IIK

Image of Garden at IIK, featuring Studio Apartment, Modern Design.
View of Modern Studio at IIK, showcasing Bedroom Interior, Minimalist Design.
Image of Swimming Pool at IIK, featuring Private Terrace, Plunge Pool.
View of Modern Bedroom at IIK, showcasing Minimalist Design, Concrete Flooring.
View of Modern Bedroom at IIK, showcasing Minimalist Design, Concrete Floors.
Image of Swimming Pool at IIK, featuring Private Terrace, Plunge Pool.
No items found.
View of Modern Bedroom at IIK, showcasing Wood Accent Wall, Ensuite Bathroom.View of Modern Bedroom at IIK, showcasing Minimalist Design, Wood Accent Wall.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

IIK is a boutique collection of 37 condos conceptualized as a living organism, a self-sufficient system designed to provide a complete sensory experience in the heart of the Tulum jungle. The project features a range of thoughtfully designed units, including studios , lofts , penthouse , and versatile lock-off suites , many of which include private terraces and splash pools. This variety caters to a diverse audience, from individuals seeking a personal retreat to investors looking for high-return rental properties in a world-class destination.

The strategic value of IIK lies in its unique integration with the surrounding jungle, offering a sensory experience focused on well-being, and its self-sufficient system ensuring a sustainable and eco-friendly living environment. The project's prime location in Tulum presents a compelling investment opportunity with potential for long-term appreciation. Additionally, the flexible unit types, including studios and lock-off suites, provide versatility for residents and investors alike. The exclusive community with only 37 total units offers an intimate and secluded living experience, making it an attractive option for those seeking a tranquil retreat. With developer financing available, investors can take advantage of attractive financing options, enhancing the viability of their investment in IIK .
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$411,675 - $529,321 USD
CITY
N/A
Tulum
REGION
Centro
BEDROOMS
2
TYPES
Condo
Loft
Penthouse
SURFACE
38
-
172
m2
UNITS
2
Units Available
AI RATING
Opportunistic
SALES VELOCITY
95
%
FINANCING PLANS
N/A
Available
DEVELOPER
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Penthouse ▼
97.00
1
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
C-504SoldN/A97.00ViewImg 1 Img 2 Img 3 Img 4
1-Bedroom Studio ▼
43.00
1
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
C-403SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Condo ▼
38.00 - 58.00
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
C-101SoldN/A53.00View
C-105SoldN/A46.00View
C-106SoldN/A58.00View
C-107SoldN/A57.00View
C-202SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-209SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-301SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-309SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-401SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-409SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-501SoldN/A42.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-502SoldN/A42.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-509SoldN/A38.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Loft ▼
95.00 - 140.00
2
1 left
~$427,074
UnitStatusPrice (USD)Size (m²)Floor PlanImages
C-102SoldN/A105.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-104Available$427,074140.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-204SoldN/A95.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-208SoldN/A95.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-304SoldN/A95.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-308SoldN/A95.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-404SoldN/A95.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-408SoldN/A95.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Penthouse ▼
172.00
2
1 left
~$549,120
UnitStatusPrice (USD)Size (m²)Floor PlanImages
C-406Available$549,120172.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Studio ▼
42.00 - 46.00
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
C-201SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-203SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-205SoldN/A46.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-206SoldN/A46.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-207SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-302SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-303SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-305SoldN/A46.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-306SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-307SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-402SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-405SoldN/A43.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
C-503SoldN/A42.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
ESCRITURACION DIRECTA30.0%—70.0%6% discount.
PAGOS DIFERIDOS 135.0%65.0%—List price. 65% paid in 12 monthly installments during construction.
PAGOS DIFERIDOS 245.0%55.0%—3% discount. 55% paid in 12 monthly installments during construction.
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:

$450 - $700 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool, jacuzzi, rooftop terrace, and 24/7 security, which are typically high-maintenance. The concierge service also adds to the operational costs. However, the moderate number of total units (37) helps to distribute these costs, preventing the fees from being excessively high. The luxury level indicated by the price range ($411,675 - $529,321 USD) suggests a high quality of service, which would also influence the HOA fees upwards.

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 IIK, featuring Rooftop Terrace, Outdoor Living.
Image of Swimming Pool at IIK, featuring Rooftop Terrace, Plunge Pool.
Image of Swimming Pool at IIK, featuring Swimming Pool, Modern Architecture.
Image of Rooftop Terrace at IIK, featuring Rooftop Terrace, Plunge Pool.
Image of Lounge at IIK, featuring Lounge Area, Sunroom.
Image of Lobby at IIK, featuring Modern Lobby, High Ceilings.
Image of Lobby at IIK, featuring Modern Architecture, Interior Courtyard.
Image of Lobby at IIK, featuring Modern Lobby, Brutalist Architecture.
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IIK is a masterfully designed residential project that seamlessly integrates with the surrounding jungle, offering residents a unique and immersive wellness experience in harmony with nature. The property's self-sufficient system and eco-friendly living environment ensure a sustainable and tranquil retreat for environmentally conscious individuals and families. With its prime location in Tulum, IIK presents a compelling investment opportunity with potential for long-term appreciation, making it an attractive choice for those seeking a unique and secluded living experience.

