Poc Ta Poc

Image of Swimming Pool at Poc Ta Poc, featuring Private Plunge Pool, Outdoor Living.
View of Living Area at Poc Ta Poc, showcasing Modern Interior, Sofa.
Image of Swimming Pool at Poc Ta Poc, featuring Living Dining Area, Private Swimming Pool.
Image of Garden at Poc Ta Poc, featuring Bedroom, Modern Design.
View of Bedroom Interior at Poc Ta Poc, showcasing Modern Wardrobe, Custom Woodwork.
Image of Swimming Pool at Poc Ta Poc, featuring Private Pool, Modern Exterior.
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Image of Swimming Pool at Poc Ta Poc, featuring Modern Architecture, Private Pool.View of Bedroom Interior at Poc Ta Poc, showcasing Natural Light, Large Windows.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Poc Ta Poc is a boutique collection of 12 private houses , structured into two independent phases, each containing 6 units . The development emphasizes privacy and a connection to nature, with 60% of the development dedicated to green areas . Each house is a private sanctuary, featuring its own garden, deck, and 'Chukum' pool , ensuring exclusive outdoor living spaces. The project offers houses as the available property type, ideal for individuals and families seeking a private, nature-immersed home in Tulum for personal use, vacation rentals, or investment.

The strategic value of Poc Ta Poc lies in its unique blend of natural surroundings and modern amenities. With private pools, decks, and gardens for each house , residents can enjoy exclusive outdoor living spaces. The development's strategic location in Tulum offers excellent connectivity to the hotel zone, consumption centers, sports activities, and the beach, while being close to health and security services. This prime location, combined with the development's focus on privacy and natural living, presents a strategic investment opportunity, positioned for long-term value. Notably, the project does come with some risks, including potential environmental concerns and market fluctuations, but these are mitigated by the developer's commitment to sustainability and the property's unique features. As Poc Ta Poc does not offer developer financing, investors will need to explore alternative financing options, which can be a consideration in the investment decision.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$221,934 - $228,798 USD
CITY
N/A
Tulum
REGION
Centro
BEDROOMS
2
TYPES
House
SURFACE
166
-
166
m2
UNITS
3
Units Available
AI RATING
High-Yield Opportunity
SALES VELOCITY
75
%
FINANCING PLANS
N/A
Available
DEVELOPER
SAKBE
DELIVERY DATE
Immediate Delivery
DEVELOPER STATUS
LISTING UPDATE
February 7, 2026
Model / TypologySize (m²)BedroomsSales VelocityStarting Price (USD)Assets
2-Bedroom House ▼
166.00
2
3 left
~$219,555
UnitStatusPrice (USD)Size (m²)Floor PlanImages
10On HoldN/A166.00
11Available$226,345166.00
12ReservedN/A166.00
7Available$226,345166.00
8Available$226,345166.00
9SoldN/A166.00
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:

$250 - $400 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of moderate to high-cost amenities like a rooftop terrace and a swimming pool, balanced by the relatively small number of total units sharing the cost. The price range of the condos suggests a mid-to-high luxury level, which would expect a certain level of service quality, thus supporting the estimated range. The absence of extremely high-maintenance amenities like 24/7 security or a gym 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 List
Availability Map
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Image of Swimming Pool at Poc Ta Poc, featuring Private Pool, Outdoor Living.
Image of Swimming Pool at Poc Ta Poc, featuring Outdoor Lounge Area, Lush Garden.
Image of Swimming Pool at Poc Ta Poc, featuring Poolside Lounge, Outdoor Seating.
Image of Swimming Pool at Poc Ta Poc, featuring Private Garden, Plunge Pool.
Image of Swimming Pool at Poc Ta Poc, featuring Private Plunge Pool, Outdoor Seating Area.
Image of Swimming Pool at Poc Ta Poc, featuring Private Courtyard, Plunge Pool.
Image of Swimming Pool at Poc Ta Poc, featuring Private Plunge Pool, Outdoor Living.
Image of Swimming Pool at Poc Ta Poc, featuring Private Pool, Outdoor Living.
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Immersed in the heart of Tulum, Poc Ta Poc stands as a beacon of secluded luxury living, where the boundaries between architecture and nature blur, creating a sanctuary of tranquility and sophistication. The residence is a masterful blend of modern aesthetics, abundant natural light, and meticulously designed spaces, all converging to craft an idyllic retreat that redefines the essence of private living.

