Mizu by Areia

Image of a Studio Apartment Layout, featuring Open-Concept Living and Private Balcony.
Image of a Modern Architecture, featuring Landscaped Courtyard and Lagoon-Style Pool.
Image of a Japandi Style Decor, featuring Studio Layout and Light Wood Flooring.
Image of a Resort-Style Pool, featuring Private Balconies and Modern Architecture.
Image of a Resort-style Pool, featuring Swim-up Rooms and Private Balconies.
Image of a Private Balcony, featuring Pool View and Outdoor Seating Area.
Image of a Primary Bedroom, featuring Wood Slat Accent Wall and King Size Bed.
Image of a Master Bedroom, featuring Wood Accent Wall and Bohemian Style Decor.
Image of a Resort-Style Pool, featuring Waterfall Feature and Lush Landscaping.
Image of a Modern Bathroom, featuring Walk-In Shower and Rainfall Shower Head.
No items found.
Image of a Zen Garden Entrance, featuring Japanese Inspired Design and Modern Architecture.Image of a Modern Architecture, featuring Zen-Inspired Design and Green Facade.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Mizu by Areia is a boutique residential project located in the sought-after Region 15 of Tulum, comprising a total of 30 modern apartments across two intimate towers. Developed by Yexalem SA de CV , a company with a proven track record in residential, tourist, and hotel construction in the Riviera Maya since 2010, this project offers a unique blend of serenity and accessibility. The available property types include Condos and Studios , catering to diverse lifestyle preferences and investment goals.

The strategic value of Mizu by Areia lies in its exclusive community setup, ensuring a private and serene living environment, coupled with its prime location in Tulum, one of Mexico's most sought-after tourist destinations. This positioning provides potential for strong rental yields and long-term property appreciation. The development offers a unique choice between ground-floor Swim Up units and upper-floor apartments with private balconies , offering diverse lifestyle options. With high-quality finishes and modern amenities, including a central pool and rest terrace , Mizu by Areia caters to the desires of luxury seekers. Furthermore, the competitive pricing starting from $81,509 makes luxury ownership in Tulum more accessible to a wider range of buyers and investors. Attractive financing options are also available, enhancing the investment viability of this exclusive retreat.

With its unique blend of exclusivity, luxury, and strategic location, Mizu by Areia presents a compelling opportunity for discerning individuals and investors seeking a high-end living experience in a thriving Mexican Caribbean town. The project's emphasis on tranquility, modern amenities, and diverse lifestyle options makes it an attractive choice for those valuing exclusivity and potential for rental income. As a project by a reputable developer with a history of delivering quality constructions, Mizu by Areia is poised to offer a unique and rewarding investment experience.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$86,167 - $97,292 USD
CITY
N/A
Tulum
REGION
Region 15
BEDROOMS
1
TYPES
Condo
Studio
SURFACE
50
-
50
m2
UNITS
9
Units Available
AI RATING
Opportunistic
SALES VELOCITY
70
%
FINANCING PLANS
N/A
Available
DEVELOPER
Yexalem SA de CV
DELIVERY DATE
N/A
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
Standard Condo ▼
50.00
N/A
8 left
~$87,747
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1SoldN/A50.00
10SoldN/A50.00
11SoldN/A50.00
12Available$87,74750.00
13Available$87,74750.00
14Available$87,74750.00
15SoldN/A50.00
16SoldN/A50.00
17SoldN/A50.00
18SoldN/A50.00
19SoldN/A50.00
2SoldN/A50.00
20SoldN/A50.00
21SoldN/A50.00
22SoldN/A50.00
23SoldN/A50.00
24SoldN/A50.00
25SoldN/A50.00
26Available$87,74750.00
27Available$87,74750.00
28Available$87,74750.00
29Available$87,74750.00
3SoldN/A50.00
30SoldN/A50.00
4SoldN/A50.00
5SoldN/A50.00
6SoldN/A50.00
8Available$87,74750.00
9SoldN/A50.00
Standard Residence ▼
50.00
N/A
1 left
~$99,077
UnitStatusPrice (USD)Size (m²)Floor PlanImages
7Available$99,07750.00
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Standard Financing30%—70%This plan corresponds to the 'PRECIO DE LISTA'. The payment structure is 30% down payment ('Enganche') and the remaining 70% on delivery ('Entrega').
Promoción 12 MSI30%—70%Promotional plan offering a discounted price with 12 months no interest (12 MSI). The payment structure is 30% down payment and 70% on delivery.
Contado———Upfront cash payment plan that offers a discounted price. The specific percentage breakdown for the payment is not detailed in the document.
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:

