Retiro Tulum-Villas

Image of Lounge at Retiro Tulum-Villas, featuring Covered Patio, Outdoor Dining.
Image of Parking at Retiro Tulum-Villas, featuring Residential Community, Gated Community.
Image of Garden at Retiro Tulum-Villas, featuring Bedroom, Modern Interior.
Image of Swimming Pool at Retiro Tulum-Villas, featuring Modern Villa, Private Pool.
Image of Garden at Retiro Tulum-Villas, featuring Open Concept Living, High Ceilings.
Image of Rooftop Terrace at Retiro Tulum-Villas, featuring Rooftop Terrace, Private Plunge Pool.
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Image of Garden at Retiro Tulum-Villas, featuring Modern Architecture, Tropical Villa.View of Open Concept Living at Retiro Tulum-Villas, showcasing High Ceilings, Modern Kitchen.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Retiro Tulum-Villas is a boutique community of 17 luxury villas and townhouses located in Tulum's burgeoning diamond zone, offering a unique blend of luxury living and harmony with nature. This exclusive development is designed for high-net-worth individuals and savvy investors seeking a private and serene community with easy access to the beach, Holistika, the new airport, and the Maya Train. The residences are available as houses and townhouses , providing a range of options for discerning buyers.

The strategic value of Retiro Tulum-Villas lies in its prime location, modern infrastructure, and luxurious amenities. The development features hydraulic concrete streets , underground utilities , and 24/7 security , ensuring a comfortable and private living experience. Each residence is meticulously designed with luxury and functionality in mind, boasting premium finishes such as chukum, regional natural stone, and high-end TEKA and Grohe appliances. The private amenities, including a swimming pool , covered terrace with a grill area , and rooftop with a bar and jacuzzi , create perfect spaces for relaxation and entertainment. With its unique blend of luxury and nature, Retiro Tulum-Villas presents a strategic investment opportunity, positioned for long-term value due to its exclusive location and high-end amenities. Attractive financing options are also available, making this investment opportunity even more viable.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$708,268 - $710,565 USD
CITY
N/A
Tulum
REGION
Region 12
BEDROOMS
4
TYPES
House
Townhouse
SURFACE
382.09
-
382
m2
UNITS
4
Units Available
AI RATING
Opportunistic
SALES VELOCITY
50
%
FINANCING PLANS
N/A
Available
DEVELOPER
GRUPO NJMEX
DELIVERY DATE
N/A
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
4-Bedroom House ▼
382.09
4
4 left
~$733,416
UnitStatusPrice (USD)Size (m²)Floor PlanImages
VILLA 1SoldN/AN/AImg 1 Img 2 Img 3 Img 4 Img 5
VILLA 2Available$735,796382.09Img 1 Img 2 Img 3 Img 4 Img 5
VILLA 3Available$735,796382.09Img 1 Img 2 Img 3 Img 4 Img 5
VILLA 4Available$733,416382.09Img 1 Img 2 Img 3 Img 4 Img 5
VILLA 5Available$733,416382.09Img 1 Img 2 Img 3 Img 4 Img 5
VILLA 6SoldN/AN/AImg 1 Img 2 Img 3 Img 4 Img 5
VILLA 7SoldN/AN/AImg 1 Img 2 Img 3 Img 4 Img 5
VILLA 8SoldN/AN/AImg 1 Img 2 Img 3 Img 4 Img 5
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Standard Payment Plan30%60%10%Standard payment structure with 60% paid over 10 months during construction.
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:

$450 - $750 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool, rooftop terrace, grill area, and 24/7 security, which are moderately to high-cost. The luxury level indicated by the price range starting from $708,268 also suggests a higher quality of service and maintenance, contributing to the estimate. However, the relatively small number of units (17) helps to balance the cost, as the expenses are shared among fewer owners. Overall, the combination of these factors leads to a moderate to high estimated monthly HOA fee 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
Availability Map
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Retiro Tulum-Villas is an exclusive boutique retreat where luxury living harmonizes with nature, offering a serene and private community of 17 luxury villas and townhouses in Tulum's most coveted area. Every detail is designed to enrich the lives of its residents, from the lush gardens to the rooftop terraces, blending architectural elegance with natural tranquility.

