Vernal

Image of Garden at Vernal, featuring Luxury Bedroom, Garden View.
Image of Swimming Pool at Vernal, featuring Aerial View, Real Estate Development.
Image of Swimming Pool at Vernal, featuring Aerial View, Modern Architecture.
Image of Rooftop Terrace at Vernal, featuring Building Exterior, Modern Architecture.
Image of Swimming Pool at Vernal, featuring Aerial View, Modern Architecture.
Image of Jacuzzi at Vernal, featuring Private Jacuzzi, Outdoor Living Space.
No items found.
Image of Garden at Vernal, featuring Open Concept Living, Dining Room.View of Modern Kitchen at Vernal, showcasing Breakfast Bar, Wood Cabinetry.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Vernal is a boutique condominium project situated in the exclusive Mirador Tulum residential complex, offering 37 apartments across two four-story towers. The development boasts a prime location, providing residents with a unique blend of tranquility and access to vibrant commercial areas, iconic beaches, and the Tulum Archaeological Zone. With Condo and Penthouse options available, Vernal caters to discerning investors and residents seeking a sophisticated living experience that seamlessly integrates luxury, nature, and cultural richness.

The strategic value of Vernal lies in its unparalleled location , just 800 meters from Tulum's Archaeological Zone, offering a unique blend of history, culture, and natural beauty. The development's proximity to the protected Parque del Jaguar and its exclusive access to the beach provide residents with a tranquil and adventurous lifestyle. With high-end finishes and amenities , including a private, residents-only gym, coworking space, and rooftop pools, Vernal presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities. Attractive financing options are available, enhancing the investment viability of this luxury renewal sanctuary.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$207,000 - $940,700 USD
CITY
N/A
Tulum
REGION
Mirador
BEDROOMS
1
2
3
TYPES
Condo
Penthouse
SURFACE
67.05
-
267
m2
UNITS
13
Units Available
AI RATING
Opportunistic
SALES VELOCITY
32
%
FINANCING PLANS
N/A
Available
DEVELOPER
DELIVERY DATE
March 2027
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo ▼
67.05 - 155.88
1
4 left
~$207,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
A202Sold$314,64067.05ViewImg 1
A204Available$210,68071.49ViewImg 1
A205Available$210,68071.49ViewImg 1
A206Available$207,00067.05ViewImg 1
A302SoldN/A136.98ViewImg 1
A304Available$424,120155.88ViewImg 1
2-Bedroom Condo ▼
103.42 - 212.49
2
8 left
~$309,120
UnitStatusPrice (USD)Size (m²)Floor PlanImages
A001Available$385,480149.95ViewImg 1
A002SoldN/A159.40ViewImg 1
A003SoldN/A148.13ViewImg 1
A004Available$382,720142.55ViewImg 1
A101Available$313,720108.87ViewImg 1
A102SoldN/A109.03ViewImg 1
A103Available$314,640109.04ViewImg 1
A104Available$309,120109.04ViewImg 1
A201Available$326,600108.86ViewImg 1
A203Available$314,640103.45ViewImg 1
A301Available$321,080103.42ViewImg 1
A303SoldN/A212.49ViewImg 1
3-Bedroom Condo ▼
266.80
3
1 left
~$752,560
UnitStatusPrice (USD)Size (m²)Floor PlanImages
A305Available$752,560266.80ViewImg 1
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
90/10 Plan90.0%—10.0%8% Discount
70/20/10 Plan70.0%20.0%10.0%5% Discount
50/30/20 Plan50.0%30.0%20.0%3% Discount
30/40/30 Plan30.0%40.0%30.0%2% Discount
15/65/20 Plan15.0%65.0%20.0%1.5% Discount
30/70 Plan30.0%—70.0%NO DISCOUNT
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 - $800 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of high-maintenance amenities like 24/7 security, multiple swimming pools, a gym, coworking space, and a deli market. Additionally, the inclusion of luxury features such as private gardens, private pools, and solar panels suggests a high level of service quality expected by residents, contributing to higher operational costs. However, the moderate number of total units (37) helps to distribute these costs, preventing the fees from being excessively high. The price range of the condos ($207,000 - $940,700 USD) also indicates a luxury development with corresponding luxury amenities and services, supporting the estimated 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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Image of Garden at Vernal, featuring Kids Playroom, Children's Amenity.
Image of Gym at Vernal, featuring Fitness Center, Private Gym.
View of Building Amenity at Vernal, showcasing Pantry, Coffee Station.
Image of Lounge at Vernal, featuring Outdoor Cinema, Luxury Amenity.
Image of Lounge at Vernal, featuring Coworking Space, Business Center.
Image of Lobby at Vernal, featuring Luxury Lobby, Modern Interior Design.
Image of Jacuzzi at Vernal, featuring Rooftop Terrace, Private Jacuzzi.
Image of Rooftop Terrace at Vernal, featuring Rooftop Terrace, Outdoor Lounge.
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Vernal is the epitome of elevated coastal living, where the boundaries between architecture and nature blur, creating a sanctuary of luxury and tranquility. Every detail, from the high-end finishes to the meticulously curated amenities, is designed to craft an unparalleled living experience that harmonizes the rhythms of nature with the sophistication of high-end living.

