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Le Reve Cenote
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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.
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.
PRICE
N/A
$276,677 - $466,809 USD
CITY
N/A
Tulum
REGION
Selva Zama
BEDROOMS
2
SURFACE
84
-
190
m2
UNITS
9
Units Available
ANALYST RATING
Opportunistic
SALES VELOCITY
0
%
FINANCING PLANS
N/A
Available
DEVELOPER
Grupo fundado por Arq. Alfonso Guillermo Cacho Vázquez
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
November 26, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Le Reve Cenote
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
2-Bedroom Condo ▼ 84.00 - 111.60 2 4 left ~$276,678
| |||||||||||||||||||||||||||||||||||||||||
2-Bedroom Penthouse ▼ 158.00 - 189.70 2 5 left ~$411,203
| |||||||||||||||||||||||||||||||||||||||||
Explore Financing PlansHOA Fees ESTIMATIONHOA 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 ListAvailability MapContact us
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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.
November 26, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Le Reve Cenote
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🌴 Exclusive Lifestyle Amenities: The property's comprehensive amenity package, including private-use features like a Rooftop Terrace and Jacuzzi, differentiates it from the commoditized rental inventory prevalent in the market.
- 📈 Proven Visitor Demand: The new Tulum Airport has exceeded its first-year passenger forecast by over 25%, demonstrating a structural increase in destination accessibility and appeal, which supports long-term value appreciation.
- 🌟 Resilient Global Brand: Tulum's established identity as a premier global destination for wellness, luxury, and eco-tourism provides a durable demand floor, attracting a dedicated international clientele.
- 🚧 Commitment to Public Investment: Ongoing and planned public works, including critical road rehabilitation, new drainage systems, and federally funded electrification projects, signal a commitment to addressing infrastructure deficits and supporting sustainable long-term growth.
- 🏞️ Unique Rooftop Terraces: The property's rooftop terraces offer exclusive, high-value private outdoor space, a key differentiator in a competitive rental and resale market, targeting a distinct, less price-sensitive market segment focused on lifestyle and exclusivity.
Read the Full Data-Driven Analyst ReportIn a market defined by a severe correction, where distressed resale units are reportedly trading at 35-40% discounts to new builds, Le Reve Cenote's investment thesis is anchored in its defensive moat: a superior, lifestyle-focused amenity package. This comprehensive offering, including private-use features like a Rooftop Terrace and Jacuzzi, differentiates it from the glut of commoditized rental inventory. The asset is positioned to attract a more resilient, long-term-oriented buyer and tenant base, allowing it to outperform during the current downturn and capture disproportionate value as the market matures—a long-term trend supported by robust underlying visitor demand, evidenced by the new Tulum Airport exceeding its first-year passenger forecast by over 25%.
💎 Competitive Advantages (Alpha)
The asset's alpha is generated by a set of exclusive, integrated amenities that create a distinct, high-value proposition, insulating its premium units from the broader market's commoditization and price compression.- Exclusive Rooftop Terraces: These features provide high-value private outdoor space, a critical differentiator targeting the resilient luxury segment where premium rental rates are still being achieved, even within the corrected market.
- Integrated Lifestyle Package: The combination of a private Jacuzzi, swimming pool, and garden creates a self-contained resort experience. This reduces tenant and owner reliance on external attractions and provides a compelling alternative to the market's undifferentiated condominium stock, which is the primary source of the current oversupply.
🛡️ Foundational Market Strengths (Beta)
Despite the acute local correction, the investment is supported by durable, long-term market fundamentals that provide a baseline for future value appreciation.- Proven Visitor Demand: The new Tulum Airport has fundamentally de-risked long-term demand projections, surpassing its inaugural year passenger forecast by over 25% and demonstrating a structural increase in destination accessibility and appeal.
- Resilient Global Brand: Tulum's established identity as a premier global destination for wellness, luxury, and eco-tourism provides a durable demand floor, attracting a dedicated international clientele less susceptible to the short-term economic headwinds signaled by the U.S. consumer expectations index.
- Commitment to Public Investment: Ongoing and planned public works, including critical road rehabilitation, new drainage systems, and federally funded electrification projects, signal a commitment to addressing infrastructure deficits and supporting sustainable long-term growth.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: A severe oversupply of rental condominium inventory has led to a localized market crash and depressed rental yields, with distressed resale units reportedly trading at 35-40% discounts to new builds.
- 🔴 Inventory Exposure: The asset's inventory is bifurcated in its exposure to market risk. The standard 2-Bedroom Condos face direct competition from the oversupplied rental and distressed resale market, making them more vulnerable to short-term price and yield compression. Conversely, the 2-Bedroom Penthouses are significantly better insulated due to their premium features (e.g., rooftop terraces), which target a distinct, less price-sensitive market segment focused on lifestyle and exclusivity rather than pure rental yield.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a high-risk, high-reward scenario where the primary market risk of oversupply is mitigated by the asset's strategic inventory mix. While standard condominium units face significant headwinds, the premium penthouse units offer a distinct value proposition that targets a more resilient buyer segment. This provides a strategic entry point for long-term capital to acquire a differentiated asset during a market correction. .
- 🟢 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 long-term capital appreciation. Given that Mexico's central bank policy rate stands at 11.25%, making local financing prohibitive, this profile is skewed towards foreign cash buyers. The ideal party must be prepared to weather the current market dislocation, where overall property purchases have declined by approximately 40% from peak levels, and prioritize asset quality over immediate rental cash flow. The objective is to leverage the current downturn—where distressed assets in prime areas like Aldea Zama are trading at 35-40% discounts—to acquire a premium, well-differentiated property poised for future growth driven by proven infrastructure expansion.Fideicomiso and Closing Costs SIMULATOREstimated Closing Costs & Fideicomiso
Disclaimer: These are data-driven estimates for planning purposes only. The final calculation (cálculo) and all legal fees are confirmed by your Notary Public (Notario Público) at the time of closing.
Estimate based on a starting price of $411,203 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$13,570
- Notary, Registry & Admin Fees: ~$8,187
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$23,957 USD
This represents approximately 5.8% of the property's value.
~$23,957 USD
This represents approximately 5.8% of the property's value.
Recurring Annual Cost
You should also budget for the Annual Fideicomiso Fee of approximately ~$600 USD, paid to the bank each year to maintain your trust.
5-Year Outlook Investment Calculator5-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.