  • 🌿 Nature's Embrace: Wake up to breathtaking views of the surrounding greenery, framed by expansive glass walls and strategically positioned openings, inviting the outdoors into your private sanctuary.
  • 🏊‍♀️ Private Oasis: The private pool and rooftop terrace offer secluded spaces for relaxation and entertainment, perfect for escaping the world or hosting intimate gatherings under the stars.
  • 🛋️ Serenity Found: The bedrooms are havens of tranquility, equipped with plush beds, custom wooden wardrobes, and air conditioning, ensuring a restful ambiance that rejuvenates both body and soul.
  • 🍴 Culinary Delights: The open-concept living and dining areas flow seamlessly together, filled with natural light, highlighting the clean lines and sophisticated design elements of the kitchen, where culinary creations come to life.
  • 🌅 Rooftop Serenity: As the day unfolds, the rooftop terrace becomes your personal haven, offering panoramic views of the lush surroundings, a perfect spot to unwind and connect with nature's beauty.
Wellness & Recreation
  • 🏊 Swimming Pool: A serene oasis for relaxation and exercise.
  • 🌿 Garden: Lush green spaces for meditation and connection with nature.
Social & Entertainment
  • 🍹 Lounge: A sophisticated space for socializing and entertainment.
  • 🌆 Rooftop Terrace: Panoramic views and a perfect setting for gatherings.
Services & Comfort
  • 📦 Also Includes: 24/7 Security, Parking, and high-speed Wi-Fi for convenience and peace of mind.
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February 7, 2026

This offering provides a de-risked entry into the Tulum market, acquiring a newly built, immediately available asset from a proven local developer. With a strong 75% sales velocity and an attractive price per square meter, the investment bypasses development risk to focus on capturing rental yield in a competitive but high-demand tourist destination.

  • 💎
    Asset Profile Modern 2-Bedroom unit in a low-density (13-unit) development with pool, rooftop, and lounge amenities.
  • 📈
    Financial Logic Entry at a value price point of $1,293/m² positions the asset to compete effectively in a rental market where yields are under pressure from oversupply.
  • 📍
    Location Alpha Located in the established city center, providing convenient access to services and consumption centers, while being a short drive from the hotel zone and beaches.
  • 🛡️
    Risk Assessment Primary risk has shifted from project execution to market performance, specifically the challenge of achieving target occupancy and ADR in a saturated rental environment.
Read the Full Data-Driven Analyst Report

Investment Memo: Poc Ta Poc

Market: Tulum | Zone: 10 min car to the hotel zone, 15 min walk to 129 consumption centers, 5 min bike to 15+ sports activities, 20 min bike to beach access, 3 min to health & security services (city center) High-Yield Opportunity

Analyst Verdict

This asset represents a compelling tactical opportunity to acquire a de-risked, newly delivered property in a maturing Tulum market. With construction complete, the primary execution risk associated with off-plan developments is entirely eliminated. The developer, SAKBE, demonstrates a verifiable track record of completed local projects, including Sakbé Tulum, Ka Sakbe, and Sakbe Village. Strong pre-sale velocity, with 75% of the project already sold, indicates market acceptance of the location, design, and price point. This allows an investor to bypass development uncertainty and focus immediately on income generation.

However, the investment thesis must contend with significant market-level headwinds. The Tulum real estate market is currently characterized by a clear oversupply of condominium inventory, with short-term rental occupancy rates hovering in the low-to-mid 40 percent range. This supply glut has intensified competition and suppressed rental yields across the board. While long-term demand is supported by major infrastructure improvements like the new airport and Maya Train, the near-term challenge will be achieving profitable occupancy. Success will hinge on superior property management, competitive pricing, and a differentiated offering to capture demand in a crowded field.

