Kune

Image of Garden at Kune, featuring Jungle Setting, Tropical Architecture.
View of Open Concept Living at Kune, showcasing Modern Kitchen, Bohemian Decor.
Image of Swimming Pool at Kune, featuring Modern Kitchen, Indoor-Outdoor Living.
Image of Swimming Pool at Kune, featuring Modern Residence, Private Pool.
View of Modern Bathroom at Kune, showcasing Stylish Vanity, Glass Shower.
Image of Swimming Pool at Kune, featuring Bedroom, Modern Bedroom.
No items found.
Image of Garden at Kune, featuring Lush Landscape, Community Street.Image of Swimming Pool at Kune, featuring Luxury Resort, Jungle Oasis.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Kune is a boutique collection of condos located in the exclusive Tulum 101 private community, offering direct beach access and a unique blend of luxury, privacy, and connection to nature. Developed by Ekasa Real Estate Developments , a family-owned company with over a decade of experience in luxury properties, Kune features a wide array of amenities designed to elevate everyday living, including a private gym, yoga deck, semi-Olympic pool, and rooftop bar. The development offers diverse unit typologies, including penthouse units with private pools, units with gardens and private pools, and units with 2 or 3 bedrooms plus a den, all featuring lock-off options for enhanced flexibility and rental potential.

The strategic location of Kune within the Tulum 101 community presents a smart investment opportunity, positioned for long-term value due to its prime location and exclusive beach club access. The development's proximity to the new Tulum International Airport and the vibrant Riviera Maya adds to its appeal, offering residents a unique blend of serenity and accessibility to world-class dining, Mayan ruins, cenotes, and other attractions. With its luxurious amenities and comfortable living spaces , Kune is an attractive option for high-net-worth individuals seeking a unique blend of luxury, privacy, and connection to nature. As Ekasa Real Estate Developments does not offer developer financing, investors should explore alternative financing options to capitalize on this strategic investment opportunity.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$355,200 - $685,300 USD
CITY
N/A
Tulum
REGION
Tulum 101
BEDROOMS
2
3
TYPES
Beachfront
Condo
Penthouse
SURFACE
87.8
-
97
m2
UNITS
4
Units Available
AI RATING
Strategic
SALES VELOCITY
0
%
FINANCING PLANS
N/A
Available
DEVELOPER
Ekasa Real Estate Developments
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
2-Bedroom Condo ▼
87.80 - 97.04
2
3 left
~$355,200
UnitStatusPrice (USD)Size (m²)Floor PlanImages
203Available$355,20087.80View
209Available$355,20087.80View
210Available$383,30097.04View
3-Bedroom Condo ▼
97.04
3
1 left
~$685,300
UnitStatusPrice (USD)Size (m²)Floor PlanImages
314Available$685,30097.04View
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 moderate to high-cost amenities like a swimming pool and grill area, which require regular maintenance. The lobby, parking, and garden, while adding to the overall cost, are relatively lower maintenance. Given the luxury level indicated by the price range of $355,200 to $685,300 USD and the relatively small number of units (47) sharing the costs, the estimated range reflects a balance between the quality of amenities provided and the expected level of service. The absence of extremely high-maintenance amenities like elevators, 24/7 security, or a staffed beach club helps keep the estimate on the lower end of the scale for a luxury development.

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 Kune, featuring Lush Landscaping, Tropical Environment.
Image of Garden at Kune, featuring Night Scene, Outdoor Plaza.
Image of Swimming Pool at Kune, featuring Resort Style Pool, Tropical Landscape.
Image of Swimming Pool at Kune, featuring Resort Pool, Natural Cenote.
Image of Swimming Pool at Kune, featuring Outdoor Lounge, Swimming Pool.
Image of Lounge at Kune, featuring Resort-style Lounge, Wooden Architecture.
Image of Garden at Kune, featuring Outdoor Dining Area, Zen Architecture.
Image of Lounge at Kune, featuring Modern Lounge, Lobby Design.
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The essence of Kune is a masterful blend of luxury and nature, where thatched-roof buildings and expansive pool areas seamlessly merge with the lush tropical landscape, creating an organic elegance that envelops its residents in serenity and sophistication.

