Kune

Image of a Modern Bathroom, featuring Walk-in Shower and Rainfall Shower Head.Image of a Rooftop Pool, featuring Poolside Bar and Sun Deck.
Image of a Open Concept Living, featuring Bohemian Style Decor and Kitchen Island with Seating.
Image of a Indoor-Outdoor Living, featuring Modern Kitchen and Plunge Pool.
Image of a Rooftop Pool, featuring Sundeck Lounge and Swim-up Bar.
Image of a Private Plunge Pool, featuring Rooftop Terrace and Outdoor Lounge.
Image of a Poolside Bar, featuring Outdoor Lounge and Wooden Deck.
Image of a Lush Garden, featuring Children's Playground and Koi Pond.
Image of a Primary Bedroom, featuring Bohemian Decor and Garden View.
Image of a Private Pool, featuring Sundeck and Lush Garden.
Image of a Lush Garden Courtyard, featuring Tropical Landscaping and Terracotta Architecture.
Image of a Yoga Deck, featuring Poolside Gym and Resort-Style Pool.

Where Natural Serenity Meets Luxury Living

Kune is a boutique collection of 47 exclusive condominiums, situated within the prestigious Tulum 101 , the only private master-planned community with direct access to the sea. Developed by Ekasa Desarrollos Inmobiliarios , a family company with over 10 years of experience in constructing and marketing luxury properties, Kune offers a unique blend of natural serenity and luxury living. The available property types include Beachfront , Condo , and Penthouse units, catering to the diverse needs of discerning investors and lifestyle buyers.

The strategic value of Kune lies in its prime location , which provides direct access to the Caribbean Sea and is surrounded by lush vegetation. The development's lock-off style apartments offer flexibility for owners and maximize rental potential, making it an attractive option for those seeking a lucrative investment opportunity. Additionally, Kune's luxury amenities and high-end features ensure an exclusive lifestyle for residents, while its exclusive ownership experience is limited to only 47 units . The project's proximity to the vibrant hotel zone, world-class restaurants, Mayan ruins, and the spectacular Jaguar National Park further enhances its appeal, offering residents a unique blend of serenity and convenient access to all the area's attractions.

With its unique location, luxury amenities, and high-end features, Kune presents a strategic investment opportunity, positioned for long-term value. The development's exclusive beach club access and prime location within Tulum 101 make it an ideal choice for individuals looking to own a piece of paradise, whether as a permanent home, a vacation getaway, or a secure, profitable investment. Note that Kune does not offer developer financing, allowing investors to explore alternative financing options that best suit their needs.
PRICE
N/A
CITY
Tulum
REGION
Tulum 101
BEDROOMS
2
3
SURFACE
0
-
0
m2
UNITS
1
Units Available
ANALYST RATING
Opportunistic
SALES VELOCITY
98
%
FINANCING PLANS
Available
DEVELOPER
DELIVERY DATE
LAST UPDATE
October 20, 2025
Developer Information
Understanding HOA fees
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Where Luxury Meets Serenity: A Vision of Harmonious Living in Tulum

The design of Kune is a masterful blend of luxury and nature, where sophisticated textures, inviting colors, and masterful lighting converge to create an unparalleled atmosphere of refinement and relaxation. The open-plan living, dining, and kitchen areas flow effortlessly into the lush outdoor spaces, framed by expansive sliding doors that dissolve the boundaries between interior and exterior, inviting the eye to wander through the perfectly manicured landscapes and tranquil water features. This seamless integration of indoor and outdoor living creates a sense of harmony with nature, perfect for those seeking a serene and luxurious lifestyle.

A Sanctuary of Quiet Strength

The extensive use of natural materials such as marble , stone , and wood grounds the residence in its environment, creating a sanctuary of quiet strength perfect for disconnecting from the outside world. The warm, earthy tones of these materials are beautifully juxtaposed with the cool blues of pools and skies, while vibrant greens and pops of color add a touch of whimsy and sophistication. This thoughtful design choice enables residents to reconnect with nature and themselves, fostering a deep sense of well-being and tranquility.

Spaces Engineered for Tranquility

The private, residents-only gym and rooftop pool are just a few examples of the luxurious amenities that cater to the desire for wellness and relaxation. The plunge pool and lounge areas provide the perfect setting for unwinding and socializing, while the kitchen island and open-plan living areas are ideal for entertaining. These carefully designed spaces enable residents to live a relaxed, wellness-focused lifestyle, distinct from high-energy city nightlife.