  • 🏋️‍♀️ Personalized Wellness: Enjoy uninterrupted workout sessions in the private, residents-only Calistenia Gym, or find serenity in the yoga deck, where the symphony of nature accompanies your every pose.
  • 🌊 Coastal Bliss: The swimming pools and solarium at Vernal become your gateway to a life of leisure, where every moment is an invitation to bask in the warmth of the sun or take a refreshing dip, all just steps from the serene beach.
  • 🍴 Gourmet Delights: Savor the convenience of the Deli Market, where gourmet pleasures await, or host intimate dinner parties in the comfort of your own private rooftop, with the stars above and the gentle ocean breeze as your companions.
  • 🌴 Tropical Serenity: Retreat to the hammock area, cradled by the soothing sounds of nature, or explore the green areas, meticulously designed to bring the beauty of the outdoors into your daily life, fostering a deep sense of renewal and connection to the natural world.
  • 🚴 Active Lifestyle: The Padel Court and Cycle Port at Vernal cater to your active side, offering a balanced lifestyle where fitness and leisure blend seamlessly, ensuring that every day is filled with purpose and energy.
  • 🏡 Private Oasis: With private gardens, pools, and rooftops, Vernal offers the ultimate in exclusive living, where every resident can enjoy their own private sanctuary, tailored to their unique desires for solitude, entertainment, or personal growth.
Wellness & Recreation
  • 🏋️‍♀️ Calistenia Gym: State-of-the-art fitness center for maintaining peak physical condition.
  • 🧘 Yoga Deck: Serene outdoor space for yoga and meditation, promoting mental well-being.
  • 🏊‍♀️ Swimming Pools: Multiple pools, including a rooftop option, for relaxation and leisure.
  • 🛀 Jacuzzi: Warm, soothing waters for ultimate relaxation and rejuvenation.
Social & Entertainment
  • 🌳 Mirador Tower: Panoramic views and social area, perfect for entertaining and community building.
  • 🍴 Deli Market: Convenient on-site market for gourmet food and essentials.
  • 🏸 Padel Court: Exclusive sports facility for residents to enjoy their favorite activities.
Services & Comfort
  • 🔒 24/7 Security: Enhanced safety and security measures for peace of mind.
  • 📈 Coworking: Fully equipped spaces for remote work and productivity.
  • 🛋️ Private Gardens and Pools: Exclusive outdoor spaces for residents, combining nature and luxury.
  • 📦 Services Bundle: Includes controlled access, lobby, concierge, internet, and more for effortless living.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Vernal is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌴 Luxury Lifestyle Ecosystem: Vernal features an extensive, self-contained amenity ecosystem, including a Mirador Tower, Deli Market, and Padel Court, designed to create a superior lifestyle proposition.
  • 🛫️ Infrastructure-Led Growth: The new Tulum Airport exceeded its first-year passenger forecast by over 25%, confirming robust and growing underlying visitor demand and supporting long-term value appreciation.
  • 🌟 Global Brand Equity: Tulum's established international reputation as a premier destination for wellness, spirituality, and digital nomads provides a resilient, non-speculative demand base, attracting a dedicated international clientele.
  • 💚 Commitment to Sustainability: Vernal addresses critical regional infrastructure gaps with integrated solar panels, an emergency power plant, and advanced water filtration systems, providing a significant competitive advantage and enhancing the overall living experience.
  • 📈 Strategic Investment Opportunity: With its unique blend of lifestyle amenities and infrastructure resilience, Vernal is positioned to capture significant appreciation as the destination's infrastructure-led growth matures, making it an attractive choice for savvy investors.
Read the Full Data-Driven Analyst Report
In a Tulum market defined by a severe correction and what local reports term 'crashed yields,' Vernal's core investment thesis is to acquire a premium, lifestyle-focused asset at a cyclical low. The project’s extensive, self-contained amenity ecosystem—including a Mirador Tower, Deli Market, and Padel Court—provides a strategic moat against a glut of undifferentiated rental units. While the national tourism sector has cooled, with international air arrivals slowing to just +0.2% YoY growth in January 2025, Tulum’s fundamental demand is confirmed by the new airport exceeding its first-year passenger forecast by over 25%. This creates a rare opportunity to secure a high-quality asset positioned to capture significant appreciation as the destination's infrastructure-led growth matures, insulating it from the volatility impacting the commodity rental market where resale units are trading at 35-40% discounts.

