Oniric

View of Interior Hallway at Oniric, showcasing Jungle View, Natural Light.
View of Unfurnished Room at Oniric, showcasing Travertine Flooring, Neutral Color Palette.
View of Jungle View at Oniric, showcasing Private Balcony, Floor-to-Ceiling Windows.
View of Bedroom at Oniric, showcasing Tile Flooring, Natural Light.
View of Modern Bathroom at Oniric, showcasing Stone Vessel Sinks, Walk-in Shower.
View of Modern Kitchen at Oniric, showcasing Kitchen Island, Stone Countertops.
No items found.
View of Unfurnished Room at Oniric, showcasing Modern Interior, Natural Stone Flooring.Image of Jacuzzi at Oniric, featuring Rooftop Terrace, Private Jacuzzi.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Oniric is a boutique collection of 27 condos , offering a unique blend of 1- and 3-bedroom residences designed for both personal living and high rental potential. This exclusive development, brought to life in collaboration with Arkham Projects, features a hand-carved cenote as its centerpiece, around which the residences are designed to interact with light and shadow throughout the day. The interiors, curated by World by Hand, include premium finishes such as Travertine marble , natural Chukum stucco , and German-engineered IXINA kitchens with SMEG appliances and a 10-year warranty . The development is engineered for longevity and comfort, incorporating systems like energy-efficient VRF air conditioning , a complete water filtration and softening system , and fiber-optic internet readiness . Oniric offers residential properties, catering to discerning individuals seeking a unique, luxurious, and secluded lifestyle in a high-growth region.

The strategic value of Oniric lies in its exclusive, low-density development and stunning, hand-made architectural cenote , which provide a serene atmosphere and tranquil surroundings, perfect for relaxation and escape. The development's holistic amenities , including a cenote-inspired pool , rooftop terraces , yoga and meditation spaces , a massage studio , steam room , ice bath , and an air-conditioned gym , are designed to nurture mind, body, and soul. Additionally, residents can enjoy a hidden speakeasy bar and a coworking lounge , all complemented by concierge services and exclusive access to select Tulum beach clubs . This unique combination of features and amenities presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive beach club access. With immediate delivery and a secure investment opportunity in Tulum's Region 8 , Oniric is an attractive option for discerning investors. Note that Oniric does not offer developer financing, allowing buyers to explore external financing options that best suit their investment goals.
Presentation Video
Developer Profile
Official Brochure
LOCATION
Loading map...
PRICE
N/A
$219,900 - $550,000 USD
CITY
N/A
Tulum
REGION
Region 8
BEDROOMS
1
2
3
TYPES
No items found.
SURFACE
68.93
-
250
m2
UNITS
9
Units Available
AI RATING
Opportunistic
SALES VELOCITY
67
%
FINANCING PLANS
N/A
Available
DEVELOPER
DELIVERY DATE
Immediate
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo ▼
68.93 - 69.11
1
3 left
~$219,900
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$219,90068.93Img 1 Img 2 Img 3 Img 4 Img 5
101SoldN/A69.11Img 1 Img 2 Img 3 Img 4 Img 5
201Available$219,90068.93Img 1 Img 2 Img 3 Img 4 Img 5
201Available$219,90069.11Img 1 Img 2 Img 3 Img 4 Img 5
301SoldN/A69.11Img 1 Img 2 Img 3 Img 4 Img 5
301SoldN/A68.93Img 1 Img 2 Img 3 Img 4 Img 5
1-Bedroom Residential ▼
106.02 - 113.02
1
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
001SoldN/A113.02Img 1 Img 2 Img 3 Img 4 Img 5
001SoldN/A106.02Img 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Condo ▼
99.67 - 178.47
2
1 left
~$296,900
UnitStatusPrice (USD)Size (m²)Floor PlanImages
001SoldN/A178.47Img 1 Img 2 Img 3 Img 4 Img 5
001SoldN/A150.96Img 1 Img 2 Img 3 Img 4 Img 5
101SoldN/A122.27Img 1 Img 2 Img 3 Img 4 Img 5
101Available$296,90099.67Img 1 Img 2 Img 3 Img 4 Img 5
201SoldN/A104.92Img 1 Img 2 Img 3 Img 4 Img 5
201SoldN/A99.80Img 1 Img 2 Img 3 Img 4 Img 5
301SoldN/A104.92Img 1 Img 2 Img 3 Img 4 Img 5
301SoldN/A99.80Img 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Penthouse ▼
180.71 - 192.30
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PHSoldN/A180.71Img 1 Img 2 Img 3 Img 4 Img 5
PHSoldN/A192.30Img 1 Img 2 Img 3 Img 4 Img 5
3-Bedroom Condo ▼
135.31 - 222.14
3
4 left
~$392,900
UnitStatusPrice (USD)Size (m²)Floor PlanImages
001SoldN/A222.14Img 1 Img 2 Img 3 Img 4 Img 5
101Available$402,900140.12Img 1 Img 2 Img 3 Img 4 Img 5
101Available$411,900150.89Img 1 Img 2 Img 3 Img 4 Img 5
201Available$395,900135.31Img 1 Img 2 Img 3 Img 4 Img 5
201Available$392,900136.25Img 1 Img 2 Img 3 Img 4 Img 5
301SoldN/A140.12Img 1 Img 2 Img 3 Img 4 Img 5
301SoldN/A136.25Img 1 Img 2 Img 3 Img 4 Img 5
3-Bedroom Penthouse ▼
249.78 - 249.85
3
1 left
~$550,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PHSoldN/A249.85Img 1 Img 2 Img 3 Img 4 Img 5
PHAvailable$550,000249.78Img 1 Img 2 Img 3 Img 4 Img 5
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 - $600 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool, jacuzzi, and rooftop terrace, which are moderately to high-maintenance. The ocean view and lobby add to the luxury level of the property, suggesting a higher quality of service expected. However, the relatively small number of units (27) means that the cost per unit will be higher to maintain these amenities, thus influencing the estimated range. The price range of $219,900 to $550,000 USD also indicates a mid-to-high luxury level, supporting this estimate.

