Xacte

Image of Jacuzzi at Xacte, featuring Private Terrace, Plunge Pool.
Image of Swimming Pool at Xacte, featuring Rooftop Terrace, Private Pool.
Image of Swimming Pool at Xacte, featuring Private Terrace, Plunge Pool.
Image of Swimming Pool at Xacte, featuring Rooftop Terrace, Private Pool.
Image of Swimming Pool at Xacte, featuring Private Terrace, Plunge Pool.
Image of Garden at Xacte, featuring Modern Bedroom, Boho Chic Decor.
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View of Open Concept Living at Xacte, showcasing Modern Dining Area, Breakfast Bar.View of Open Concept Living at Xacte, showcasing Modern Kitchen, Terrazzo Countertop.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Xacte is a boutique collection of 10 condos, offering a range of layouts from 1-bedroom apartments to a spacious 3-bedroom unit. This project is developed by Mangrove , a company with over 20 years of experience in real estate development in Mexico and abroad, having completed more than 20 projects and over 2,500 units . The available property types include Condo , Penthouse , and Residential units, catering to different lifestyle needs and investment scales. Each residence is fully equipped and furnished, eliminating the need for additional investments in appliances and furniture.

The strategic value of Xacte lies in its unique features and prime location in Tulum , making it an attractive opportunity for discerning investors and individuals seeking a hassle-free, luxurious retreat. The development's focus on private outdoor living spaces, including private gardens with pools for ground-floor units and terraces with pools for upper-level apartments, enhances its appeal. Additionally, the project offers flexible payment plans with significant discounts, providing a turn-key solution ideal for personal use or rental income. With its exclusive community of only 10 units , Xacte presents a unique and private living experience, positioned for long-term value due to its prime location and potential for high-yielding returns. Attractive financing options are also available, as Xacte offers developer financing, making this investment opportunity even more viable.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$105,820 - $270,000 USD
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
1
3
TYPES
Condo
Penthouse
SURFACE
39.95
-
111
m2
UNITS
4
Units Available
AI RATING
Opportunistic
SALES VELOCITY
56
%
FINANCING PLANS
N/A
Available
DEVELOPER
Mangrove
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo ▼
39.95 - 85.94
1
3 left
~$118,900
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$181,50085.94ViewImg 1 Img 2
102Available$138,15056.95ViewImg 1 Img 2
103SoldN/A60.02Img 1 Img 2
201SoldN/A55.93Img 1 Img 2
202Available$118,90039.95ViewImg 1 Img 2
203SoldN/A41.99Img 1 Img 2
301SoldN/A55.93ViewImg 1 Img 2
401SoldN/A48.96Img 1 Img 2
3-Bedroom Condo ▼
111.02
3
1 left
~$270,000
UnitStatusPrice (USD)Size (m²)Floor PlanImages
302Available$270,000111.02View
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
20/80 Financing20.0%—80.0%None
30/40/30 Financing30.0%40.0%30.0%3% Discount
70/30 Financing70.0%—30.0%6% Discount
100% Down Payment100.0%——11% 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:

$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 rooftop terrace, swimming pool, jacuzzi, and concierge service. Although these amenities contribute to a higher maintenance cost, the relatively small number of units (10) in the development means that the cost per unit will be higher. The price range of the condos ($105,820 - $270,000 USD) also suggests a mid-to-high luxury level, which is consistent with the estimated HOA fee range. The absence of extremely high-maintenance amenities like elevators, 24/7 security, 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.

Official Price List
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Image of Swimming Pool at Xacte, featuring Resort Style Pool, Luxury Living.
Image of Lobby at Xacte, featuring Lobby Entrance, Luxury Design.
Image of Lounge at Xacte, featuring Lush Landscaping, Modern Architecture.
Image of Lobby at Xacte, featuring Lobby Entrance, Reception Desk.
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Xacte is the epitome of refined living, where meticulously designed spaces converge with unparalleled amenities to create a truly unique residential experience.

