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Mestiza 15
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Mestiza 15
is a boutique collection of
118 condos
, offering a unique blend of luxury and authenticity amidst Tulum's breathtaking nature. This project is the third and most anticipated development from an experienced developer, following the success of
Zambo
and
Mestiza
in
Lúum Zama, Aldea Zamá
. The developer is known for focusing on quality, exclusivity, and sustainability in their projects, aiming to create a positive impact on the environment and community.
Mestiza 15
features
14 different layouts
, including garden units, jungle view apartments, and penthouses, catering to diverse preferences while ensuring privacy and legal certainty. Available property types include
Condo
,
Penthouse
, and
Studio
.
The strategic value of Mestiza 15 lies in its meticulous design, blending seamlessly into Tulum's natural beauty, and its extensive premium amenities, including an adult swimming pool with a 25m lane , a kids pool , a jungle restaurant , a spa with cold/hot plunge pools , a yoga area , a gym , and a coworking space . The project's strategic location on the main access avenue to the hotel zone , with 55% of the 1-hectare land preserved as forest , ensures a lush environment and enhances its investment potential. Despite potential risks, such as market fluctuations, Mestiza 15 presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. With its unique features and design philosophy, Mestiza 15 offers a rare chance to invest in a luxury development that harmoniously blends with Tulum's natural beauty. Note that Mestiza 15 does not offer developer financing, allowing investors to explore external financing options that best suit their needs.
The strategic value of Mestiza 15 lies in its meticulous design, blending seamlessly into Tulum's natural beauty, and its extensive premium amenities, including an adult swimming pool with a 25m lane , a kids pool , a jungle restaurant , a spa with cold/hot plunge pools , a yoga area , a gym , and a coworking space . The project's strategic location on the main access avenue to the hotel zone , with 55% of the 1-hectare land preserved as forest , ensures a lush environment and enhances its investment potential. Despite potential risks, such as market fluctuations, Mestiza 15 presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. With its unique features and design philosophy, Mestiza 15 offers a rare chance to invest in a luxury development that harmoniously blends with Tulum's natural beauty. Note that Mestiza 15 does not offer developer financing, allowing investors to explore external financing options that best suit their needs.
PRICE
N/A
$179,900 - $650,000 USD
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
1
2
3
SURFACE
46.22
-
239
m2
UNITS
50
Units Available
ANALYST RATING
High-Yield Opportunity
SALES VELOCITY
61
%
FINANCING PLANS
N/A
Available
DEVELOPER
Mestiza Group
DELIVERY DATE
N/A
DEVELOPER STATUS
LISTING UPDATE
December 16, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Mestiza 15
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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1-Bedroom Condo ▼ 49.83 - 109.85 1 21 left ~$179,900
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2-Bedroom Condo ▼ 126.55 - 212.99 2 12 left ~$407,709
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2-Bedroom Penthouse ▼ 135.97 - 136.23 2 0 left SOLD OUT
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3-Bedroom Penthouse ▼ 196.10 - 239.45 3 1 left ~$650,000
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Penthouse Villa ▼ 281.60 N/A 0 left SOLD OUT
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Studio ▼ 46.22 - 55.26 1 15 left ~$182,000
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Unit ▼ 48.98 N/A 1 left ~$227,500
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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 - $550 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of high-maintenance amenities like 8 elevators, 24/7 security, a spa, plunge pool, gym, and multiple pools, which are typically associated with higher operational costs. Additionally, the luxury level indicated by the price range of $179,900 to $650,000 USD suggests a higher quality of service and maintenance, contributing to the estimated range. However, the moderate number of total units (128) helps to distribute these costs, preventing the fees from being excessively high.
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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In the heart of Tulum, where the allure of luxury and nature converges,
Mestiza 15
stands as a testament to refined living, offering a unique blend of modern design, seamless indoor-outdoor transitions, and an abundance of natural light. The property's aesthetic is characterized by sleek, high-end finishes and expansive spaces that unfold as a masterclass in understated elegance, with meticulously captured wide-angle shots showcasing the perfect synergy between the modern kitchenette, lounge, and sleeping area. As the gaze extends outward, the private balcony and lush outdoor environment become an integral part of the living space, fostering an intimate connection with nature and infusing the interior with an abundance of natural light.
- 🏠 Effortless Elegance: Experience the perfect blend of modern design and seamless indoor-outdoor living, where sleek, high-end finishes and an open-plan layout converge to create a sense of effortless elegance, with the modern kitchenette, lounge, and sleeping area blending harmoniously to form a cohesive whole.
- 🌴 Luxurious Retreat: The private pool and terrace, artfully staged and photographed, add a touch of sophistication and refinement, making the space highly desirable for those seeking a luxurious retreat, with the presence of lush outdoor environments and an abundance of natural light.
