Kahya

View of Modern Bathroom at Kahya, showcasing Walk-in Shower, Backlit Mirror.
View of Modern Interior at Kahya, showcasing Minimalist Design, Neutral Tones.
View of Modern Bedroom at Kahya, showcasing Japandi Style, Floating Bed.
View of Balcony View at Kahya, showcasing Jungle View, Modern Balcony.
View of Modern Bedroom at Kahya, showcasing Private Balcony, Natural Light.
View of Modern Bathroom at Kahya, showcasing Designer Bathroom, Green Tile Wall.
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View of Modern Bedroom at Kahya, showcasing Natural Light, Stone Accent Wall.View of Bedroom Design at Kahya, showcasing Wooden Interior, High Ceilings.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Kahya is a boutique collection of 16 condos , with only 12 available , offering a private and secluded oasis in the heart of Tulum. This project is developed by KAHYA CONSTRUCTORES S.A. DE C.V. , a company founded by experienced partners in construction and services, with a mission to build sustainable and environmentally friendly housing. Kahya is available as a Condo , providing residents with a unique blend of nature, technology, and community. The development's architectural design is meticulously crafted to maximize the use of natural resources and ensure energy efficiency, featuring 80 solar panels and advanced green technologies.

The strategic value of Kahya lies in its vanguard architecture seamlessly integrated with nature, comprehensive environmental analysis, and innovative features like rainwater harvesting and advanced water treatment. This ensures a reduced carbon footprint and creates a harmonious and eco-friendly lifestyle. The development's prime location in Tulum provides access to lush natural surroundings, beautiful beaches, and a thriving community. With its exclusive community, universal accessibility, and comfort, Kahya presents a strategic investment opportunity, positioned for long-term value due to its unique features and strategic advantages. Since Kahya does not offer developer financing, investors will need to explore external financing options to capitalize on this unique opportunity.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$209,236 - $239,273 USD
CITY
N/A
Tulum
REGION
Region 15
BEDROOMS
2
TYPES
Condo
SURFACE
77.67
-
81
m2
UNITS
12
Units Available
AI RATING
Opportunistic
SALES VELOCITY
25
%
FINANCING PLANS
N/A
Available
DEVELOPER
KAHYA CONSTRUCTORES S.A. DE C.V.
DELIVERY DATE
November 2026
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
2-Bedroom Condo ▼
77.67 - 81.07
2
12 left
~$216,859
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$226,15177.67ViewImg 1 Img 2 Img 3 Img 4 Img 5
102Available$226,15177.67ViewImg 1 Img 2 Img 3 Img 4 Img 5
103Available$226,15177.67ViewImg 1 Img 2 Img 3 Img 4 Img 5
104Sold$226,15177.67ViewImg 1 Img 2 Img 3 Img 4 Img 5
201Available$216,85981.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
202Available$216,85981.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
203Available$216,85981.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
204Available$216,85981.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
301Available$216,85981.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
302Available$216,85981.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
303Available$216,85981.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
304Available$216,85981.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
401Sold$247,99181.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
402Sold$247,99181.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
403Available$247,99181.07ViewImg 1 Img 2 Img 3 Img 4 Img 5
404Sold$247,99181.07ViewImg 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:

$350 - $550 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool and rooftop terrace, which are moderately high-cost. However, the lack of extremely high-maintenance amenities such as 24/7 security, gyms, or staffed beach clubs helps to keep the costs lower. Additionally, the relatively small number of units (16) means that the cost per unit will be higher compared to larger developments. The luxury level indicated by the price range ($209,236 - $239,273 USD) also suggests a higher quality of service and thus slightly higher maintenance fees. Overall, the balance of these factors leads to a moderate to high estimated monthly 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 Swimming Pool at Kahya, featuring Courtyard Pool, Architectural Rendering.
View of Architectural Rendering at Kahya, showcasing Interior Courtyard, Modern Design.
Image of Rooftop Terrace at Kahya, featuring Rooftop Terrace, Sunset Lounge.
Image of Swimming Pool at Kahya, featuring Luxury Rendering, Covered Terrace.
Image of Swimming Pool at Kahya, featuring Resort Style Pool, Outdoor Lounge.
Image of Swimming Pool at Kahya, featuring Outdoor Lounge, Community Pool.
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Immersed in the lush natural beauty of Tulum, Kahya stands as a beacon of elevated eco-friendly living, where the boundaries between architecture and nature are seamlessly blurred. This luxurious retreat is designed to envelop its residents in a world of serenity and sophistication, where every moment is an opportunity to reconnect with the environment and oneself.