  • 🌿 Serenity Found: Stroll through the lush garden, surrounded by vibrant flora and the soothing sounds of nature, offering a tranquil escape from the world.
  • 🛂️ Personalized Service: Enjoy the convenience of a dedicated concierge, catering to your every need and ensuring a seamless living experience at Xacte.
  • 🍴 Alfresco Delights: Savor the flavors of outdoor dining in the grill area, where the aroma of freshly prepared meals mingles with the warmth of good company.
  • 🏊‍♀️ Aquatic Bliss: Dive into the crystal-clear waters of the swimming pool, or unwind in the jacuzzi, surrounded by stunning views and a sense of serenity.
  • 🍹 Cocktail Hour: Gather in the elegant lounge, where sophisticated ambiance and exceptional service come together to create the perfect setting for relaxation and socializing.
  • 🔝 Panoramic Views: The rooftop terrace offers a breathtaking vantage point, with sweeping vistas that stretch as far as the eye can see, perfect for watching the sunset or enjoying a night under the stars.
Wellness & Recreation
  • 🌿 Garden Oasis: Serene gardens for relaxation and wellness.
  • 🏊 Swimming Pool: Private pool for residents to unwind and stay active.
  • 🛀 Jacuzzi: Soothing jacuzzi for ultimate relaxation and rejuvenation.
Social & Entertainment
  • 🍴 Grill Area: Residents can host gatherings and BBQs with stunning views.
  • 🍹 Lounge: Elegant lounge for socializing and entertainment.
  • 🌆 Rooftop Terrace: Panoramic views and perfect spot for hosting events.
Services & Comfort
  • 🛍 Concierge: Personalized service for a hassle-free living experience.
  • 🏢 Lobby and Security: Includes 24/7 security and a stylish lobby for a secure and comfortable living environment.
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Xacte is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 📈 Proven Demand and Growth: The new Tulum Airport surpassed its first-year passenger forecast by over 25%, confirming robust and growing underlying visitor demand for the destination.
  • 🏞️ Unmatched Amenities: A comprehensive amenity package, including a Rooftop Terrace, Swimming Pool, and Jacuzzi, creates a superior lifestyle product designed to achieve higher occupancy and rates relative to the general market.
  • 🧳 Managed, High-Touch Experience: The presence of a Concierge service provides a managed, hotel-like experience, differentiating the asset from standard condominium offerings and enhancing its appeal to the premium rental segment.
  • 🌴 Resilient Global Brand Identity: Tulum maintains a powerful global brand as a destination for wellness, spirituality, and digital nomads, providing a stable underlying source of demand.
  • 📊 Cyclical Buying Opportunity: The market correction has created a buyer's market, with opportunities to acquire assets at a cyclical low point, as evidenced by distressed resales trading at 35-40% discounts to new builds.
Read the Full Data-Driven Analyst Report
The new Tulum Airport surpassed its first-year passenger forecast by over 25%, confirming a robust and growing underlying visitor demand that underpins long-term real estate value. This fundamental strength is currently masked by a severe local market correction, driven by a post-pandemic oversupply of rental units. This environment has created a significant disconnect between depressed short-term asset prices and strong long-term fundamentals. The asset, Xacte, provides a strategic entry point to capitalize on this market dislocation, evidenced by distressed resales in prime areas like Aldea Zama trading at 35-40% discounts to new builds. While the oversupply suppresses short-term yields, the proven success of new infrastructure indicates powerful, long-term demand growth that will ultimately be absorbed by new, high-quality assets, positioning Xacte for significant capital appreciation.

💎 Competitive Advantages (Alpha)

The asset's specific attributes are designed to insulate it from the most severe impacts of the market downturn and position it to outperform during the eventual recovery. These features target the resilient luxury and eco-niche sectors of the Tulum market, which continue to command premium rental rates.

  • Managed, High-Touch Experience: The presence of a Concierge service provides a managed, hotel-like experience, differentiating the asset from the vast inventory of standard condominium offerings and enhancing its appeal to the premium rental segment.
  • Superior Amenity Package: A comprehensive amenity package, including a Rooftop Terrace, Swimming Pool, and Jacuzzi, creates a superior lifestyle product. This is designed to achieve higher occupancy and rental rates relative to the commoditized general market, a critical advantage in an environment of intense competition.


🛡️ Foundational Market Strengths (Beta)

Despite the acute local correction, the investment is anchored by durable, long-term market fundamentals that provide a basis for future value appreciation. These factors suggest a cyclical, rather than structural, decline.

  • Proven Visitor Demand: The new Tulum Airport's success, exceeding its inaugural year passenger targets by over 25%, provides hard evidence of sustained and growing demand for the destination, independent of the current real estate supply imbalance.
  • Commitment to Urban Renewal: Ongoing public works, including road rehabilitation, drainage system enhancements, and new electrification projects in neighborhoods like La Veleta, demonstrate a commitment to resolving infrastructure deficits that will support sustainable long-term growth.
  • Resilient Global Brand Identity: Tulum maintains a powerful global brand as a destination for wellness, spirituality, and digital nomads. This unique identity continues to attract a dedicated international clientele, providing a stable underlying source of demand.
  • Cyclical Buying Opportunity: The market correction has created a buyer's market. Distressed resale units in key submarkets are trading at discounts of 35-40% compared to new construction, offering a rare opportunity to acquire assets at a cyclical low point.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: Severe oversupply of rental condominium inventory has led to a localized market crash and significantly depressed rental yields for the foreseeable future. This is validated by the dramatic deceleration in national tourism growth, with air arrivals slowing from +6.2% YoY in early 2024 to just +0.2% in January 2025.
  • 🔴 Inventory Exposure: The 1-Bedroom unit is highly exposed to the saturated short-term rental market, relying on the project's premium amenities to outperform. The 3-Bedroom unit, a scarcer typology, faces less direct competition and targets a more resilient demographic (families, groups), offering a partial hedge against the generalized market oversupply.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a bifurcated risk profile. While the 1-bedroom unit faces significant market headwinds from oversupply, the asset's premium amenity package and the relative scarcity of the 3-bedroom unit provide a differentiated value proposition for long-term investors willing to navigate the current market cycle.
  • 🟢 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 patient, well-capitalized individual with a 5-10 year investment horizon focused on long-term capital appreciation rather than immediate rental income. This profile is reinforced by Mexico's high policy rate of 11.25%, which makes local financing prohibitive and skews the market toward foreign cash buyers. The developer's own incentive structure, offering a significant 11% discount for a 100% cash payment, is explicitly designed for this type of capital. The investor must be prepared for sustained illiquidity and understand that the thesis is predicated on capturing the upside from Tulum's infrastructure-led maturation, which will eventually absorb the current supply glut.
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: $118,900 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$3,924
  • Notary & Admin Fees: ~$3,333

