Xatum

Image of Lounge at Xatum, featuring Modern Living Room, Marble Flooring.
Image of Swimming Pool at Xatum, featuring Private Plunge Pool, Stone Wall Patio.
View of Modern Kitchen at Xatum, showcasing Kitchen Island, Breakfast Bar.
Image of Garden at Xatum, featuring Bedroom, Modern Design.
View of Bedroom at Xatum, showcasing Modern Design, Warm Lighting.
Image of Garden at Xatum, featuring Private Patio, Outdoor Seating.
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View of Modern Powder Room at Xatum, showcasing Designer Bathroom, Granite Countertop.View of Twin Bedroom at Xatum, showcasing Modern Interior, Stone Tile Flooring.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Xatum is a boutique collection of condos, strategically located within the master-planned Selvazama community in Tulum. This exclusive enclave is where visionary architecture meets nature, surrounded by high-end residences, luxury hotels, and gourmet restaurants. The development is a project by 3L.CAPITAL , a passionate group focused on creating meaningful real estate projects, guided by the principles of Loyalty, Legitimacy, and Leadership. Xatum offers condos with 2- to 3-bedroom layouts, featuring innovative ' Flex ' spaces that can be adapted to residents' needs, providing a unique and comfortable living experience.

The strategic value of Xatum lies in its prime location within the desirable Selvazama area, its commitment to sustainability with EDGE certification , and its exclusive amenities, including a panoramic pool and lounge bar on the rooftop. The development's focus on environmental responsibility and high-end design appeals to a target audience that values both luxury and ecological consciousness in their investment. With its breathtaking jungle and ocean views , Xatum presents a strategic investment opportunity, positioned for long-term value due to its prime location and exclusive amenities.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$284,988 - $578,009 USD
CITY
N/A
Tulum
REGION
Selva Zama
BEDROOMS
1
2
3
TYPES
Condo
SURFACE
64.8
-
135
m2
UNITS
28
Units Available
AI RATING
Opportunistic
SALES VELOCITY
33
%
FINANCING PLANS
N/A
Available
DEVELOPER
3L.CAPITAL
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 ▼
64.80 - 74.60
1
2 left
~$284,988
UnitStatusPrice (USD)Size (m²)Floor PlanImages
203SoldN/A64.80ViewImg 1 Img 2 Img 3 Img 4
205SoldN/A74.60ViewImg 1 Img 2 Img 3 Img 4
303SoldN/A64.80ViewImg 1 Img 2 Img 3 Img 4
305Available$284,98874.60ViewImg 1 Img 2 Img 3 Img 4
403SoldN/A64.80ViewImg 1 Img 2 Img 3 Img 4
405Available$288,02974.60ViewImg 1 Img 2 Img 3 Img 4
2-Bedroom Condo ▼
86.50 - 132.90
2
22 left
~$336,985
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$578,010132.70ViewImg 1 Img 2 Img 3 Img 4 Img 5
102SoldN/A115.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
103SoldN/A109.10ViewImg 1 Img 2 Img 3 Img 4 Img 5
104Available$503,188118.60ViewImg 1 Img 2 Img 3 Img 4 Img 5
105SoldN/A124.60ViewImg 1 Img 2 Img 3 Img 4 Img 5
106Available$540,068129.20ViewImg 1 Img 2 Img 3 Img 4 Img 5
107SoldN/A132.90ViewImg 1 Img 2 Img 3 Img 4 Img 5
108Available$445,747103.50ViewImg 1 Img 2 Img 3 Img 4 Img 5
109Available$452,573106.40ViewImg 1 Img 2 Img 3 Img 4 Img 5
202SoldN/A93.10ViewImg 1 Img 2 Img 3 Img 4 Img 5
204Available$347,76293.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
206Available$359,39296.40ViewImg 1 Img 2 Img 3 Img 4 Img 5
207SoldN/A86.50ViewImg 1 Img 2 Img 3 Img 4 Img 5
208Available$358,80596.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
209Available$370,23494.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
210SoldN/A109.40ViewImg 1 Img 2 Img 3 Img 4 Img 5
302Available$350,89593.10ViewImg 1 Img 2 Img 3 Img 4 Img 5
304Available$350,63593.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
306Available$362,26596.40ViewImg 1 Img 2 Img 3 Img 4 Img 5
307Available$336,98586.50ViewImg 1 Img 2 Img 3 Img 4 Img 5
308Available$361,67896.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
309Available$373,10794.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
310Available$415,037109.40ViewImg 1 Img 2 Img 3 Img 4 Img 5
402Available$353,16193.10ViewImg 1 Img 2 Img 3 Img 4 Img 5
404Available$352,90393.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
406Available$364,41796.40ViewImg 1 Img 2 Img 3 Img 4 Img 5
407Available$339,39186.50ViewImg 1 Img 2 Img 3 Img 4 Img 5
408Available$363,83796.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
409Available$375,15194.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
410SoldN/A109.40ViewImg 1 Img 2 Img 3 Img 4 Img 5
3-Bedroom Condo ▼
115.80 - 135.30
3
4 left
~$442,827
UnitStatusPrice (USD)Size (m²)Floor PlanImages
201Available$519,541135.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
211Available$442,827115.80ViewImg 1 Img 2 Img 3 Img 4 Img 5
301Available$522,587135.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
311Available$445,700115.80ViewImg 1 Img 2 Img 3 Img 4 Img 5
401SoldN/A135.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
411SoldN/A115.80ViewImg 1 Img 2 Img 3 Img 4 Img 5
Explore Financing Plans
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 - $700 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of high-maintenance amenities like the gym, jacuzzi, swimming pool, and spa, which suggest a certain level of luxury and service quality. The rooftop terrace and lounge also contribute to a higher maintenance cost. However, the relatively moderate number of total units (42) helps to distribute these costs, preventing the HOA fees from being excessively high. The price range of $284,988 to $578,009 USD also indicates a luxury level that would expect quality services and amenities, supporting the estimated 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 Swimming Pool at Xatum, featuring Rooftop Pool, Luxury Amenity.
Image of Lounge at Xatum, featuring Outdoor Lounge, Fire Pit.
Image of Gym at Xatum, featuring Pet Park, Dog Run.
Image of Spa at Xatum, featuring Yoga Studio, Wellness Center.
Image of Gym at Xatum, featuring Luxury Gym, Fitness Center.
Image of Gym at Xatum, featuring Outdoor Gym, Jungle Gym.
Image of Swimming Pool at Xatum, featuring Luxury Swimming Pool, Resort Style Living.
Image of Rooftop Terrace at Xatum, featuring Rooftop Terrace, Luxury Outdoor Lounge.
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Immersed in the lush jungle of Tulum's exclusive Selvazama area, Xatum redefines luxury living in harmony with nature, where every detail is crafted to elevate the senses and nourish the soul.