Strength: Immediate Delivery eliminates all construction and developer execution risk.
Risk: Significant rental market saturation and low occupancy rates across Tulum could compress yields.

💰 Valuation & Yield Logic

  • Entry Basis: $1,293 USD/m² - Analyzed as Value for this zone, considering the market for new-builds.
  • Rental Demand: While tourism remains a key driver for Tulum, the short-term rental market is highly competitive due to oversupply. AirDNA data indicates occupancy rates are currently in the 40-45% range, which necessitates a defensive rental strategy.
  • Scarcity Factor: High scarcity within the development; only 3 of the 2-bedroom units remain available in this boutique 13-unit project.

📍 Location Maturity

The asset is located in Tulum's city center, an established zone with immediate access to services. The area's long-term value is supported by significant municipal and federal infrastructure investments, including the Tren Maya and the new Felipe Carrillo Puerto International Airport, aimed at enhancing connectivity and livability.

🏗️ Developer Profile & Status

The developer is SAKBE, a family-owned firm with a 6-year track record in Tulum. Their portfolio of VERIFIED COMPLETED PROJECTS includes UXMAL, TRES CASAS, KAATAL OOX, SAKBE VILLAGE, KA SAKBE, MAPIMI, and Tamazula. The project status is 'Immediate Delivery', mitigating any construction or timing risk.

Status: 75% Sold | Est. Completion: Immediate Delivery
*Analysis based on current market listings.
Fideicomiso and Closing Costs SIMULATOR

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.

Estimate based on a starting price of $219,555 USD

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

  • Acquisition Tax (ISABI): ~$7,245
  • Notary, Registry & Admin Fees: ~$5,135

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

  • SRE Government Permit: $1,200
  • Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$14,581 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 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, Poc Ta Poc emerges as a haven of secluded luxury living, where the boundaries between nature and modern amenities dissolve. This private nature sanctuary is designed for individuals and families seeking a tranquil retreat that still offers convenient access to the town's vibrant attractions and essential services. The location of Poc Ta Poc is a masterful blend of seclusion and connectivity, making it an ideal choice for those who value privacy, luxury, and the unparalleled beauty of Tulum.

The Doorstep Experience

The immediate surroundings of Poc Ta Poc are a testament to the area's evolving culinary scene and its commitment to providing residents with a sophisticated, laid-back lifestyle. Within walking distance, a variety of cafes and eateries cater to every taste and preference, ensuring that each day begins with promise and ends with satisfaction.
  • ☕️ Ki'bok Coffee Tulum - An 8-minute stroll leads to this inviting coffee shop, perfect for a morning pick-me-up or an informal meeting, highlighting the area's walkability and community spirit.
  • 🍞 Italdo Café Bistro - This charming bistro, reachable within 9 minutes on foot, offers a delightful blend of baked goods, beverages, and light meals, embodying the sophisticated yet casual dining experience available to residents.
  • 🌿 Aroma Cafe Tulum - Proving the area's burgeoning culinary scene, an 11-minute walk leads to Aroma Cafe, a popular local cafe where residents can enjoy a leisurely breakfast or brunch amidst a serene atmosphere.
  • 🎨 Corazón cafe & arte Tulum - This unique blend of cafe and art space, just 7 minutes away on foot, showcases local talent and serves as a vibrant community hub, where residents can indulge in art, conversation, and exquisite cuisine.
  • 🛍️ El Jardin - Cafe y Tienda Local - A short 14-minute walk away, El Jardin combines the charm of a local cafe with the convenience of a boutique store, offering residents a one-stop destination for daily essentials and gourmet delights.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a plethora of activities, services, and attractions that cater to every aspect of a luxurious, nature-immersed lifestyle. From fitness and wellness to art and entertainment, the area surrounding Poc Ta Poc is a vibrant tapestry of experiences waiting to be explored.
  • 🏋️‍♀️ Tulum CrossFit Gym - For those who prioritize fitness, a mere 2-minute drive leads to Tulum CrossFit Gym, a state-of-the-art facility equipped with the latest gear and staffed by professional trainers, ensuring residents can maintain their active lifestyle with ease.
  • 🌳 Tulum Jungle Gym Pueblo - Another fitness option, just a 2-minute drive away, Tulum Jungle Gym Pueblo offers a unique blend of outdoor and indoor training spaces, allowing residents to connect with nature while pursuing their fitness goals.
  • 🎭 Guacamole club Art Park - A 3-minute drive transports residents to Guacamole club Art Park, a dynamic venue that combines art exhibitions, live performances, and gourmet dining, showcasing the area's thriving cultural scene and providing endless entertainment options.
  • 🧖‍♀️ Massage Tulum Energy Healing Spa Temazcal - For a deeper connection with nature and oneself, a 3-minute drive leads to Massage Tulum Energy Healing Spa Temazcal, a serene oasis offering a range of holistic treatments and therapies, perfect for rejuvenation and relaxation.
  • 💆‍♀️ Massage Tulum | Carlos Cardona Spa - Another haven for wellness, just a 4-minute drive away, Massage Tulum | Carlos Cardona Spa provides personalized spa services, ensuring that every resident can indulge in the pampering they deserve, in the comfort and privacy of their own sanctuary.
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🏷️
Promo UPDATE ·

