Le Reve Cenote

View of Bedroom at Le Reve Cenote, showcasing Bohemian Decor, Rustic Design.
View of Bedroom at Le Reve Cenote, showcasing Rustic Decor, Bohemian Style.
View of Dining Room at Le Reve Cenote, showcasing Open Concept Kitchen, Rustic Design.
View of Dining Room at Le Reve Cenote, showcasing Rustic Dining Table, Statement Chandelier.
View of Dining Room at Le Reve Cenote, showcasing Rustic Dining Table, Woven Chandelier.
View of Modern Kitchen at Le Reve Cenote, showcasing Breakfast Bar, Boho Lighting.
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View of Dining Room at Le Reve Cenote, showcasing Rustic Design, Wooden Dining Table.View of Dining Room at Le Reve Cenote, showcasing Rustic Design, Open Plan Living.
Le Reve Cenote is a boutique collection of 9 condos located in the exclusive area of Tulum, offering a unique and serene atmosphere perfect for those seeking a peaceful escape. Developed by Grupo fundado por Arq. Alfonso Guillermo Cacho Vázquez , a group of professionals with extensive experience in services and over 100 real estate projects , this project promises to deliver high-end finishes and amenities tailored to the discerning buyer. With prices ranging from $276,677 to $466,809 USD , Le Reve Cenote presents a rare opportunity to own a piece of paradise.

The strategic value of Le Reve Cenote lies in its unique and exclusive location in Tulum, providing unparalleled access to the area's natural beauty and attractions. The luxurious and serene atmosphere, combined with high-end finishes and amenities, makes this project a smart investment opportunity, positioned for long-term value. The exclusive location and limited availability of only 9 units ensure that Le Reve Cenote will remain a coveted and private retreat, enhancing its potential for long-term appreciation. With its prime location and exclusive amenities, Le Reve Cenote offers a unique blend of luxury and serenity, making it an attractive option for high-net-worth individuals seeking a private and exclusive getaway. Note that Le Reve Cenote does not offer developer financing, allowing buyers to explore external financing options that best suit their investment goals.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$285,644 - $481,937 USD
CITY
N/A
Tulum
REGION
Selva Zama
BEDROOMS
2
TYPES
Condo
Penthouse
SURFACE
84
-
190
m2
UNITS
9
Units Available
AI RATING
High-Yield Opportunity
SALES VELOCITY
0
%
FINANCING PLANS
N/A
Available
DEVELOPER
Quarzo Desarrollos
DELIVERY DATE
Immediate
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
2-Bedroom Penthouse
158.00 - 189.70
2
5 left
~$430,635
UnitStatusPrice (USD)Size (m²)Floor PlanImages
201Available$430,635158.00
201Available$430,635158.00
202Available$488,869189.70
202Available$488,869189.70
202Available$488,869189.70
2-Bedroom Residence
84.00 - 111.60
2
4 left
~$289,752
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$289,75284.00
102Available$362,431111.60
102Available$362,431111.60
102Available$362,431111.60
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 - $600 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool, jacuzzi, and rooftop terrace, which are moderately high-maintenance. The grill area and lounge also suggest a certain level of luxury and service expectation. However, the relatively small number of units (9) means that the cost per unit will be higher. The price range of $276,677 to $466,809 USD indicates a mid-to-high luxury level, which also supports this estimate. The absence of extremely high-cost amenities like elevators, 24/7 security, or a staffed beach club helps to keep 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
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Image of Swimming Pool at Le Reve Cenote, featuring Resort Style Pool, Luxury Apartments.
Image of Swimming Pool at Le Reve Cenote, featuring Rooftop Terrace, Outdoor Living.
Image of Swimming Pool at Le Reve Cenote, featuring Swimming Pool, Pool Bar.
Image of Swimming Pool at Le Reve Cenote, featuring Luxury Condos, Resort Style Pool.
Image of Rooftop Terrace at Le Reve Cenote, featuring Rooftop Terrace, Outdoor Lounge.
Image of Swimming Pool at Le Reve Cenote, featuring Resort Style Pool, Modern Architecture.
Image of Swimming Pool at Le Reve Cenote, featuring Resort Style Pool, Tropical Landscaping.
Image of Swimming Pool at Le Reve Cenote, featuring Tropical Architecture, Resort-Style Living.
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Le Reve Cenote is a masterfully designed retreat, where the boundaries between luxury and nature dissolve, and every moment is an invitation to unwind in a serene oasis. The property's exclusive atmosphere, coupled with its high-end amenities, creates a unique haven for those seeking a peaceful escape from the world.

