Mirval by Pandora

View of Modern Bedroom at Mirval by Pandora, showcasing Architectural Design, Sunset View.
Image of Swimming Pool at Mirval by Pandora, featuring Modern Kitchen, Luxury Villa.
View of Modern Bedroom at Mirval by Pandora, showcasing Natural Light, Floor-to-Ceiling Windows.
View of Modern Bathroom at Mirval by Pandora, showcasing Green Mosaic Tile, Walk-in Shower.
View of Modern Bathroom at Mirval by Pandora, showcasing Green Mosaic Tile, Walk-in Shower.
View of Modern Bedroom at Mirval by Pandora, showcasing Luxury Interior, Floor-to-Ceiling Windows.
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View of Modern Bathroom at Mirval by Pandora, showcasing Walk-in Shower, Green Mosaic Tile.View of Modern Bathroom at Mirval by Pandora, showcasing Walk-in Shower, Green Tile Shower.
Mirval by Pandora is a boutique collection of condos located in the highly sought-after Region 8 of Tulum, offering a unique blend of luxury and sustainability. This project is developed by INGENIERÍA + ARQUITECTURA , a Mexican company with over 15 years of experience in providing comprehensive solutions in construction and technology contracting. The development features Condo and Loft property types, catering to environmentally conscious, high-net-worth individuals seeking an exclusive lifestyle that aligns with their values of preserving natural habitats and promoting ecological innovation.

The strategic value of Mirval by Pandora lies in its 40% of land preserved as green areas , ensuring a harmonious coexistence with nature, and its extensive use of sustainable technologies and solar energy to power amenities, reducing carbon footprint. The project's privileged sea access and unique location where the jungle meets the Caribbean offers an unparalleled lifestyle experience. With amenities such as a beach-entry pool , infinity pool , jungle gym , yoga area , spa , and an on-site restaurant , residents can enjoy a luxurious and exclusive lifestyle while minimizing their environmental impact. The development's comprehensive suite of sustainable technologies , including solar panels , rainwater harvesting , and reverse osmosis water purification system , further enhances its appeal to environmentally conscious investors.

Attractive financing options are available for Mirval by Pandora , making it an even more compelling investment opportunity for those seeking a luxurious and sustainable lifestyle. With its unique blend of luxury, sustainability, and strategic location, Mirval by Pandora presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$238,129 - $811,894 USD
CITY
N/A
Tulum
REGION
Region 8
BEDROOMS
1
2
3
TYPES
Condo
Loft
SURFACE
69.27
-
287
m2
UNITS
25
Units Available
AI RATING
Opportunistic
SALES VELOCITY
39
%
FINANCING PLANS
N/A
Available
DEVELOPER
INGENIERÍA + ARQUITECTURA
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo
70.67 - 101.91
1
18 left
~$244,738
UnitStatusPrice (USD)Size (m²)Floor PlanImages
GL13Available$323,15496.23View
GL14Available$323,15496.23View
GL17Available$323,15496.23View
GL18Available$323,15496.23View
GS12Available$244,73870.67View
GS15Available$258,83674.07View
GS24Available$244,73870.67View
GS25Available$244,73870.67View
GS26Available$244,73870.67View
GS27Available$244,73870.67View
GS28Available$258,83670.67View
GS29Available$244,73870.67View
GS30Available$244,73870.67View
GS32SoldN/A70.67View
TGS1Available$340,080101.91View
TGS2Available$290,59183.34View
TGS3Available$290,59183.34View
TGS4Available$290,59183.34View
TGS5Available$290,59183.34View
1-Bedroom Loft
84.61 - 134.04
1
2 left
~$297,703
UnitStatusPrice (USD)Size (m²)Floor PlanImages
GL31Available$297,70384.61View
PL21Available$468,999134.04View
1-Bedroom Penthouse
69.27 - 240.88
1
2 left
~$411,078
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PH1SoldN/A77.09
PH2SoldN/A76.65
PH3SoldN/A69.27
PH4SoldN/A72.99
PH5SoldN/A75.33
PH6SoldN/A240.88
PL16SoldN/A114.76
PL19Available$411,078116.47View
PL20Available$445,406124.34View
2-Bedroom Condo
152.76 - 216.01
2
1 left
~$708,067
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PL1SoldN/A201.39
PL10SoldN/A152.83
PL11SoldN/A153.52
PL6SoldN/A216.01
PL7Available$708,067216.01View
PL9SoldN/A152.76
2-Bedroom Penthouse
149.75 - 204.63
2
1 left
~$586,825
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PL2SoldN/A204.63
PL4SoldN/A149.75
PL5Available$586,825172.17View
3-Bedroom Condo
286.58
3
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PL8SoldN/A286.58
3-Bedroom Penthouse
245.93
3
1 left
~$811,895
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PL3Available$811,895245.93View
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Standard Plan (0% Discount)30.0%40.0%30.0%0% discount. Structure: 30% down payment, 40% during construction, 25% on delivery, and 5% at title.
High Down Payment Plan (3% Discount)50.0%30.0%20.0%3% discount. Structure: 50% down payment, 30% during construction, 15% on delivery, and 5% at title.
Construction Focused Plan (5% Discount)30.0%60.0%10.0%5% discount. Structure: 30% down payment, 60% during construction, 5% on delivery, and 5% at title.
Contado Plan (8% Discount)80.0%20.0%8% discount. Structure: 80% down payment, 0% during construction, 15% on delivery, and 5% at title.
Deferred Construction Plan (1.5% Discount)30.0%70.0%1.5% discount. 30% down payment with no payments during construction.
Standard Plan (3% Discount)30.0%40.0%30.0%3% discount. 30% down payment with 40% paid in monthly installments during construction.
High Down Payment Plan (5% Discount)50.0%30.0%20.0%5% discount. 50% down payment with 30% paid in monthly installments during construction.
Construction Focused Plan (8% Discount)30.0%60.0%10.0%8% discount. 30% down payment with 60% paid in monthly installments during construction.
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:

$450 - $850 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of high-maintenance amenities like the gym, rooftop terrace, swimming pool, and spa, which are typical of luxury developments. The moderate number of total units (41) helps to distribute the costs, but the luxury level indicated by the price range ($238,129 - $811,894 USD) suggests that residents will expect a high level of service and maintenance, contributing to the higher end of the estimate. The ocean view and fire pit, while desirable, do not significantly impact the maintenance costs, but the overall package of amenities and the luxury pricing suggest a higher HOA fee to maintain the quality of the 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
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Image of Lounge at Mirval by Pandora, featuring Modern Lounge, Japandi Style.
Image of Rooftop Terrace at Mirval by Pandora, featuring Rooftop Terrace, Concrete Architecture.
Image of Swimming Pool at Mirval by Pandora, featuring Rooftop Terrace, Modern Architecture.
Image of Swimming Pool at Mirval by Pandora, featuring Resort-style Pool, Lush Landscaping.
Image of Lounge at Mirval by Pandora, featuring Lush Garden, Tropical Landscaping.
Image of Gym at Mirval by Pandora, featuring Outdoor Gym, Jungle Gym.
Image of Lounge at Mirval by Pandora, featuring Rustic Dining, Wooden Architecture.
Image of Lounge at Mirval by Pandora, featuring Rustic Architecture, Wood Beam Ceiling.
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Mirval by Pandora redefines the concept of conscious luxury, where the boundaries between architecture and nature are blurred to create a unique retreat that nourishes both body and soul.

  • 🌿 Nature's Sanctuary: Stroll through the 40% of the property dedicated to preserved green areas, immersing yourself in the sights and sounds of the natural world, just steps from your luxurious residence.
  • 🏋️‍♀️ Personal Wellness: The private, residents-only gym means you can maintain your wellness routine without ever leaving the sanctuary of the property, surrounded by natural light and state-of-the-art equipment.
  • 🌅 Rooftop Serenity: The rooftop terrace, with its breathtaking ocean view, becomes your personal haven for relaxation and entertainment, perfect for watching the sunset or enjoying a private dinner under the stars.
  • 🔥 Cozy Gatherings: Gather around the fire pit, nestled in the beautifully landscaped garden, and enjoy warm evenings with friends and family, surrounded by the soothing ambiance of nature.
  • 🧖‍♀️ Rejuvenation: The spa at Mirval by Pandora offers a serene escape, providing a range of treatments that will rejuvenate your mind, body, and spirit, all within the comfort of your luxury retreat.
  • 🌟 Luxury Entertainment: The lounge, with its sophisticated design and stunning views, is the perfect setting for hosting exclusive events or simply unwinding in style, enjoying the finer things in life.
Wellness & Recreation
  • 🏋️ Gym: Maintain wellness routines in a private, residents-only fitness center.
  • 🌿 Garden: Serene green spaces for relaxation and connection with nature.
  • 🧖 Spa: Rejuvenate in a luxurious spa, promoting holistic well-being.
  • 🏊 Swimming Pool: Enjoy ocean views while swimming in a beautifully designed pool.
Social & Entertainment
  • 🍸 Lounge: Socialize in style with breathtaking ocean views and sophisticated ambiance.
  • 🔥 Fire Pit: Gather around the fire pit on the rooftop terrace, perfect for social evenings under the stars.
  • 🌃 Rooftop Terrace: Host unforgettable gatherings with panoramic views of the Caribbean.
Services & Comfort
  • 🚪 Ocean View: Wake up to stunning ocean views, enhancing the luxury living experience.
  • 🛡️ Services: Includes 24/7 security, parking, and concierge support for a worry-free lifestyle.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Mirval by Pandora is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌊 Ocean View Luxury: The property's rare and non-replicable ocean views provide a significant value anchor, ensuring long-term desirability and pricing power.
  • 🛋️ Premium Amenities: With a rooftop terrace and spa, the property enhances the lifestyle offering, appealing directly to the high-end demographic that has proven to be a more stable demand segment in Tulum's market.
  • 🚀 Strategic Location: The new Tulum Airport's success, surpassing its inaugural year passenger forecast, confirms strong and growing demand for the destination, supporting long-term value appreciation.
  • 🌴 Enduring Global Brand: Tulum's established identity as a unique destination for wellness, spirituality, and eco-luxury continues to attract a dedicated international clientele, providing a resilient demand base for the property.
Read the Full Data-Driven Analyst Report
In a market experiencing a severe local correction, validated by a national slowdown in tourism air arrivals to just +0.2% YoY, Mirval by Pandora’s strategic advantage is its premium amenity stack and non-replicable features. The asset's offering of units with 'Ocean View' provides a durable competitive moat against an oversupply of standardized rental inventory. This positions the asset to capture a flight-to-quality premium and attract long-term capital focused on appreciation, thereby insulating it from the acute rental yield compression affecting the broader Tulum market.