The following features of Kune further enhance the living experience:
  • 🏋️‍♀️ Gym: A private, residents-only space for maintaining a wellness routine without ever leaving the property.
  • 🌊 Pool: A serene and luxurious space for relaxation and entertainment.
  • 🏞️ Rooftop: A private oasis with breathtaking views, perfect for unwinding and socializing.
  • 🍳 Kitchen Island: A central hub for culinary creativity and socializing.
  • 🛋️ Lounge: A comfortable and inviting space for relaxation and entertainment.
These features, combined with the property's strategic location and comprehensive amenities, make Kune an irresistible haven for those seeking a truly aspirational lifestyle.
Wellness & Recreation
Social & Entertainment

Luxury Amenities for an Exclusive Lifestyle: Gym, Kitchen Island, Lounge, Plunge Pool, Pool, and Rooftop

Experience the epitome of luxury living with Kune 's curated amenities, tailored to enhance the lifestyle of high-net-worth individuals and savvy investors.
  • 🏋️‍♀️ Gym: Private wellness sanctuary
  • 🍽️ Kitchen Island: Gourmet entertainment hub
  • 🛋️ Lounge: Sophisticated social retreat
  • 🏊‍♀️ Plunge Pool: Refreshing oasis for select units
  • 🌊 Pool: Serene escape for relaxation
  • 🍹 Rooftop: Exclusive entertainment space with breathtaking views
  • 🌴 Beach Club: Direct access to pristine beaches
  • 🏞️ Garden: Lush natural sanctuary
  • 🍿 Theater & Cinema: Private entertainment venue
  • 🧘‍♀️ Yoga Deck: Serene space for mindfulness
  • 🛡️ 24/7 Security: Enhanced safety and peace of mind
  • Also Includes: Concierge services, resident parking, and more
Services & Comfort
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October 20, 2025
Read the Full Data-Driven Analyst Report

A Strategic Opportunity in a Corrected Market: Acquiring a Differentiated Asset in Tulum's Luxury Sector

The investment thesis for Kune is a counter-cyclical acquisition strategy targeting a trophy-class asset in a market undergoing a deep correction. The Tulum condominium market is defined by a severe oversupply, evidenced by a 40% drop in demand and plummeting rental yields. In this distressed environment, the objective is to acquire the final studio unit within a development that has demonstrated profound market outperformance, having achieved a 98% sold status (46 of 47 units). This strategy leverages the asset's non-replicable amenities, such as a private cenote and direct beach access, to establish a "flight-to-quality" position, prioritizing long-term capital appreciation over unsustainable near-term rental income. This opportunity is exclusively for sophisticated, long-term cash buyers prepared to navigate significant market risk.

🛡️ Foundational Market Strengths (Beta)

Despite the acute short-term market dislocation, Tulum's long-term viability is supported by structural public investments and an enduring global brand. These foundational elements provide a basis for a potential market recovery over a 7-10 year investment horizon.

  • Strategic Infrastructure Investment: The recent completion of the Tulum International Airport and the operational Tren Maya are significant long-term catalysts expected to fundamentally improve regional accessibility. While specific visitor growth projections post-completion are not yet available, these projects are designed to support a substantial increase in future tourist and investor volume.
  • Enhanced Urban Core: The conclusion of the 32-month PACTUM mobility plan has materially improved urban livability with new sidewalks and an extensive network of cycle paths. While specific investment figures for the PACTUM plan were not itemized in the provided data, its completion qualitatively enhances the long-term value proposition of the urban core.
  • Enduring Brand Equity: Tulum's global brand as a premier wellness and eco-tourism destination remains a powerful demand driver. Market data indicates that luxury villas and eco-conscious projects continue to attract premium rental rates, demonstrating a resilient, top-tier segment within the broader distressed market.
  • Ongoing Federal Commitment: The region continues to benefit from federal investment in critical infrastructure. Tangible evidence includes new electrification projects being implemented in areas like La Veleta, which are primarily funded by the federal government and signal a commitment to addressing long-standing service gaps.


💎 Competitive Advantages (Alpha)

In a commoditized and oversupplied market, the asset's unique, non-replicable features create a defensive moat and position it as a "best-in-class" property. These alpha drivers are the primary mitigants to the extreme market-wide risk.

  • Proven Market Absorption: The project's most significant alpha driver is its demonstrated sales velocity. In a market environment characterized by a 40% slowdown in demand and numerous stalled projects, achieving a 98% sold status (46 of 47 total units) provides empirical evidence of superior product-market fit and significantly de-risks the asset relative to its competitors.
  • Private Cenote Access: This non-replicable natural amenity provides a powerful competitive moat. It offers an authentic Tulum experience unavailable in standard condominium projects, serving as a significant draw for both high-end tenants and future buyers.
  • Direct Beach Access & Beach Club: In a market saturated with inland properties, direct and private access to the sea is a critical and scarce amenity. This feature commands a significant value premium and is a powerful differentiator for both rental appeal and long-term capital preservation.
  • Integrated Lifestyle Ecosystem: The development's curated features, including an Artistic Residency Program, Art Route, and a dedicated Fitness Camp, create a distinct lifestyle rather than just a residence. This ecosystem attracts a specific, affluent demographic, insulating the property from the purely price-driven competition dominating the broader market.
  • On-site Medical Care: The inclusion of on-site medical services is an exceptionally rare amenity that broadens the potential buyer and long-term renter pool to include older demographics and those prioritizing safety, providing a distinct advantage over all regional competitors.


