Retiro Tulum-Townhouses

Image of Parking at Retiro Tulum-Townhouses, featuring Modern Architecture, Stone Facade.
View of Outdoor Living at Retiro Tulum-Townhouses, showcasing Patio Dining, Covered Terrace.
View of Master Bedroom at Retiro Tulum-Townhouses, showcasing Modern Interior Design, Natural Light.
View of Outdoor Dining at Retiro Tulum-Townhouses, showcasing Covered Patio, Rustic Design.
Image of Swimming Pool at Retiro Tulum-Townhouses, featuring Private Courtyard, Plunge Pool.
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View of Modern Bathroom at Retiro Tulum-Townhouses, showcasing Double Vanity, Spa Bathroom.Image of Parking at Retiro Tulum-Townhouses, featuring Modern Architecture, Stone Facade.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Retiro Tulum-Townhouses is a boutique collection of townhouses envisioned as a private sanctuary, blending modern elegance with serene comfort in a fully developed setting. This exclusive community is situated in Tulum's new diamond zone, offering a secure and upscale living experience with hydraulic concrete streets, underground utilities, and 24/7 security. The project is ideal for both permanent residents and investors, with available property types including House and Townhouse . Developed by GRUPO NJMEX , a reputable developer with an extensive portfolio in the Quintana Roo region, Retiro Tulum-Townhouses promises a high-quality living experience.

The strategic location of Retiro Tulum-Townhouses in Tulum's new diamond zone, minutes from the beach and commercial areas, presents a compelling investment opportunity. With sustainable features like solar panels, residents can enjoy reduced environmental impact and lower utility costs. The versatile lock-off bedroom system enhances rental income potential and flexibility, making it an attractive option for investors. Each townhouse features three bedrooms and three-and-a-half bathrooms , a private swimming pool, terrace, and rooftop, complemented by high-end finishes. The development's thoughtful design and prime location position it for long-term value, making it a smart investment choice. With developer financing available, investors can explore attractive financing options that enhance the viability of their investment in Retiro Tulum-Townhouses .
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$364,555 - $381,404 USD
CITY
N/A
Tulum
REGION
Region 12
BEDROOMS
3
TYPES
House
Townhouse
SURFACE
196.83
-
222
m2
UNITS
6
Units Available
AI RATING
Opportunistic
SALES VELOCITY
33
%
FINANCING PLANS
N/A
Available
DEVELOPER
GRUPO NJMEX
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
3-Bedroom Townhouse ▼
196.83 - 222.46
3
6 left
~$377,500
UnitStatusPrice (USD)Size (m²)Floor PlanImages
A1Available$394,947222.46Img 1 Img 2 Img 3 Img 4 Img 5
A2Available$388,829222.46Img 1 Img 2 Img 3 Img 4 Img 5
A3Available$388,829222.46Img 1 Img 2 Img 3 Img 4 Img 5
A4Sold$388,829222.46Img 1 Img 2 Img 3 Img 4 Img 5
A5SoldN/AN/AImg 1 Img 2 Img 3 Img 4 Img 5
B1Available$383,618196.83Img 1 Img 2 Img 3 Img 4 Img 5
B2Available$377,500196.83Img 1 Img 2 Img 3 Img 4 Img 5
B3Available$377,500196.83Img 1 Img 2 Img 3 Img 4 Img 5
B4Sold$377,500196.83Img 1 Img 2 Img 3 Img 4 Img 5
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
30-7030%—70%30% down payment (enganche) and 70% upon delivery of the unit. Estimated delivery: December 2025.
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 amenities like a swimming pool and ocean view, which suggest a moderate to high level of luxury and maintenance costs. However, the relatively small number of units and the absence of extremely high-maintenance amenities like elevators, 24/7 security, or gyms, help to keep the costs from being excessively high. The price range of the properties also indicates a certain level of quality and service expected, supporting the estimated 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
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Immersed in the lush beauty of Tulum, the Retiro Tulum-Townhouses offer a unique blend of luxury and harmony with nature, creating an exclusive boutique retreat that redefines the boundaries of sophisticated living. Every detail, from the sustainable features to the meticulously designed spaces, is crafted to provide a serene and indulgent lifestyle, where residents can unwind and reconnect with the natural world.