  • 🌿 Jungle Sanctuary: Wake up to the soothing sounds of the jungle and spend your days surrounded by lush greenery, as the property's garden and rooftop terrace provide ample opportunities to connect with nature.
  • 🏊‍♀️ Aquatic Oasis: The swimming pool and Jacuzzi offer a serene and refreshing escape, perfect for relaxing and rejuvenating in a tranquil atmosphere.
  • 🔥 Culinary Delights: The grill area and lounge provide the perfect setting for socializing and enjoying delicious meals, while the concierge service ensures that every need is met with ease and efficiency.
  • 🌅 Rooftop Serenity: The rooftop terrace offers breathtaking views of the surrounding jungle, making it the perfect spot to watch the sunset and unwind in a peaceful and secluded atmosphere.
  • 🔒 Secure Haven: The property's security features provide a safe and secure living environment, giving residents peace of mind and allowing them to focus on their well-being and relaxation.
Wellness & Recreation
  • 🏊 Swimming Pool: Relax and unwind in a serene jungle setting.
  • 🛀 Jacuzzi: Soak in tranquility, surrounded by nature.
  • 🌳 Garden: Connect with the natural world in a lush, verdant oasis.
Social & Entertainment
  • 🍴 Grill Area: Host gatherings and BBQs amidst the jungle sanctuary.
  • 🛋️ Lounge: Socialize and relax in a cozy, intimate setting.
  • 🌃 Rooftop Terrace: Enjoy breathtaking views and entertain in style.
Services & Comfort
  • 🕒 Concierge: Personalized support for a seamless living experience.
  • 🔒 Security: Round-the-clock protection for peace of mind.
  • 🏢 Also Includes: Lobby, for effortless convenience and comfort.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. IIK is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏞️ Proven Market Resilience: With 100% absorption of standard inventory, IIK demonstrates a strong product-market fit, defying the general market oversupply.
  • 🛡️ Enhanced Security and Amenities: The property features integrated security systems, a full-service concierge, and exclusive rooftop terraces, elevating the living experience and supporting long-term value.
  • 🚀 Strategic Growth Catalysts: The new Tulum Airport, which surpassed its first-year passenger forecast by over 25%, and ongoing public works signal a commitment to sustainable growth, underpinning the asset's long-term appreciation potential.
  • 📈 Unique Luxury Offerings: The remaining inventory of premium, unique typologies, such as the 2-Bedroom Loft and 2-Bedroom Penthouse, targets a niche buyer segment focused on differentiated quality and long-term value, positioning IIK as a flight-to-quality opportunity.
Read the Full Data-Driven Analyst Report
The investment thesis for IIK is predicated on acquiring one of the final, premium typologies in a development that has demonstrated exceptional absorption, having sold 100% of its standard inventory in a Tulum market facing a severe correction. This local oversupply crisis, which has seen property purchases decrease by approximately 40% from peak levels, is validated by the national slowdown in international air arrivals to a mere +0.2% YoY. The opportunity is a flight-to-quality play, securing a unique Loft or Penthouse asset insulated from the mass-market downturn due to its proven product-market fit and differentiation.

💎 Competitive Advantages (Alpha)

The asset's resilience is driven by a suite of premium amenities that cater to the luxury segment, which continues to attract premium rental rates despite the broader market's high vacancy rates in undifferentiated properties.

  • Full-Service Concierge: A hotel-like experience provides a critical differentiator that aligns with the demonstrated resilience of Tulum's luxury villa and eco-conscious project sector, insulating it from the mass-market rental yield compression.
  • Rooftop Terrace and Jacuzzi: Exclusive amenity spaces elevate the asset above the generic condominium supply, targeting a premium clientele and supporting long-term value preservation.
  • Integrated Security Systems: Enhanced resident safety is a key value driver that directly supports the asset's positioning as a secure, premium holding in a market undergoing a flight to quality.


🛡️ Foundational Market Strengths (Beta)

Underpinning the asset-specific strengths are significant, long-term public and private investments in regional infrastructure that signal a commitment to sustainable growth beyond the current market cycle.

