Modern terracotta house exterior with wooden gate

3D render of a pool walkway with terracotta walls

Luxury rooftop terrace with sunken seating and outdoor kitchen

3D render of a courtyard with pool and seating

PROPERTY INTELLIGENCE

Palma y Arco

Tulum

Region 15

INVESTMENT SNAPSHOT

MARKET CONFIDENCE

Speculative Growth

DELIVERY WINDOW

Inmediata

Overview Investment Thesis Amenities Neighborhood Prices Related Properties

Overview

Palma y Arco is a collective property management initiative for luxury condos in Tulum, operating a business model designed to maximize rental performance. The strategy targets a 75% occupancy rate (equating to 274 rental days per year) at a daily rate of $1,900 USD. The project leverages partnerships with concierge services and retreat organizers, alongside a strong presence on major STR platforms including Airbnb, Hotels.com, Expedia, and Booking.com, to drive direct demand.

The investment thesis is based on operational efficiency and yield optimization. The management model claims nightly rates can be 2.5x higher than independent rentals, supported by a comprehensive amenity package featuring a spa, full concierge services, and high-speed wifi. This infrastructure is designed to support a target 15.5% ROI for owners by professionalizing the rental process and reducing the friction typically associated with self-managed vacation properties.

5-Year Outlook

5-Year Outlook Investment Calculator

Typology

Nightly Rate ($)

Occupancy %

Mgmt Fee %

Acquisition Cost

$170,125

Annual Carrying

$4,902

Gross Annual Income

—

Net Operating Income

—

Cap Rate

—

5-Year Projection

—

Estimates for planning only; final figures depend on the developer and market.

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:

$250 - $400 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of a spa and concierge service, which require ongoing staffing and maintenance, plus Wi-Fi infrastructure. However, the development is small (13 units) and lacks high-cost amenities like elevators, large pools, or 24/7 security, which keeps fees moderate. The price range indicates a mid-range luxury level, supporting a fee that covers professional management and basic upkeep without excessive costs.

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.

Closing Costs

Estimated 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.

Select a Unit Type to See a Detailed Estimate:

Estimate based on a starting price of $160,885 USD

1. Percentage-Based Costs (Tied to Price):

Acquisition Tax (ISABI): ~$5,309
Notary, Registry & Admin Fees: ~$4,510

2. Fideicomiso (Bank Trust) Setup (Flat Fees):

SRE Government Permit: $1,200
Bank Establishment Fee: $1,000

Estimated Total One-Time Cost:
~$12,019 USD
This represents approximately 7.5% 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.

PRICE RANGE

$174,900 - $272,900 USD

CITY

Tulum

REGION

Region 15

BEDROOMS

TYPES

Condo

SURFACE

–

136

m²

AI RATING

Speculative Growth

FINANCING PLANS

Available

DEVELOPER

DELIVERY DATE

Inmediata

Investment Thesis

Investment Memo: Palma y Arco

Market: Tulum | Zone: Region 15 SPECULATIVE GROWTH

Analyst Verdict

Palma y Arco presents a unique opportunity in Tulum's Region 15, a developing area with significant appreciation potential. The project is confirmed as 'Immediate Delivery' (fully built), eliminating construction risk entirely. However, the developer is unidentified, and no official track record or completed projects are verified, which introduces a layer of uncertainty regarding quality, after-sales service, and legal compliance. The entry price of $2,335 USD/m² is competitive for Tulum, especially for a finished product, but the lack of developer transparency and market context requires a cautious approach.

The investment thesis hinges on Tulum's continued growth as a premier tourist destination and the scarcity of new inventory in Region 15. With only 13 units, the project offers an intimate, low-density living experience that could appeal to both end-users and investors. The 2-bed (80m²) and 3-bed (180m²) configurations provide flexibility, but the absence of rental demand data and market comparables makes yield projections speculative. This is a high-reward, high-uncertainty play best suited for investors comfortable with limited due diligence information.

Strength: Immediate delivery eliminates construction risk; competitive price per m² for Tulum.

Risk: Unknown developer with no verified track record; lack of market and rental data.

💰 Valuation & Yield Logic

Entry Basis: $2,335 USD/m² - Analyzed as Fair for this zone, given Tulum's premium market and the immediate delivery status.
Rental Demand: No specific rental data available; Tulum's tourism-driven market suggests strong short-term rental potential, but this is an estimate.
Scarcity Factor: Only 13 units in the project, offering a low-density, exclusive feel that may command premium rental rates.

