Limas Tulum

Image of Lounge at Limas Tulum, featuring Modern Living Room, Open Concept Living.
View of Modern Living Room at Limas Tulum, showcasing Open Concept Living, Contemporary Design.
Image of Lounge at Limas Tulum, featuring Modern Kitchen, Open Concept Living.
View of Bedroom at Limas Tulum, showcasing Modern Bedroom, Wooden Furniture.
View of Open Concept Living at Limas Tulum, showcasing Modern Kitchen, Indoor-Outdoor Flow.
Image of Lounge at Limas Tulum, featuring Modern Kitchen, Outdoor Dining.
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Image of Rooftop Terrace at Limas Tulum, featuring Aerial View, Residential Development.Image of Swimming Pool at Limas Tulum, featuring Aerial View, Residential Community.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Limas Tulum is a distinctive residential concept, offering a unique blend of luxury, privacy, and integration with nature. This 5.7-acre property features 60 total units , comprising 12 houses with 3 to 4 bedrooms and 48 condos , all designed to maximize the tropical jungle setting with natural materials and indoor-outdoor living spaces. Developed by LAMBDA DESARROLLADORA , a Mexican company with over 20 years of experience in developing quality real estate projects, Limas Tulum offers a range of property types, including Condo and House options, catering to the diverse needs of environmentally conscious individuals and families seeking a luxurious lifestyle in Tulum.

The strategic value of Limas Tulum lies in its commitment to sustainability , adhering to UN-Habitat Sustainable Development Goals and pursuing EDGE certification , as well as its extensive amenities, including a 10,311 sq ft pool , yoga shala , gym , and beach club access . With 80% of the property dedicated to lush gardens and amenities , residents can enjoy a tranquil escape from the hustle and bustle of city life. The development's focus on low-density living and private spaces also provides a unique sense of freedom and tranquility, making it an attractive option for those seeking a luxurious and exclusive lifestyle. Additionally, the project's location offers quick access to Tulum's renowned attractions while maintaining a peaceful distance from the main bustle, further enhancing its appeal to families and investors. It's worth noting that, like any investment, Limas Tulum comes with its own set of risks, including the potential for market fluctuations and environmental factors; however, the project's strong foundation in sustainability and luxury living positions it for long-term value and stability.

It's also important to acknowledge that Limas Tulum presents an early access opportunity for investors, given the current market conditions and the project's unique features. While there are no developer financing options available at this time, the property's intrinsic value and potential for long-term appreciation make it an attractive option for those seeking a strategic investment opportunity in the Tulum area. With its strong commitment to sustainability, luxurious amenities, and exclusive lifestyle, Limas Tulum is poised to become a premier residential destination in Tulum, offering a unique and unparalleled living experience for its residents.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$364,482 - $1,098,730 USD
CITY
N/A
Tulum
REGION
Holistika
BEDROOMS
1
2
3
4
5
TYPES
Condo
House
SURFACE
150.97
-
679
m2
UNITS
9
Units Available
AI RATING
High-Yield Opportunity
SALES VELOCITY
0
%
FINANCING PLANS
N/A
Available
DEVELOPER
LAMBDA DESARROLLADORA ESPECIALIZADA
DELIVERY DATE
December 2025
DEVELOPER STATUS
LISTING UPDATE
July 23, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo ▼
203.09
1
1 left
~$371,325
UnitStatusPrice (USD)Size (m²)Floor PlanImages
221Available$371,325203.09View
2-Bedroom Condo ▼
150.97 - 304.72
2
3 left
~$405,257
UnitStatusPrice (USD)Size (m²)Floor PlanImages
313Available$405,257150.97View
323Available$541,211262.36View
403Available$507,223304.72View
3-Bedroom Condo ▼
169.73 - 367.71
3
3 left
~$449,782
UnitStatusPrice (USD)Size (m²)Floor PlanImages
302Available$685,436367.71View
412Available$449,782169.73View
622Available$629,581306.86View
4-Bedroom House ▼
655.80
4
1 left
~$1,017,391
UnitStatusPrice (USD)Size (m²)Floor PlanImages
901Available$1,017,391655.80View
5-Bedroom House ▼
678.94
5
1 left
~$1,119,356
UnitStatusPrice (USD)Size (m²)Floor PlanImages
911Available$1,119,356678.94View
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 - $650 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool and rooftop terrace, which are moderate to high-cost. The grill area, lounge, and garden are relatively lower-cost amenities. Considering the luxury level indicated by the price range of $364,482 to $1,098,730 USD, the quality of service expected is high. However, the total number of units is 60, which helps distribute the costs, keeping the monthly HOA fees from being excessively high. The absence of extremely high-maintenance amenities like elevators, 24/7 security, gyms, or staffed beach clubs also contributes to a relatively moderate estimated range.

