Irie

View of Open Concept Living at Irie, showcasing Modern Kitchen, Dining Area.
View of Modern Kitchen at Irie, showcasing Open Concept Living, Kitchen Island.
View of Modern Dining Room at Irie, showcasing Gourmet Kitchen, Open Concept Living.
Image of Jacuzzi at Irie, featuring Tropical Balcony, Private Plunge Pool.
View of Private Balcony at Irie, showcasing Outdoor Living, Tropical View.
View of Modern Kitchen at Irie, showcasing Kitchen Island, Bar Seating.
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Image of Swimming Pool at Irie, featuring Private Balcony, Plunge Pool.Image of Jacuzzi at Irie, featuring Private Balcony, Jungle View.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Irie is a boutique collection of condos in Tulum, Mexico, envisioned as an international avant-garde real estate project that fuses the region's ancient mysticism with contemporary lifestyles. This development is strategically located in a central area of Tulum, within Aldea Zamá, offering easy access to the archaeological zone, beaches, town, and cenotes. Irie boasts exceptional infrastructure and a comprehensive suite of amenities designed for comfort, convenience, and sustainability, including a pool, gym, yoga area, restaurant, elevator, laundry, and full 24-hour concierge and security services. The available property types include Condo units, perfect for discerning individuals and investors seeking a unique, luxurious, and sustainable living experience.

The strategic value of Irie lies in its prime location and exclusive features, making it an attractive opportunity for investors. The development's proximity to Tulum's vibrant attractions, combined with its advanced wellness and smart features, such as a Room Intelligence System, yoga area, and gym, enhances the living experience. Additionally, Irie 's energy-efficient design and sustainable practices, including solar power, rainwater collection, and high-performance glass, reduce environmental impact and energy costs. The lock-off system in apartments further maximizes rental revenue potential, making Irie a smart investment opportunity. The development's unique blend of modern living and natural serenity, along with its strategic location, positions it for long-term value and appeal to a wide range of buyers and renters. Note that Irie does not offer developer financing, allowing buyers to explore external financing options that best suit their needs.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$275,178 - $544,425 USD
CITY
N/A
Tulum
REGION
Aldea Zama
BEDROOMS
2
3
5
TYPES
Condo
SURFACE
84.67
-
259
m2
UNITS
6
Units Available
AI RATING
Blue Chip Asset
SALES VELOCITY
0
%
FINANCING PLANS
N/A
Available
DEVELOPER
Emerging Developer (See Analysis)
DELIVERY DATE
Immediate Delivery
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
2-Bedroom Apartment ▼
84.67 - 88.37
2
2 left
~$275,178
UnitStatusPrice (USD)Size (m²)Floor PlanImages
102Available$287,20388.37Img 1 Img 2 Img 3
202Available$275,17884.67Img 1 Img 2 Img 3 Img 4 Img 5
3-Bedroom Apartment ▼
118.07
3
1 left
~$318,789
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$318,789118.07Img 1 Img 2
3-Bedroom Penthouse ▼
212.98 - 220.80
3
2 left
~$511,152
UnitStatusPrice (USD)Size (m²)Floor PlanImages
302Available$511,152212.98
304Available$529,920220.80Img 1 Img 2 Img 3 Img 4 Img 5
5-Bedroom Villa ▼
259.25
5
1 left
~$544,425
UnitStatusPrice (USD)Size (m²)Floor PlanImages
201Available$544,425259.25Img 1 Img 2 Img 3 Img 4 Img 5
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:

$450 - $750 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of moderate to high-cost amenities like a gym, swimming pool, jacuzzi, and rooftop terrace. Although the development does not have extremely high-maintenance amenities like elevators or staffed beach clubs, the luxury level indicated by the price range suggests a higher quality of service and maintenance. The relatively small number of units (9) means that the cost per unit will be higher to maintain these amenities, but the overall cost is still distributed among a small group of owners, which keeps the estimate 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 Swimming Pool at Irie, featuring Rooftop Pool, Outdoor Lounge.
Image of Lounge at Irie, featuring Lobby, Lounge Area.
Image of Lounge at Irie, featuring Modern Bar, Dining Area.
Image of Swimming Pool at Irie, featuring Modern Architecture, Spiral Staircase.
Image of Lounge at Irie, featuring Modern Lounge, Property Amenity.
Image of Lounge at Irie, featuring Modern Bar, Industrial Style.
Image of Swimming Pool at Irie, featuring Swimming Pool Area, Modern Tropical Design.
Image of Gym at Irie, featuring Modern Gym, Fitness Center.
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The essence of Irie is found in its harmonious blend of modern luxury and natural serenity, a symphony of sleek lines, expansive spaces, and warm, golden lighting that dances across its facade, beckoning relaxation and tranquility. Inside, the open-concept living areas unfold as a cohesive space, bathed in natural light and defined by clean, modern lines, with architectural staircases and bar seating areas that add a touch of sophistication, all while the private balconies, each a serene oasis, boast plunge pools that seem to blend seamlessly into the lush tropical views.