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 Swimming Pool at Oniric, featuring Rooftop Pool, Private Plunge Pool.
Image of Swimming Pool at Oniric, featuring Modern Architecture, Courtyard Pool.
Image of Swimming Pool at Oniric, featuring Swimming Pool, Modern Architecture.
Image of Swimming Pool at Oniric, featuring Swimming Pool, Sundeck.
Image of Swimming Pool at Oniric, featuring Modern Architecture, Courtyard Pool.
Image of Swimming Pool at Oniric, featuring Architectural Hallway, Stone Wall Design.
Image of Lobby at Oniric, featuring Modern Lobby, Designer Interior.
Image of Lobby at Oniric, featuring Modern Lobby, Designer Furniture.
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In the heart of a high-growth region, Oniric stands as a surreal luxury retreat, an escape to a dreamlike oasis where discerning individuals can indulge in a unique, luxurious, and secluded lifestyle. With its exclusive, low-density development of only 27 residences, Oniric offers a serene atmosphere and tranquil surroundings, perfect for relaxation and escape.

  • 🏊‍♀️ Aquatic Bliss: Dive into the crystal-clear waters of the swimming pool, surrounded by lush greenery and warm sunlight, and let the gentle ripples soothe your senses.
  • 🛋️ Cosmopolitan Lounge: Unwind in the elegant lounge, where plush furnishings and refined decor create the perfect setting for sophisticated entertainment and relaxation.
  • 🌅 Rooftop Serenity: As the sun dips into the horizon, the rooftop terrace transforms into a haven of tranquility, with breathtaking ocean views and warm breezes that caress the skin.
  • 🔥 Jacuzzi Oasis: Immerse yourself in the warm, bubbling waters of the jacuzzi, surrounded by stunning architectural design and lush vegetation, and let the stress melt away.
  • 🏖️ Private Beach Club: Enjoy exclusive access to a private beach club, where pristine shores and crystal-clear waters offer a truly luxurious experience, perfect for relaxation and recreation.
  • 🌌 Stargazing: As night falls, the rooftop terrace becomes an observatory of wonder, with the star-filled sky above and the gentle ocean breeze below, creating a truly magical experience.
Wellness & Recreation
  • 🏊 Swimming Pool: Relax and unwind in a serene pool setting, perfect for a dreamlike escape.
  • ♨️ Jacuzzi: Soak in a warm, rejuvenating jacuzzi, melting stress away in a tranquil atmosphere.
Social & Entertainment
  • 🍹 Lounge: Mingle and socialize in an elegant lounge, designed for sophisticated gatherings and community building.
  • 🌃 Rooftop Terrace: Enjoy breathtaking ocean views from a stylish rooftop terrace, ideal for entertaining and relaxation.
Services & Comfort
  • 🏖️ Ocean View: Wake up to stunning ocean vistas, enhancing the sense of luxury and seclusion.
  • 🛡️ Also Includes: 24/7 security, parking, and a secure lobby, ensuring a safe 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. Oniric is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌊 Ocean View Advantage: The property's non-replicable ocean view provides a strategic 'flight-to-quality' advantage, capturing a more resilient demand segment and outperforming during the recovery phase.
  • 🏞️ Unique Rooftop Terrace: This premium amenity leverages the ocean view, creating a superior social space that enhances the asset's lifestyle appeal and rental value.
  • 📈 Supported by Growing Visitor Demand: The new Tulum Airport exceeded its inaugural year passenger forecast by over 25%, demonstrating robust and growing underlying demand for the destination.
  • 🚧 Benefiting from Federal Infrastructure Investment: Significant federal capital is being deployed into public works, including road rehabilitation and new electrification projects, which will support sustainable long-term growth.
  • 🌴 Established Global Brand: Tulum's reputation as a world-class wellness and eco-luxury destination continues to attract a dedicated international clientele, creating a resilient demand base for premium assets.
Read the Full Data-Driven Analyst Report