  • 🌿 Harmonious Arrival: Step into the tranquility of Kahya, where the soft rustle of leaves and the gentle song of birds greet you, setting the tone for a lifestyle that is as much about the beauty of nature as it is about the luxury of living.
  • 🏠 Eco-Conscious Living: Experience the future of luxury living, where 80 solar panels and advanced green technologies not only reduce your carbon footprint but also provide a sense of pride and responsibility towards the planet.
  • 🌴 Rooftop Oasis: The rooftop terrace, with its breathtaking ocean view, becomes your personal haven, perfect for sun-kissed mornings, serene afternoons, or glamorous evenings under the starlit sky.
  • 🍴 Gourmet Delights: Savor the flavors of gourmet cuisine in the comfort of your own home, or gather at the grill area for a feast under the stars, combining the joy of fine dining with the warmth of community living.
  • 🌊 Aquatic Bliss: Dive into the crystal-clear waters of the swimming pool, or simply lounge by its side, soaking in the sun and the serene ambiance that surrounds you, a perfect blend of leisure and luxury.
  • 🌻 Nature's Sanctuary: Wander through the lush garden, a vibrant tapestry of colors and scents, designed to bring you closer to nature and to yourself, offering a peaceful escape from the world outside.
Wellness & Recreation
  • 🏊 Swimming Pool: A serene oasis for relaxation and exercise, harmoniously blending with nature.
  • 🌳 Garden: Lush green spaces for residents to unwind and connect with the natural world.
Social & Entertainment
  • 🍴 Grill Area: An inviting space for outdoor dining and socializing, fostering a sense of community among residents.
  • 🛋️ Lounge: A sophisticated area for relaxation and entertainment, perfect for hosting gatherings or unwinding in style.
  • 🌅 Rooftop Terrace: A breathtaking vantage point with ocean views, ideal for sunset cocktails or intimate gatherings.
Services & Comfort
  • 🔒 Also Includes: 24/7 security, ensuring residents' safety and peace of mind.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Kahya is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌊 Ocean View Luxury: The property's stunning ocean views provide a non-replicable competitive advantage, insulating it from market pressures and ensuring long-term desirability.
  • 🛫️ Proven Visitor Demand: With the new Tulum Airport exceeding its first-year passenger forecast by over 25%, Kahya is perfectly positioned to capitalize on the region's strong and growing visitor demand.
  • 🌴 Lifestyle Amenities: The property's rooftop terrace and other premium features elevate it into the 'Lifestyle' tier, attracting a discerning buyer segment that prioritizes long-term asset quality and capital appreciation.
  • 🚧 Infrastructure Investment: Ongoing public and private investment in core infrastructure, including road rehabilitation and electrification, supports sustainable long-term growth and improves the area's overall quality and accessibility.
  • 🌟 Enduring Global Brand: Tulum's established identity as a world-class wellness and eco-luxury destination continues to attract a dedicated international clientele, providing a durable demand floor and a strong foundation for long-term value appreciation.
Read the Full Data-Driven Analyst Report
The asset's 'Ocean View' feature provides a durable, non-replicable competitive advantage in a Tulum market undergoing a severe correction, where property purchases have decreased by approximately 40% from their peak. This downturn, driven by a glut of commoditized condominium units and evidenced by reports of 'crashed yields', creates a strategic entry point. In this environment, Kahya's premium features position it to attract a more resilient buyer segment focused on long-term asset quality, capitalizing on proven underlying demand drivers confirmed by the new Tulum Airport exceeding its first-year passenger forecast by over 25%.