$150 - $300 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of moderate-cost amenities like a swimming pool, swim-up bar, and lounge area, which suggest a mid-to-high level of service quality. The absence of extremely high-maintenance amenities like elevators, 24/7 security, or staffed beach clubs helps to keep the estimate on the lower end. Additionally, the relatively low price range starting from $81,509 and the moderate number of total units (30) sharing the costs contribute to a reasonable monthly HOA fee 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
Availability Map
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Image of a Zen Garden Entrance, featuring Japanese Inspired Design and Modern Architecture.
Image of a Resort-Style Pool, featuring Waterfall Feature and Lush Landscaping.
Image of a Modern Architecture, featuring Resort-Style Pool and Lush Landscaping.
Image of a Resort-Style Pool, featuring Waterfall Feature and Lush Landscaping.
Image of a Resort-Style Pool, featuring Private Balconies and Modern Architecture.
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Mizu by Areia is a masterful blend of modern luxury and natural serenity, where sophisticated design elements and high-quality materials converge to create an exclusive retreat in the heart of Tulum. The soft, warm glow of twilight masterfully highlights the sleek lines of modern architecture, lush foliage, and tranquil water elements, drawing you into a world of understated elegance and refinement.

  • 🌿 Tranquil Oasis: Step into the serene atmosphere of Mizu by Areia, where the expertly handled lighting and natural textures of stone and wood create a sense of depth and immersion, making you feel like you're in a secluded paradise.
  • 🏊‍♀️ Aquatic Bliss: The private pool and swim-up bar become your own personal haven, where you can unwind and rejuvenate surrounded by the soothing sounds of water and the warmth of the Mexican Caribbean sun.
  • 🍹 Evening Entertainment: As the stars begin to twinkle, the lounge area transforms into a sophisticated social hub, where you can gather with friends and enjoy exquisite cocktails amidst the tranquil ambiance of the property's meticulously manicured gardens.
  • 🏞️ Nature's Sanctuary: The private balconies and rest terraces offer a serene escape, where you can connect with nature and enjoy breathtaking views of the surrounding landscape, from the vibrant hues of sunset to the gentle rustle of leaves in the breeze.
  • 🔥 Exclusive Lifestyle: With only 30 modern apartments, Mizu by Areia provides an exclusive community that combines the best of modern luxury with the natural beauty of Tulum, creating a unique and desirable lifestyle that's perfect for discerning individuals and investors seeking a high-end living experience.
Wellness & Recreation
  • 🏊 Swimming Pool: Relax and unwind in the serene pool environment, perfect for a healthy lifestyle.
  • 🌴 Garden: Stroll through the lush gardens, providing a peaceful escape from the vibrant town of Tulum.
  • 🛋️ Rest Terrace: Unwind on the rest terrace, offering a tranquil spot to rejuvenate and enjoy the surroundings.
Social & Entertainment
  • 🍹 Lounge: Socialize and entertain in the stylish lounge area, ideal for hosting and community gatherings.
Services & Comfort
  • 🚪 Parking and Security: Includes secure parking and 24/7 security for added convenience and peace of mind.
  • 🛡️ Lobby and Concierge: Features a stylish lobby and dedicated concierge service, ensuring a luxurious and comfortable living experience.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Mizu by Areia is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏊‍♀️ Resort-Style Living: The 'Swim Up' pool and dedicated lounge areas provide a premium lifestyle experience, attracting high-end renters and setting a new standard in the area.
  • 🌴 Private Outdoor Oases: Balconies and gardens for ground-floor units offer a highly sought-after feature, perfect for those seeking a tranquil retreat in a stunning destination.
  • 📈 Growth Backed by Infrastructure: Significant public investment in road rehabilitation, drainage system enhancements, and new electrification projects supports long-term growth and value appreciation.
  • 🗺️ Validated Demand: The new Tulum Airport's success, surpassing its first-year passenger forecast by over 25%, confirms the destination's enduring appeal and robust visitor demand.
  • 🌟 Global Brand Appeal: Tulum's reputation as a premier destination for wellness, eco-tourism, and digital nomads ensures a consistent influx of international clientele, supporting a stable and vibrant rental market.
Read the Full Data-Driven Analyst Report
In a market defined by a severe oversupply of commoditized rental units, Mizu by Areia is positioned to outperform. The asset's curated amenity package, featuring a 'Swim Up' pool and dedicated lounge areas, provides a tangible quality differentiator that offers a clear path to attract a premium rental segment. This strategy is designed to capture the robust, long-term visitor demand validated by the new Tulum Airport exceeding its first-year passenger forecast by over 25%, thereby insulating the asset from the yield compression affecting standard inventory.

