Villas Aliada

View of Modern Bedroom at Villas Aliada, showcasing Built-in Wardrobe, Wood Paneling.
Image of Garden at Villas Aliada, featuring Modern Architecture, Luxury Villa.
Image of Swimming Pool at Villas Aliada, featuring Outdoor Living, Private Pool.
Image of Garden at Villas Aliada, featuring Luxury Bathroom, Indoor-Outdoor Shower.
View of Modern Bathroom at Villas Aliada, showcasing Walk-In Shower, Glass Shower Enclosure.
View of Modern Bathroom at Villas Aliada, showcasing Vessel Sink, Wood Vanity.
No items found.
View of Modern Bedroom at Villas Aliada, showcasing Neutral Tones, Wood Accents.View of Modern Bedroom at Villas Aliada, showcasing Neutral Palette, Textured Walls.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Villas Aliada is a luxury residential project situated within the prestigious Tulum Country Club by Bahia Principe Residences, offering a comprehensive, turnkey service for those seeking a dream home or a sound investment in the vibrant Riviera Maya. Developed by AN-NAFI INVESTMENT GROUP & CAPITAL MANAGEMENT , a company with over 15 years of experience in the civil construction sector and more than 40,000 m² built, Villas Aliada presents a unique opportunity to invest in customizable luxury villas with high-end finishes, ranging from two to four bedrooms, including private pools, BBQ terraces, and fully equipped kitchens. The project caters to a discerning clientele with eight villa prototypes and offers flexibility for clients to build on their own land , with a significant discount for those who already own their land.

The strategic value of Villas Aliada lies in its prime location, exclusive amenities, and potential for long-term appreciation. With its proximity to the region's famous beaches, the Mayan Train, and access to premier amenities like a PGA golf course and diverse gastronomy, this development is positioned for success. The full-service construction process ensures a seamless experience for investors, while the exclusive access to the Tulum Country Club's amenities and services enhances the lifestyle and investment potential. Furthermore, the project's focus on luxury and comfort , combined with its unique features and customization options, makes it an attractive proposition for high-net-worth individuals and savvy investors seeking bespoke luxury homes in a prestigious location. With developer financing available , investors can take advantage of attractive financing options, enhancing the viability of their investment in Villas Aliada .
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$477,330 - $1,049,021 USD
CITY
N/A
Tulum
REGION
Tulum Country Club
BEDROOMS
2
3
4
TYPES
House
Land
SURFACE
128
-
420
m2
UNITS
8
Units Available
AI RATING
Opportunistic
SALES VELOCITY
0
%
FINANCING PLANS
N/A
Available
DEVELOPER
AN-NAFI INVESTMENT GROUP & CAPITAL MANAGEMENT
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
2-Bedroom House ▼
128.00
2
1 left
~$496,286
UnitStatusPrice (USD)Size (m²)Floor PlanImages
ColibríAvailable$496,286128.00Img 1 Img 2 Img 3 Img 4 Img 5
3-Bedroom House ▼
152.00 - 420.00
3
6 left
~$565,116
UnitStatusPrice (USD)Size (m²)Floor PlanImages
CoatiAvailable$619,555178.70Img 1 Img 2 Img 3 Img 4 Img 5
IguanaAvailable$916,997297.00Img 1 Img 2 Img 3 Img 4 Img 5
JaguarAvailable$834,291244.00Img 1 Img 2 Img 3 Img 4 Img 5
PanteraAvailable$565,116152.00Img 1 Img 2 Img 3 Img 4 Img 5
TortugaAvailable$1,090,678420.00Img 1 Img 2 Img 3 Img 4 Img 5
TucanAvailable$950,079320.00Img 1 Img 2 Img 3 Img 4 Img 5
4-Bedroom House ▼
261.00
4
1 left
~$877,514
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PumaAvailable$877,514261.00Img 1 Img 2 Img 3 Img 4 Img 5
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Financing 40/50/1040.0%50.0%10.0%2% discount on list price. Applies to Colibrí, Pantera, and Coati models.
Financing 50/40/10 (3% Discount)50.0%40.0%10.0%3% discount on list price. Applies to Colibrí, Pantera, and Coati models.
Financing 70/20/10 (4% Discount)70.0%20.0%10.0%4% discount on list price. Applies to Colibrí, Pantera, and Coati models.
Financing 30/60/1030.0%60.0%10.0%4% discount on list price. Applies to Jaguar, Puma, Iguana, Tucan, and Tortuga models.
Financing 50/40/10 (6% Discount)50.0%40.0%10.0%6% discount on list price. Applies to Jaguar, Puma, Iguana, Tucan, and Tortuga models.
Financing 70/20/10 (8% Discount)70.0%20.0%10.0%8% discount on list price. Applies to Jaguar, Puma, Iguana, Tucan, and Tortuga models.
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:

