Kokoon Bohemio

Image of Garden at Kokoon Bohemio, featuring Bedroom, Modern Rustic Design.
Image of Swimming Pool at Kokoon Bohemio, featuring Aerial View, Modern Architecture.
Image of Garden at Kokoon Bohemio, featuring Modern Kitchen, Wood Cabinetry.
Image of Swimming Pool at Kokoon Bohemio, featuring Open Concept Living, Indoor-Outdoor Living.
Image of Garden at Kokoon Bohemio, featuring Lush Landscaping, Stone Wall Architecture.
Image of Swimming Pool at Kokoon Bohemio, featuring Modern Villa, Private Pool.
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Image of Garden at Kokoon Bohemio, featuring Modern Architecture, Jungle Villa.View of Modern Bathroom at Kokoon Bohemio, showcasing Walk-in Shower, Wood Vanity.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Kokoon Bohemio is a boutique collection of 4 condos , envisioned as an architectural masterpiece that embodies refined living. The project's core concept is an ' Antique Tropical Hacienda Vibe ,' creating a space where timelessness and elegance converge. This ultra-low-density development seamlessly blends contemporary luxury with the allure of materials cherished by the Mayan civilization, offering a sophisticated and culturally rich environment. Located in Region 8 , the epicenter of Tulum's exponential growth, Kokoon Bohemio offers one of the closest locations to the area's pristine beaches.

The strategic value of Kokoon Bohemio lies in its prime location , exclusive design , and unique features . The development's proximity to Tulum's pristine Caribbean beaches and its position in a fast-growing region make it an attractive opportunity for discerning investors. The blend of traditional and tropical elements creates a sophisticated and secluded retreat, perfect for those seeking a unique blend of luxury, sustainability, and tropical elegance. With its ultra-low-density design and eco-chic luxury , Kokoon Bohemio presents a strategic investment opportunity, positioned for long-term value due to its exclusive location and sophisticated design. As Kokoon Bohemio does not offer developer financing, investors will need to explore alternative financing options to secure their place in this exclusive boutique development .
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
From $672,222 USD
CITY
N/A
Tulum
REGION
Region 8
BEDROOMS
4
TYPES
House
SURFACE
343
-
385
m2
UNITS
2
Units Available
AI RATING
Opportunistic
SALES VELOCITY
75
%
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
4-Bedroom House ▼
343.00 - 385.00
4
2 left
~$672,222
UnitStatusPrice (USD)Size (m²)Floor PlanImages
VILLA 1Sold$672,222361.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
VILLA 2Available$672,222343.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
VILLA 3Reserved$623,556385.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
VILLA 4SoldN/A370.50ViewImg 1 Img 2 Img 3 Img 4 Img 5
Villa 1SoldN/A361.00Img 1 Img 2 Img 3 Img 4 Img 5
Villa 2Available$672,222343.00Img 1 Img 2 Img 3 Img 4 Img 5
Villa 3Reserved$677,778385.00Img 1 Img 2 Img 3 Img 4 Img 5
Villa 4SoldN/A370.50Img 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:

$800 - $1500 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool, rooftop terrace, and 24/7 security, which are typically high-maintenance. The luxury level indicated by the price range from $672,222 USD also suggests a higher quality of service and thus, higher maintenance costs. However, the relatively small number of units (4) means that the costs are distributed among fewer owners, potentially increasing the individual fee. The absence of extremely high-cost amenities like elevators, gyms, or staffed beach clubs prevents the estimate from being even higher.

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 Garden at Kokoon Bohemio, featuring Lush Garden, Stone Walls.
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In the heart of Tulum's hidden gem, Region 8, lies Kokoon Bohemio, a timeless tropical oasis that redefines the essence of elevated eco-chic living. This exclusive, ultra-low-density boutique development is a masterful blend of traditional and tropical elements, creating a sophisticated and secluded retreat for discerning investors and homeowners. With its unique 'Antique Tropical Hacienda' vibe, Kokoon Bohemio offers a rare opportunity to experience luxury, sustainability, and tropical elegance in perfect harmony.