- 🏋️♀️ Wellness Routine: The private, residents-only gym means you can maintain your wellness routine without ever leaving the sanctuary of the property, with floor-to-ceiling windows flooding the space with natural light, or find your focus in the dedicated yoga area surrounded by lush jungle.
- 🍴 Culinary Delights: Savor the flavors of Tulum at the Jungle Restaurant, where the culinary experience is elevated by the lush surroundings and the sound of nature, or explore the local cuisine at the nearby Commercial Area.
- 🌊 Aquatic Oasis: The Adult Swimming Pool with 25m Swimming Lane and Kids Pool become your private aquatic oasis, an edge of turquoise water that melts into the horizon, offering a perfect escape for relaxation under the warm Caribbean sun.
- 🛍️ Beachside Convenience: The Beach Boutique and Commercial Area offer a convenient and luxurious shopping experience, with a wide range of products and services at your doorstep, and the 24/7 Security and Parking Spaces (90) provide a safe and secure environment for residents and their guests.
- 🚗 Seamless Transportation: The property's strategic location on the main access avenue to the hotel zone ensures easy access to transportation, making it simple to explore Tulum and its surroundings, with the added benefit of 55% of the 1-hectare land preserved as forest, ensuring a lush environment.
Wellness & Recreation- 🏋️♀️ Gym: Maintain your wellness routine in a private, residents-only gym.
- 🧘 Yoga Area: Practice mindfulness and relaxation amidst nature.
- 🏊♀️ Adult Swimming Pool: Enjoy a 25m swimming lane for fitness and leisure.
- 🌟 Spa: Rejuvenate in a serene, natural setting with plunge pools and spa facilities.
- 🌿 Green Areas: Connect with nature in preserved forest areas.
Social & Entertainment- 🍴 Jungle Restaurant: Savor local cuisine in a unique, immersive setting.
- 🛍️ Beach Boutique: Discover exclusive shopping experiences on-site.
- 👥 Commercial Area: Explore a variety of amenities and services at your doorstep.
- 🌴 Solarium: Relax and socialize in a beautifully designed outdoor space.
Services & Comfort- 🚪 24/7 Security: Feel safe with around-the-clock security and concierge services.
- 🚗 Parking Spaces: Conveniently park your vehicle in one of the 90 designated spaces.
- 📊 Coworking Area: Stay productive in a fully equipped, shared workspace.
- 🛡️ Concierge and Lobby: Enjoy personalized support and a welcoming lobby area.
- 📦 Also Includes: Restrooms in common areas, transportation access, and more for effortless living.
December 16, 2025
Mestiza 15 represents a strategic pre-sale entry into Tulum's premium property market, slated for a December 2025 completion. While the broader market is maturing and facing a potential oversupply of condominiums, this asset is positioned to capture high-yield returns through its superior location, luxury amenity package, and the developer's established track record. The investment thesis is centered on leveraging these quality differentiators to outperform in a more competitive rental landscape.
-
💎
Asset Profile Pre-Sale Luxury Condominium (61% sold) with a diverse inventory of 123 units, including less common 2 and 3-bedroom configurations featuring flexible lock-off systems.
-
📈
Financial Logic The investment rationale supports a premium entry basis of $3,610 USD/m², justified by high-end finishes and an extensive amenity list designed to attract clientele willing to pay above Tulum's average daily rate of $216. The scarcity of larger multi-bedroom units with lock-off capabilities allows for flexible and diversified rental strategies.
-
📍
Location Alpha Positioned on the main access avenue to the hotel zone, the asset offers strategic proximity to key destinations: a 5-minute drive to the Hotel Zone and downtown, a 10-minute drive to the Tulum archaeological zone, and a 45-minute drive to the new Tulum International Airport.
-
🛡️
Risk Assessment The principal risk is market timing, with delivery into a potentially oversupplied condominium market; however, this is significantly mitigated by the developer's (Mestiza Group) 9-year history and successful delivery of two prior projects in Tulum.
Read the Full Data-Driven Analyst ReportInvestment Memo: Mestiza 15
Market:
Tulum
| Zone:
Located on the main access avenue to the hotel zone, 5-minute drive to Hotel Zone, 5-minute drive from Tulum's main supermarket, 10-minute drive to Tulum archaeological zone, 45-minute drive to Tulum International Airport, 1 hour 50 minutes drive to Cancun International Airport, 5-minute drive to Tulum downtown
High-Yield Opportunity
Analyst Verdict
Mestiza 15 represents a compelling, albeit speculative, investment in a maturing Tulum market. As a Pre-Sale asset with a scheduled completion in December 2025, the primary risk lies in execution and market timing. The developer, Mestiza Group, has a proven track record in the region, which provides significant confidence in their ability to deliver a high-quality product. The asset's strength is its prime location and extensive luxury amenity package, positioning it to capture the high end of the rental market. However, it will be delivered into a market facing a potential oversupply of condominiums, which could suppress rental yields for undifferentiated properties. This investment is a bet on quality, location, and developer reputation winning out in a more competitive landscape.