  • 🌿 Morning Harmony: Begin your day with a serene yoga practice on the dedicated deck, surrounded by the sights and sounds of the jungle, as the warm sunlight filters through the trees.
  • 🏋️‍♀️ Personal Wellness: The private, residents-only gym offers a tranquil space to maintain your wellness routine, equipped with state-of-the-art facilities and flooded with natural light.
  • 🔥 Cozy Gatherings: As the stars appear, gather around the warm glow of the fire pit, sharing stories and laughter with loved ones in an intimate setting that blends seamlessly into the jungle landscape.
  • 🌊 Aquatic Bliss: The rooftop infinity pool and jacuzzi become your private oasis, offering breathtaking views of the jungle and ocean, perfect for relaxation and rejuvenation under the Caribbean sun.
  • 🍹 Sunset Cocktails: The rooftop terrace transforms into an exclusive lounge, where you can sip craft cocktails and savor gourmet cuisine while taking in the vibrant hues of the setting sun.
  • 🌴 Tranquil Retreats: The spa and garden offer a serene escape, where you can indulge in rejuvenating treatments and connect with nature, surrounded by the soothing sounds of the jungle.
  • 🍴 Culinary Delights: The lounge becomes your private dining room, where you can host intimate gatherings and savor exquisite cuisine, all while enjoying the warm ambiance and stunning views of the surrounding landscape.
Wellness & Recreation
  • 🧘 Private Gym: Maintain wellness routines in a serene, residents-only space.
  • 🌱 Yoga Deck: Practice mindfulness amidst nature's splendor.
  • 🛀 Spa and Jacuzzi: Relax and rejuvenate in luxurious, soothing environments.
  • 🌴 Swimming Pool: Enjoy refreshing dips in a stunning pool setting.
  • 🌿 GTHR Garden: Find peace and tranquility in a beautifully landscaped garden oasis.
Social & Entertainment
  • 🥂 Rooftop Terrace: Savor sophisticated gatherings with breathtaking views.
  • 🔥 Fire Pit: Cozy up with friends and family around a warm, inviting fire pit.
  • 🍹 Lounge: Unwind and socialize in a stylish, comfortable lounge area.
Services & Comfort
  • 🛡️ Comprehensive Services: Includes 24/7 security, parking, and high-speed Wi-Fi 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. Xatum is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌿 Nature-Infused Luxury: The integrated Spa Facility and dedicated Yoga Deck create a serene oasis, perfect for those seeking a high-end, wellness-focused lifestyle.
  • 🏞️ Panoramic Relaxation: The Rooftop Terrace with Jacuzzi offers breathtaking views, providing residents with a premium social and relaxation space that justifies a higher price point.
  • 📈 Proven Demand: The new Tulum Airport has exceeded its inaugural year passenger forecast by over 25%, demonstrating strong underlying visitor demand and supporting long-term property value appreciation.
  • 🚧 Infrastructure Investment: Ongoing municipal and federal investment in core infrastructure enhances the area's livability, ensuring a high quality of life for residents and supporting sustainable long-term property value growth.
  • 🌟 Resilient Market Segments: Tulum's luxury and eco-niche sectors remain resilient, attracting discerning, well-capitalized investors and visitors who value unique, high-end experiences.
Read the Full Data-Driven Analyst Report
In a market defined by a deep oversupply of commodity rental units, Xatum's premium, wellness-focused amenity suite provides a tangible competitive advantage. This asset is positioned to attract a higher-quality tenant and buyer base, insulating it from the most severe price competition seen in a market where property purchases have decreased by approximately 40% from peak levels. The investment thesis is predicated on acquiring a differentiated asset at a significant discount during a period of acute local market correction, aligning it for long-term capital appreciation as the proven underlying visitor demand matures.