  • Strategic Infrastructure Investment: The new Tulum Airport is a primary growth catalyst, having already surpassed its first-year passenger forecast by over 25% by processing 1 million passengers against an initial expectation of 700-800k, confirming robust underlying visitor demand.
  • Commitment to Urban Renewal: Ongoing, federally-funded public works, including extensive road rehabilitation and drainage system enhancements, are actively addressing historical infrastructure deficits and laying the groundwork for future appreciation.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe local market oversupply, described as a 'significant crash,' has depressed rental yields and created pricing pressure on undifferentiated resale units.
  • 🔴 Inventory Exposure: The asset's risk profile is significantly mitigated, as all commoditized, high-volume typologies (Studios, 1-Bedrooms, standard 2-Bedrooms) are already sold out. The remaining inventory consists solely of unique, premium assets—a 2-Bedroom Loft and a 2-Bedroom Penthouse—which target a niche buyer segment less exposed to the mass-market oversupply and more focused on differentiated quality and long-term value.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a bifurcated market where this asset has demonstrated superior performance. While the general market faces significant oversupply headwinds, the complete sell-out of this project's standard inventory validates its product quality and market appeal. The remaining premium units represent a flight-to-quality opportunity for investors seeking differentiated assets with a proven track record of absorption. .
  • 🟢 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 ideal investor is a well-capitalized, long-term holder focused on capital appreciation over immediate cash flow, possessing a high tolerance for risk and illiquidity. This profile is particularly suited to the current environment, where Mexico's high policy rate of 11.25% skews the market toward foreign and cash buyers. The investor must be sophisticated enough to look past the severe market oversupply—which has created distressed resale opportunities at 35-40% discounts in areas like Aldea Zama—and recognize the strategic value of acquiring a premium, differentiated asset within a development that has already achieved 95% total absorption. They are executing a strategic 'flight-to-quality' in a temporarily dislocated market, prioritizing proven sales velocity and asset quality as a hedge against widespread pricing pressure.
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: $427,074 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$14,093
  • Notary & Admin Fees: ~$8,503

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$24,796 USD
Approx. 5.8% 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, IIK embodies the essence of immersive wellness in harmony with nature, offering a tranquil and self-sufficient retreat for environmentally conscious individuals and families. This unique residential project is fully integrated with the surrounding jungle, providing a sensory experience focused on well-being and a sustainable living environment. With its prime location, IIK presents a compelling investment opportunity with potential for long-term appreciation, making it an attractive choice for those seeking a unique blend of wellness, relaxation, and financial growth.

The Doorstep Experience

The immediate surroundings of IIK are a testament to the area's thriving culinary scene, with a variety of restaurants and cafes within walking distance. Residents can indulge in a diverse range of flavors and cuisines, from traditional Mexican dishes to international fusion, all while being immersed in the natural beauty of the jungle. This seamless blend of nature and culinary delights creates a unique and captivating experience, perfect for those seeking a tranquil and self-sufficient retreat.
  • 🍴 El capitan - A 4-minute walk from IIK, this restaurant offers a range of delicious dishes, showcasing the area's culinary expertise and providing residents with a convenient and mouth-watering dining option.
  • 🍔 Mr. Shmokey - Also just a 4-minute walk away, this eatery is a great spot for residents to grab a quick bite or meet with friends, highlighting the area's vibrant social scene and walkability.
  • 🌿 BOTANICA Garden Cafe - This charming cafe, only a 5-minute walk from IIK, serves as a tranquil oasis, offering a peaceful atmosphere and a range of healthy dining options, perfectly aligning with the development's focus on wellness and nature.
  • 🍴 El Cayuco Tulum - An 8-minute walk from the property, this restaurant provides residents with another excellent dining option, further enhancing the area's reputation as a culinary hotspot and showcasing the convenience of IIK's location.
  • 🍔 Ruda Smash Burgers - With a 7-minute walk from IIK, this burger joint is a great place for residents to satisfy their cravings, demonstrating the area's diverse dining options and the property's proximity to local amenities.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood surrounding IIK is filled with amenities and services that cater to the needs of its environmentally conscious and wellness-focused residents. From gyms and spas to supermarkets and restaurants, every aspect of daily life is conveniently accessible, either on foot or by a short drive. This strategic location ensures that residents can maintain a healthy, active lifestyle while also enjoying the tranquility and beauty of the jungle.
  • 🏋️‍♀️ Tuk Fit Tulum - Gym - Just a 5-minute drive from IIK, this gym offers state-of-the-art equipment and fitness classes, providing residents with a convenient and modern space to stay active and healthy.
  • 🛍️ Selecto Chedraui - A 6-minute drive away, this supermarket caters to all grocery needs, ensuring that residents have access to fresh produce and essential items, further enhancing the convenience and self-sufficiency of IIK.
  • 🧖‍♀️ Cacao Spa Tulum - With a 4-minute drive from the property, this spa offers a range of treatments and therapies, providing residents with a serene and rejuvenating experience, perfectly aligned with IIK's focus on wellness and relaxation.
  • 🏋️‍♂️ GOAT GYM TULUM - Also a 4-minute drive away, this gym is another excellent option for residents looking to stay fit and active, highlighting the area's commitment to health and wellness.
  • 🧖‍♀️ Quinto Elemento Spa Tulum - Just a 3-minute drive from IIK, this spa provides a peaceful and rejuvenating atmosphere, offering a variety of treatments and therapies that cater to the wellness needs of residents, further enhancing the property's appeal as a tranquil retreat.
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View of Modern Bedroom at IIK, showcasing Floor-to-Ceiling Windows, Nature View.View of Modern Bedroom at IIK, showcasing Concrete Accent Wall, Wood Furnishings.View of Studio Apartment at IIK, showcasing Modern Interior Design, Kitchenette.

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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