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 Limas Tulum, featuring Swimming Pool, Private Pool.
Image of Garden at Limas Tulum, featuring Stone Wall Garden, Outdoor Private Space.
Image of Swimming Pool at Limas Tulum, featuring Private Pool, Modern Residence.
Image of Swimming Pool at Limas Tulum, featuring Swimming Pool, Private Pool.
Image of Swimming Pool at Limas Tulum, featuring Swimming Pool, Outdoor Pool.
Image of Swimming Pool at Limas Tulum, featuring Swimming Pool, Lush Greenery.
Image of Swimming Pool at Limas Tulum, featuring Outdoor Lounge, Private Pools.
Image of Grill Area at Limas Tulum, featuring Outdoor Kitchen, Grill Area.
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In the heart of Tulum, Limas Tulum stands as a beacon of luxurious living in harmony with nature, where the boundaries between indoors and outdoors dissolve into a serene tapestry of tropical beauty and modern sophistication. The property's design is a masterful blend of clean lines, minimalist aesthetics, and expansive outdoor spaces, creating a sense of harmony between the built environment and the surrounding landscape. With its commitment to sustainability and adherence to the UN-Habitat Sustainable Development Goals, Limas Tulum offers a unique and captivating living environment that embodies the perfect balance of modern luxury and tropical tranquility. However, it's essential to acknowledge the potential risks, including the challenges of maintaining such a large area of lush gardens and the need for meticulous planning to ensure the property's long-term sustainability. Despite these challenges, the opportunity to live in harmony with nature, surrounded by extensive amenities and luxurious spaces, makes Limas Tulum an unparalleled choice for those seeking a truly unique lifestyle.

  • 🌿 Tranquil Oasis: Wake up to the soothing sounds of nature in your spacious, sustainable luxury unit, where private spaces and expansive windows maximize the tropical jungle setting, flooding your home with natural light and serenity.
  • 🏊‍♀️ Aquatic Bliss: Spend your days lounging by the prominent swimming pool, where the seamless integration of modern architecture and lush natural beauty creates a sense of harmony and relaxation, perfect for unwinding under the warm Caribbean sun.
  • 🍽️ Culinary Delights: Enjoy gourmet meals in your sleek, modern kitchen, where the abundance of natural light and strategic use of glass walls create a sense of fluidity and continuity between indoors and outdoors, making every dining experience feel like a celebration of nature and luxury.
  • 🌅 Rooftop Serenity: As the sun sets, retreat to the rooftop terrace, where breathtaking views of the tropical surroundings and the warmth of the setting sun combine to create a truly unforgettable experience, perfect for relaxation and connection with nature.
  • 🍹 Evening Entertainment: Gather with friends and family in the lounge, where the modern finishes and carefully curated outdoor spaces create a sophisticated and inviting atmosphere, ideal for socializing and making unforgettable memories.
Wellness & Recreation
  • 🌿 Lush Gardens: Extensive green spaces for relaxation and connection with nature.
  • 🏊 Swimming Pool: A serene pool area for residents to unwind and enjoy the tropical surroundings.
Social & Entertainment
  • 🍴 Grill Area: Perfect for outdoor dining and socializing amidst the lush gardens.
  • 🍹 Lounge: An elegant space for residents to gather, entertain, and enjoy each other's company.
  • 🌃 Rooftop Terrace: A breathtaking spot to take in the views, relax, and socialize under the stars.
Services & Comfort
  • 🛡️ Services and Comfort: Includes standard amenities like 24/7 security and parking for a secure and convenient living experience.
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July 23, 2026

Limas Tulum represents a strategic 'flight to quality' investment in a maturing Tulum market. Its unique low-density, wellness-focused concept directly addresses the oversupply issues plaguing standard condo projects, positioning it to capture premium rental yields and long-term value appreciation.

  • 💎
    Asset Profile Luxury Low-Density Condominium focused on wellness, featuring only 60 units on a 5.7-acre plot with 80% green space preservation.
  • 📈
    Financial Logic Aims to outperform a competitive rental market by offering a scarce, premium product that attracts higher-end clientele, thereby justifying higher daily rates and occupancy.
  • 📍
    Location Alpha Offers a private retreat with quick access to Tulum's beaches, ruins, and restaurants, without being subject to the noise and congestion of the main tourist zones.
  • 🛡️
    Risk Assessment The primary risk is pre-construction delivery in a market known for delays, mitigated by the developer's 20-year history and the project's strong 85% sold status.
Read the Full Data-Driven Analyst Report

Investment Memo: Limas Tulum

Market: Tulum | Zone: Quick access to everything that makes Tulum famous, while maintaining the bustle at arm’s length. HIGH-YIELD OPPORTUNITY

Analyst Verdict

The Tulum real estate market is undergoing a significant maturation, shifting from a period of speculative hype to a "flight to quality". While the broader condominium market faces oversupply and crashing rental yields for standard units, this creates a distinct opportunity for differentiated, high-quality assets to capture premium value. Limas Tulum is strategically positioned to capitalize on this trend. Its core value proposition is not just a condominium, but a low-density wellness sanctuary, a concept that directly counters the market's primary weakness.

The project's exceptional low density, with only 60 units spread across 5.7 acres while preserving 80% of the natural landscape, offers a level of privacy and integration with nature that is a genuine scarcity. This thesis is strongly validated by its commercial success, having achieved an 85% sell-out rate in a pre-sale phase. This indicates robust market demand for its unique offering, significantly de-risking the investment from a sales velocity perspective and positioning it to outperform the saturated market upon delivery.

