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TsOn
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TsOn
is a meticulously designed development offering a seamless blend of luxury and comfort in the highly sought-after destination of Tulum. This project features
fully furnished one and two-bedroom units
with luxury finishes, including
marble floors
and
Tzalam wood carpentry
, providing a sophisticated and welcoming environment. With a variety of floor plans ranging from
43 m²
to
86 m²
, and the inclusion of
private plunge pools
in each residence,
TsOn
presents an exclusive and private retreat for discerning investors. The development is led by
Grupo MDC
, a corporate group with a reputation for fulfilling construction projects while maintaining high standards of quality and service.
The strategic value of TsOn lies in its prime location in Tulum, a destination renowned for its luxury travel and investment opportunities. The development's flexible lock-off design in many units provides a turnkey solution for easy rental income potential, making it an attractive option for investors seeking a profitable vacation rental property. With its exclusive features and high-quality finishes , TsOn is positioned for long-term value appreciation, offering a unique blend of luxury, privacy, and potential rental income. As a condo development , TsOn offers a range of benefits, including fully equipped and furnished units, private plunge pools, and a prime location, making it an ideal choice for high-net-worth individuals and savvy investors. Note that TsOn does not offer developer financing, allowing investors to explore external financing options that best suit their needs.
The strategic value of TsOn lies in its prime location in Tulum, a destination renowned for its luxury travel and investment opportunities. The development's flexible lock-off design in many units provides a turnkey solution for easy rental income potential, making it an attractive option for investors seeking a profitable vacation rental property. With its exclusive features and high-quality finishes , TsOn is positioned for long-term value appreciation, offering a unique blend of luxury, privacy, and potential rental income. As a condo development , TsOn offers a range of benefits, including fully equipped and furnished units, private plunge pools, and a prime location, making it an ideal choice for high-net-worth individuals and savvy investors. Note that TsOn does not offer developer financing, allowing investors to explore external financing options that best suit their needs.
PRICE
N/A
$123,925 - $258,132 USD
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
1
2
SURFACE
43.15
-
87
m2
UNITS
9
Units Available
ANALYST RATING
Opportunistic
SALES VELOCITY
45
%
FINANCING PLANS
N/A
Available
DEVELOPER
Grupo MDC
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
December 7, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
TsOn
?
Explore Financing PlansHOA Fees ESTIMATIONHOA 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 - $450 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of moderate to high-cost amenities like a spa, swimming pool, and rooftop terrace. Although these amenities contribute to a higher HOA fee, the relatively small number of units in the development means that the cost per unit will be higher. The price range of the condos suggests a mid-to-high luxury level, which also supports a higher HOA fee to maintain the expected level of service and amenities. However, the absence of extremely high-maintenance amenities like 24/7 security, elevators, or a staffed beach club 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.
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TsOn is a masterfully crafted luxury oasis, where the boundaries between indoor and outdoor living dissolve, and every moment is infused with the essence of Tulum's natural beauty. The property's design weaves together luxury finishes, private plunge pools, and flexible lock-off designs to create a truly unique retreat for discerning investors and individuals seeking an exclusive lifestyle.
- 🌿 Private Sanctuary: Retreat to your fully furnished residence, where marble floors, Tzalam wood carpentry, and private plunge pools create a secluded haven, perfect for unwinding in style.
- 🧖 Spa Serenity: Indulge in rejuvenating treatments at the spa, where skilled therapists and soothing ambiance converge to melt away stress and leave you feeling refreshed and revitalized.
- 🏊 Aquatic Bliss: Dive into the crystal-clear waters of the swimming pool, or simply bask in the warm sun on the surrounding deck, surrounded by lush gardens and the soothing sounds of nature.
- 🚗 Seamless Arrival: Arrive in style, with convenient parking and a private entrance, ensuring a smooth and hassle-free transition into your luxury retreat.
- 🌅 Rooftop Oasis: As the sun sets, ascend to the rooftop terrace, where breathtaking views of Tulum's landscape unfold, and the warm glow of the setting sun creates an unforgettable ambiance.
- 🌴 Garden Escape: Stroll through the meticulously manicured garden, where vibrant flora and fauna converge to create a tranquil oasis, perfect for meditation, relaxation, or simply connecting with nature.
Wellness & Recreation- 🧖 Spa: Rejuvenate in a serene oasis, tailored for relaxation and wellness.