In a market defined by an acute oversupply of commoditized inventory, the Oniric asset’s non-replicable ‘Ocean View’ provides a strategic ‘flight-to-quality’ advantage. This positions the property to capture a more resilient demand segment and outperform during the recovery phase. The investment thesis is predicated on acquiring a differentiated asset during a severe local market correction, evidenced by resale units in prime areas trading at 35-40% discounts compared to new builds, while underlying visitor demand remains robust and growing.

💎 Competitive Advantages (Alpha)

The asset’s value proposition is driven by a set of specific, defensible features that insulate it from the most acute pressures of the market downturn.

  • Ocean View: A scarce and high-value attribute that commands premium pricing. This feature aligns the asset with the resilient luxury and eco-niche sectors, which continue to attract discerning investors despite broader market headwinds.
  • Rooftop Terrace: This amenity leverages the ocean view to create a premium social space, directly addressing the market segment where superior amenities continue to attract premium rental rates.
  • Large Format Typologies: The 3-bedroom configurations cater to a less-served, higher-value demographic. This inventory is bifurcated: while the eight standard 3-bedroom units face market pressure, the single penthouse represents a scarce product type, making it significantly more insulated from the mass-market downturn.


🛡️ Foundational Market Strengths (Beta)

Despite the localized real estate crash, the investment is underpinned by verifiable, long-term market fundamentals and strategic public investment.

  • Sustained Visitor Demand: Underlying demand for the destination is confirmed by the new Tulum Airport, which surpassed its inaugural year passenger forecast by over 25% , processing 1 million passengers against an expected 700-800k.
  • Federal Infrastructure Investment: Significant federal capital is being deployed into public works, including road rehabilitation, new electrification projects, and enhancements to the drainage system, which will support sustainable long-term growth.
  • Established Global Brand: Tulum's reputation as a world-class wellness and eco-luxury destination continues to attract a dedicated international clientele, creating a resilient demand base for premium assets even as the broader market corrects.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe oversupply of condominium inventory has led to a localized real estate market crash and depressed rental yields, a situation exacerbated by a national slowdown in tourism growth where international air arrivals slowed to just +0.2% YoY in January 2025.
  • 🔴 Inventory Exposure: The asset's inventory is bifurcated. The eight 3-bedroom condos face direct exposure to market-wide pricing pressure but are partially shielded by their larger size, which targets a niche demographic. The single 3-bedroom penthouse, however, represents a scarce product type with high differentiation, making it significantly more insulated from the mass-market downturn and positioning it as a premium, value-preserving asset.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a high-risk, high-reward scenario where the asset's unique features provide a clear hedge against broad market weakness. While the standard 3-bedroom units face headwinds, the scarcity and premium attributes of the single penthouse unit, combined with the asset's ocean views, create a compelling 'flight-to-quality' opportunity for an investor with a long-term horizon.
  • 🟢 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 profile is a well-capitalized, patient entity with a 5-10 year investment horizon focused on long-term capital appreciation over immediate cash flow. The current market dynamics, including Mexico's high central bank policy rate of 11.25% , create a prohibitive environment for leveraged local buyers and strongly favor foreign cash investors. This profile understands the opportunity to acquire a premium, differentiated property during a market downturn—a downturn that has seen property purchases in some neighborhoods fall by approximately 40% from their peak—to capitalize on the long-term growth trajectory driven by new infrastructure.
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: $219,900 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$7,257
  • Notary & Admin Fees: ~$5,143