💎 Competitive Advantages (Alpha)

The asset's competitive advantages are strategic differentiators designed to secure a premium rental segment in a market where generic, undifferentiated properties are experiencing high vacancy rates. These features directly target the resilient luxury niche that continues to attract premium rental rates despite the broader downturn.

  • Resort-Style 'Swim Up' Pool Access: This premium feature offers a distinct competitive advantage over the standard pool amenities prevalent in the market. It elevates the living experience to a resort-quality level, justifying higher rental premiums and attracting a more discerning tenant base.
  • Integrated Social & Wellness Spaces: The inclusion of a dedicated 'Lounge' and 'Rest Terrace' creates a comprehensive lifestyle experience beyond the individual unit. This enhances tenant appeal and fosters a sense of community, which is a critical factor for retention in a competitive rental environment.
  • Private Outdoor Areas: The availability of balconies and gardens for ground-floor units provides a high-demand, value-add feature. In a destination market like Tulum, private outdoor space is a key driver of rental choice and commands a significant premium.


🛡️ Foundational Market Strengths (Beta)

While the asset's specific features drive outperformance, its long-term value is underwritten by Tulum's resilient, albeit correcting, foundational market dynamics. These factors provide downside protection and a basis for future capital appreciation once the current supply-demand imbalance normalizes.

  • Validated Long-Term Visitor Demand: The new Tulum Airport has fundamentally validated the destination's long-term appeal, surpassing its inaugural year passenger forecast by over 25% with 1 million actual passengers versus the 700-800k expected. This confirms that underlying demand for the destination remains robust.
  • Strategic Infrastructure Investment: Significant public investment is underway, including road rehabilitation, drainage system enhancements, and new electrification projects. This signals a clear commitment to resolving historical infrastructure deficits and supporting sustainable long-term growth.
  • Opportune Market Entry Point: The current market correction, which has seen property purchases decrease by approximately 40% from peak levels, provides a strategic acquisition window. Resale units in prime areas are now trading at 35-40% discounts to new builds, confirming a significant pricing dislocation for new, high-quality assets.
  • Enduring Global Brand Appeal: Tulum maintains its status as a premier global destination for wellness, eco-tourism, and digital nomads. This resilient brand identity ensures a consistent influx of a dedicated international clientele, insulating it from the volatility of mass-market tourism trends.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe oversupply of rental inventory has led to a localized market 'crash' and depressed rental yields, particularly for commoditized products.
  • 🔴 Inventory Exposure: The asset's inventory consists solely of 1-bedroom apartments, a typology facing the highest level of competition from the current market oversupply. However, the project's enhanced amenity set is a critical mitigant, positioning these units to compete at the top of the segment for a more discerning tenant, rather than on price alone.

  • 🟢 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 significant. The asset's strategic mitigant is its superior quality and amenity differentiation, which provides a credible thesis for outperforming commoditized inventory and capturing long-term value driven by Tulum's fundamental growth. .
  • 🟢 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 ideal investor is a well-capitalized, patient entity with a 5-10 year investment horizon focused on capital appreciation over immediate cash flow. This profile understands the current rental market challenges but prioritizes acquiring a high-quality, differentiated asset at a favorable point in the market cycle. The current environment, where Mexico's central bank policy rate stands at 11.25%, heavily skews the market toward foreign and cash buyers. The recent market correction has filtered out speculative investors, creating an environment for serious, long-term stakeholders to leverage the asset's superior features as a long-term competitive moat.
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: $87,747 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$2,896
  • Notary & Admin Fees: ~$2,460

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$7,555 USD
Approx. 8.6% 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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Immerse Yourself in Tulum's Vibrant Culture and Natural Beauty

For discerning investors and homeowners seeking a unique blend of luxury, modernity, and tranquility in a high-growth location, Tulum's Region 15 is the epitome of Elevated Modern Living. This prime location offers not only a sophisticated and secluded living experience but also high potential for appreciation and rental income, making it an attractive opportunity for those looking to invest in a luxury haven. With efficiently designed units, modern amenities, and access to premium amenities, residents can enjoy the perfect blend of relaxation and entertainment. The area's curated selection of nearby attractions and amenities further enhances the lifestyle, providing a seamless extension of one's home and a life of convenience and discovery.