- 🏊 Swimming Pool: Unwind in a tranquil pool setting, perfect for recreation and leisure.
- 🌿 Garden: Stroll through lush greenery, providing a peaceful escape from the world.
Social & Entertainment- 🍹 Rooftop Terrace: Enjoy breathtaking views and sophisticated entertainment spaces, ideal for hosting and socializing.
Services & Comfort- 🅿️ Parking and Security: Includes secure parking and 24/7 surveillance for added peace of mind and convenience.
- 🛠️ Concierge Services: Personalized support for a hassle-free living experience, catering to every need.
December 7, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
TsOn
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🌴 Premium Amenities: The on-site spa facility and rooftop terrace provide a distinct, high-value experience that differentiates TsOn from standard market inventory and attracts discerning tenants.
- 🚗 Convenience and Practicality: Dedicated on-site parking addresses a critical infrastructure deficit in the local market, offering a significant competitive advantage in tenant attraction and retention.
- 📈 Growth and Demand: The new Tulum Airport's success, exceeding its first-year passenger forecast by over 25%, confirms robust underlying visitor demand, supporting the long-term value of TsOn .
- 🌟 Global Brand Recognition: Tulum's established reputation as a destination for wellness, spirituality, and digital nomads provides a resilient demand base, insulating TsOn from market volatility.
- 🔨 Infrastructure Commitment: Ongoing public works, including road rehabilitation and drainage system enhancements, signal a commitment to long-term sustainable growth, improving TsOn's operating environment and value over time.
Read the Full Data-Driven Analyst ReportIn a market defined by a severe oversupply of undifferentiated rental units, TsOn's comprehensive amenity package, including a spa and rooftop terrace, provides a tangible quality differentiator. This positions the asset to attract and retain tenants at a potential premium, mitigating the impact of depressed yields affecting the broader market. The investment thesis is anchored in capturing value from robust underlying visitor demand, confirmed by the new Tulum Airport exceeding its first-year passenger forecast by over 25%, while acquiring a premium asset during a period of significant market dislocation.
💎 Competitive Advantages (Alpha)
The asset's specific features provide a competitive moat in a saturated market. While generic properties in La Veleta experience high vacancy rates, luxury projects with superior amenities continue to command premium rental rates. TsOn is engineered to compete in this resilient upper tier of the market.- On-site Spa Facility: Offers a distinct, high-value service differentiator that directly targets Tulum's established brand as a global destination for wellness and spirituality, attracting a specific and high-spending international clientele.
- Rooftop Terrace: Provides premium common area space that enhances the user experience, a critical factor in a market where differentiation is necessary to overcome significant supply pressures.
- Dedicated On-site Parking: Addresses a critical infrastructure deficit in the local market, offering a practical utility that is a significant competitive advantage in tenant attraction and retention.
🛡️ Foundational Market Strengths (Beta)
Despite the acute local correction, which has seen property purchases in areas like La Veleta decrease by approximately 40% from peak levels, the long-term market fundamentals are supported by tangible growth drivers.- Sustained Visitor Demand: The new Tulum Airport's performance, surpassing its inaugural year passenger forecast by over 25%, confirms that fundamental demand for the destination remains strong and is growing, independent of the current real estate supply imbalance.
- Established Global Brand: Tulum's reputation as a center for wellness, spirituality, and digital nomads provides a resilient and dedicated demand base, insulating it from the volatility affecting more generic tourist destinations.
- Infrastructure Commitment: Ongoing public works, including road rehabilitation and drainage system enhancements, signal a commitment to long-term sustainable growth that will improve the asset's operating environment over the hold period.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: Severe oversupply of rental condominium inventory, leading to compressed rental yields and heightened competition for tenants in the short-to-medium term.
- 🔴 Inventory Exposure: The asset's inventory is heavily weighted towards 1-bedroom units (5 available), exposing it directly to the most competitive segment of the oversupplied rental market. The single available 2-bedroom unit offers a degree of diversification, potentially appealing to a less saturated market segment, thereby facing marginally lower competitive pressure.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the high-risk environment created by market-wide oversupply, particularly impacting the asset's 1-bedroom inventory. However, the property's comprehensive, premium amenity stack serves as a critical quality differentiator, positioning it to outperform standard inventory and capture demand from discerning tenants, aligning with a long-term capital appreciation strategy.