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$14,600 USD
Approx. 6.6% 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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Located in the heart of Tulum's Region 8, Oniric embodies the essence of a Surreal Luxury Retreat, offering discerning individuals a unique opportunity to escape to a dreamlike oasis. This exclusive, low-density development is nestled in a serene atmosphere, perfect for relaxation and escape, with stunning, hand-made architectural cenotes and holistic amenities that redefine the concept of luxury living.

Unparalleled Seclusion and Access

The property's strategic location in Tulum's high-growth region provides residents with the perfect blend of seclusion and access to the area's most coveted attractions. With only 27 residences, Oniric ensures an intimate and exclusive lifestyle, while its proximity to stunning beaches, gourmet restaurants, and vibrant cultural hotspots makes it an ideal choice for those seeking a truly luxurious experience.

Doorstep Delights

The neighborhood surrounding Oniric is a treasure trove of natural wonders, gourmet delights, and exclusive amenities, all within a short drive from the property. Residents can indulge in a variety of experiences, including:
  • 🏞️ Playa Mirador - An 8-minute drive leads to this breathtaking park, where residents can bask in the sun, enjoy water activities, or simply unwind in a tranquil setting, perfect for those seeking a serene escape.
  • 🌊 Akiin Beach Tulum - This stunning beach is just an 11-minute drive away, offering a unique blend of relaxation, gourmet dining, and vibrant cultural experiences that cater to the refined tastes of Oniric's discerning residents.
  • 🍴 RosaNegra | Best beach club Tulum - As a resident of Oniric, you'll enjoy private beach club access, including this prestigious club, which is just a 12-minute drive away and offers an unparalleled dining and entertainment experience.
  • 🏋️‍♀️ Tulum Jungle Gym - For those seeking an active lifestyle, this gym is just a 10-minute drive away, providing a unique opportunity to stay fit and healthy in a stunning jungle setting.
  • 🌴 Tuuch cenote - Shibari Tulum - This breathtaking cenote is just a 10-minute drive away, offering residents a chance to connect with nature, relax, and rejuvenate in a truly unique and exclusive setting.
With its stunning natural beauty, exclusive amenities, and unparalleled seclusion, Oniric is the ultimate Surreal Luxury Retreat for discerning individuals seeking a unique and luxurious lifestyle in Tulum's high-growth region.
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View of Unfurnished Room at Oniric, showcasing Balcony, Jungle View.
🏷️
PROMO UPDATE ·

Oniric: Promo Prices from $3,058,470 MXN, 4 Penthouses Available

📍 Tulum, Mexico

Key Insight: Oniric is currently offering promotional pricing on select units, with discounts up to 27.27%.

The lowest available promotional price is $3,058,470 MXN for 1-bedroom units (Gratitud 101, Inspiración 201, Gratitud 201). The highest promotional price is $7,200,000 MXN for the 3-bedroom Libertad Penthouse (originally $9,900,000 MXN).

A total of 18 units are available across Nivel 01, 02, 03, and 04 (Penthouses). All 5 ground floor units are sold. 4 Penthouses are available, with pricing listed for the Libertad PH. 9 units are currently sold across the development.

Promo
Tulum
View of Spiral Staircase at Oniric, showcasing Modern Terrace, Jungle View.
🔑
INVENTORY UPDATE ·

Oniric: Ground Floor & Level 3 Sold Out, Penthouses & Select Units Available

📍 Tulum, Mexico

Key Insight: Oniric's Ground Floor and Level 3 units are now completely sold out.