  • 🌿 Morning Sanctuary: Step into the serene garden, where lush greenery and vibrant tropical flowers envelop you in a sense of tranquility, inviting you to start your day in harmony with nature.
  • 🏊‍♀️ Aquatic Bliss: Dive into the crystal-clear waters of the swimming pool, surrounded by the soothing sounds of the garden, and let the warmth of the sun on your skin melt away all worries.
  • 🔒 Peace of Mind: With top-notch security measures in place, you can enjoy the freedom to live life on your terms, knowing that your sanctuary is protected and secure.
  • 🚗 Effortless Arrival: The convenient parking facilities ensure that you can come and go as you please, without the hassle of finding a spot, allowing you to focus on the things that truly matter.
  • 🍹 Sunset Soiree: As the day unwinds, the rooftop terrace beckons, offering a breathtaking vantage point to watch the sunset, cocktail in hand, surrounded by the warm glow of twinkling lights.
  • 🛀 Relaxation Mode: Unwind in the soothing warmth of the Jacuzzi, as the gentle bubbles work out the kinks, and let the stresses of the day simply melt away.
  • 👥 Exclusive Gathering: The elegant lounge becomes your private salon, where you can host intimate gatherings and connect with like-minded individuals, forging meaningful relationships in a sophisticated setting.
Wellness & Recreation
  • 🌿 Garden Oasis: Serene gardens for relaxation and wellness.
  • 🧖 Jacuzzi Retreat: Private jacuzzi for ultimate relaxation.
  • 🏊 Swimming Pool: Residents-only pool for fitness and leisure.
Social & Entertainment
  • 🍹 Lounge: Exclusive residents-only lounge for socializing.
  • 🌃 Rooftop Terrace: Panoramic views and entertainment space.
Services & Comfort
  • 🚗 Parking and Security: Secure parking and 24/7 security for 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. Kokoon Bohemio is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏠 Exclusive 4-Bedroom Houses: Kokoon Bohemio offers a scarce and highly sought-after typology, providing a level of space and autonomy that is fundamentally unavailable in the oversupplied condominium segment.
  • 🌴 Private Garden and Parking: These features are hallmarks of a private residence, offering a level of luxury and exclusivity that enhances the overall lifestyle proposition.
  • 🔒 Comprehensive Security: A critical layer of assurance for a premium, family-oriented asset, enhancing its appeal to the target demographic of end-users and long-term private rentals.
  • 🏊 Rooftop Terrace and Swimming Pool: A suite of private leisure amenities that enhances the standalone luxury lifestyle proposition, further differentiating it from shared condo facilities.
  • 📈 Proven Infrastructure Growth: The new Tulum Airport has dramatically outperformed initial projections, surpassing its first-year passenger forecast, providing hard evidence of robust and growing fundamental visitor demand for the destination.
  • 🌟 Resilient Global Brand: Tulum's established global brand as a unique destination for wellness and luxury continues to attract a dedicated international clientele, supporting long-term value appreciation.
  • 🚧 Commitment to Urban Renewal: Ongoing public works, including federally-funded road rehabilitation and drainage system enhancements, signal a material commitment to resolving the infrastructure deficits that have historically constrained the region's growth.
Read the Full Data-Driven Analyst Report
In a market defined by an oversupply of fungible rental condominiums, Kokoon Bohemio's exclusive offering of 4-Bedroom Houses provides a strategic flight-to-quality. This asset is positioned to capture value amidst a severe local market correction where resale units in prime areas like Aldea Zama are trading at 35-40% discounts . The investment thesis is predicated on acquiring a scarce asset class that targets a more stable demographic of end-users and long-term investors. This approach aims to capture capital appreciation driven by Tulum's proven infrastructure growth while bypassing the acute rental yield compression and high vacancy rates affecting the broader market.

💎 Competitive Advantages (Alpha)

The asset's intrinsic characteristics provide a significant competitive moat, differentiating it from the oversupplied and undifferentiated condominium segment that dominates the Tulum market. These features are designed to attract a premium, long-term user rather than a transient rental occupant, thereby insulating the asset from the primary sources of market volatility.

  • Private Garden and Parking: These features are hallmarks of a private residence, offering a level of space and autonomy fundamentally unavailable in the oversupplied condominium segment. This directly counters the market's inventory of generic properties which are experiencing the most significant declines in rental yields.
  • Comprehensive Security: A critical layer of assurance for a premium, family-oriented asset, enhancing its appeal to the target demographic of end-users and long-term private rentals.
  • Rooftop Terrace and Swimming Pool: This suite of private leisure amenities enhances the standalone luxury lifestyle proposition. It provides a clear distinction from the shared facilities common in condominiums, a segment where local reports confirm that rental yields have "crashed" due to oversupply.


🛡️ Foundational Market Strengths (Beta)

Despite acute local market volatility, the investment is underwritten by durable, long-term demand drivers and tangible public sector commitment. These foundational strengths suggest that while the current correction is severe, the underlying value proposition of the destination remains intact for patient capital.