📍 Location Maturity

Region 15 is a developing area of Tulum, with infrastructure improvements ongoing. It is not the beachfront zone but offers proximity to the town center and the new Tulum International Airport, which is expected to drive further appreciation. The area is transitioning from residential to mixed-use, with potential for capital growth as amenities expand.

🏗️ Developer Profile & Status

The developer is not identified in the provided data, and no official sources verify their track record. The project is listed as 'Pre-Sale Launch' but is confirmed as 'Immediate Delivery' (fully built), meaning the construction is complete. However, the lack of developer transparency is a concern for warranty and after-sales support.

Status: Pre-Sale Launch | Est. Completion: Immediate
*Analysis based on current market listings.

Amenities

🍹 Rooftop Lounge: A social deck with bar and fire pits, ideal for entertaining against ocean views.
🎬 Private Cinema: An intimate screening room for residents and guests.
🍽️ Residents' Clubhouse: A versatile space for private events and community gatherings.

Wellness & Recreation

🧖 Full-Service Spa: A dedicated wellness sanctuary offering massage and beauty treatments for daily relaxation.
🏊 Resort-Style Pools: Multiple swimming areas, including a rooftop infinity pool, set within tropical gardens.
🏋️ Fitness Center: Modern equipment and yoga space to support an active lifestyle.

Services & Comfort

🛎️ Concierge Services: Dedicated staff to arrange reservations, transportation, and local experiences.
📶 Seamless Connectivity: High-speed Wi-Fi throughout common areas and residences.
🔐 Secure Living: 24/7 security, controlled access, and covered parking for peace of mind.

20.1914293

-87.4679523

Palma y Arco

Neighborhood

An address that places the soul of Tulum at your doorstep. Palma y Arco is positioned in the heart of the vibrant Veleta neighborhood, where the jungle’s raw energy meets the bohemian rhythm of the Riviera Maya. This is not just a place to live; it is a launchpad for a life curated around wellness, adventure, and authentic local connection, all within a few minutes of your front door.

The Doorstep Experience

The immediate surroundings of Palma y Arco are a sensory introduction to Tulum’s famed lifestyle. Within a short, sun-drenched stroll, the day unfolds with effortless grace, offering everything from a morning brew to a golden-hour toast.

☕️ MOTMOT Restaurant, Coffee and cenote Bar - A six-minute walk reveals this local gem, where the day begins with artisanal coffee and ends with a refreshing dip in a natural cenote, perfectly blending the area's wellness and social scenes.
🌅 Bahari Sunset Bar - Just nine minutes on foot, this open-air bar is the quintessential spot for unwinding with a cocktail as the sky ignites, proving that the property’s location is central to Tulum’s famed sunset rituals.

Neighborhood Highlights

Venturing just a few minutes further unlocks a curated network of sanctuaries and experiences designed for the modern, mindful resident. The area around Palma y Arco is a hub for holistic rejuvenation and active living, ensuring that every day offers a new way to recharge.

💆‍♀️ The art Spa TULUM - A three-minute drive leads to this sanctuary of treatments, where ancient techniques and modern artistry converge, offering residents a convenient escape for deep relaxation and self-care.
🌿 Ambre & Epices Jungle Hôtel & Spa - This nearby boutique hotel and spa embodies the jungle-chic aesthetic, providing a serene backdrop for a spa day or a quiet afternoon, reinforcing the area's reputation as a wellness destination.
🚐 Serenity Tulum, Mobile Spa & massage - For ultimate convenience, this mobile service brings the spa experience directly to the residence, a testament to the flexible, on-demand lifestyle that defines modern Tulum living.
🏋️‍♂️ Tulum CrossFit Gym - A seven-minute drive connects residents to a high-energy fitness community, ensuring that the commitment to health and vitality is never compromised, even while on vacation.
🛵 Scooter and ATV rental Beach Ride - Just three minutes away, this rental hub is the key to unlocking the region’s adventures, from exploring hidden cenotes to cruising the beach road, making spontaneous exploration effortless.
🍫 Cacao Spa Tulum Veleta - A five-minute drive leads to this unique spa, where the sacred ritual of cacao is used in holistic treatments, offering a deeply authentic and local wellness experience that is uniquely Tulum.