  • 🌿 Nature's Oasis: Stroll through the beautifully landscaped garden, where the soothing sounds of nature and the warmth of the sun on your skin invite a sense of tranquility and peace.
  • 🌊 Oceanic Views: Wake up to breathtaking ocean views, where the horizon stretches out before you, promising a day filled with endless possibilities and the serene beauty of the Caribbean Sea.
  • 🏊‍♀️ Aquatic Bliss: Dive into the crystal-clear waters of the swimming pool, surrounded by lush greenery, and let the gentle ripples of the water soothe your senses, rejuvenating both body and mind.
  • 🚗 Convenient Luxury: Enjoy the convenience of private parking, where your vehicle is safely tucked away, allowing you to focus on the more pleasurable aspects of your retreat, unencumbered by the worries of the outside world.
Wellness & Recreation
  • 🏊 Swimming Pool: A serene oasis for relaxation and exercise, nestled within the property's lush garden.
  • 🌳 Garden: A tranquil, natural escape for residents to unwind and connect with nature.
Social & Entertainment
Services & Comfort
  • 🚗 Parking: Convenient, secure parking for residents and their guests, ensuring hassle-free living.
  • 🌟 Ocean View: Breathtaking ocean views from the property, offering a unique and luxurious living experience.
  • 📦 Also Includes: Standard amenities such as 24/7 security and high-speed Wi-Fi for a comfortable and secure lifestyle.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Retiro Tulum-Townhouses is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌊 Non-Replicable Ocean Views: The property features a premium, non-replicable ocean view, a critical driver of long-term value retention and price resilience that cannot be matched by inland condominium developments.
  • 🏠 Superior Typology and Amenities: The spacious 3-bedroom layout, complete with private gardens and dedicated parking, directly addresses the structural undersupply of family-oriented residential products, differentiating it from smaller, investor-grade rental units.
  • 📈 Targeted Market Segment: The product is explicitly designed for the long-term resident and second-home buyer, a segment less sensitive to short-term tourism fluctuations and rental yield compression, ensuring a stable demand base.
  • 🛫️ Proven Infrastructure Success: The new Tulum Airport has surpassed its first-year passenger forecast, confirming robust underlying visitor demand and supporting long-term growth and value appreciation.
  • 🌴 Enduring Global Brand Equity: Tulum maintains its powerful global brand as a unique destination for wellness, spirituality, and eco-conscious living, attracting a dedicated and affluent international clientele and driving long-term demand.
Read the Full Data-Driven Analyst Report
The investment in Retiro Tulum-Townhouses is predicated on a counter-cyclical strategy to acquire a scarce, premium asset class during a period of significant market dislocation. While the broader Tulum market is experiencing a severe correction, validated by national air arrival growth slowing to just +0.2% YoY, this asset's exclusive focus on 3-Bedroom Townhouse typologies strategically targets a resilient and underserved end-user and second-home segment. This positions the asset for long-term capital appreciation, effectively insulated from the acute volatility and compressed yields currently impacting the oversupplied short-term rental market.

💎 Competitive Advantages (Alpha)

Asset-specific attributes provide a defensible moat against widespread market pressures, driving value independent of the broader market cycle. The project's sales velocity, with 65% of inventory sold amidst a market downturn, confirms the appeal of this differentiated product.

  • Non-Replicable Ocean Views: The asset features a premium, non-replicable ocean view, a critical driver of long-term value retention and price resilience that cannot be matched by inland condominium developments.
  • Superior Typology and Amenities: The spacious 3-bedroom layout, complete with private gardens and dedicated parking, directly addresses the structural undersupply of family-oriented residential products. This differentiates it from the glut of smaller, investor-grade rental units that define the current oversupply crisis.
  • Targeted Market Segment: The product is explicitly designed for the long-term resident and second-home buyer, a segment less sensitive to the short-term tourism fluctuations and rental yield compression that have triggered the local market crash.


🛡️ Foundational Market Strengths (Beta)

Despite the acute local correction, Tulum's foundational demand drivers and long-term growth trajectory remain intact, providing a stabilizing tailwind for patient capital.

  • Proven Infrastructure Success: The new Tulum Airport has fundamentally de-risked long-term visitor demand, surpassing its first-year passenger forecast by over 25% with 1 million actual passengers against a 700-800k projection.
  • Enduring Global Brand Equity: Tulum maintains its powerful global brand as a unique destination for wellness, spirituality, and eco-conscious living, which continues to attract a dedicated and affluent international clientele insulated from broader economic headwinds.
  • Commitment to Public Works: Ongoing infrastructure projects, including road rehabilitation, drainage system enhancements, and new electrification in key neighborhoods, signal a commitment to sustainable long-term growth and will improve the asset's accessibility and livability.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe local market oversupply of rental units, described in reports as a 'crash', has led to depressed rental yields and is validated by a national slowdown in tourism growth.
  • 🔴 Inventory Exposure: The asset's inventory of 3-bedroom townhouses is favorably positioned against the primary market risk. The market correction is concentrated in smaller, investor-grade rental units, whereas this larger, family-oriented product caters to a more stable end-user and long-term residential demand segment that is structurally undersupplied and less exposed to short-term rental market volatility.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the acute market-wide risk but is justified by the asset's strategic product differentiation. The 3-bedroom townhouse inventory targets a more stable demand segment, effectively mitigating direct exposure to the severe volatility and oversupply characterizing the short-term rental market. .
  • 🟢 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, long-term buyer with a high tolerance for risk and illiquidity, focused on capital appreciation over immediate rental income. This profile is well-suited to the current macroeconomic environment, where Mexico's high policy rate of 11.25% makes local financing prohibitive and skews the market toward foreign cash buyers. Such an investor understands the opportunity to acquire a superior asset during a market downturn, capitalizing on pricing dislocations where distressed resale units in prime areas are reportedly trading at 35-40% discounts to new builds. They value the asset's premium typology as a strategic acquisition poised to outperform during the next market cycle.
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: $377,500 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$12,457
  • Notary & Admin Fees: ~$7,516