$800 - $1500 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool, jacuzzi, and rooftop terrace, which are considered high-maintenance. Although there is only one unit in the development, the luxury level indicated by the price range suggests a high quality of service expected, contributing to higher maintenance costs. The grill area, lounge, garden, and parking also add to the overall maintenance expenses but are not as costly as some other amenities like 24/7 security or a gym. The relatively high price range of the property ($477,330 - $1,049,021 USD) further supports the expectation of higher HOA fees to maintain the luxury standards and amenities provided.

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 Jacuzzi at Villas Aliada, featuring Rooftop Terrace, Private Jacuzzi.
Image of Jacuzzi at Villas Aliada, featuring Rooftop Terrace, Private Jacuzzi.
Image of Jacuzzi at Villas Aliada, featuring Rooftop Terrace, Private Jacuzzi.
Image of Jacuzzi at Villas Aliada, featuring Rooftop Terrace, Jacuzzi.
Image of Jacuzzi at Villas Aliada, featuring Rooftop Terrace, Private Jacuzzi.
Image of Rooftop Terrace at Villas Aliada, featuring Rooftop Terrace, Modern Architecture.
Image of Jacuzzi at Villas Aliada, featuring Rooftop Terrace, Jacuzzi.
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Villas Aliada redefines luxury living with its bespoke homes and world-class community, offering an unparalleled level of exclusivity and customization. Every aspect of the property is designed to provide a seamless and sophisticated living experience, from the high-end finishes to the full-service construction process.

  • 🏠 Personalized Luxury: Experience the epitome of luxury with customizable villas that cater to your unique tastes and preferences, complete with high-end finishes and meticulous attention to detail.
  • 🌊 Aquatic Bliss: Unwind in the serene surroundings of the swimming pool or rejuvenate in the soothing waters of the Jacuzzi, perfect for relaxation and leisure.
  • 🍴 Culinary Delights: Savor the flavors of outdoor dining in the grill area, where you can host intimate gatherings and create unforgettable memories with family and friends.
  • 🚗 Convenient Parking: Enjoy the convenience of secure and ample parking, providing easy access to your villa and the surrounding amenities.
  • 🌃 Rooftop Serenity: Escape to the rooftop terrace, where breathtaking views and tranquil ambiance come together to create the perfect setting for relaxation and entertainment.
  • 🏞️ Nature's Oasis: Stroll through the beautifully landscaped garden, a peaceful retreat that invites you to connect with nature and unwind in a serene atmosphere.
  • 🍹 Lounge Luxury: Unwind in style in the elegant lounge, where you can enjoy exclusive access to premium amenities and services, tailored to meet your every need.
Wellness & Recreation
  • 🛀 Jacuzzi: Unwind in a soothing, residents-only Jacuzzi, perfect for relaxation and rejuvenation.
  • 🏊 Swimming Pool: Enjoy a private, refreshing swimming pool, ideal for exercising and unwinding.
  • 🌳 Garden: Stroll through a serene, beautifully landscaped garden, providing a peaceful escape.
Social & Entertainment
  • 🍔 Grill Area: Host memorable gatherings at the outdoor grill area, perfect for socializing and entertainment.
  • 🛋️ Lounge: Relax and socialize in a stylish, residents-only lounge, designed for comfort and community.
  • 🌃 Rooftop Terrace: Take in breathtaking views from the rooftop terrace, an ideal spot for hosting and enjoying quality time.
Services & Comfort
  • 🅿️ Parking: Also includes secure, convenient parking for residents, ensuring a hassle-free living experience.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Villas Aliada is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏠 Exclusive Luxury Residences: Villas Aliada offers 3 and 4-bedroom houses, providing a unique and differentiated product that caters to families and high-net-worth second-home buyers seeking space, privacy, and long-term value.
  • 📈 Strong Demand Drivers: The new Tulum Airport has exceeded its first-year passenger targets by over 25%, demonstrating sustained demand for the destination and supporting long-term growth and appreciation.
  • 🌴 Private Amenities and Utilities: Residents enjoy a comprehensive suite of private amenities, including a swimming pool, rooftop terrace, and garden, as well as dedicated private parking, creating a self-contained luxury residential experience.
  • 📊 Buyer's Market Opportunities: The current market correction presents a rare entry point for long-term capital, with resale units in prime areas reportedly trading at discounts of 35-40%, confirming the existence of a buyer's market for strategically deployed capital.
  • 🚧 Commitment to Urban Maturation: Ongoing public investment in core infrastructure, including road rehabilitation, drainage system enhancements, and new electrification projects, signals a long-term commitment to improving the urban fabric and supporting sustainable growth.
Read the Full Data-Driven Analyst Report
Villas Aliada offers strategic insulation from Tulum's primary market risk, a severe oversupply of rental-focused condominiums that has precipitated a localized market correction. The asset's inventory consists exclusively of 3 and 4-bedroom houses, a typology structurally differentiated from the commoditized condo segment. This positions the investment to capture long-term appreciation driven by proven infrastructure growth, validated by the new Tulum Airport exceeding its first-year passenger targets by over 25%, rather than relying on currently depressed short-term rental yields. The investment thesis targets a distinct and underserved demand segment—families and high-net-worth second-home buyers—who prioritize space, privacy, and long-term value.