Poc Ta Poc Offers Tiered Commissions for Final Units

📍 Tulum, Mexico
🚨 Poc Ta Poc Update! Inventory closing soon! Secure your luxury Tulum home with tiered commissions: 8% for the next sale, 7% for the penultimate, and 6% for the final unit. Don't miss out on a 166m² house with private pool for $3.95M MXN! Offer valid until June 30, 2026. #TulumRealEstate #PocTaPoc #LuxuryHomes 📍 Tulum, Mexico #Tulum #TulumRealEstate #RivieraMaya
Aerial view of a modern, white two-story house at Poc Ta Poc development in Tulum, featuring large dark-framed windows, a private turquoise swimming pool, and a wooden deck surrounded by lush green tropical foliage. In the background, other simila...
ROI & Floor Plans:Explore Poc Ta Poc →
Promo
Tulum
View of Modern Kitchen at Poc Ta Poc, showcasing Dining Area, Open Concept Living.
🏗️
CONSTRUCTION UPDATE ·

Poc Ta Poc: Phase 1 Finished, Phase 2 Under Construction

📍 Tulum, Mexico

Key Insight: Poc Ta Poc Phase 1 is now finished, and Phase 2 is currently under construction.

The Poc Ta Poc development consists of two phases, with six houses in each phase, totaling 12 houses.

Construction
Tulum
Image of Swimming Pool at Poc Ta Poc, featuring Modern Residence, Private Pool.
📰
GENERAL UPDATE · Feb 22

Poc Ta Poc Phase 2: 3 Units Available, 3% Discount

📍 Tulum, Mexico

Key Insight: Poc Ta Poc Phase 2 has 3 units remaining available, with prices starting at MXN 3,831,500.

The list price for these units is MXN 3,950,000, indicating a 3% discount. Units 9 and 12 are sold, and unit 10 is blocked. Delivery for Phase 2 is expected by April 2026.

General
Image of Swimming Pool at Poc Ta Poc, featuring Modern Residence, Private Pool.
🔑
INVENTORY UPDATE · Feb 22

Poc Ta Poc Phase 2: 3 Units Remaining, Prices from 3.95M MXN

📍 Tulum, Mexico

Key Insight: Poc Ta Poc Phase 2 has 3 units remaining, with list prices starting at 3,950,000 MXN.

Units 9 and 12 are sold, and Unit 10 is currently blocked. Available units (7, 8, 11) have a list price of 3,950,000 MXN, with a discounted price of 3,831,500 MXN available (representing a 3% reduction). Delivery is anticipated by April 2026. Prices are in Mexican Pesos and are subject to change without prior notice.

Inventory
Tulum
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View of Modern Kitchen at Poc Ta Poc, showcasing Dining Area, Open Concept Living.View of Bedroom at Poc Ta Poc, showcasing Modern Bedroom, Natural Light.View of Modern Bathroom at Poc Ta Poc, showcasing Walk-in Shower, 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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