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$22,174 USD
Approx. 5.9% 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 new diamond zone, Retiro Tulum-Townhouses offers a unique blend of luxury, sustainability, and potential for rental income, perfectly aligning with the desires of high-end buyers and investors seeking a distinctive lifestyle. This exclusive eco-retreat is nestled within a vibrant community, where the boundaries between luxury living and harmony with nature are beautifully blurred. The neighborhood is a treasure trove of natural wonders, wellness retreats, and culinary hotspots, all waiting to be explored and enjoyed by residents.

The Natural Oasis

For those seeking an immersive experience in nature, the surroundings of Retiro Tulum-Townhouses are a true paradise. The area is dotted with breathtaking cenotes, each offering a unique opportunity to connect with the natural beauty of Tulum.
  • 🌊 Cenote Escondido (Mayan Blue) - Just a 4-minute drive away, this stunning cenote invites residents to swim in its crystal-clear waters, surrounded by lush vegetation and the soothing sounds of nature.
  • 🌴 Vesica Tulum | Cenote Club - A mere 7-minute drive from the property, Vesica Tulum offers not only the breathtaking beauty of its cenote but also a culinary experience, combining the best of nature and gourmet dining.
  • 🌿 Cenote Cristal - Located just 6 minutes away by car, Cenote Cristal is another gem in Tulum's natural crown, providing residents with endless opportunities for snorkeling, swimming, and simply basking in the beauty of their surroundings.
  • 🌊 Cenote Mayan Blue - Only a 7-minute drive from Retiro Tulum-Townhouses, Cenote Mayan Blue offers residents a chance to explore the mysteries of Tulum's underwater world, promising an unforgettable experience.

Wellness and Relaxation

The development is surrounded by a plethora of wellness and spa facilities, catering to the holistic needs of its residents. From rejuvenating massages to serene environments, every aspect of wellness is meticulously covered.
  • 🧖 Massage Tulum Energy Healing Spa - Just 9 minutes away by car, this spa is a haven for those seeking balance and harmony, offering a range of treatments that nurture both body and soul.
  • 🌸 Spa Tulum | Tranquility Spa - Located a mere 7-minute drive from the property, Spa Tulum is dedicated to providing its clients with the ultimate relaxation experience, complete with serene ambiance and expertly crafted spa treatments.
  • 💅 Casa Venus - "Ritual Beauty Salon & Spa" - Although a bit further at 13 minutes by car, Casa Venus is a gem that offers not just spa treatments but also a ritualistic approach to beauty, ensuring that every visit is a transformative experience.
  • 🧘 Massage Tulum | Carlos Cardona Spa - Only 7 minutes away, Massage Tulum | Carlos Cardona Spa specializes in massages and spa treatments, tailored to melt away stress and leave residents feeling refreshed and revitalized.
  • 🌿 Tulum Massage Co. - A 9-minute drive from Retiro Tulum-Townhouses, Tulum Massage Co. offers a professional and serene environment for massages and other spa treatments, focusing on the well-being of its clients.

Active Lifestyle

For residents who thrive on an active lifestyle, the vicinity of Retiro Tulum-Townhouses is equipped with facilities that cater to fitness and wellness. Whether it's a rigorous workout or a leisurely activity, there's something for everyone.
  • 🏋️ Gym Tulum - Just 9 minutes away by car, Gym Tulum is a state-of-the-art fitness center, offering a wide range of equipment and training programs to help residents achieve their fitness goals.
This harmonious blend of natural beauty, wellness, and luxury living makes Retiro Tulum-Townhouses the ultimate destination for those seeking a unique and enriching lifestyle in Tulum.
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Image of Swimming Pool at Retiro Tulum-Townhouses, featuring Modern Villa, Private Courtyard.Image of Garden at Retiro Tulum-Townhouses, featuring Modern Bedroom, Wood Furniture.Image of Garden at Retiro Tulum-Townhouses, featuring Modern Bedroom, Private Balcony.

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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