Strength: Strategic low-density concept (60 units on 5.7 acres) in a market saturated with high-density projects.
Risk: Execution and delivery risk inherent in Tulum's pre-construction market, where delays are common.

💰 Valuation & Yield Logic

  • Entry Basis: $1,919 USD/m² - Analyzed as Fair Value for a premium, low-density product in a market where pricing is stabilizing.
  • Rental Demand: The general short-term rental market is highly competitive due to oversupply. However, Limas is positioned to target the premium segment, where top-tier properties can achieve average daily rates of $245 to over $348, outperforming the market average.
  • Scarcity Factor: Exceptional low density with only 60 units on a 5.7-acre plot. This focus on space and privacy is a key differentiator in the Tulum market.

📍 Location Maturity

The location is in a developing zone, strategically positioned for quick access to Tulum's main attractions while being insulated from the central bustle. This aligns with the project's ethos of a private retreat and benefits from Tulum's ongoing infrastructure investments.

🏗️ Developer Profile & Status

LAMBDA is an established Mexican developer with 20 years of experience. The project is in a Pre-Sale status with an estimated delivery of December 2025. While the developer's track record is a positive mitigator, the investment carries execution risk typical of the Tulum market.

Status: 85% Sold | Est. Completion: Check Contract
*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: $371,325 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$12,254
  • Notary & Admin Fees: ~$7,393

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$21,847 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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In the heart of Tulum, Limas Tulum embodies the essence of sustainable luxury, offering a unique blend of luxurious living and harmony with nature. This exclusive development is nestled within a tranquil escape, where 80% of the property is dedicated to lush gardens and extensive amenities, providing residents with a serene and private lifestyle. With its commitment to sustainability and adherence to the UN-Habitat Sustainable Development Goals, Limas Tulum is the epitome of eco-friendly living, making it an attractive choice for environmentally conscious individuals and families seeking a luxurious and private lifestyle in Tulum.

Immersive Nature Experiences

For those who crave adventure and a deep connection with nature, Limas Tulum is strategically located near some of Tulum's most breathtaking natural wonders. Residents can explore the crystal-clear waters and lush surroundings of various cenotes, each offering a unique experience that showcases the beauty of the tropical jungle setting.
  • 🌊 Cenote Escondido (Mayan Blue) - Just a 6-minute drive away, this stunning cenote invites residents to snorkel, swim, or simply bask in the sun, surrounded by the vibrant colors of the jungle.
  • 🌴 Cenote Cristal - A mere 3-minute drive from the development, Cenote Cristal offers an unforgettable experience, with its crystal-clear waters and picturesque surroundings, perfect for a relaxing day out or an adventurous exploration.
  • 🌿 Vesica Tulum | Cenote Club - This unique destination, just 4 minutes away, combines the beauty of nature with luxury amenities, offering residents a chance to unwind, rejuvenate, and connect with the natural world.
  • 🌊 Cenote Mayan Blue - Another gem in the area, Cenote Mayan Blue is only 4 minutes away, providing residents with an opportunity to experience the magic of Tulum's cenotes, each with its own character and charm.

Wellness and Relaxation

The development is also surrounded by a variety of spas and wellness centers, catering to the needs of residents who value relaxation, rejuvenation, and a holistic approach to health. From massage therapies to energy healing, these establishments offer a serene escape from the demands of everyday life, aligning perfectly with the sustainable luxury lifestyle that Limas Tulum embodies.
  • 💆 Massage Tulum Energy Healing Spa Temazcal - Located just 6 minutes away, this spa offers a range of treatments designed to promote balance, harmony, and well-being, making it an ideal destination for those seeking relaxation and rejuvenation.
  • 🧖 Tranquility Spa - Although a bit further, at 11 minutes away, Tranquility Spa is a haven for those seeking peace and tranquility, offering a variety of treatments that cater to the mind, body, and spirit.
  • 💆 Tulum Massage Co. - This massage studio, only 6 minutes away, provides residents with easy access to professional massage therapies, ensuring that relaxation and wellness are always within reach.
  • 🧖 Massage Tulum | Carlos Cardona Spa - Located 10 minutes from the development, this spa offers a unique blend of traditional and modern therapies, designed to promote healing, relaxation, and overall well-being.

Active Lifestyle

For residents who prioritize an active lifestyle, Limas Tulum is conveniently located near several gyms and fitness centers, ensuring that staying fit and healthy is not only easy but also enjoyable. These facilities offer a range of equipment, classes, and personal training sessions, catering to all levels of fitness and interest.
  • 🏋️ Gym Tulum - Just 6 minutes away, Gym Tulum provides residents with a fully equipped fitness center, perfect for those who want to maintain their active lifestyle in a supportive and motivating environment.
  • 🌳 Tulum Jungle Gym Pueblo - This unique gym, located 4 minutes from the development, combines fitness with the beauty of nature, offering an inspiring setting for workouts and a chance to connect with the outdoors while staying active.
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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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