209SoldN/A100.00
311SoldN/A94.00
3-Bedroom Condo ▼
175.00
3
1 left
Inquire
UnitStatusPrice (USD)Size (m²)Floor PlanImages
106AvailableN/A175.00
Studio ▼
41.00 - 65.00
0
23 left
~$177,025
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$244,39165.00
101Available$211,74158.00
102Available$242,18364.00
102Available$193,36249.00
103Available$244,39165.00
103SoldN/A58.00
104SoldN/A58.00
105SoldN/A51.00
106Available$199,48852.00
107SoldN/A52.00
108AvailableN/A51.00
108Available$199,48852.00
109SoldN/A51.00
110SoldN/A51.00
201Available$184,83241.00
201Available$177,02541.00
202Available$184,83241.00
202Available$177,02541.00
203Available$184,83241.00
203SoldN/A41.00
204SoldN/A41.00
205SoldN/A41.00
206SoldN/A41.00
207Available$191,39941.00
207SoldN/A41.00
208SoldN/A41.00
208SoldN/A41.00
209SoldN/A41.00
210SoldN/A41.00
210SoldN/A41.00
301AvailableN/A41.00
301Available$177,02541.00
302AvailableN/A41.00
302Available$177,02541.00
303AvailableN/A41.00
303Available$177,02541.00
304SoldN/A41.00
305SoldN/A41.00
306SoldN/A41.00
307SoldN/A41.00
307SoldN/A41.00
308SoldN/A41.00
308SoldN/A41.00
309SoldN/A41.00
310SoldN/A41.00
310SoldN/A41.00
401Available$189,52341.00
401SoldN/A41.00
402Available$189,52341.00
402Available$177,02541.00
403SoldN/A41.00
403SoldN/A41.00
404SoldN/A41.00
405SoldN/A41.00
406SoldN/A41.00
407SoldN/A41.00
407SoldN/A41.00
408SoldN/A41.00
408SoldN/A41.00
409SoldN/A41.00
410SoldN/A41.00
410SoldN/A41.00
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:

$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 List
Availability Map
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Image of a Private Plunge Pool, featuring Private Patio and Stone Accent Wall.
Image of a Private Lap Pool, featuring Poolside Patio and Lush Garden.
Image of a Private Balcony, featuring Stone Soaking Tub and Nature View.
Image of a Outdoor Spa, featuring Wellness Area and Rooftop Terrace.
Image of a Bedroom Suite, featuring Private Balcony and Indoor-Outdoor Living.
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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.
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January 17, 2026

Icht by Grupo Origen is a de-risked, high-yield opportunity offering immediate rental income potential in the dynamic Tulum market. Its completion status eliminates construction risk, a key advantage over pre-sale competitors, while leveraging a proven developer and strong regional growth drivers.

  • 💎
    Asset Profile Turnkey investment featuring a mix of studios and 1-3 bedroom apartments, fully built and ready for operation.
  • 📈
    Financial Logic Immediate cash flow from short-term rentals, capitalizing on Tulum's strong tourism and projected 10-12% annual appreciation.
  • 📍
    Location Alpha Located in the developing Region 011, adjacent to a national park, poised to benefit from Tulum's infrastructure-led expansion.
  • 🛡️
    Risk Assessment Execution and delivery risk is zero due to the 'Immediate Delivery' status; the primary risk is market-level rental competition.
Read the Full Data-Driven Analyst Report

Investment Memo: Icht

Market: Tulum | Zone: Located in Region 011 of the IPAE Territorial Reserve in Tulum Blue Chip Asset

Analyst Verdict

Icht presents a compelling, de-risked investment opportunity in the high-growth Tulum market. The project's 'Immediate Delivery' status is a critical differentiator, entirely removing construction and timeline risk, which allows for immediate cash flow generation from rental income. This is particularly advantageous in a market that, while robust, is seeing a significant pipeline of new developments for 2026. The developer, Grupo Origen, has a proven track record in the Riviera Maya with over 300 units delivered since 2017, providing strong assurance of quality and operational execution. The asset is well-positioned to capitalize on Tulum's sustained tourism demand, which is being amplified by major infrastructure projects like the new airport and the Maya Train.

The primary investment logic centers on yield generation and capital appreciation driven by Tulum's market dynamics. Projections indicate continued property value increases of 10-12% annually, fueled by strong international buyer demand. While the market is maturing, rental yields for well-located, high-quality properties remain strong. The key risk lies not in the asset itself, but in broader market saturation and potential rental compression as thousands of new units come online. However, Icht's immediate availability and the developer's established reputation provide a significant competitive advantage over pre-sale projects that still face execution uncertainty.

Strength: Zero construction risk with 'Immediate Delivery' status allows for immediate rental income generation.
Risk: Potential for increased rental market competition and price compression as new inventory enters the Tulum market.

💰 Valuation & Yield Logic

  • Entry Basis: $4,023 USD/m² - Analyzed as Fair for this zone, aligning with market averages for new, high-quality condo products in Tulum which can range from $3,500/m² to over $5,000/m² in prime areas.
  • Rental Demand: High. The Riviera Maya sees occupancy rates often exceeding 70% year-round. Nightly rates for 2-bedroom apartments in Tulum range widely, with comparable properties listed from approximately $110 to over $180 USD, indicating strong potential for rental yield.
  • Scarcity Factor: The project features a high concentration of studio units (23 available), catering to the high-demand solo and couple traveler demographic. The limited number of larger 2 and 3-bedroom units adds an element of scarcity for family or group rentals within this specific development.

📍 Location Maturity

Region 011 is a developing zone, strategically positioned to benefit from Tulum's expansion. Its location within the IPAE Territorial Reserve and proximity to the "EL Jaguar" national park suggests a focus on integrating nature. While not a fully established prime zone like Aldea Zama, it is part of the growth corridor benefiting from new infrastructure and continued investment.

🏗️ Developer Profile & Status

The developer, Grupo Origen, is an established player in the Riviera Maya with a track record of 7 developments and over 300 delivered apartments since 2017. The project status is confirmed as 'Immediate Delivery', which completely mitigates any execution or construction risk for the investor.

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: $267,561 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$8,830
  • Notary & Admin Fees: ~$6,258

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$17,288 USD
Approx. 6.5% 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 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.
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Image of a Bedroom Suite, featuring En-suite Bathroom and Modern Design.Image of a Bedroom Suite, featuring Ensuite Bathroom and Wood Finish Cabinetry.Image of a Private Plunge Pool, featuring Private Patio and Modern Architecture.

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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