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$9,456 USD
Approx. 8.0% 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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Immerse Yourself in Tulum's Vibrant Culture and Natural Beauty

In the heart of Tulum, a high-growth oasis, lies an exclusive haven that embodies the essence of secure luxury and sophisticated design. This boutique development, with only 9 units, offers a unique and intimate living experience, perfect for discerning investors seeking high-end opportunities with potential for attractive returns. The prime location in Tulum provides a secure investment opportunity with long-term appreciation, backed by Mangrove's 14+ years of real estate experience.

The Doorstep Experience

Just steps away from your private haven, the vibrant culture and natural beauty of Tulum await. The immediate walkable area is filled with eclectic cafes, restaurants, and points of interest that cater to the most discerning tastes. Whether you're looking for a morning coffee, a gourmet meal, or a unique shopping experience, the doorstep of your exclusive boutique development is where the adventure begins.
  • ☕️ Nimai café - A 5-minute stroll leads to this charming café, where you can indulge in expertly crafted coffee and delicious pastries, setting the tone for a day of exploration and relaxation.
  • 🍴 Xnake Rooftop - With a travel time of just 3 minutes, this rooftop restaurant offers breathtaking views of the surrounding landscape, paired with a menu that showcases the best of local cuisine, perfect for a sophisticated dinner or casual gathering.
  • 🍵 VIVA CAFÉ TULUM - Only 3 minutes away, this vibrant café is a hub for creative expression, serving specialty coffee and delicious food in an inspiring atmosphere that fosters connection and community.


Neighborhood Highlights

As you venture further into the neighborhood, the richness of Tulum's culture and natural beauty becomes even more apparent. A short walk or drive reveals a tapestry of culinary hotspots, unique attractions, and vibrant gathering places, each contributing to the area's allure and the potential for long-term appreciation.
  • 🌮 La Taqueria - This authentic taqueria, just 5 minutes away, serves up traditional Mexican cuisine with a modern twist, offering a flavorful taste of the local culture that enhances the area's desirability.
  • 🍴 Taqueria La Chiapaneca - A 12-minute drive leads to this highly-recommended eatery, specializing in dishes from the Chiapas region, providing a unique culinary experience that attracts visitors and locals alike, further boosting the area's appeal.
  • 🍔 Onyx Tulum - With a travel time of 11 minutes, this contemporary restaurant offers a menu that blends international flavors with local ingredients, catering to diverse tastes and preferences, and contributing to the area's reputation for culinary excellence.
  • 🍹 M tulum Hookah & Pool Lounge - This trendy lounge, 11 minutes away, combines relaxation with entertainment, featuring hookah, a pool, and lively events, making it a prime spot for socializing and unwinding, and enhancing the area's lifestyle offerings.
  • 🏞️ Vesica Tulum | Cenote Club - Just 8 minutes away, this unique attraction offers a chance to explore Tulum's stunning natural beauty, with its cenotes and lush surroundings, providing an unforgettable experience that showcases the area's natural charm.
  • 🍹 Batey Mojito and Guarapo Bar - A 11-minute drive leads to this popular bar, famous for its handcrafted mojitos and guarapo, offering a refreshing taste of Cuban culture in the heart of Tulum, and adding to the area's vibrant nightlife.
  • 🍸 Mistico Tulum - With a travel time of 11 minutes, this enchanting bar promises an evening of mystery and allure, with its creative cocktails and captivating atmosphere, perfect for those seeking a sophisticated and memorable night out, and further enhancing the area's appeal to discerning investors.
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View of Modern Bathroom at Xacte, showcasing Spa-like Bathroom, Walk-in Shower.Image of Swimming Pool at Xacte, featuring Rooftop Terrace, Private Pool.View of Modern Bathroom at Xacte, showcasing Walk-in Shower, Vessel Sink.

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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