Related Properties
Nygma
No items found.
Nygma
is a boutique condo development, consisting of
43 apartments
distributed across two buildings, offering a diverse selection of over
12 different models
with one, two, and three-bedroom layouts. The project is strategically positioned in a privileged area of Tulum, providing residents with unique, direct views of the Mayan pyramids and the expansive national park. Available property types include
Condo
and
Studio
, catering to a variety of investor preferences.
Nygma
presents a strategic investment opportunity, positioned for long-term value due to its
prime location
and
exclusive access to over 16 high-end amenities
. The development's proximity to the archaeological zone, the new Jaguar Park, and its excellent connectivity to the train and new international airport, make it an attractive choice for discerning investors. Residents will enjoy
unrivaled views
of the Tulum archaeological zone and national park, along with access to a
sky pool, community pool, jacuzzi, fire pit, gym, yoga area, spa, and co-working space
. With attractive financing options available, investors can capitalize on this unique opportunity, enhancing the viability of their investment in
Nygma
.
PRICE
N/A
$221,506 - $597,386 USD
CITY
N/A
Tulum
REGION
Mirador
BEDROOMS
1
2
SURFACE
61.78
-
212
m2
UNITS
13
Units Available
ANALYST RATING
Opportunistic
SALES VELOCITY
70
%
FINANCING PLANS
N/A
Available
DEVELOPER
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
December 4, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Nygma
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
2-Bedroom Condo ▼ 128.50 - 211.50 2 9 left ~$424,586
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
3-Bedroom Residence ▼ N/A 3 0 left SOLD OUT
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Studio ▼ N/A 0 0 left SOLD OUT
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Explore Financing Plans| Financing Plan | Down Payment | During Construction | On Delivery | Key Benefits & Terms |
|---|---|---|---|---|
| Standard 30/70 | 30.0% | — | 70.0% | Standard plan with 30% down payment (enganche) and 70% on delivery (saldo contra entrega). No discount mentioned. |
| Discounted 50/50 | 50.0% | — | 50.0% | 5% discount. Plan with 50% down payment (enganche) and 50% on delivery (saldo contra entrega). |
| Discounted 80/20 | 80.0% | — | 20.0% | 10% discount. Plan with 80% down payment (enganche) and 20% on delivery (saldo contra entrega). |
| Construction Phase 30/50/20 | 30.0% | 50.0% | 20.0% | Plan with 30% down payment, 50% paid during construction (durante la obra), and 20% on delivery (a la entrega). No discount mentioned. |
HOA 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 - $650 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a spa, gym, swimming pool, and rooftop terrace, which are indicative of a moderate to high luxury level. The price range of $221,506 to $597,386 USD also suggests a certain level of service quality expected by residents. However, the relatively small number of units (43) means that the cost per unit will be higher to maintain these amenities. The absence of extremely high-maintenance amenities like staffed beach clubs or 24/7 security helps to keep the estimate from being too 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
No items found.
Nygma embodies the essence of luxurious living, where every detail is meticulously crafted to provide an unparalleled lifestyle experience, set against the breathtaking backdrop of the Caribbean. The property's design seamlessly integrates high-end amenities with the natural beauty of its surroundings, creating a unique haven for discerning individuals seeking the ultimate in comfort and sophistication.
- 🏋️♀️ Personalized Fitness: Maintain your wellness routine in the private, residents-only gym, equipped with state-of-the-art equipment and flooded with natural light, ensuring a refreshing start to your day.
- 🌊 Serenity by the Pool: The swimming pool, surrounded by lush gardens and overlooking the stunning Caribbean views, offers a tranquil retreat for relaxation and sunbathing, perfect for unwinding after a long day.
- 🔥 Cosmopolitan Nights: As evening falls, the rooftop terrace, complete with a fire pit and jacuzzi, transforms into a sophisticated entertainment space, ideal for hosting private gatherings under the starlit sky.
- 🚗 Convenient Living: With ample parking facilities, residents of Nygma enjoy the convenience of secure and easily accessible parking, making daily commutes and travels effortless and hassle-free.
- 🌴 Tropical Oasis: The beautifully landscaped garden, replete with vibrant flora and tranquil water features, provides a serene escape from the hustle and bustle of daily life, inviting relaxation and rejuvenation.
- 🍹 Luxurious Lounging: The elegantly designed lounge, offering stunning views of the surrounding landscape, is the perfect spot to unwind with a favorite book or enjoy a cocktail, surrounded by the warmth and comfort of Nygma's luxurious ambiance.
- 🧖♀️ Pampering and Relaxation: The spa, equipped with the latest in wellness technology and staffed by expert therapists, offers a range of treatments designed to soothe the mind, body, and spirit, ensuring a truly rejuvenating experience.
- 🏙️ Prime Location: Nygma's strategic location, with its unparalleled views of the Tulum archaeological zone and national park, not only enhances the property's aesthetic appeal but also promises high appreciation and rentability, making it an attractive proposition for discerning investors.