💎 Competitive Advantages (Alpha)

The asset's intrinsic characteristics provide a competitive moat against the oversupplied condominium market. These features are difficult to replicate in high-density vertical developments and cater directly to a premium, long-term user base rather than transient renters.

  • Self-Contained Luxury Experience: The provision of a comprehensive suite of private amenities, including a swimming pool, rooftop terrace, and garden, creates a self-contained residential environment that appeals to the high-end family and second-home buyer segment.
  • Superior Utility and Privacy: The asset offers dedicated private parking, a critical utility often lacking in denser zones, and a low-density 'house' format that provides a level of privacy and living space unattainable in the dominant high-density condo product saturating the market.
  • Targeted Product Differentiation: By focusing exclusively on 3 and 4-bedroom houses, the asset avoids direct competition with the smaller, investment-focused condo units that are at the epicenter of the market's oversupply crisis and associated yield compression.


🛡️ Foundational Market Strengths (Beta)

Despite the acute, localized real estate correction, the long-term demand drivers for Tulum remain robust, providing a foundational tailwind for strategically positioned assets. The current market dislocation presents a rare entry point for long-term capital.

  • Validated Visitor Demand: Underlying demand for the destination is strong and growing, evidenced by the new Tulum Airport surpassing its inaugural year passenger forecast by over 25%, accommodating over 1 million travelers against an initial expectation of 700,000 to 800,000.
  • Significant Buyer's Market Conditions: The market correction has created tangible value opportunities. Resale units in prime areas like Aldea Zama are reportedly trading at discounts of 35-40% compared to new construction, confirming the existence of a distressed market for strategically deployed capital.
  • Commitment to Urban Maturation: Ongoing public investment in core infrastructure, including documented road rehabilitation, drainage system enhancements, and new electrification projects in La Veleta, signals a long-term commitment to improving the urban fabric and supporting sustainable growth.
  • Enduring Global Brand Appeal: Tulum maintains its established global brand as a premier destination for wellness, spirituality, and a dedicated international clientele, which provides a resilient, non-speculative demand base for high-quality real estate.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe local market oversupply of rental-focused condominium units has led to depressed rental yields and a 'significant crash' sentiment, creating intense competition and pricing pressure in the short-term rental market.
  • 🔴 Inventory Exposure: The asset's inventory of 3 and 4-bedroom houses is positioned in a different market segment than the one experiencing the oversupply crisis. This typology caters to long-term renters, families, and owner-occupiers, a demographic less sensitive to the volatility of the short-term tourism rental market. This structural differentiation provides a significant buffer against the primary market risk, which is concentrated in smaller, investment-focused condo units.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the asset's strategic position within a high-risk market. While the broader Tulum rental market faces severe headwinds from oversupply, Villas Aliada's exclusive focus on multi-bedroom houses targets a more stable, less competitive end-user segment, offering a defensible niche for long-term capital appreciation. .
  • 🟢 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, patient, long-term player with a high tolerance for risk and a focus on capital appreciation over a 5-10 year horizon. This profile is not dependent on immediate rental cash flow, which is severely constrained by the current market. Given Mexico's high policy rate of 11.25% and the resulting expense of local financing, the investor is likely a foreign cash buyer able to capitalize on the market downturn. They specifically seek a differentiated, premium asset class—a full house—that provides structural insulation from the commoditized condo rental market, recognizing its scarcity, privacy, and potential for long-term value retention among the high-end family or second-home buyer segment.
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: $496,286 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$16,377
  • Notary & Admin Fees: ~$9,881

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$28,458 USD
Approx. 5.7% 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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Strategic Location within the Tulum Country Club Community

For high-net-worth individuals and savvy investors seeking a luxurious and vibrant lifestyle in a tropical paradise, Villas Aliada offers the ultimate haven. Nestled in the heart of Tulum's Riviera Maya, this exclusive collection of luxury homes is strategically positioned to provide residents with unparalleled access to the area's finest amenities and attractions, ensuring a strong potential for high investment returns and a significant appreciation in property value over time. By investing in Villas Aliada, residents can capitalize on Mexico's thriving real estate market, particularly in the Riviera Maya region, which has seen a substantial increase in property values in recent years.