  • 🏊‍♀️ Aquatic Bliss: Immerse yourself in the crystal-clear waters of the swimming pool, surrounded by lush greenery and vibrant tropical flowers, as the warm sun casts a gentle glow over the entire scene.
  • 🌺 Garden Sanctuary: Stroll through the meticulously manicured garden, where the soft rustle of leaves and the sweet fragrance of blooming flowers transport you to a state of deep relaxation and connection with nature.
  • 🍴 Culinary Delights: Savor the flavors of the region in the grill area, where the sizzle of fresh ingredients and the warmth of the setting sun converge to create unforgettable dining experiences.
  • 🛋️ Lounge Luxury: Retreat to the lounge, where plush furnishings and carefully curated decor blend to create the perfect setting for indulging in your favorite book or simply basking in the tranquility of the surroundings.
  • 🌟 Rooftop Serenity: As the stars begin to twinkle in the night sky, the rooftop terrace transforms into a celestial observatory, offering breathtaking views of the horizon and an unparalleled sense of peace and solitude.
  • 🔥 Jacuzzi Oasis: Slip into the warm, soothing waters of the jacuzzi, where the gentle bubbles and the soft glow of the surrounding landscape melt away the stresses of the world, leaving you refreshed and rejuvenated.
Wellness & Recreation
  • 🏊 Swimming Pool: Relax and unwind in a serene oasis.
  • 🌿 Garden: Find peace in a lush natural setting.
  • ♨️ Jacuzzi: Soak in tranquility and rejuvenate.
Social & Entertainment
  • 🍔 Grill Area: Savor gourmet meals in a scenic setting.
  • 🛋️ Lounge: Mingle and relax in an elegant atmosphere.
  • 🌃 Rooftop Terrace: Enjoy breathtaking views and sophisticated gatherings.
Services & Comfort
  • 🔒 Also Includes: 24/7 Security, Parking, and other premium services for a worry-free lifestyle.
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January 17, 2026

This is a de-risked, high-yield opportunity to acquire a turnkey rental asset in Tulum's ascending Region 8. The investment thesis is anchored by immediate cash flow potential and strong market-wide appreciation, driven by new infrastructure and sustained international demand. [2]

  • 💎
    Asset Profile Boutique 2-Bedroom swim-up and penthouse units in a 27-unit, low-density development with a central cenote-style pool. [6]
  • 📈
    Financial Logic Acquire at a fair entry price ($2,812/m²) to capture high rental yields from Tulum's robust tourism market, which sees daily rates averaging over $150 and high occupancy. [3]
  • 📍
    Location Alpha Located in the coveted Region 8, just a 3-minute drive from the beach and hotel zone via the new Kukulkan Avenue access road. [14]
  • 🛡️
    Risk Assessment The primary risk is mitigated as the asset is already built; the remaining challenge is achieving premium rental rates with a developer new to the Tulum market.
Read the Full Data-Driven Analyst Report

Investment Memo: Le Reve Cenote

Market: Tulum | Zone: Region 8 HIGH-YIELD OPPORTUNITY

Analyst Verdict

Le Reve Cenote presents a compelling investment case, primarily due to its de-risked status as a completed asset available for immediate delivery in a market projected for continued capital appreciation. [6, 16] The Tulum real estate market is forecast to grow 10-12% annually, bolstered by significant infrastructure upgrades such as the new international airport and the Maya Train. [2] This macro tailwind, combined with a tangible, finished product, mitigates the primary risk associated with off-plan purchases in the region—construction delays and developer solvency. The asset's location in the desirable Region 8, just minutes from the beach and hotel zone via the new Kukulkan Avenue, positions it well to capitalize on the robust tourism-driven rental demand. [13, 14]

The developer, Quarzo Desarrollos, brings a 67-year history in the Mexican real estate sector, providing a layer of confidence in the build quality. However, their limited track record specifically within the hyper-competitive Tulum market presents a moderate risk regarding brand recognition and ability to command premium rental rates against established local luxury players. The investment logic hinges on acquiring a turnkey asset at a fair price point, leveraging strong market-wide rental demand to generate immediate cash flow, while benefiting from the projected appreciation of the broader Tulum market. The boutique size of the development, with only 27 units, adds a scarcity factor that could enhance long-term value retention. [6]

Strength: Immediate delivery eliminates construction risk in a high-growth market. [6]
Risk: Developer lacks extensive brand presence in the competitive Tulum sub-market.

💰 Valuation & Yield Logic

  • Entry Basis: $2,812 USD/m² - Analyzed as Fair Value for this zone, sitting below the reported $3,500/m² average for prime Tulum condos. [2]
  • Rental Demand: High, supported by market-wide vacation rental occupancy rates often exceeding 70% and average daily rates reported between $159 and $245. [3, 7]
  • Scarcity Factor: Boutique project with a limited inventory of 27 units, enhancing exclusivity. [6]

📍 Location Maturity

The asset is in Region 8, a rapidly developing zone considered highly desirable due to its proximity to the beach via the recently connected Kukulkan Avenue. While infrastructure is still maturing compared to established areas like Aldea Zama, it offers significant growth potential. [14]

🏗️ Developer Profile & Status

Quarzo Desarrollos is a tenured developer with 67 years of experience across Mexico. Execution risk is minimal as the project status is 'Immediate Delivery', with listings confirming a 2024 build date. [6] The asset is complete and available for operation.