Wellness & Recreation- 🏋️ Gym: Maintain wellness routines in a private, residents-only fitness center.
- 🌊 Swimming Pool: Relax in a serene pool setting, perfect for unwinding.
- 🧖 Spa: Rejuvenate in a luxurious spa, tailored for relaxation and wellness.
- 🌴 Garden: Find tranquility in a beautifully landscaped garden, ideal for meditation and relaxation.
- ♨️ Jacuzzi: Unwind in a warm, soothing jacuzzi, perfect for relieving stress.
Social & Entertainment- 🔥 Fire Pit: Gather around a cozy fire pit, fostering community and social connection.
- 🍹 Lounge: Mingle in a sophisticated lounge, designed for socializing and entertainment.
- 🌃 Rooftop Terrace: Enjoy breathtaking views from a rooftop terrace, perfect for hosting gatherings.
Services & Comfort- 🅿️ Parking and Security: Includes secure parking and 24/7 security for peace of mind.
- 🛋️ Lobby: Access a stylish lobby, complete with convenient amenities for a comfortable living experience.
December 4, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Nygma
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🌴 Proven Demand for Quality: The complete absorption of all 3-Bedroom Residences at Nygma demonstrates a strong market demand for premium, highly-amenitized properties, insulating the asset from broader market pressures.
- 🧖 Wellness-Oriented Luxury: The on-site Spa at Nygma directly caters to Tulum's core wellness-oriented demographic, offering a unique and high-value amenity that enhances the resident lifestyle and differentiates the property.
- 🌊 Sustained Visitor Demand: The new Tulum Airport has exceeded its first-year passenger forecast by over 25%, confirming robust and growing underlying demand for the destination, which supports the long-term value of Nygma.
- 🏋️ Comprehensive Lifestyle Amenities: Nygma's dedicated Lounge, Gym, and Swimming Pool provide a complete, hotel-like living experience, appealing to a stable demographic of end-users and long-term residents who prioritize lifestyle and quality.
- 📈 Strategic Growth Positioning: Ongoing public works, including critical road rehabilitation and drainage system enhancements, signal a commitment to sustainable growth in Tulum, improving the long-term viability and value of real estate assets like Nygma.
Read the Full Data-Driven Analyst ReportIn a market defined by an oversupply of commoditized rental stock, Nygma's demonstrated success in achieving complete absorption of all its 3-Bedroom Residences validates its position as a flight-to-quality destination. This performance confirms a resilient buyer segment willing to pay for a superior, highly-amenitized product, thereby insulating the asset from the severe pricing pressures affecting the broader Tulum market, where resale units in prime areas are trading at
35-40% discounts
to new builds. The asset captures a specific, proven demand vertical, offering a defensible position amidst a significant, localized market correction.
💎 Competitive Advantages (Alpha)
The asset’s unique amenity package directly addresses the sophisticated demands of Tulum’s core wellness-oriented demographic, differentiating it from the oversupplied inventory of standard condominiums. These features are designed to attract the resilient luxury and eco-niche buyer segments that continue to command premium value.- On-site Spa: A high-value, non-standard amenity that directly caters to Tulum's established global brand as a destination for wellness and luxury, creating a distinct competitive moat.
- Curated Rooftop Experience: The integration of a Rooftop Terrace with a Jacuzzi and Fire Pit provides a premium, socially-oriented amenity that elevates the resident lifestyle beyond a simple pool area, enhancing its appeal to second-home buyers and long-term residents.
- Comprehensive Lifestyle Amenities: The combination of a dedicated Lounge, Gym, and Swimming Pool delivers a complete, hotel-like living experience, reinforcing the asset's flight-to-quality positioning in a market where undifferentiated properties face high vacancy rates.
🛡️ Foundational Market Strengths (Beta)
Despite the acute local correction, the investment is underpinned by durable, long-term market fundamentals that support a patient, capital-appreciation strategy. These macro drivers provide a stabilizing influence against short-term market volatility.- Sustained Visitor Demand: The new Tulum Airport has fundamentally de-risked long-term access to the destination, exceeding its first-year passenger forecast by over 25% . This confirms robust and growing underlying demand independent of the current real estate supply glut.
- Strategic Infrastructure Investment: Ongoing public works, including critical road rehabilitation and drainage system enhancements, signal a commitment to sustainable growth and will improve the long-term viability and value of real estate assets.
- Favorable Foreign Buyer Economics: The strong U.S. dollar increases purchasing power for the primary foreign buyer demographic. This is amplified by Mexico's high central bank policy rate of 11.25% , which makes local financing prohibitive and positions cash buyers to capitalize on developer incentives, such as the available 10% discount for an 80% down payment.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: A severe oversupply of rental-focused condominium inventory has led to a localized market correction, depressing short-term rental yields and increasing competition for buyers.