  • 🌴 Tropical Oasis: Step into your private balcony, where the plunge pool and lush tropical views converge to create an irresistible allure, beckoning relaxation and tranquility amidst the warmth of the golden evening light.
  • 🏋️‍♀️ Personal Wellness: Maintain your wellness routine in the private, residents-only gym, where the state-of-the-art equipment and natural light flooding through the floor-to-ceiling windows craft the perfect environment for a focused workout.
  • 🍴 Culinary Exploration: The sleek, modern kitchens, equipped with kitchen islands, are perfect for culinary exploration, while the dining areas, whether integrated into the living space or standing alone, exude an air of elegance and refinement, ideal for hosting intimate gatherings or quiet nights in.
  • 🌊 Aquatic Serenity: The swimming pool and Jacuzzi offer a serene escape, where the gentle lapping of the water against the edges and the warmth of the sun on your skin meld together to create a sense of deep relaxation and connection with the natural world.
  • 🌃 Rooftop Retreat: As the sun sets, the rooftop terrace transforms into an exclusive sanctuary, with the lounge and garden areas providing a perfect setting for relaxation, entertainment, or simply taking in the breathtaking views of the surrounding landscape.
Wellness & Recreation
  • 🏋️‍♀️ Gym: Maintain your wellness routine in a private, residents-only fitness center.
  • 🌊 Swimming Pool: Relax and rejuvenate in a serene pool setting, blending modern luxury with natural beauty.
  • 🌴 Garden: Connect with nature in a tranquil garden oasis, perfect for meditation and relaxation.
  • 🛀 Jacuzzi: Unwind and soothe your muscles in a luxurious hot tub, overlooking the stunning surroundings.
Social & Entertainment
  • 🍹 Rooftop Terrace: Enjoy breathtaking views and sophisticated entertainment in a stylish, elevated lounge area.
  • 👥 Lounge: Mingle and socialize in a chic, communal space, designed to foster connections and community.
Services & Comfort
  • 🛡️ Services and Comfort: Includes a secure lobby, convenient parking, and high-speed Wi-Fi, ensuring a comfortable and secure living experience.
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January 17, 2026

Irie presents a compelling investment as an operational, de-risked asset in a Tulum market saturated with high-risk, pre-construction projects. Its immediate income potential and focus on scarce 3- and 5-bedroom units provide a strategic hedge against the market's broader oversupply challenges. This positions the asset to attract a premium segment in a market that is showing a clear shift toward higher-quality, completed properties.

  • 💎
    Asset Profile Blue Chip (91/100) operational boutique hotel featuring a strategic mix of scarce 3- and 5-bedroom units, bypassing typical pre-construction risks.
  • 📈
    Financial Logic The investment is anchored by a fair value entry basis of $3,250 USD/m². While the broader Tulum market faces occupancy challenges with some estimates around 43%, the asset's proven operational status and larger unit configurations are positioned to capture higher-value bookings and stabilize yields.
  • 📍
    Location Alpha Located in the established core of Tulum, near premier beaches, cenotes, and the archaeological zone. The new Tulum International Airport is a significant infrastructure upgrade poised to bolster long-term visitor demand and accessibility to the property.
  • 🛡️
    Risk Assessment With the asset already built and operating with positive guest reviews, developer execution risk is eliminated; the primary challenge shifts to navigating the highly competitive Tulum rental market and managing operational quality to outperform local occupancy averages.
Read the Full Data-Driven Analyst Report

Investment Memo: Irie

Market: Tulum | Zone: Close to the blue waters of the Caribbean and white sand beaches of Mexico’s Riviera Maya., Located in Tulum, Quintana Roo, Mexico, in the center of the Riviera Maya., 2 hours south of Cancun., 1 hour south of Playa del Carmen., Near archaeological zone, beach, Tulum town, and cenotes., Possible to enjoy bicycle tours., 9 kilometers of beaches in the best area of the Mexican Caribbean., Unparalleled views of the Caribbean Sea., Gastronomic scene among the best in Mexico with Michelin-star restaurants., Unique Mayan pyramid with a beach front., Authentic paradises to dive and snorkel in cenotes. Blue Chip Asset

Analyst Verdict

This asset is Ready for Delivery , currently operating as the 'Irie Tulum' boutique hotel with positive guest reviews. This fundamentally de-risks the investment by bypassing Tulum's prevalent pre-construction and developer default issues. The project's value lies in its tangible, income-producing status in a prime location. While the broader Tulum market faces oversupply challenges, this asset's operational track record and mix of larger units provide a competitive advantage.