💎 Competitive Advantages (Alpha)

The primary drivers of this investment's potential outperformance are asset-specific, defensible features that cannot be easily replicated. These characteristics are critical differentiators in a market saturated with generic inventory, where high vacancy rates are concentrated among undifferentiated properties. The asset's qualitative advantages are designed to attract the resilient luxury and eco-niche sectors that continue to command premium rates.

  • Ocean View: This is the asset's most significant and non-replicable competitive advantage. In a market defined by oversupply, direct ocean views provide a fundamental value proposition that insulates the property from the most acute pricing pressures affecting inland, non-differentiated condominium projects.
  • Rooftop Terrace: This amenity elevates the asset into the 'Lifestyle' tier, directly targeting the discerning buyer segment that has proven more resilient. This feature supports a premium positioning that aligns with the luxury projects in Tulum that continue to attract higher rental rates despite the broader market downturn.


🛡️ Foundational Market Strengths (Beta)

Despite the acute local real estate correction, the long-term viability of the Tulum market is supported by significant, quantifiable macro-level tailwinds. These foundational drivers confirm that the current market stress is a function of a localized supply-demand imbalance rather than a fundamental collapse in visitor appeal, presenting an opportunity for long-term capital.

  • Proven Visitor Demand: The new Tulum Airport is a definitive success, having surpassed its inaugural year passenger forecast by over 25%. This demonstrates robust and growing underlying demand for the destination, providing a strong counter-narrative to the localized real estate downturn.
  • Sustained Infrastructure Investment: The region benefits from ongoing, federally funded public works, including critical road rehabilitation and electrification projects. This commitment to core infrastructure signals long-term support for sustainable growth and will improve the area's overall quality and accessibility.
  • Enduring Global Brand: Tulum's established identity as a world-class wellness and eco-luxury destination continues to attract a dedicated international clientele. This powerful brand recognition provides a durable demand floor that has historically filtered out speculative investors in favor of serious, long-term stakeholders.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe oversupply of condominium inventory has led to a localized market crash and depressed rental yields for the foreseeable future.
  • 🔴 Inventory Exposure: The asset's inventory of 2-bedroom condominiums is exposed to the broad market oversupply. However, its positioning within the premium 'Lifestyle' tier, distinguished by key amenities like ocean views, mitigates direct competition with the distressed, lower-quality inventory that is the epicenter of the market correction. This targets a more discerning buyer less sensitive to short-term yield compression and focused on long-term asset quality.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the market's high-risk, high-reward profile. While the general condominium segment faces significant headwinds from oversupply, this asset's differentiating features, particularly its ocean views, provide a qualitative moat, positioning its inventory to outperform the commoditized market and capture long-term value driven by the region's proven growth in visitor demand. .
  • 🟢 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 required investor is a well-capitalized, patient entity with a 5-10 year investment horizon focused on capital appreciation. This profile is necessitated by a market where immediate cash flow is severely constrained by rental oversupply and where local financing is prohibitively expensive due to the central bank's 11.25% policy rate, skewing the market toward foreign cash buyers. The ideal investor understands the current market dislocation—where resale units in prime areas trade at 35-40% discounts to new builds—and prioritizes securing a high-quality asset with non-replicable features at a cyclical low. This is not an investment for those seeking short-term yield, but for a sophisticated buyer aiming to acquire a premium, defensible asset ahead of the market's long-term maturation.
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: $216,859 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$7,156
  • Notary & Admin Fees: ~$5,072

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$14,429 USD
Approx. 6.7% of value
5-Year Outlook Investment Calculator

5-Year Outlook Calculator

Gross Annual Income$0
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Capitalization Rate0.0%
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In the heart of Tulum, a unique blend of luxury and sustainability awaits, tailored to the discerning tastes of environmentally conscious, high-net-worth individuals. This exclusive location offers a serene escape, where advanced eco-technologies and elegant architectural design converge to create a tranquil living experience. The neighborhood is a testament to the perfect harmony between nature and luxury, providing residents with a rejuvenating and private retreat.