Status: Immediate Delivery | 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: $430,635 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$14,211
  • Notary & Admin Fees: ~$8,574

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$24,985 USD
Approx. 5.8% 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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In the Heart of Tulum: A Neighborhood that Blends Luxury and Wilderness

Imagine waking up in a luxurious jungle retreat, surrounded by the sights and sounds of nature, yet just minutes away from the vibrant heart of Tulum. This exclusive location offers the perfect blend of wilderness and luxury, catering to discerning individuals and families seeking a private, high-end second home or vacation property. With a focus on wellness, sustainability, and exclusivity, this neighborhood is the epitome of harmonious balance between nature and luxury.

The Beachside Experience

The allure of Tulum's stunning beaches is just a short drive away, offering an array of luxurious beach clubs and restaurants that embody the essence of a sophisticated, coastal lifestyle. From relaxing on pristine shores to indulging in gourmet cuisine, every moment is a testament to the area's unique blend of natural beauty and high-end amenities.
  • 🏖️ Tantra - As one of Tulum's best beach clubs, Tantra offers an unparalleled coastal experience, complete with fine dining and exquisite cocktails, just 6 minutes from your luxurious jungle retreat.
  • 🌊 Taboo - This prestigious beach club is a mere 7 minutes away, providing a sophisticated setting for relaxation and entertainment, perfectly suited for those seeking an exclusive, high-end lifestyle.
  • 🍴 ZIGGY - Beach Club & Restaurant - With its unique blend of beachside leisure and gourmet dining, ZIGGY is an 8-minute drive away, offering residents a chance to indulge in the finer things in life, surrounded by the breathtaking beauty of Tulum's coastline.

Culinary Delights

The neighborhood is a gastronomic haven, with a variety of top-tier restaurants and eateries that cater to every culinary whim. From steakhouse favorites to Mexican grills, each dining experience is a reflection of the area's commitment to quality and exclusivity.
  • 🍖️ Chambao Tulum Restaurant - As Tulum's best steakhouse, Chambao Tulum Restaurant promises an unforgettable dining experience, with its exceptional cuisine and refined ambiance, just 7 minutes from your jungle retreat.
  • 🌯 Casa Maria Mexican Grill - For a taste of authentic Mexican cuisine, Casa Maria Mexican Grill is a 13-minute drive away, offering a flavorful journey through the region's culinary heritage, perfect for those seeking a genuine, local experience.

Exclusive Resorts and Beach Clubs

For those seeking the ultimate in luxury and relaxation, the neighborhood is dotted with exclusive resorts and beach clubs that offer a serene and indulgent experience. Each of these havens is a testament to the area's dedication to providing a sophisticated, high-end lifestyle.
  • 🏨 Mía Beach Club and Resort - This luxurious beach club and resort is an 8-minute drive away, providing an oasis of tranquility and refinement, complete with gourmet dining and exquisite amenities, tailored to the discerning tastes of its residents.
  • 🍹 La Malinche Tulum - For a sophisticated evening out, La Malinche Tulum is just an 8-minute drive away, offering a unique blend of cocktails, cuisine, and entertainment, set amidst the stunning backdrop of Tulum's jungle and coastline.

Natural Wonders

The neighborhood is also home to breathtaking natural wonders, including pristine beaches and scenic lookouts. Each of these destinations is a reminder of the area's unique blend of luxury and wilderness.
  • 🏞️ Playa Mirador - This stunning beach is just a 6-minute drive away, offering a picturesque setting for relaxation and leisure, with its crystal-clear waters and powdery white sands, perfect for those seeking an unspoiled, natural experience.

Local Favorites

For a truly immersive experience, the neighborhood is dotted with local favorites that showcase the area's unique character and charm. From casual eateries to specialty shops, each of these destinations is a reflection of the community's warmth and hospitality.
  • 🍴 Fresco's Tulum - This beloved local restaurant is a 7-minute drive away, offering a fresh and exciting dining experience that showcases the best of Tulum's culinary scene, with its innovative cuisine and cozy ambiance.
  • 🍴 Mina - For a taste of the local flavor, Mina is just a 7-minute drive away, providing a unique and unforgettable dining experience that highlights the area's rich culinary heritage, with its creative dishes and welcoming atmosphere.
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View of Dining Room at Le Reve Cenote, showcasing Rustic Modern Decor, Open Floor Plan.View of Modern Kitchen at Le Reve Cenote, showcasing Breakfast Bar, Boho Design.View of Living Room at Le Reve Cenote, showcasing Modern Decor, Boho Chic Interior.

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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