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Xanbel
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Xanbel
is a premier development located in the vibrant destination of Tulum, Quintana Roo, consisting of luxurious 3 and 4-bedroom villas, each featuring a
private pool
. The properties are generously sized, with built areas ranging from over
2,400
to
2,700
square feet, designed for comfort and high-end living. This development is ideal for discerning buyers, whether families seeking a permanent residence or investors looking for a valuable asset in a world-renowned location. The developer,
Konstructora
, has over
20 years
of Mexican and Spanish experience, specializing in industrial, commercial, residential, and infrastructure projects, ensuring a high level of quality and excellence in the development of
Xanbel
. The available property types include
houses
, offering a range of options for potential buyers.
The strategic value of Xanbel lies in its prime location in the heart of Tulum, Mexico, with access to world-class amenities and attractions. The development's unique features, such as private pools and luxurious villas , crafted with unparalleled quality, make it an attractive opportunity for those seeking a high-end living experience. The flexible payment schemes offered by the developer, with discounts ranging from 2% to 6% , enhance the investment viability of Xanbel . With its exceptional living spaces and prime location, Xanbel presents a strategic investment opportunity, positioned for long-term value. Attractive financing options are available, making it an even more compelling choice for investors. The developer's commitment to quality and excellence, combined with the development's unique features and prime location, make Xanbel an ideal choice for those seeking a valuable asset in a world-renowned location.
The strategic value of Xanbel lies in its prime location in the heart of Tulum, Mexico, with access to world-class amenities and attractions. The development's unique features, such as private pools and luxurious villas , crafted with unparalleled quality, make it an attractive opportunity for those seeking a high-end living experience. The flexible payment schemes offered by the developer, with discounts ranging from 2% to 6% , enhance the investment viability of Xanbel . With its exceptional living spaces and prime location, Xanbel presents a strategic investment opportunity, positioned for long-term value. Attractive financing options are available, making it an even more compelling choice for investors. The developer's commitment to quality and excellence, combined with the development's unique features and prime location, make Xanbel an ideal choice for those seeking a valuable asset in a world-renowned location.
PRICE
N/A
$886,222 - $993,915 USD
CITY
N/A
Tulum
REGION
Selva Zama
BEDROOMS
3
4
SURFACE
224.36
-
255
m2
UNITS
6
Units Available
ANALYST RATING
Opportunistic
SALES VELOCITY
14
%
FINANCING PLANS
N/A
Available
DEVELOPER
Konstructora
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
December 4, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Xanbel
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
4-Bedroom Villa ▼ 254.85 4 4 left ~$993,915
| |||||||||||||||||||||||||||||||||||
Explore Financing Plans| Financing Plan | Down Payment | During Construction | On Delivery | Key Benefits & Terms |
|---|---|---|---|---|
| ESQUEMA 1 | 20% | 70% | 10% | None |
| ESQUEMA 2 | 30% | 50% | 20% | 2% de descuento |
| ESQUEMA 3 | 50% | 30% | 20% | 4% de descuento |
| ESQUEMA 4 | 80% | — | 20% | 6% de descuento |
HOA 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:
$1200 - $2000 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of high-cost amenities like 24/7 security, a gym, and a swimming pool, which are typically associated with higher maintenance costs. Additionally, the rooftop terrace, grill area, and fire pit contribute to the overall luxury feel of the development, increasing the expected cost of maintenance. However, the relatively small number of units (7) means that the cost per unit will be higher, as there are fewer owners to split the expenses. The high price range of the condos ($886,222 - $993,915 USD) also suggests a luxury development with high-quality services and amenities, which would require a higher monthly HOA fee to maintain.
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 ListAvailability MapContact us
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Xanbel is a masterclass in refined living, where every element is designed to elevate the senses and provide a unique lifestyle experience. The property's luxurious amenities and prime location in Tulum, Mexico, create a world-class destination that is as much about relaxation as it is about exploration and connection.
- 🏋️♀️ Personal Wellness: The private, residents-only gym means you can maintain your wellness routine without ever leaving the sanctuary of the property, surrounded by sleek equipment and inspiring views.
- 🌳 Serene Oasis: Stroll through the beautifully landscaped garden, where lush greenery and vibrant flora create a tranquil atmosphere, perfect for meditation or a leisurely walk.
- 🔥 Alfresco Dining: The grill area and fire pit become the heart of outdoor entertainment, where you can savor gourmet meals under the stars and enjoy quality time with loved ones.
- 🏊♀️ Aquatic Bliss: The swimming pool is a haven for relaxation, offering a refreshing escape from the sun and a stunning spot to enjoy the surrounding landscape.
- 🍹 Cocktail Hour: The rooftop terrace transforms into a sophisticated lounge, where you can unwind with a craft cocktail and take in breathtaking views of the Tulum skyline.