Levels 1 and 2 each have 4 units remaining. All 4 Penthouses are currently available, with promotional pricing starting from $3,058,470 MXN for 1-bedroom units and up to $7,200,000 MXN for a 3-bedroom penthouse.

Inventory
Tulum
Image of Jacuzzi at Oniric, featuring Rooftop Terrace, Private Jacuzzi.
🔑
INVENTORY UPDATE ·

Oniric Ground Floor Sold Out, 18 Units Available with Promotions

📍 Tulum, Mexico

Key Insight: The Ground Floor of Oniric is completely sold out.

Currently, 18 units remain available across the First, Second, Third, and Penthouse floors. Active promotional pricing is available for select units, with prices starting from $3,058,470 MXN for 1-bedroom units. The highest promotional price is $7,648,470 MXN for a 3-bedroom penthouse.

Inventory
Tulum
Image of Jacuzzi at Oniric, featuring Rooftop Terrace, Private Jacuzzi.
🏷️
PROMO UPDATE ·

Oniric: Ground Floor Sold Out, Promos Up To $2.25M MXN

📍 Tulum, Mexico

Key Insight: Oniric's Ground Floor units are completely sold out, with significant promotions available on remaining inventory across other levels.

All 5 units on Planta Baja (Ground Floor) are now sold. Levels 1 and 2 have 4 units each available, featuring promotional pricing. Nivel 03 (Level 3) and all 4 Penthouses currently have full availability. Promotions offer discounts up to $2,251,530 MXN, with the lowest promotional price starting at $3,058,470 MXN for 1-bedroom units.

Promo
Tulum
View of Unfurnished Room at Oniric, showcasing Balcony, Jungle View.
🏷️
PROMO UPDATE ·

Oniric: Promo Pricing from $3.59M MXN, 19 Units Available

📍 Tulum, Mexico

Key Insight: Oniric offers promo pricing on select units, with discounts up to $901,800 MXN. 19 units are available, including 4 Penthouses, while the Ground Floor is sold out.

Supporting Details:

  • Lowest promo price identified: $3,598,200 MXN for 1-bedroom units (GRATITUDE 101, 201, 301, INSPIRATION 201).
  • Highest promo price identified: $8,998,200 MXN for a 3-bedroom Penthouse (FREEDOM PH).
  • Total available units: 19.
  • Available units include 5 on the First Floor, 4 on the Second Floor, 6 on the Third Floor, and 4 Penthouses.
  • All 5 units on the Ground Floor are sold out.
  • No units are currently reserved.
Promo
Tulum
Image of Jacuzzi at Oniric, featuring Rooftop Terrace, Private Jacuzzi.
🔑
INVENTORY UPDATE ·

Oniric Ground Floor Sold Out, PH from $8.9M MXN

📍 Tulum, Mexico

Key Insight: Oniric's Ground Floor units are completely sold out, and only one penthouse remains available.

All 5 units on the Planta Baja (Ground Floor) are marked as VENDIDO (Sold). Only 1 out of 4 Penthouses (LIBERTAD PH) is still available, priced at $8,998,200 MXN. Available units across Nivel 01, 02, and 03 start from $3,598,200 MXN. In total, 17 units are sold and 10 units are currently available.

Inventory
Tulum
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View of Unfurnished Room at Oniric, showcasing Balcony, Jungle View.View of Spiral Staircase at Oniric, showcasing Modern Terrace, Jungle View.View of Modern Bathroom at Oniric, showcasing Walk-in Shower, Stone Vessel Sink.

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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Tulum

Luxury Real Estate in Tulum: Beyond the $500k Threshold

Seeking a sanctuary that transcends the standard investment? Explore our ultra-premium collection of Tulum jungle villas and luxury penthouses. This curated portfolio represents the pinnacle of Caribbean living—private retreats where world-class architecture meets the raw beauty of the Mayan jungle. For those demanding total privacy, bespoke finishes, and expansive floor plans, discover our listings starting at $500,000 USD below.

Tulum

Investing in Region 15: Tulum’s High-Growth Frontier

Looking for Tulum's primary growth corridor? Explore our curated listings in Region 15, the epicentre of high-capital appreciation and avant-garde architecture. Strategically located between the downtown core and the new beach access road (Avenida Kukulkan), Region 15 offers the most aggressive price points for investors looking to get in early on Tulum’s next luxury district.