  • 🌿 Private Oasis: Stroll through the beautifully landscaped garden, surrounded by the soothing sounds of nature and the warmth of the Mexican sun.
  • 🏊‍♀️ Aquatic Bliss: Dive into the crystal-clear waters of the swimming pool, or lounge on the sun-kissed deck, soaking up the tranquility of the private community.
  • 🍴 Culinary Delights: Savor the flavors of al fresco dining in the grill area, where the aroma of freshly prepared meals mingles with the ocean breeze.
  • 🔒 Peace of Mind: Rest assured with the secure surroundings, knowing that the private community is protected by top-notch security, allowing you to focus on what truly matters – relaxation and enjoyment.
  • 🌅 Rooftop Serenity: Watch the sunset from the rooftop terrace, where the sky meets the sea, and the gentle trade winds carry the whispers of the jungle.
  • 🚗 Convenient Living: Enjoy the ease of dedicated parking, making it simple to explore the surrounding area, from the pristine beaches to the vibrant town of Tulum.
  • 🍹 Evening Entertainment: Unwind in the lounge, where comfortable seating and warm ambiance invite you to linger, sharing stories and laughter with friends and family.
Wellness & Recreation
  • 🌳 Garden Oasis: Serene gardens for relaxation and connection with nature.
  • 🏊 Swimming Pool: Private pool for residents to unwind and rejuvenate.
Social & Entertainment
  • 🍴 Grill Area: Community grill area perfect for social gatherings and outdoor dining.
  • 🛋️ Lounge: Elegant lounge for residents to socialize and entertain.
  • 🌃 Rooftop Terrace: Breathtaking rooftop views ideal for hosting exclusive events.
Services & Comfort
  • 🚗 Parking and Security: Secure parking and 24/7 security for peace of mind.
  • 🛡️ Convenience and Comfort: Also includes convenient amenities for a hassle-free 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-Villas is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏠 Exclusive 4-Bedroom Luxury: The property offers a scarce product in a market saturated with smaller units, reducing direct competition and targeting a more resilient demand segment.
  • 🌴 Comprehensive Private Amenities: Each villa features a private Garden, Swimming Pool, and Rooftop Terrace, providing a self-contained luxury experience that cannot be replicated in high-density condominium projects.
  • 🚪 Strategic Location with Growing Demand: Tulum's new airport surpassed its inaugural year passenger target by over 25%, confirming strong fundamental visitor demand for the destination, which supports long-term value appreciation.
  • 📈 Robust Long-Term Growth Prospects: The area benefits from sustained destination demand, attractive entry points due to current market correction, and ongoing infrastructure improvements, ensuring a stable and growing rental market.
  • 🔒 Enhanced Security and Privacy: The low-density nature of the project, combined with dedicated security infrastructure, ensures privacy and peace of mind for owners and high-end renters, a critical differentiator in the crowded market.
Read the Full Data-Driven Analyst Report
Retiro Tulum-Villas offers a strategically insulated asset class—large-format, 4-bedroom homes—amid a broader Tulum market correction defined by a severe oversupply of speculative rental condominiums. While property purchases city-wide have decreased by approximately 40% from peak levels, this asset targets a stable, higher-value demographic that is less exposed to the volatility of the short-term rental market. This positions the asset to capitalize on the destination's proven long-term demand growth, evidenced by the new Tulum Airport exceeding its first-year passenger forecast by over 25%.

💎 Competitive Advantages (Alpha)

The asset’s intrinsic characteristics provide a structural defense against prevailing market headwinds, targeting a resilient and underserved demand segment.

  • Exclusive 4-Bedroom Typology: The project offers a scarce product in a market saturated with smaller, commoditized units. This focus on a large-format home reduces direct competition and targets a more resilient demand segment, which is validated by market reports indicating that luxury villas continue to attract premium rental rates despite high vacancy in the broader market.
  • Comprehensive Private Amenities: Each of the 17 total units features a private Garden, Swimming Pool, and Rooftop Terrace. This provides a self-contained luxury experience that cannot be replicated in the high-density condominium projects that form the epicenter of the market's oversupply crisis.
  • Enhanced Security & Privacy: The low-density nature of the project, combined with dedicated security infrastructure, is a key value driver for the premium/luxury segment. This ensures privacy and peace of mind for owners and high-end renters, a critical differentiator in the crowded Aldea Zama submarket.
  • Proven Sales Velocity: Despite the market downturn, the project has demonstrated significant absorption, with 76% of its total inventory already sold. This indicates strong product-market fit and validates the thesis that its differentiated offering is in demand.


🛡️ Foundational Market Strengths (Beta)

Despite the acute, localized real estate correction, Tulum's foundational demand drivers and long-term trajectory remain robust, providing a stabilizing force for well-positioned assets.