- 🚪 Secure Haven: With top-notch security features, Xanbel provides a safe and secure environment, giving you peace of mind and the freedom to live life to the fullest.
- 🛋️ Private Retreat: The luxurious villas, complete with private pools, become your own personal haven, where you can retreat from the world and recharge in style.
Wellness & Recreation- 🏋️ Private Gym: Exclusive residents-only fitness center for a healthy lifestyle.
- 🌳 Garden Oasis: Serene garden spaces for relaxation and wellness.
- 🏊 Swimming Pool: Private pool for residents to unwind and rejuvenate.
Social & Entertainment- 🔥 Grill Area: Outdoor grill and dining space for social gatherings and entertainment.
- 🎉 Rooftop Terrace: Panoramic views and lounge areas for sophisticated socializing.
- 🔪 Lounge: Elegant lounge space for residents to connect and unwind.
Services & Comfort- 🚪 Parking and Security: Includes 24/7 security, parking, and lobby for convenience and peace of mind.
- 🔒 Concierge Services: Dedicated support for a seamless living experience.
December 4, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Xanbel
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🏠 Exclusive Luxury Villas: Xanbel's 3- and 4-bedroom villas provide a unique and differentiated product that targets a more resilient, high-end demand segment, setting it apart from the broader market.
- 🌴 Private Outdoor Amenities: Each villa includes a suite of private outdoor amenities, including a Garden, Rooftop Terrace, Grill Area, and Fire Pit, enhancing the lifestyle value proposition for the target high-net-worth buyer.
- 🛡️ Dedicated Security Infrastructure: The provision of dedicated security is a critical value-add and a non-negotiable requirement for the premium/luxury segment in the region, further distinguishing the asset from lower-tier developments.
- 📈 Infrastructure-Led Growth: The new Tulum Airport has surpassed its first-year passenger forecast by over 25%, demonstrating a robust and growing appetite for the destination that transcends the current real estate supply imbalance.
- 🌟 Resilient Global Brand Equity: Tulum's established international reputation as a premier destination for wellness, eco-luxury, and spirituality attracts a dedicated and affluent clientele, providing a consistent baseline of demand that is less susceptible to broad economic downturns.
Read the Full Data-Driven Analyst ReportWhile Tulum's broader real estate market faces a significant correction, with resale units in prime areas trading at
35-40% discounts
, Xanbel's exclusive inventory of 3- and 4-bedroom villas provides strategic insulation from this primary risk. The asset targets a resilient, high-end demand segment seeking premium, long-stay products, positioning it to capture long-term value driven by proven infrastructure growth, rather than competing in the saturated short-term rental market where yields have reportedly "crashed".
💎 Competitive Advantages (Alpha)
The asset's intrinsic characteristics create a distinct value proposition that insulates it from the commodity-level oversupply plaguing the wider Tulum market. These alpha drivers are rooted in a product typology designed for a more discerning and less volatile end-user, justifying a premium price point that starts at $886,222 USD .- Differentiated Large-Format Inventory: The exclusive focus on 3- and 4-bedroom villas directly targets the family and premium long-stay demographic, a segment not served by the oversupplied stock of smaller condominium units. This product differentiation provides a crucial buffer against the yield compression seen in the short-term rental market.
- Premium Private Amenities: Each villa includes a suite of private outdoor amenities—including a Garden, Rooftop Terrace, Grill Area, and Fire Pit—that are not replicable in standard vertical condominium projects. This enhances the lifestyle value proposition for the target high-net-worth buyer.
- Dedicated Security Infrastructure: The provision of dedicated security is a critical value-add and a non-negotiable requirement for the premium/luxury segment in the region, further distinguishing the asset from lower-tier developments.
🛡️ Foundational Market Strengths (Beta)
Despite the acute local market correction, the investment is underpinned by durable, long-term demand drivers and a market composition that is evolving toward greater stability. These foundational strengths suggest that while the current environment is distressed, the core appeal of the destination remains intact for long-term capital.- Validated Infrastructure-Led Growth: The new Tulum Airport has fundamentally de-risked the long-term visitor demand thesis, having surpassed its first-year passenger forecast by over 25% . This demonstrates a robust and growing appetite for the destination that transcends the current real estate supply imbalance.
- Resilient Global Brand Equity: Tulum's established international reputation as a premier destination for wellness, eco-luxury, and spirituality attracts a dedicated and affluent clientele, providing a consistent baseline of demand that is less susceptible to broad economic downturns.
- Forced Market Rationalization: The current downturn, exacerbated by Mexico's high policy rate of 11.25% , is actively purging short-term speculators who relied on cheap leverage. This is fostering a more stable investment environment dominated by well-capitalized, long-term stakeholders.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: Severe market oversupply, described locally as a 'crash', primarily concentrated in the speculative condominium and short-term rental sector.