Strength:
Experienced developer with a portfolio of completed local projects, mitigating construction risk.
Risk:
Delivery into a maturing market with a reported oversupply of condos, potentially compressing rental yields.
💰 Valuation & Yield Logic
- Entry Basis: $3,610 USD/m² - Analyzed as Premium for this specific zone, justified by the high-end finishes, extensive amenity list, and the developer's reputation.
- Rental Demand: The Tulum short-term rental market is robust, with average daily rates around $216, but can be much higher for premium properties. While there is a risk of market-wide oversupply, this asset's luxury positioning and amenities should attract a higher-paying clientele.
- Scarcity Factor: The project features a diverse inventory mix, including larger 2 and 3-bedroom units which are less common. The lock-off system in some units offers flexible rental strategies.
📍 Location Maturity
The zone is established and highly strategic, located on the main avenue connecting downtown to the popular hotel zone. The area is experiencing a "flight to quality," and its proximity to key attractions and the new airport solidifies its long-term value.
🏗️ Developer Profile & Status
The developer, Mestiza Group, has 9 years of experience and has successfully delivered two prior projects in Tulum (Zambo and Mestiza). This track record provides confidence in the project's completion. The asset is currently in Pre-Sale with a scheduled delivery for December 2025.
Status:
61% Sold
| Est. Completion:
12/2025
*Analysis based on current market listings.
*Analysis based on current market listings.
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 $294,386 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$9,715
- Notary, Registry & Admin Fees: ~$6,886
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$18,800 USD
This represents approximately 6.4% of the property's value.
~$18,800 USD
This represents approximately 6.4% 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%
Contact us
Mestiza 15 embodies the essence of luxury harmony with nature, offering discerning individuals a unique blend of luxury, nature, and cultural immersion in Tulum. This address is strategically located on the main access avenue to the hotel zone, with 55% of the 1-hectare land preserved as forest, ensuring a lush environment that seamlessly integrates with the natural beauty of Tulum. Residents can indulge in meticulously crafted units with luxury finishes and extensive premium amenities, including adult and kids pools, jungle restaurant, spa, yoga area, gym, and coworking space, all designed to provide an immersive Tulum experience.
The Doorstep Experience
The immediate surroundings of Mestiza 15 are a testament to the area's vibrant charm, where every day can begin with a delicious treat from a local artisanal bakery. Within a short walking distance, residents can discover a variety of amenities that enhance their daily life, from casual dining to unique shopping experiences.- 🥐 La Baguette Boulangerie - Just a 4-minute walk away, this bakery offers freshly baked goods, perfect for a quick breakfast or snack, highlighting the convenience and accessibility of the neighborhood.
Neighborhood Highlights
Beyond the immediate doorstep, the neighborhood unfolds with a plethora of attractions and amenities that cater to every interest, whether it's exploring nature, staying fit, or indulging in local culture. A short drive from Mestiza 15, residents can find an array of destinations that enrich their lifestyle and provide endless opportunities for entertainment and personal growth.- 🏞️ Parque Dos Aguas - A 6-minute drive leads to this beautiful park, offering a serene escape into nature, perfect for those seeking tranquility and a deeper connection with the outdoors.
- 🛍️ Selecto Chedraui - For all shopping needs, this supermarket is just a 9-minute drive away, ensuring that residents have easy access to a wide range of products and services, enhancing their overall quality of life.
- 🏋️♀️ SACAB Entrenamiento Cultural - Combining health and culture, this gym is an 8-minute drive from the property, offering a unique space for physical activity and cultural engagement, reflecting the community's emphasis on holistic wellness.
- 🏋️♂️ Gym Tulum - For fitness enthusiasts, this gym is just a 6-minute drive away, providing state-of-the-art equipment and training facilities, catering to the active lifestyle of residents.
- 🌴 Tulum Jungle Gym Pueblo - Nestled in the heart of Tulum, a 4-minute drive from Mestiza 15, this jungle gym offers an immersive fitness experience surrounded by nature, embodying the area's unique blend of adventure and wellness.
- 🔥 GOAT GYM TULUM - As a premier fitness destination, this gym is a 7-minute drive away, featuring cutting-edge facilities and expert trainers, appealing to those who strive for excellence in their physical pursuits.
- 🏢 Rooftop Fitness Center - Offering a panoramic view of Tulum, this fitness center is a 9-minute drive from the property, combining fitness with breathtaking vistas, providing a unique and inspiring workout experience.