💎 Competitive Advantages (Alpha)

The primary drivers of value are tangible, property-specific features that cannot be easily replicated. In a market where generic properties face high vacancy rates, these differentiators allow the asset to target the resilient luxury sector, which continues to attract premium rental rates and long-term buyer interest.

  • Ocean View: This is a rare and permanent feature that provides a significant value anchor against commoditized inventory, ensuring long-term desirability and pricing power.
  • Rooftop Terrace: A premium amenity that enhances the lifestyle offering, appealing directly to the high-end demographic that has proven to be a more stable demand segment in Tulum's bifurcated market.
  • Spa: This wellness-focused amenity aligns with Tulum's established global brand, attracting a dedicated international clientele and supporting the asset's positioning as a luxury retreat rather than a standard rental unit.


🛡️ Foundational Market Strengths (Beta)

Despite the acute local oversupply crisis, fundamental long-term demand drivers for the destination remain robust. These macro-level tailwinds provide a degree of stability and support a thesis for long-term capital appreciation, independent of the current rental market turmoil.

  • Proven Infrastructure Success: The new Tulum Airport has fundamentally de-risked long-term visitor access, having surpassed its inaugural year passenger forecast by over 25% . This confirms strong, growing, and durable demand for the destination itself.
  • Enduring Global Brand: Tulum's established identity as a unique destination for wellness, spirituality, and eco-luxury continues to attract a dedicated international clientele, providing a resilient demand base that is less susceptible to short-term market fluctuations.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe local market oversupply of rental units, described in market reports as a 'significant crash', has led to depressed rental yields and increased competition for tenants.
  • 🔴 Inventory Exposure: The asset's significant inventory of 1-Bedroom units (22 of 25 available units) faces direct exposure to the most oversupplied segment of the Tulum market. However, the extreme scarcity of larger typologies, specifically the single 2-Bedroom Condo, 2-Bedroom Penthouse, and 3-Bedroom Penthouse, creates a distinct value proposition. These unique, larger units are insulated from the primary market risk and cater to a more stable, long-term end-user rather than the transient rental market.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the acute risk in the commoditized 1-bedroom market, which constitutes the bulk of the inventory. However, the opportunity is anchored by the asset's differentiated quality and the strategic scarcity of its larger 2- and 3-bedroom penthouse units, which are positioned to outperform in a flight-to-quality environment. .
  • 🟢 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, long-term holder focused on capital appreciation over immediate rental income. This profile is suited for the current environment, where local property purchases have decreased by approximately 40% from their peak, filtering out speculative players. Given Mexico's high policy rate of 11.25% , which makes local financing prohibitive, the ideal buyer is a cash-heavy foreign national. This is an investor who understands that the current 35-40% discounts on resale units in prime areas represent a strategic entry point. They will value tangible, non-replicable features like ocean views as a hedge against volatility and will likely leverage developer incentives, such as the "Contado Plan" which offers an 8% discount for an 80% down payment, to secure a cornerstone asset for a highly curated, long-term portfolio.
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: $244,738 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$8,076
  • Notary & Admin Fees: ~$5,724

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$16,001 USD
Approx. 6.5% 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, where the lush jungle meets the Caribbean Sea, lies a haven of conscious luxury, redefining the boundaries of elevated sustainable living. This unique location offers discerning individuals and families a chance to embrace a luxurious, eco-friendly lifestyle, surrounded by breathtaking natural beauty and advanced ecological technologies. With 40% of the land preserved as green areas, residents can deepen their connection with nature, while elegant units blend luxury with the beauty of the jungle and sea, ensuring a life of balance and harmony.