- 🟢 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 investment is suitable for a capital-appreciation focused investor with a 5-10 year hold horizon. This profile is not reliant on immediate rental income and possesses a high tolerance for the short-term market volatility inherent in a market correction. The opportunity is best suited for a sophisticated, cash-dominant buyer seeking to acquire a top-tier, well-amenitized asset at a significant discount. This strategy capitalizes on a market where local reports indicate resale units in prime areas are trading at 35-40% discounts to new builds and where Mexico's high policy rate of 11.25% makes local financing prohibitive, creating a clear advantage for foreign cash buyers. The objective is to secure a defensible asset during a market downturn to realize value upon the long-term maturation of Tulum's infrastructure-led growth.Fideicomiso and Closing Costs SIMULATOREstimated 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 $123,925 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$4,090
- Notary, Registry & Admin Fees: ~$3,474
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$9,763 USD
This represents approximately 7.9% of the property's value.
~$9,763 USD
This represents approximately 7.9% 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 Calculator5-Year Outlook Calculator
Gross Annual Income$0
Net Operating Income$0
Capitalization Rate0.0%
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Tulum's enduring allure as a world-class destination, coupled with its shift towards sustainable investment, creates a unique blend of luxury and eco-consciousness, presenting a compelling opportunity for discerning investors seeking stable, long-term returns. This strategic advantage is further enhanced by the area's high-appreciation potential, with the luxury and eco-niche sectors remaining resilient despite market fluctuations. For environmentally conscious individuals and families, the presence of unique, serene, and sustainable living experiences, such as the artificial cenote at the heart of The Organic Oasis development, offers a tranquil retreat that blends seamlessly into the natural surroundings. Just steps away, destinations like Il bacaro La Veleta Tulum and Me Latte Cafe underscore the area's commitment to providing a sophisticated, eco-friendly lifestyle, complete with access to gourmet dining and specialty shopping experiences.
The Doorstep Experience
The essence of Tulum's harmonious living is revealed within a short walk from The Organic Oasis, where local eateries, cafes, and markets define the daily rhythm. This immediate area is a testament to the development's strategic positioning, offering residents a unique blend of luxury, sustainability, and accessibility.- 🍴 Il bacaro La Veleta Tulum - A 2-minute stroll leads to this esteemed restaurant, showcasing the area's thriving culinary scene and commitment to sustainable, locally sourced ingredients.
- ☕️ Me Latte Cafe - This cozy cafe, just 1 minute away, embodies the laid-back, eco-conscious vibe of the neighborhood, perfect for a morning coffee or casual work session.
- 🛍️ Saint Rose - A short 2-minute walk reveals this shopping and dining hub, offering residents a convenient, one-stop destination for gourmet groceries, specialty shopping, and fine dining, all while promoting sustainable living practices.
- 🍔 Veleta Market - Located just 2 minutes away, this market provides a unique shopping experience, complete with a variety of food options and local products, further enhancing the area's appeal to environmentally conscious individuals and families.
Neighborhood Highlights
Beyond the immediate doorstep, the neighborhood unfolds to reveal a tapestry of culinary hotspots, entertainment venues, and local favorites, all within a short walk or drive from The Organic Oasis. This curated selection of destinations not only enhances the development's luxury and sustainability credentials but also provides residents with a unique, high-appreciation lifestyle.- 🍴 Don Cafeto - A 7-minute journey leads to this highly-recommended restaurant, exemplifying the area's gastronomic excellence and commitment to sustainable, locally sourced ingredients.
- 🌮 La Negra Tomasa - This vibrant eatery, accessible within 7 minutes, showcases the neighborhood's eclectic mix of flavors and cuisines, catering to the diverse tastes of environmentally conscious individuals and families.
- 🌯 Taqueria La Chiapaneca - An 8-minute walk reveals this authentic taqueria, highlighting the area's rich cultural heritage and commitment to sustainable, locally sourced ingredients.
- 🍴 Onyx Tulum - This upscale dining destination, just 7 minutes away, embodies the neighborhood's sophisticated side, offering a refined culinary experience that showcases the area's luxury and sustainability credentials.
- 🍹 M tulum Hookah & Pool Lounge - A 7-minute journey leads to this trendy lounge, providing a chic spot for relaxation and entertainment, complete with a focus on sustainable practices and eco-friendly operations.
- 🍹 Batey Mojito and Guarapo Bar - This eclectic bar, accessible within 8 minutes, showcases the neighborhood's vibrant nightlife, offering a unique blend of luxury, sustainability, and entertainment options.