  • Validated Infrastructure Growth: The new Tulum Airport has dramatically outperformed initial projections, surpassing its first-year passenger forecast by over 25% with 1 million actual passengers versus 700-800k expected. This provides hard evidence of robust and growing fundamental visitor demand for the destination.
  • Resilient Global Brand: Tulum's established global brand as a unique destination for wellness and luxury continues to attract a dedicated international clientele. Market data confirms that luxury villas and eco-conscious projects continue to attract premium rental rates, indicating a resilient high-end segment within the distressed broader market.
  • Commitment to Urban Renewal: Ongoing public works, including federally-funded road rehabilitation and drainage system enhancements, signal a material commitment to resolving the infrastructure deficits that have historically constrained the region's growth.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe local market oversupply, described as a 'crash' in local reports, has led to depressed rental yields and significant pricing pressure, particularly in the condominium segment.
  • 🔴 Inventory Exposure: The asset's exclusive focus on 4-Bedroom Houses significantly mitigates exposure to the primary market risk. This typology caters to end-users, families, and long-term private rentals, a market segment distinct from the oversupplied, short-term rental-focused condo market. This differentiation provides a buffer against the yield compression and high vacancy rates plaguing smaller units.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the asset's strategic positioning within a high-risk market. While the broader Tulum market faces significant headwinds from oversupply, the asset's scarce 4-bedroom house typology targets a more resilient buyer segment, offering a distinct value proposition focused on long-term capital appreciation and lifestyle use over speculative rental income. .
  • 🟢 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 entity or end-user with a 5-10 year horizon and a high tolerance for illiquidity. This profile is particularly suited to the current environment where Mexico's high central bank policy rate of 11.25% makes local mortgage financing prohibitive, skewing the market toward foreign and cash buyers. The investor must prioritize the acquisition of a scarce, high-quality asset class and focus on capital appreciation and personal use, rather than immediate, short-term rental cash flow. This strategy allows for capitalizing on the current market dislocation to acquire a defensible asset at a favorable entry point, insulated from the primary risks of yield compression and high vacancy that define the broader Tulum market.
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: $672,222 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$22,183
  • Notary & Admin Fees: ~$13,384

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$37,767 USD
Approx. 5.6% 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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Prime Location in Tulum's Coveted Region 8, Minutes from Pristine Caribbean Beaches

Nestled in the heart of Tulum, the EcoLux Hideaway offers a unique blend of luxury, sustainability, and exclusivity, perfectly positioned to cater to high-net-worth individuals seeking a tropical paradise. With its ultra-low-density boutique development and timeless 'Antique Tropical Hacienda' design, this exclusive retreat provides the ultimate escape from the ordinary, while its proximity to pristine Caribbean beaches and vibrant local attractions ensures an unparalleled lifestyle experience.

The Exclusive Neighborhood Experience

The essence of Tulum's coveted Region 8 is revealed in the vicinity of the EcoLux Hideaway, where residents can indulge in a luxurious and secluded lifestyle. The neighborhood is dotted with exclusive amenities, including high-end shopping and dining options, ensuring that every need is met with elegance and sophistication.
  • 🛍️ Selecto Chedraui Tulum - For the discerning resident, this upscale supermarket offers a wide range of gourmet products and essentials, catering to the most refined tastes and ensuring that every culinary desire is within reach.
  • 🛍️ La Macarena Tulum - This boutique supermarket provides an extensive selection of artisanal goods and specialty items, perfect for those seeking to elevate their dining experience with the finest ingredients and unique flavors.


Nature's Paradise at Your Doorstep

The EcoLux Hideaway is surrounded by lush tropical landscapes and pristine natural wonders, providing residents with endless opportunities to connect with nature and rejuvenate their senses. From crystal-clear cenotes to vibrant eco-parks, every aspect of this tropical paradise is designed to inspire and nurture the soul.
  • 🌿 Cenote Corazón del Paraíso - This breathtaking natural wonder offers a serene and secluded spot for swimming, snorkeling, or simply basking in the beauty of nature, perfect for those seeking an unforgettable experience.
  • 🌿 Cenote Escondido (Mayan Blue) - As a hidden gem, this stunning cenote provides an exclusive and intimate setting for relaxation and exploration, perfect for residents seeking a unique and unforgettable experience.
  • 🌿 Cenote Zemway - With its crystal-clear waters and lush surroundings, this picturesque cenote is an ideal spot for nature lovers and adventure seekers, offering a chance to connect with the natural beauty of Tulum.
  • 🌳 Canamayte Eco Park - As a haven for nature enthusiasts, this vibrant eco-park offers a wide range of activities and experiences, from hiking and bird-watching to simply immersing oneself in the beauty of the tropical landscape.


Wellness and Relaxation

The EcoLux Hideaway is designed to provide a holistic and rejuvenating experience, with a range of wellness and relaxation options available in the surrounding area. From luxurious spas to serene natural wonders, every aspect of this tropical paradise is designed to nurture the body, mind, and spirit.
  • 🧖 Casa Venus - "Ritual Beauty Salon & Spa" - This luxurious spa offers a wide range of treatments and therapies, from massages and facials to holistic wellness programs, perfect for residents seeking to rejuvenate and revitalize their senses.


Beachside Luxury

The EcoLux Hideaway is perfectly positioned to provide residents with access to the pristine Caribbean beaches of Tulum, offering a range of activities and experiences, from swimming and snorkeling to simply basking in the sun.
  • 🏖️ UMi Beach Club - This exclusive beach club offers a luxurious and secluded setting for relaxation and entertainment, perfect for residents seeking to indulge in the ultimate beachside experience.
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Image of Jacuzzi at Kokoon Bohemio, featuring Modern Bedroom, Rustic Design.Image of Garden at Kokoon Bohemio, featuring Rustic Modern Living Room, Natural Wood Finishes.Image of Garden at Kokoon Bohemio, featuring Bohemian Bedroom, Natural Materials.

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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