  • Sustained Destination Demand: The new Tulum Airport surpassed its inaugural year passenger target by over 25%, processing 1 million passengers against a forecast of 700-800k. This confirms that fundamental visitor demand for the destination is not only strong but growing, irrespective of the real estate supply glut.
  • Attractive Entry Point: The current market correction provides a strategic acquisition window. Reports indicate that resale units in prime areas are trading at discounts of 35-40% compared to new construction, validating the current environment as an attractive entry point for long-term capital.
  • Commitment to Infrastructure: The federal government is actively funding infrastructure improvements, including road rehabilitation, drainage system enhancements, and new electrification projects. These public works address historical deficits and support sustainable long-term growth.
  • Enduring Global Brand: Tulum maintains its unique global brand as a hub for wellness, spirituality, and digital nomads. This established identity continues to attract a dedicated international clientele, insulating it from the volatility affecting more generic tourist destinations.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe local market oversupply of rental units, described in market reports as a 'crash', has led to depressed rental yields and significant downward pressure on the values of non-differentiated assets.
  • 🔴 Inventory Exposure: The asset's inventory of 4-bedroom houses demonstrates low exposure to the primary market risk. The market correction is most acute in the high-volume, 1-2 bedroom condominium segment built for short-term rental speculation. The 4-bedroom house typology serves a distinct and less saturated market niche, including family second homes, long-term executive rentals, and ultra-premium vacation rentals for large groups, thereby mitigating direct competition and yield compression seen in the broader market.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the high-risk, high-reward dynamics of the current Tulum market. However, the asset's specific focus on 4-bedroom villas serves as a powerful structural mitigant to the primary market risk of rental unit oversupply. This positions the property as a strategic acquisition for capturing a more resilient and underserved demand segment, distinct from the market's distressed core. .
  • 🟢 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 cash buyer focused on capital appreciation over a 5-10 year horizon. This profile is necessitated by Mexico's high policy rate of 11.25%, which makes local financing prohibitive and skews the market toward foreign capital. The investor must possess a high tolerance for risk and illiquidity, understanding that immediate cash flow is severely constrained by the current rental market oversupply. They value the scarcity of a large-format home as a legacy asset or family retreat, recognizing that this unique typology provides a significant buffer against the short-term market volatility affecting smaller, commoditized rental units. This investor is positioned to leverage the strong U.S. dollar to acquire a defensible asset at a cyclical low point.
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: $733,416 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$24,203
  • Notary & Admin Fees: ~$14,602

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$41,005 USD
Approx. 5.6% 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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Retiro Tulum-Villas, nestled in the heart of Tulum's burgeoning diamond zone, offers an unparalleled blend of luxury, natural harmony, and lucrative investment opportunities. This exclusive boutique retreat is designed for discerning individuals and savvy investors seeking a unique lifestyle that combines high-end comfort, breathtaking natural beauty, and potential for high-yielding returns. The strategic location provides easy access to the beach, Holistika, the new airport, and the Maya Train, making it an ideal choice for those who value convenience and connectivity.

The Natural Oasis Experience

The surrounding area of Retiro Tulum-Villas is a treasure trove of natural wonders, waiting to be explored and cherished by its residents. The nearby cenotes, spas, and wellness centers offer a perfect blend of relaxation, adventure, and rejuvenation, allowing residents to immerse themselves in the beauty of nature and indulge in luxurious pampering.
  • 🌊 Cenote Escondido (Mayan Blue) - Just a 4-minute drive away, this stunning cenote invites residents to swim, snorkel, or simply bask in its crystal-clear waters, surrounded by lush tropical vegetation.
  • 🌴 Vesica Tulum | Cenote Club - A 7-minute drive leads to this picturesque cenote club, where residents can unwind, enjoy water activities, or savor delicious cuisine amidst a tranquil atmosphere.
  • 🌿 Cenote Cristal - Only 6 minutes away, this breathtaking cenote offers a serene escape, perfect for swimming, kayaking, or simply connecting with nature's splendor.
  • 🌸 Cenote Mayan Blue - A short 7-minute drive brings residents to this enchanting cenote, where they can indulge in snorkeling, swimming, or relaxation, surrounded by the area's unique natural beauty.

The Wellness and Fitness Experience

The development is surrounded by a plethora of spas, wellness centers, and fitness studios, catering to the diverse needs of its residents. From rejuvenating massages to invigorating workouts, the nearby establishments offer a holistic approach to wellness, ensuring that residents can maintain a healthy, balanced lifestyle.
  • 💆 Massage Tulum Energy Healing Spa Tulum Temazcal aldea zama Tulum y la veleta Home massage - Just a 9-minute drive away, this holistic spa offers an array of treatments, including massages, energy healing, and temazcal ceremonies, tailored to promote physical, mental, and spiritual well-being.
  • 🧖 Spa Tulum | Tranquility Spa - A 7-minute drive leads to this serene oasis, where residents can indulge in luxurious spa treatments, including massages, facials, and body wraps, all designed to nurture their mind, body, and spirit.
  • 💅 Casa Venus - "Ritual Beauty Salon & Spa" - Only 13 minutes away, this boutique salon and spa offers a range of beauty treatments, including hair care, nail care, and skincare, all tailored to help residents look and feel their best.
  • 🏋️ Gym Tulum - A 9-minute drive brings residents to this state-of-the-art fitness center, equipped with the latest equipment and staffed by professional trainers, providing the perfect environment for a rigorous workout or a gentle stretch.
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Image of Swimming Pool at Retiro Tulum-Villas, featuring Outdoor Living, Covered Patio.View of Luxury Bathroom at Retiro Tulum-Villas, showcasing Double Vanity, Walk-in Shower.View of Luxury Bedroom at Retiro Tulum-Villas, showcasing Boho Chic Interior, Natural Light.

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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