The Doorstep Experience

The allure of Tulum's luxurious lifestyle is palpable within a short walking distance from Villas Aliada, where an array of upscale cafes, restaurants, and boutiques await discovery. This immediate vicinity is a testament to the area's evolving culinary and cultural scene, tailored to the refined tastes of its discerning residents. With a comprehensive turnkey service from architectural design to construction, residents can enjoy a seamless and hassle-free experience, from conceptualization to completion. Moreover, significant discounts are available for clients who already own land, making Villas Aliada an attractive option for savvy investors looking to maximize their returns. The development's variety of prototypes allows residents to choose from a range of luxurious designs, ensuring that their dream home is tailored to their unique preferences and lifestyle.

  • ☕️ La Fournee - Just a 4-minute stroll away, this charming bakery and cafe embodies the essence of a luxurious morning, complete with freshly baked goods and gourmet coffee, perfect for residents who value a high-end lifestyle.
  • 🍴 Uh-najil coffee Restaurant & cafetería - A mere 3-minute walk from the development, this restaurant offers a sophisticated dining experience, blending local flavors with international cuisine, appealing to the refined tastes of high-net-worth individuals and savvy investors.
  • 🥐 Cara Feliz Tulum - With its diverse offerings, including a cafe, bakery, bar, and restaurant, this 5-minute walking distance destination caters to every whim, making it an integral part of the daily routine for those residing at Villas Aliada, who value convenience and luxury.
  • 🍞 Panaderia amarela tulum - For those seeking an authentic taste of local bakeries, this 8-minute walking distance gem is a must-visit, providing residents with an immersive cultural experience and a deeper connection to the community.
  • 🍴 Onyx Tulum - A 9-minute walk leads to this esteemed restaurant, where culinary excellence meets a vibrant atmosphere, perfect for special occasions or casual dining, catering to the sophisticated lifestyle of Villas Aliada residents.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a tapestry of experiences tailored to the discerning tastes of Villas Aliada residents. A short drive away, a plethora of spas, wellness centers, and shopping destinations await, ensuring that every aspect of a luxurious lifestyle is catered to. With a strong potential for rental income and long-term appreciation, Villas Aliada is an attractive investment opportunity for savvy investors. The development's comprehensive turnkey service and significant discounts for landowners further enhance its investment potential, making it an ideal choice for those seeking a lucrative and hassle-free investment experience.

  • 🧖 Massage Tulum Energy Healing Spa Tulum - A 3-minute drive from the property, this spa is a haven for wellness and relaxation, offering a range of treatments that cater to the holistic well-being of residents, who value a luxurious and rejuvenating lifestyle.
  • 💆 Cacao Spa Tulum - Also just a 3-minute drive away, Cacao Spa Tulum promises an indulgent experience, with its array of spa treatments and beauty services, designed to pamper and rejuvenate, perfect for residents seeking a luxurious and relaxing experience.
  • 🌿 Flora Spa Tulum - A 4-minute drive leads to this serene oasis, where nature and wellness blend in perfect harmony, offering residents a tranquil escape from the hustle and bustle of daily life, and a deeper connection to the natural beauty of Tulum.
  • 🔥 Quinto Elemento Spa Tulum - For those seeking a more spiritual connection, an 8-minute drive to Quinto Elemento Spa Tulum reveals a world of holistic treatments and therapies, designed to balance the body, mind, and spirit, catering to the wellness-focused lifestyle of Villas Aliada residents.
  • 🛍️ Selecto Chedraui - Practicality meets convenience with this supermarket, just a 7-minute drive from the development, ensuring that daily essentials are always within easy reach, and providing residents with a hassle-free shopping experience.
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Image of Swimming Pool at Villas Aliada, featuring Modern Bedroom, Private Pool.View of Modern Bathroom at Villas Aliada, showcasing Powder Room, Vessel Sink.Image of Swimming Pool at Villas Aliada, featuring Private Patio, Plunge Pool.

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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