The Doorstep Experience

Just steps away from your luxury apartment, the doorstep experience in Tulum unfolds as a vibrant tapestry of culinary delights, wellness, and entertainment. This immediate walkable area is designed to cater to the refined tastes of its residents, offering a seamless blend of luxury and convenience.
  • 🍴 Los Morros Tulum Padel - For those who crave a mix of sports and socializing, this padel club is just a 2-minute walk away, perfect for an active lifestyle.
  • 🍴 Profundo Tulum - Indulge in the local culinary scene with a visit to Profundo Tulum, a mere 3-minute stroll from your doorstep, offering a gourmet experience that resonates with the community's appreciation for fine dining.
  • 🧖 Siwa Tulum Unique Hotel & Spa - Wellness and relaxation are within reach at Siwa Tulum, where a spa and gym await just 2 minutes away, embodying the neighborhood's focus on holistic living.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a plethora of attractions and amenities, each contributing to the rich tapestry of Tulum's luxury lifestyle. Whether seeking culinary adventures, exclusive beach clubs, or serene natural escapes, residents are spoiled for choice.
  • 🏖️ Tantra | Best beach club in Tulum - Elevate your beach experience with a visit to Tantra, one of Tulum's most renowned beach clubs, just 11 minutes away, offering an unparalleled blend of luxury and natural beauty.
  • 🌮 La Taqueria - Savor the authentic flavors of Mexico at La Taqueria, a local favorite that's a 12-minute drive from your luxury retreat, catering to your cravings for traditional cuisine.
  • 🍹 Taboo | Best Beach Club Tulum - For a sophisticated beach experience, Taboo awaits, 12 minutes from your doorstep, offering a chic ambiance and premium services that align with the expectations of discerning residents.
  • 🌴 Mistico Garden La veleta - Escape to the serene surroundings of Mistico Garden, an 11-minute journey from your luxury apartment, where nature and tranquility converge to rejuvenate your senses.
  • 🏨 Secrets Tulum Resort & Beach Club - For an all-inclusive luxury experience, Secrets Tulum Resort & Beach Club is just 18 minutes away, offering an adults-only, unlimited-luxury escape that epitomizes the area's commitment to high-end hospitality.
  • 🍴 El Agavero | Cocina Ancestral & Mezcaleria - Delve into the rich culinary heritage of Mexico at El Agavero, where ancestral cuisine meets modern flair, just 11 minutes from your residence, reflecting the neighborhood's deep appreciation for gastronomic excellence.
  • 🧖 Ana y José Hotel & Spa - Wellness and luxury entwine at Ana y José Hotel & Spa, a 12-minute drive away, offering a holistic retreat that complements the area's emphasis on healthy living and personal well-being.
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🔑
Inventory UPDATE · Feb 23

Kahya Development's Top Floor Units Fully Sold Out

📍 Tulum, Mexico
🚨 Kahya Update: Level 3 units (401-404) are officially SOLD OUT! Strong demand for these eco-friendly residences. #Kahya #RealEstate #SoldOut 📍 Tulum, Mexico #Tulum #TulumRealEstate #RivieraMaya
A price list for the Kahya development, dated February 2026, displaying unit numbers, prices in Mexican Pesos, orientation, and interior square footage. The table clearly shows that all units on Level 3 (401, 402, 403, 404) are marked 'VENDIDO' (S...
Inventory
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View of Modern Kitchen at Kahya, showcasing Wood Cabinetry, Stainless Steel Appliances.View of Modern Living Room at Kahya, showcasing Neutral Tones, Natural Light.View of Galley Kitchen at Kahya, showcasing Modern Design, Green Tile Backsplash.

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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