💎 Competitive Advantages (Alpha)

The asset's intrinsic features are designed to create a distinct, premium product tier that insulates it from the broader market's rental yield compression. This is evidenced by a sales velocity of 65% of total inventory sold, a stark contrast to the general La Veleta market where property purchases have decreased by approximately 40% from peak levels. Vernal's outperformance is directly attributable to its self-contained, resilient infrastructure.

  • Self-Contained Lifestyle Infrastructure: The project incorporates an on-site Deli Market, Coworking space, and Mirador Tower, creating a self-sufficient environment. This directly mitigates the known deficits in local services and underdeveloped municipal infrastructure, offering a superior and more convenient living experience.
  • Comprehensive Wellness and Recreation Offering: By providing a resort-like environment with a Padel Court, multiple pools, a Yoga Deck, and a Calistenia Gym, the asset targets a higher-value tenancy base. This aligns with market data indicating that eco-conscious projects with superior amenities in Tulum continue to attract premium rental rates, even in a depressed market.
  • Utility and Infrastructure Resilience: Vernal addresses critical regional infrastructure gaps with integrated solar panels, an emergency power plant, and advanced water filtration systems. This commitment to utility independence provides a significant competitive advantage over older inventory reliant on the area's still-developing public grid.


🛡️ Foundational Market Strengths (Beta)

Despite the acute, localized real estate correction, the long-term demand drivers for Tulum remain robust and are supported by significant public and private investment. The current downturn is a function of speculative oversupply, not a collapse in the destination's fundamental appeal.

  • Validated Infrastructure-Led Demand: The new Tulum Airport is a proven catalyst, having surpassed its inaugural year passenger forecast by over 25%. This confirms a structural increase in visitor access and demand that will underpin the market's eventual recovery and long-term growth trajectory.
  • Enduring Global Brand Equity: Tulum's established international reputation as a premier destination for wellness, spirituality, and digital nomads provides a resilient, non-speculative demand base. This dedicated international clientele is less sensitive to short-term market volatility and more focused on quality of life.
  • Commitment to Public Works: Ongoing, federally-funded public works, including road rehabilitation, drainage system enhancements, and new electrification projects in La Veleta, signal a clear commitment to supporting sustainable growth and improving the resident experience, which will enhance property values over time.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe local market oversupply of rental units, described in market reports as a 'significant crash,' has led to depressed rental yields and intense competition for tenants.
  • 🔴 Inventory Exposure: The asset's 1-Bedroom inventory faces the highest exposure to the market's rental yield compression, as this typology competes most directly in the oversupplied short-term rental market. The 2-Bedroom units are comparatively better positioned to attract longer-term residents or digital nomads who prioritize the project's extensive lifestyle amenities over proximity to the most distressed resale inventory.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the acute market-wide risk of rental oversupply. However, Vernal's value proposition is not based on competing with distressed, lower-quality resale units. Its extensive, self-contained amenity ecosystem creates a distinct, premium product tier designed for long-term value capture, appealing to buyers who prioritize quality of life and are positioned to hold through the current market correction. .
  • 🟢 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 required investor is a well-capitalized, patient entity with a 5-10 year investment horizon focused on capital appreciation. This profile understands the 'flight-to-quality' principle in a downturn and is positioned to act as a cash buyer, thereby avoiding the prohibitively high local financing costs driven by Mexico’s 11.25% central bank policy rate. The developer’s financing structure, which offers an 8% discount for a 90% down payment, is explicitly designed for such an investor. The ideal party is willing to forgo immediate, maximized rental income—which is severely constrained by the current market—in exchange for securing a premium, resilient asset at a significant discount to its future potential value in a market with proven, long-term infrastructure catalysts.
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: $207,000 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$6,831
  • Notary & Admin Fees: ~$4,842

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$13,873 USD
Approx. 6.7% 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 within the prestigious El Mirador complex, Vernal embodies the essence of a Harmonious Oasis, where nature, history, and luxury converge to create a unique living experience. This exclusive address, just 800 meters from Tulum's iconic Archaeological Zone, offers residents a seamless blend of tranquility, adventure, and luxury living, perfectly suited for discerning individuals and families seeking a prestigious and culturally rich environment.