- 🔴 Inventory Exposure: The asset's remaining 1-Bedroom units (4 available) face the most direct competition from the oversupplied market. However, the 2-Bedroom inventory (9 available) is better positioned to attract a more stable demographic of end-users or long-term residents. The proven absorption of all 3-Bedroom units significantly de-risks the project's value proposition, confirming that a market exists for this specific asset's quality and design at its price point.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the bifurcated market conditions. While the asset's 1-bedroom inventory is exposed to market-wide oversupply, the complete absorption of its 3-bedroom residences demonstrates proven demand for this specific project's quality and premium positioning. This suggests the remaining 2-bedroom units are well-positioned to capture a flight-to-quality buyer, mitigating risks associated with the broader market's commoditized rental stock. .
- 🟢 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, capital appreciation-focused buyer with a 5-10 year investment horizon . This profile is an end-user or second-home buyer who prioritizes the asset's superior quality and proven demand, rather than an investor seeking immediate cash flow in a rental market characterized by "crashed yields." This buyer understands the contrarian nature of entering a market where property purchases have decreased by approximately 40% from their peak. They possess the liquidity to leverage developer financing, which offers up to a 10% discount for an 80% down payment, and the patience to hold the asset through the current cycle to realize its long-term value.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 $221,507 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$7,310
- Notary, Registry & Admin Fees: ~$5,181
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$14,691 USD
This represents approximately 6.6% of the property's value.
~$14,691 USD
This represents approximately 6.6% 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
Imagine waking up in a luxurious haven, surrounded by the breathtaking beauty of Tulum's archaeological zone, with unparalleled views that set the tone for a life of exclusivity and refinement. This is the essence of Mirador Tulum, where discerning investors and individuals seeking a unique blend of luxury, nature, and cultural heritage find their perfect retreat. The location is a masterpiece, blending seamlessly into the natural landscape while offering access to exclusive amenities and hotel-like service, making it a prime investment opportunity in a high-appreciation area.
The Doorstep Experience
The immediate surroundings of Mirador Tulum are a testament to the area's vibrant culture and culinary delights. Within a short walk, residents can indulge in the local flavors and hospitality that define the Tulum experience. Here, every day begins with the promise of discovery and the pleasure of savoring the authentic tastes of Mexico.- 🍴 El Rincon de la Tia Tulum - A 13-minute walk leads to this charming restaurant, where the essence of traditional Mexican cuisine awaits, offering a glimpse into the local lifestyle that residents can embrace.
- 🌮 Restaurante El Habanero Ruinas - Equally accessible, this restaurant promises a flavorful journey through Mexican gastronomy, highlighting the area's culinary richness and the convenience of having such delights at one's doorstep.
Neighborhood Highlights
Beyond the immediate vicinity, the neighborhood unfolds as a tapestry of natural wonders, cultural landmarks, and modern conveniences, all contributing to a lifestyle of unparalleled luxury and adventure. From the majestic ruins to the pristine beaches, every aspect sacked with the allure of discovery and the comfort of premium services.- 🏞️ Parque Nacional Tulum - Just a 6-minute drive away, this national park stands as a testament to Mexico's rich history and natural beauty, offering residents a unique opportunity to explore and appreciate the archaeological zone's majesty.
- 🏙️ Tulum - The town itself, reachable within 10 minutes, is a hub of activity, blending ancient ruins with modern amenities, providing an exclusive blend of culture, adventure, and luxury that defines the Mirador Tulum lifestyle.
- 🛍️ Selecto Chedraui Tulum - For daily essentials, this supermarket is conveniently located just 6 minutes away, ensuring that the comforts of modern living are always within reach, enhancing the overall luxury experience.
- 🏖️ Playa Pescadores - While a bit further, this beach is a must-visit, offering a serene escape into the natural beauty of Tulum, perfect for those seeking tranquility and connection with nature, just 33 minutes from their luxurious retreat.
- 🍴 La Negra Tomasa - This restaurant, 9 minutes away, promises an unforgettable dining experience, with its unique blend of flavors and ambiance, contributing to the area's reputation for culinary excellence and exclusive lifestyle offerings.
- 🌊 Playa Paraíso - Another gem, accessible within 33 minutes, this beach embodies the tropical paradise that Tulum is known for, providing residents with endless opportunities for relaxation and leisure in stunning natural settings.
- 🌯 Taqueria La Chiapaneca - For a taste of authentic Mexican street food, this taqueria, just 8 minutes away, is a local favorite, showcasing the area's vibrant culinary scene and the convenience of having diverse dining options nearby.
- 🍴 Onyx Tulum - Located 9 minutes from Mirador Tulum, Onyx Tulum offers a sophisticated dining experience, with a focus on premium quality and service, aligning perfectly with the expectations of discerning residents seeking exclusive living and unparalleled views.