- 🔴 Inventory Exposure: The asset's inventory of 3- and 4-bedroom villas faces significantly lower risk exposure than the market average. This typology is not interchangeable with the oversupplied stock of smaller condominium units. It caters to a distinct end-user and premium long-stay rental demographic that is less affected by the current yield compression in the short-term rental market.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the market's deep bifurcation. While the broader condominium market presents significant risk due to severe oversupply, Xanbel's exclusive focus on large-format villas targets a more resilient, premium segment. This positions the asset as a strategic vehicle to capitalize on Tulum's strong long-term infrastructure-led growth while being insulated from the primary source of the current market correction. .
- 🟢 Core Rationale: The asset's unique Alpha Drivers are positioned to insulate its premier villa inventory from broader market pressures, offering a long-term value proposition that transcends the current cyclical downturn.
🎯 Ideal Investor Profile
The ideal investor is a well-capitalized, patient, long-term entity with a high tolerance for risk and illiquidity. This profile is focused on capital appreciation over a 5-10 year horizon rather than immediate cash flow, which is severely constrained by the current rental market. Given Mexico’s high interest rate environment ( 11.25% policy rate), this buyer is likely a cash participant, capable of leveraging developer-offered incentives such as the 6% discount for an 80% down payment. They understand the critical distinction between the distressed commodity rental market and the resilient premium villa segment, seeking to acquire a superior asset class at a strategic entry point in a market with proven, long-term, infrastructure-backed demand drivers.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 $886,222 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$29,245
- Notary, Registry & Admin Fees: ~$17,645
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$49,090 USD
This represents approximately 5.5% of the property's value.
~$49,090 USD
This represents approximately 5.5% 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%
Contact us
Xanbel, located near the Renowned Green School and nestled in the heart of a vibrant and culturally rich area, offers residents a unique blend of tranquility and accessibility, perfectly aligning with the core strategy of embracing slow living in harmony with nature. This address is a haven for environmentally conscious, culturally sensitive families and individuals seeking a tranquil, luxurious, and sustainable lifestyle, with the renowned Green School nearby, providing a secure investment opportunity in one of Mexico's most valuable real estate markets.
Nature's Oasis at Your Doorstep
The development is surrounded by an array of breathtaking natural wonders, each offering a unique opportunity for residents to connect with the environment and embrace the slow living philosophy. From crystal-clear cenotes to lush eco-parks, every aspect of this location has been carefully considered to provide a truly immersive experience.- 🌴 Cenote Corazón del Paraíso - A 24-minute drive leads to this stunning natural attraction, perfect for a day of swimming and relaxation, showcasing the area's abundance of natural beauty.
- 🏞️ Cenote Cristal - Just 18 minutes away by car, this breathtaking cenote offers an unforgettable experience, allowing residents to appreciate the unique geological formations of the region.
- 🌊 Cenote Escondido (Mayan Blue) - A 21-minute drive reveals the hidden gem of Cenote Escondido, a snorkeler's paradise and a testament to the area's rich biodiversity.
- 🌟 Cenote Zemway - This picturesque cenote, just 20 minutes away, invites residents to unwind and reconnect with nature, embodying the essence of slow living.
- 🌿 Cenote Tankah - A mere 15-minute drive leads to the enchanting Cenote Tankah, where residents can indulge in a rejuvenating swim or simply bask in the serenity of the surroundings.
- 🏞️ Canamayte Eco Park - Located 24 minutes away, this eco-park is a haven for nature lovers and adventure seekers, offering a wide range of activities that promote a deep connection with the environment.
Wellness and Convenience
The property is strategically positioned to provide residents with effortless access to essential services and amenities, ensuring a comfortable and stress-free lifestyle. From medical facilities to walk-in clinics, every need is catered for, allowing residents to focus on their well-being and the pursuit of slow living.- 🏥 Centro Médico Maranatha - Just 12 minutes away by car, this medical center provides comprehensive healthcare services, giving residents peace of mind and convenience.
- 👨⚕️ Walk In Clinic Tulum - Akumal - For urgent medical needs, this walk-in clinic is merely 8 minutes away, ensuring prompt attention and care.
Exploring the Wonders of the Region
Beyond the immediate surroundings, the area is dotted with a plethora of exciting attractions and experiences, waiting to be discovered by residents of Xanbel. From the majestic beauty of cenotes to the vibrant culture of local communities, every exploration contributes to a richer, more fulfilling life.- 🌟 Cenote Mayan Blue - A 19-minute drive reveals the stunning Cenote Mayan Blue, an ideal spot for snorkeling and appreciating the unique flora and fauna of the region.
- 🐠 Cenote Manati - Located 28 minutes away, Cenote Manati is a treasure trove of marine life, inviting residents to explore the underwater world and discover its secrets.