The Doorstep Experience

The immediate surroundings of Vernal are a treasure trove of culinary delights and entertainment options, carefully curated to enhance the lifestyle of its residents. Within walking distance, one can discover a plethora of restaurants, bars, and points of interest that showcase the vibrant spirit of Tulum.
  • 🍴 Tulum Tower - This iconic landmark offers a unique dining experience, with breathtaking views of the surrounding landscape, perfect for special occasions or casual gatherings.
  • 🍔 El Rincón de la Tía Tulum - This charming restaurant serves up delicious local cuisine, showcasing the rich flavors and traditions of the region, and providing residents with a genuine taste of Tulum's culinary scene.
  • 🍹 Restaurante-bar Frosty's - This popular spot offers a unique blend of dining and entertainment, with a wide range of cocktails and dishes to suit every taste, making it an ideal destination for residents looking to unwind and socialize.

Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood surrounding Vernal is filled with a diverse array of amenities and services, designed to cater to the needs and desires of its discerning residents. From luxury spas and wellness centers to convenient shopping and dining options, every aspect of life is carefully considered and provided for.
  • 🛍️ Selecto Chedraui - This modern supermarket offers a wide range of products and services, making it easy for residents to stock up on essentials and indulge in their favorite treats, all within a short drive from Vernal.
  • 🧖‍♀️ Quinto Elemento Spa Tulum - This luxurious spa is dedicated to providing the ultimate wellness experience, with a range of treatments and therapies designed to rejuvenate and revitalize the body and mind, offering residents a serene escape from the stresses of everyday life.
  • 🏋️‍♀️ Tuk Fit Tulum - Gym - This state-of-the-art fitness center is equipped with the latest equipment and staffed by experienced trainers, providing residents with a convenient and motivating environment to achieve their fitness goals, all just a short drive from Vernal.
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Image of Garden at Vernal, featuring Open Concept Living, Modern Kitchen.
🏷️
PROMO UPDATE · Feb 18

Torre Nivel: Up to 8% Discount on Units Starting at $225,000

📍 Tulum, Mexico

Key Insight: Torre Nivel is offering units with prices starting at $225,000, with significant discounts available based on payment plans.

A maximum discount of 8% is offered for a 90/10 payment structure. The lowest priced unit is a 1-bedroom at $225,000, while the highest is a 3-bedroom unit at $818,000. Currently, 18 units remain available, with 3 reserved and 2 sold. Delivery for the project is scheduled for March 2027. Storage rooms are also available for $4,865.

Promo
Tulum
Image of Garden at Vernal, featuring Open Concept Living, Modern Kitchen.
🏷️
PROMO UPDATE · Feb 17

Vernal: Promotional Payment Plans & Inventory Update

📍 Tulum, Mexico

Update: Vernal has released new promotional payment plans, offering discounts up to 8% based on the chosen payment structure (e.g., 90/10, 70/20/10). The document details current inventory, including available units, reserved, and sold units across various levels (PB, N01, N02, N03) in Torre A. Prices are listed in MXN, with delivery scheduled for March 2027. Additionally, storage units (2.0 m2) are available for MXN$90,000 each.

Promo
Tulum
🏷️
Promo UPDATE · Feb 16

Vernal Introduces New Payment Plans with Attractive Discounts

📍 Tulum, Mexico
💰 Vernal Update: Explore new payment plans for February 2026 with discounts up to 8%! Secure your luxury apartment in Tulum. #Vernal #TulumRealEstate #Discounts 📍 Tulum, Mexico #Tulum #TulumRealEstate #RivieraMaya
❮
❯
A detailed price list for Vernal development, dated February 2026, showing unit types, sizes, prices in USD, availability, and various payment plans (90/10, 70/20/10, 50/30/20) with associated discounts of 8%, 5%, and 3%. The list highlights avail...
A detailed price list for Vernal development, dated February 2026, showing unit types, sizes, prices in USD, availability, and various payment plans (90/10, 70/20/10, 50/30/20) with associated discounts of 8%, 5%, and 3%. The list highlights avail...
A detailed price list for Vernal development, dated February 2026, showing unit types, sizes, prices in USD, availability, and various payment plans (90/10, 70/20/10, 50/30/20) with associated discounts of 8%, 5%, and 3%. The list highlights avail...
Promo
Tulum
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Image of Garden at Vernal, featuring Private Balcony, Outdoor Bathtub.View of Modern Bathroom at Vernal, showcasing Walk-in Shower, Stone Vessel Sink.Image of Jacuzzi at Vernal, featuring Indoor-Outdoor Living, Private Patio.

Tulum

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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.
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