The Doorstep Experience

The immediate surroundings of our luxury development are a testament to Tulum's evolving culinary and lifestyle scene. Within a mere 2-minute walk, residents can indulge in a variety of experiences that cater to their refined tastes, from gourmet dining to exclusive leisure activities. This proximity not only enhances the daily living experience but also contributes to the potential for long-term appreciation, as the area continues to attract discerning individuals and families seeking a unique blend of luxury and tranquility.
  • 🍴 Los Morros Tulum Padel - This conveniently located restaurant and food establishment offers residents the opportunity to enjoy a quick bite or meet with friends in a casual, upscale setting, highlighting the area's walkability and accessibility.
  • 🏋️‍♀️ Siwa Tulum Unique Hotel & Spa - For those seeking a holistic approach to wellness, this nearby gym, spa, and health establishment provides a serene escape, complete with lodging and dining options, further enhancing the area's appeal to discerning investors and homeowners.
  • 🍴 Lulo - As a popular restaurant and food establishment, Lulo embodies the area's thriving culinary scene, offering residents a sophisticated dining experience just steps from their luxury homes, and contributing to the area's potential for long-term appreciation.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds as a vibrant tapestry of experiences, each contributing to the allure of Tulum's Region 15 as a prime location for luxury living. A short walk or drive reveals a plethora of attractions and amenities that cater to diverse interests, from leisure and entertainment to culinary exploration and relaxation. This curated selection of neighborhood highlights not only enriches the daily living experience but also plays a significant role in the area's high potential for appreciation and rental income, making it an attractive opportunity for discerning investors and homeowners.
  • 🌴 Tantra | Best beach club in Tulum - This iconic beach club, reachable within 11 minutes, epitomizes Tulum's reputation for upscale leisure, offering an unparalleled beach experience that combines relaxation, entertainment, and breathtaking views, further enhancing the area's appeal to discerning investors and homeowners.
  • 🍴 La Taqueria - For a genuine taste of local cuisine, La Taqueria is a must-visit, located just 12 minutes away, showcasing the area's rich culinary diversity and contributing to its potential for long-term appreciation.
  • 🌊 Taboo | Best Beach Club Tulum - Another gem in Tulum's beach club scene, Taboo, accessible within 12 minutes, promises an unforgettable experience, blending stunning beach views with sophisticated entertainment, and further enhancing the area's appeal to discerning investors and homeowners.
  • 🌿 Mistico Garden La veleta - This enchanting garden, just 11 minutes away, invites residents to step into a serene world of natural beauty, perfect for those seeking tranquility and connection with nature, and contributing to the area's potential for long-term appreciation.
  • 🏨 Secrets Tulum Resort & Beach Club - Located 18 minutes from our luxury development, this resort and beach club offers a luxurious getaway, complete with upscale amenities and breathtaking views, further enhancing the area's appeal to discerning investors and homeowners.
  • 🍸 El Agavero | Cocina Ancestral & Mezcaleria - For a truly immersive culinary experience, El Agavero, reachable within 11 minutes, stands out with its ancestral cuisine and mezcaleria, offering a unique blend of tradition and sophistication, and contributing to the area's potential for long-term appreciation.
  • 🏨 Ana y José Hotel & Spa - This boutique hotel and spa, located 12 minutes away, provides a luxurious retreat, complete with gourmet dining, wellness facilities, and exquisite accommodations, further enhancing the area's appeal to discerning investors and homeowners.
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🔑
Inventory UPDATE ·

Mizu by Areia Inventory Update: Units DP 22-23 Sold Out

📍 Tulum, Mexico
🚨 Mizu by Areia Inventory Alert! Units DP 22 & DP 23 are officially off the market, indicating strong demand for this exclusive Tulum development. Don't miss out on remaining units! #TulumRealEstate #MizuByAreia 📍 Tulum, Mexico #Tulum #TulumRealEstate #RivieraMaya
An image displaying the Mizu by Areia price list alongside renderings of Tower I and Tower II. The price list shows unit numbers and their prices in MXN, with units DP 22-23 struck through in red. The renderings depict modern apartment buildings w...
ROI & Floor Plans:Explore Mizu by Areia →
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Image of a Resort-Style Pool, featuring Waterfall Feature and Lush Landscaping.Image of a Private Pool, featuring Rock Waterfall Feature and Sundeck with Loungers.Image of a Modern Architecture, featuring Resort-Style Pool and Lush Landscaping.

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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