📈 Strategic Outlook & Risk Analysis

  • 🔴 Primary Market Risk: A critical oversupply of condominium inventory, evidenced by a 40% slowdown in demand, which has crashed the short-term rental market and led to plummeting rental yields.
  • 🔴 Inventory Exposure: Extreme. The available studio unit falls directly into the most oversupplied segment of the market, facing intense competition for tenants and significant downward pressure on rental rates and potential resale value.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Moderate for the Studio Unit. While the asset's alpha drivers are exceptionally strong and create a 'best-in-class' profile, they are mitigating extreme market-wide risk for a highly commoditized unit type. The premium nature of the amenities may not be enough to generate positive cash flow on a studio in the current rental market.
  • 🟢 Core Rationale: The core rationale is to acquire a studio unit within a trophy-class asset during a deep market correction, leveraging its non-replicable amenities to achieve 'flight-to-quality' status for long-term capital appreciation, not near-term yield.


🎯 Ideal Investor Profile

This investment is suitable only for a high-net-worth, long-term cash buyer with a 7-10 year investment horizon. The ideal investor is not dependent on immediate rental income and is focused on capital preservation and the acquisition of a unique trophy asset at a potential discount to its future stabilized value. Given that Tulum's primary buyer pool originates from a U.S. economy facing a projected slowdown to 1.6% GDP growth in 2025, the investor must have the liquidity to hold the asset through a prolonged market recovery. The profile is that of an opportunistic buyer who prioritizes the property's unique lifestyle ecosystem for personal use and its potential for significant value appreciation upon market normalization.
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Immersed in Nature, Connected to Paradise: The Unique Neighborhood of Tulum 101

For discerning individuals seeking a sophisticated, eco-conscious lifestyle, Tulum 101 offers the ultimate blend of luxury and nature, with a unique and exclusive setting that promises high-end amenities and lucrative rental income opportunities. The neighborhood is carefully crafted to provide a harmonious balance between serene living and connection to the vibrant local community, making it an ideal destination for those who value both tranquility and accessibility to premium experiences.

The Doorstep Experience

Just steps from your luxury residence, the doorstep experience in Tulum 101 unfolds with a rich tapestry of culinary delights, cultural attractions, and natural wonders. This immediate walkable area is designed to cater to the refined tastes of its residents, offering a sophisticated and serene lifestyle that seamlessly integrates with the stunning natural beauty of the surroundings.
  • ☕️ Bistró Alegría Cafe - A 3-minute stroll leads to this charming cafe, where residents can indulge in gourmet coffee and local delicacies, embodying the essence of a sophisticated, eco-conscious lifestyle.
  • 🍴 SOUK KITCHEN AND DELI - This culinary gem, accessible within a 3-minute walk, offers an exquisite dining experience, showcasing the neighborhood's commitment to providing high-end amenities and unique experiences for its discerning residents.
  • 🌟 Cafe Maya-Xel & Marine Museum - A short 3-minute walk reveals this hidden treasure, where the beauty of nature and the allure of local culture converge, providing residents with a deep connection to the area's rich heritage and stunning natural beauty.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood of Tulum 101 reveals a vibrant tapestry of dining, entertainment, and cultural experiences, all within a short walk or drive. This curated selection of highlights showcases the area's potential for a sophisticated, eco-conscious lifestyle, blended with luxury amenities and lucrative rental income opportunities.
  • 🍴 El Camello Jr. - A 13-minute journey leads to this esteemed restaurant, where gourmet cuisine meets stunning natural views, epitomizing the neighborhood's focus on high-end amenities and unique experiences.
  • 🍔 Onyx Tulum - This chic dining destination, accessible within a 9-minute drive, promises an unforgettable culinary adventure, further solidifying the area's reputation for sophisticated living and high-end amenities.
  • 🍹 M tulum Hookah & Pool Lounge - A 10-minute drive reveals this trendy lounge, where residents can unwind and socialize amidst stunning natural beauty, embodying the neighborhood's commitment to providing a unique and exclusive lifestyle.
  • 🍹 Batey Mojito and Guarapo Bar - This vibrant bar, accessible within a 9-minute drive, offers an exotic blend of cocktails and entertainment, showcasing the neighborhood's potential for a sophisticated and lively lifestyle.
  • 🌿 Palma Central - A 13-minute journey leads to this central hub, where nature, culture, and community converge, providing residents with a unique and exclusive setting that embodies the essence of Tulum 101.
  • 🌴 Mistico Tulum - This enchanting destination, accessible within a 9-minute drive, promises an immersive experience amidst the stunning natural beauty of Tulum, further enhancing the neighborhood's reputation for luxury and sophistication.
  • 🍴 BOTANICA Garden Cafe - A 7-minute drive reveals this picturesque cafe, where gourmet delicacies meet stunning garden! views, embodying the neighborhood's focus on providing a sophisticated and serene lifestyle amidst nature.
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Image of a Dining Area, featuring Indoor-Outdoor Living and Marble Tiled Floors.

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