Uxmal
Overview
The strategic value of Uxmal lies in its exclusive ownership of one of six distinct units, each with a unique theme and character, and its perfect blend of natural surroundings with modern living amenities. The development's immediate delivery allows for instant enjoyment of the property, making it an attractive option for those seeking a unique and secluded living environment. With 2 rooms in each unit, the condos offer a comfortable and intimate space for residents. The fact that LEAF #6 and LAGOON #3 are already sold indicates a level of demand and exclusivity, making this an early access opportunity for discerning individuals. Attractive financing options are available, as the developer offers financing, enhancing the investment viability of Uxmal .
Investment Thesis
Investment Memo: Uxmal
Analyst Verdict
The Uxmal development presents a compelling, de-risked investment in the Tulum market. With construction complete ('Immediate Delivery'), the primary execution risk is entirely mitigated—a significant advantage in a market that has seen development delays. The asset is backed by a developer, J.DUBEIBE, with a portfolio of six verified completed projects, providing confidence in build quality and project finalization. At an entry price of $2,578 USD/m², the valuation is attractive relative to a market where condo prices average around 46,000 MXN (approx. $2,700 USD) per square meter, positioning this asset for potential appreciation as the area matures.
The principal risk shifts from development to market absorption and rental performance. The current 33% sold status, while not a red flag for a completed project, indicates a moderate sales velocity that requires monitoring. Furthermore, the Tulum short-term rental market is highly competitive, with AirDNA data showing occupancy rates around 44%. While the strategic location near downtown offers an advantage, achieving consistent high occupancy and yield will depend on superior management and marketing in a market characterized by a significant oversupply of condo inventory.
💰 Valuation & Yield Logic
- Entry Basis: $2,578 USD/m² - Analyzed as Value for a new, completed build in a central, developing zone.
- Rental Demand: High but competitive. AirDNA reports an average daily rate of approximately $159 for Tulum rentals, with 2-bedroom units comprising 26% of the market. Success hinges on outperforming the average 44% occupancy rate.
- Scarcity Factor: The project is exclusive, with only two towers of six units each. The remaining inventory of four 2-bedroom units is limited, providing a degree of scarcity within the development itself.
📍 Location Maturity
The asset is in a developing area of Tulum Centro, noted to have paved roads and underground services. The broader Tulum area is benefiting from significant infrastructure investment, including the new airport and Tren Maya, which are expected to enhance long-term accessibility and demand.
🏗️ Developer Profile & Status
The project status is Immediate Delivery , eliminating construction and timing risk. The developer, J.DUBEIBE, is a family-run firm with 6 years of experience and a strong local track record, having completed projects such as Sakbe Village, Ka Sakbe, Sakbe, Mapimi, Tamazula, and Nazas 5.
*Analysis based on current market listings.
Amenities
Wellness & Recreation
- 🏊 Swimming Pool: Refresh and rejuvenate in a serene natural setting.
- 🌿 Garden: Find peace and tranquility amidst lush greenery.
Services & Comfort
- 📦 Standard Amenities: Includes parking, 24/7 security, and other essential comforts for a hassle-free lifestyle.
Neighborhood
The Doorstep Experience
For those residing at Uxmal , the neighborhood unfolds as a vibrant tapestry of cafes, restaurants, and local artisans, all within walking distance. This curated selection of establishments ensures that every day begins with the promise of discovery and the comfort of convenience. Whether it's a morning coffee or an evening stroll, the doorstep experience is designed to enrich the lives of residents with a deep sense of community and connection to nature.- ☕️ Ki'bok Coffee Tulum - A 9-minute walk from Uxmal , this cafe is a hub for those seeking a blend of local culture and international flavors, embodying the area's growing reputation as a culinary hotspot.
- 🍞 Italdo Café Bistro - Also just a 9-minute walk away, Italdo Café Bistro offers residents a sophisticated dining experience, complete with a bakery, bar, and restaurant, catering to the diverse tastes of Uxmal 's discerning residents.
- 🌿 Aroma Cafe Tulum - A 13-minute stroll from the property, Aroma Cafe Tulum is a testament to the area's thriving food scene, providing a cozy atmosphere for both work and leisure, and reinforcing the neighborhood's walkability and charm.
- 🎨 Corazón cafe & arte Tulum - This unique blend of cafe and art gallery, reachable within a 9-minute walk, showcases local talent and offers residents a space for cultural enrichment and community engagement, highlighting the area's vibrant arts scene.
- 🛍️ El Jardin - Cafe y Tienda Local - A 15-minute walk from Uxmal , El Jardin combines the convenience of a local store with the warmth of a cafe, providing residents with a one-stop destination for daily essentials and socializing, further enhancing the property's appeal.
Neighborhood Highlights
Beyond the immediate doorstep, the neighborhood of Uxmal unfolds to reveal a myriad of experiences tailored to the active, health-conscious, and spiritually aware individual. Whether seeking adventure, wellness, or simply a deeper connection with nature, residents are spoilt for choice with a plethora of gyms, spas, and outdoor activities all within a short drive.- 🏋️♀️ Tulum Jungle Gym Pueblo - Just a 2-minute drive from the property, this gym is nestled in the heart of the jungle, offering a unique workout experience that combines fitness with the beauty of nature, perfect for residents looking to stay active amidst stunning surroundings.
- 🧘 Massage Tulum Energy Healing Spa Temazcal - A 3-minute drive away, this spa is dedicated to holistic wellness, providing a serene environment for residents to rejuvenate and connect with their inner selves, leveraging the area's rich spiritual heritage.
- 💆♀️ Massage Tulum | Carlos Cardona Spa - Also reachable within a 4-minute drive, this spa offers personalized massage therapies and treatments, catering to the wellness needs of Uxmal 's residents and enhancing their overall quality of life.
- 🏋️ UNITY Fitness Club & Gym - A 3-minute drive from the property, UNITY Fitness Club & Gym provides state-of-the-art equipment and training programs, supporting the active lifestyles of residents and fostering a sense of community through fitness.
- 🌟 Gym Tulum - Just a 3-minute drive away, Gym Tulum offers a comprehensive fitness experience, complete with modern facilities and expert trainers, ensuring that residents have access to the best resources for maintaining their physical and mental well-being.