  • 🌿 Tropical Retreat: Wake up to the soothing sounds of nature in stylish bedrooms with direct access to private gardens and pools, where the extensive use of natural materials and lush tropical landscaping invites a tranquil retreat.
  • 🏠 Effortless Living: Open-plan living rooms, dining areas, and kitchens flow effortlessly into the outdoors, where modern design and natural surroundings converge to create a sense of immersive luxury.
  • 🍴 Culinary Delight: Modern kitchens with sleek designs and high-end finishes become the heart of the home, perfect for culinary exploration and entertainment, surrounded by the warmth and elegance of luxurious interiors.
  • 🏊‍♀️ Aquatic Oasis: The expansive pool areas and private outdoor lounges offer a serene escape, where the seamless connection between interior living spaces and the outdoors creates a truly idyllic living experience.
  • 🔥 Evening Gathering: The grill area and lounge become the perfect setting for intimate gatherings and warm conversations, as the stars shine bright above, casting a magical glow over the lush tropical landscape.
Wellness & Recreation
  • 🏊 Swimming Pool: Relax and unwind in a serene pool setting, perfect for high-net-worth individuals seeking tranquility.
  • 🌳 Garden: Stroll through lush greenery, connecting with nature in a private and exclusive environment.
Social & Entertainment
  • 🍔 Grill Area: Host intimate gatherings and barbecues, fostering a sense of community among residents.
  • 🛋️ Lounge: Unwind in a stylish, residents-only lounge, ideal for relaxation and socializing.
Services & Comfort
  • 🚪 Parking and Lobby: Enjoy convenient, secure parking and a stylish lobby, ensuring a comfortable and hassle-free living experience.
  • 🛡️ Also Includes: 24/7 security, high-speed Wi-Fi, and other premium services for added comfort 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. Kune is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌴 Unique Amenity Package: The property's Grill Area, Lounge, Swimming Pool, and Garden provide a differentiated living experience that attracts and retains residents, supporting long-term value appreciation.
  • 🏞️ Exclusive Leisure Environment: The on-site Swimming Pool and Garden offer a tranquil retreat, making the property a desirable destination for tourists and long-term residents alike.
  • 📈 Proven Market Acceptance: With a 91% sold-out rate across its 47 units, Kune has established itself as a sought-after property, demonstrating its appeal and validating its market position.
  • 🚀 Supported by Regional Infrastructure Development: The recent completion of the Tren Maya segment and the expansion of Tulum International Airport enhance accessibility, underpinning future tourism growth and supporting the property's long-term value.
  • 📊 Favorable Market Trends: The Tulum real estate market is transitioning to a more sustainable growth phase, with forecasted annual appreciation of 8-12% for 2025, indicating a stable and predictable investment environment.
Read the Full Data-Driven Analyst Report
The Kune asset's unique combination of amenities, including a Grill Area, Lounge, Swimming Pool, and Garden, provides a strategic response to the prevailing market conditions, which are characterized by a 40% decrease in sales velocity over the past quarter. This differentiated living experience is positioned to attract and retain residents, thereby mitigating vacancy risk and supporting long-term value appreciation in a slowing market. The project has demonstrated proven market acceptance, having achieved a 91% sold status across its 47 total units.

💎 Competitive Advantages (Alpha)

The asset's primary value drivers are its comprehensive and unique amenity package, which distinguishes it within the Tulum market. These features are critical for commanding premium rental rates and maintaining high occupancy in a market where short-term rental supply has increased. While high season occupancy can reach 85-90%, the growing inventory has pushed year-round averages to between 20.5% and 34.5%, making differentiation essential for performance.

  • Grill Area & Lounge: These communal social spaces enhance the resident experience, catering to a market that values lifestyle-oriented properties. This is particularly relevant in a premium submarket where beachfront properties command prices between $3,500 and $5,000 USD per square meter.
  • Swimming Pool & Garden: These features provide an exclusive on-site leisure environment, a key differentiator for attracting tourists and long-term residents. This is crucial for capturing a share of the record 8.5 million tourist arrivals recorded in Quintana Roo in the first five months of 2025.


🛡️ Foundational Market Strengths (Beta)

The investment is supported by strong macroeconomic and regional tailwinds that provide a stable foundation despite localized velocity concerns. These factors are expected to drive sustained demand for well-positioned real estate assets in the region.

  • Proven Project Demand: The Kune development has already achieved a 91% sold-out rate across its 47 units, confirming the product's appeal and validating its market position prior to the current slowdown.
  • Regional Infrastructure Development: The recent completion of the final Tren Maya segment and the expansion of Tulum International Airport (TQO) to include direct flights from 14 global airports significantly enhances accessibility and underpins future tourism growth.
  • Maturing Appreciation Cycle: The Tulum real estate market is transitioning to a more sustainable growth phase, with analysts forecasting an annual appreciation of 8-12% for 2025. This shift from prior years' 20-25% gains indicates a more predictable and stable investment environment.
  • Favorable Currency and Interest Rate Dynamics: The Mexican Peso has appreciated 9-10% against the USD year-to-date, supported by a significant interest rate differential, with Mexico's central bank rate projected to reach 7.0% against the U.S. Federal Reserve's 3.5% - 3.75% range.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: 40% slowdown in demand
  • 🔴 Inventory Exposure: The 2-Bedroom Condo units, which comprise the majority of the available inventory, may be more susceptible to the market risk of slowing demand, whereas the single 3-Bedroom Condo unit may be more resilient due to its unique appeal to larger families or households

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Strategic. The rating reflects the asset's ability to mitigate market risks through its unique amenities and differentiated living experience, which can attract a loyal resident base and support long-term value appreciation, despite the current market slowdown .
  • 🟢 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 for this asset is one with a long-term focus, who prioritizes the value of a differentiated living experience and is prepared to hold the asset through market cycles to realize its full potential. This profile aligns with the market's maturation toward a more sustainable 8-12% annual appreciation rate. The investor likely originates from the U.S. buyer pool, which, despite historically low consumer sentiment (53.3 index), is benefiting from an easing monetary policy, including a recent 0.25% cut in the federal funds rate. Such an investor understands that the asset's unique amenities serve as a durable competitive advantage against market-wide fluctuations in demand.
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: $355,200 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$11,722
  • Notary & Admin Fees: ~$7,072

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$20,994 USD
Approx. 5.9% 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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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 Parking at Kune, featuring Aerial View, Forest Residence.Image of Garden at Kune, featuring Unique Architecture, Tropical Setting.Image of Garden at Kune, featuring Jungle Setting, Modern Architecture.

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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