Strength: Tangible, operational asset with immediate cash flow potential, eliminating pre-construction risk.
Risk: High competition within the Tulum rental market due to a significant oversupply of units.

💰 Valuation & Yield Logic

  • Entry Basis: $3,250 USD/m² - Analyzed as Fair Value for a de-risked, completed asset in a maturing market that increasingly favors tangible properties.
  • Rental Demand: Strong. The property is already operating as a hotel, proving the concept. However, yields will be influenced by market-wide competition, with average occupancy rates around 43%.
  • Scarcity Factor: The availability of 3- and 5-bedroom units provides a competitive edge against the oversaturated studio and 1-bedroom market segment.

📍 Location Maturity

The zone is an Established , globally recognized tourist destination. Recent major infrastructure upgrades, including the Tulum International Airport, signal a commitment to long-term growth and are expected to continue driving demand.

🏗️ Developer Profile & Status

Immediate Delivery. The project is built and operating as the 'Irie Tulum Boutique Hotel' with positive guest reviews. While the original developer's track record remains opaque, the asset's completion renders this point largely moot, shifting focus from construction risk to operational quality.

Status: 33% Sold | Est. Completion: Completed
*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: $275,178 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$9,081
  • Notary & Admin Fees: ~$6,436

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$17,717 USD
Approx. 6.4% 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, Irie embodies the essence of "The Sustainable Oasis," where nature meets luxury. This development is strategically positioned to offer environmentally conscious investors and individuals a unique blend of luxury, health, and sustainability, with unparalleled access to the Caribbean's pristine beaches and vibrant attractions.

The Doorstep Experience

The immediate surroundings of Irie are a testament to the area's burgeoning culinary scene and commitment to wellness. A short walk from the development, residents can indulge in a variety of dining options, from organic cafes to traditional taquerias, each contributing to a lifestyle that values both luxury and sustainability.
  • ☕️ Bistró Alegría Cafe - A 12-minute walk leads to this charming cafe, where residents can enjoy a morning coffee or a light meal, surrounded by the area's natural beauty.
  • 🌮 Cafe Maya-Xel & Marine Museum - This unique spot, just a 13-minute walk away, combines dining with an educational experience, reflecting the community's appreciation for both nature and culture.
  • 🍴 Solara - For those seeking a healthier dining option, Solara is a 19-minute walk from Irie , offering a range of organic and locally sourced dishes that cater to the environmentally conscious lifestyle of its residents.
  • 🥗 Kuxtal Organic café - This organic cafe, a 12-minute walk from the development, is a hub for like-minded individuals who value healthy eating and sustainable living, further enhancing the community's eco-friendly ethos.
  • 🌯 Taqueria La 86 - For a taste of traditional Mexican cuisine, residents can walk to Taqueria La 86, a local favorite that is just a 13-minute walk away, showcasing the area's rich cultural heritage.


Neighborhood Highlights

Beyond the immediate doorstep, Irie 's strategic location in central Tulum provides easy access to a range of amenities and attractions that cater to the needs of residents seeking a luxurious! healthy escape. From spas and gyms to supermarkets and unique dining experiences, every aspect of this neighborhood is designed to enhance the quality of life for those who call Irie home.
  • 🧖 Cacao Spa Tulum - A 12-minute drive from the development, this spa offers a serene escape, providing residents with an opportunity to rejuvenate and indulge in advanced wellness treatments.
  • 🛍️ Selecto Chedraui - For daily essentials, Selecto Chedraui is conveniently located just an 8-minute drive away, ensuring that residents have easy access to a wide range of products and services.
  • 🏋️‍♀️ Gym Tulum - Fitness enthusiasts will appreciate the proximity of Gym Tulum, a 12-minute drive from Irie , which offers state-of-the-art equipment and training facilities to support an active lifestyle.
  • 🌳 Tulum Jungle Gym Pueblo - For those who prefer outdoor fitness activities, Tulum Jungle Gym Pueblo is a 10-minute drive away, providing an immersive jungle experience that combines adventure with wellness.
  • 🏋️ Rooftop Fitness Center - Just a 6-minute drive from the development, the Rooftop Fitness Center offers a unique workout experience with breathtaking views, catering to residents who value both fitness and scenic beauty.
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View of Open Concept Living at Irie, showcasing Modern Interior Design, Kitchenette.View of Modern Dining Room at Irie, showcasing Open Plan Living, Contemporary Design.View of Open Concept Living at Irie, showcasing Modern Kitchen, Dining Area.

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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