The Doorstep Experience

Just steps away from your luxurious abode, the doorstep experience unfolds like a tapestry of delights, weaving together the essence of Tulum's relaxed, wellness-focused atmosphere. From artisanal bakeries to boutique shopping and vibrant cafes, every moment is an opportunity to indulge in the local culture, savoring the flavors and beauty of this enchanting town.
  • 🍞️ Cara Feliz Tulum - A 5-minute stroll leads to this charming spot, where the allure of local cuisine, artisanal goods, and warm hospitality awaits, embodying the essence of community and connection that defines Tulum's lifestyle.
  • 🥐 Panaderia amarela tulum - For those who crave the authentic taste of freshly baked goods, this beloved bakery is just an 8-minute walk away, offering a sensory journey that combines the simplicity of traditional baking with the richness of local ingredients.
  • 🛍️ Venus Boutique Tulum - With its curated selection of stylish apparel and accessories, this boutique, reachable within a 6-minute walk, caters to the discerning individual seeking to elevate their wardrobe with pieces that reflect the elegance and sophistication of Tulum's conscious luxury lifestyle.
  • 👜 MIRA BOUTIQUE - Another gem in Tulum's boutique scene, MIRA BOUTIQUE, just a 6-minute walk away, offers an exclusive shopping experience, with each piece carefully selected to resonate with the refined tastes of those who value luxury, sustainability, and unique style.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a plethora of natural wonders, culinary hotspots, and convenient amenities, all contributing to a lifestyle that is as adventurous as it is luxurious. Whether you're drawn to the crystal-clear waters of Tulum's cenotes, the vibrant local markets, or the serene landscapes of the jungle, every day presents an opportunity to explore, discover, and rejuvenate.
  • 🌊 Gran Cenote - Just a 9-minute drive away, this stunning natural wonder invites you to snorkel, swim, or simply bask in the beauty of its crystal-clear waters, surrounded by lush vegetation, embodying the perfect blend of adventure and tranquility.
  • 🌴 Two Eyes Cenote - For the more adventurous, a 29-minute drive leads to this breathtaking cenote, a natural swimming hole nestled in the heart of the jungle, offering an unforgettable experience of swimming in its cool, clear waters, surrounded by nature's splendor.
  • 🛍️ Selecto Chedraui Tulum - Convenience meets luxury at this supermarket, just a 7-minute drive away, where you can find everything from gourmet foods to daily essentials, ensuring that your lifestyle remains effortless and indulgent.
  • 🏞️ Cenote Santa Cruz Tulum - A 14-minute drive reveals this hidden gem, a cenote that embodies the serene beauty of Tulum's natural landscapes, perfect for a day of relaxation, exploration, or simply connecting with the beauty of nature.
  • ❤️ Cenote Corazón del Paraíso - Named the 'Heart of Paradise', this cenote, accessible within a 14-minute drive, is a testament to Tulum's breathtaking natural beauty, offering a tranquil escape into a world of crystal-clear waters and lush jungle, perfect for snorkeling, swimming, or simply rejuvenating.
  • Cenote Cristal - Just an 8-minute drive away, Cenote Cristal shines as a beacon of natural beauty, its crystal-clear waters reflecting the sky above, creating a surreal landscape that invites exploration, relaxation, and a deep connection with nature's splendor.
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Image of Swimming Pool at Mirval by Pandora, featuring Private Pool, Indoor-Outdoor Living.Image of Swimming Pool at Mirval by Pandora, featuring Luxury Apartment, Private Pool.Image of Swimming Pool at Mirval by Pandora, featuring Luxury Residence, Indoor-Outdoor Living.

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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Tulum
Selva Zama
Swimming Pool, Pool, Swimming Area, Alberca, Piscina, Lounge, Common Area, Living Room, Clubhouse, Resident Lounge, Salón, Sala de estar, Sala común, Jacuzzi, Hot Tub, Whirlpool, Spa Tub, Bañera de hidromasaje, Rooftop Terrace, Rooftop Deck, Roof Deck, Terrace, Sky Deck, Azotea, Terraza en la azotea, Garden, Yard, Green Space, Landscaped Area, Patio, Jardín, Zona verde, Área ajardinada, Parking, Parking Space, Parking Lot, Garage, Covered Parking, Car Park, Spot, Estacionamiento, Parqueo, Aparcamiento, Garaje
395120
545000