💎 Competitive Advantages (Alpha)

The asset's alpha is generated by a suite of wellness-oriented amenities that directly address the resilient luxury and eco-niche segments of the Tulum market. These features differentiate Xatum from the oversupplied generic inventory, which is currently experiencing high vacancy rates and declining rental yields. By offering a superior lifestyle product, the asset is positioned to attract premium rental rates and a more discerning long-term buyer.

  • Integrated Spa Facility: Provides a core wellness offering that anchors the asset's luxury positioning, appealing directly to the high-end demographic that continues to demonstrate resilient demand in Tulum.
  • Dedicated Yoga Deck: Caters specifically to the wellness and spiritual tourism niche, a key component of Tulum's unique brand identity that attracts a dedicated international clientele.
  • Rooftop Terrace with Jacuzzi: Serves as a premium social and relaxation space, enhancing the lifestyle value proposition and justifying a higher price point relative to competing projects lacking such amenities.


🛡️ Foundational Market Strengths (Beta)

Despite the severe local correction, the investment is supported by strong underlying macroeconomic and infrastructure-related tailwinds. These factors suggest that while the current oversupply presents significant short-term challenges, the fundamental drivers of long-term demand for the destination remain intact and are strengthening.

  • Proven Fundamental Visitor Demand: The new Tulum Airport has fundamentally de-risked long-term demand projections, having already surpassed its inaugural year passenger forecast by over 25%, accommodating over 1 million travelers against an initial expectation of 700,000 to 800,000.
  • Strategic Infrastructure Investment: Ongoing municipal and federal investment in core infrastructure, including critical road rehabilitation, new electrification projects, and enhancements to drainage systems, will improve the area's livability and support sustainable long-term property value appreciation.
  • Resilience of Niche Market Segments: Market data confirms that Tulum's luxury and eco-niche sectors remain resilient. While the broader market suffers, high-end, well-differentiated projects continue to attract discerning, well-capitalized investors and command premium rental rates.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: Severe market oversupply of condominium inventory, described in local reports as a 'crash', leading to depressed rental yields and significant downward pressure on pricing for non-differentiated assets.
  • 🔴 Inventory Exposure: The asset's inventory is heavily weighted towards 2-Bedroom units (21 available), placing this typology in direct competition with the most oversupplied segment of the market. The limited number of 1-Bedroom units (2 available) and the niche appeal of the 3-Bedroom units (5 available) may face comparatively less direct inventory pressure but remain exposed to the overall market sentiment and yield compression.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a high-risk, high-reward scenario where the asset's superior amenity package provides a credible defense against market-wide commoditization. While the large inventory of 2-Bedroom units faces significant headwinds from market oversupply, the asset's differentiated quality proposition is designed to attract a premium, long-term buyer who values lifestyle over immediate rental yield, mitigating the primary risk. .
  • 🟢 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 individual with a 5-10 year investment horizon focused on long-term capital appreciation. This profile is not dependent on immediate rental cash flow, which is severely constrained by the current market oversupply and what local reports call "crashed yields." This investor recognizes the current market dislocation—where resale units in prime areas like Aldea Zama are trading at 35-40% discounts to new builds—as a strategic entry point. Given Mexico's high policy rate of 11.25%, this is likely a foreign cash buyer, potentially from the U.S., who can leverage a strong USD to maximize purchasing power. They are willing to tolerate significant short-term illiquidity and price volatility to secure a premium, lifestyle-oriented asset positioned to outperform as the Tulum market stabilizes and matures.
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: $284,988 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$9,405
  • Notary & Admin Fees: ~$6,666

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$18,270 USD
Approx. 6.4% 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 in the heart of Tulum's exclusive Selvazama area, Xatum redefines luxury living in harmony with nature, offering a sophisticated lifestyle that combines sustainability, unique architecture, and breathtaking jungle and ocean views. This address is tailored for environmentally conscious, high-end buyers and investors seeking a refined and exclusive experience in the Riviera Maya.

The Doorstep Experience

The immediate surroundings of Xatum are a testament to the area's evolving culinary and lifestyle scene, with a variety of dining and shopping options within walking distance. Residents can indulge in the local flavors and artisanal goods that define the essence of Tulum's community-driven spirit.
  • 🍴 ROSSINA CAFE - A 13-minute walk leads to this charming cafe, where residents can enjoy a leisurely breakfast or meet with friends in a cozy, natural setting, embodying the relaxed, sophisticated lifestyle that Xatum offers.
  • 🍔 Orquidea Restaurant & Pool Bar - Also just a 13-minute walk away, this restaurant and pool bar combines delicious dining with a refreshing poolside experience, perfect for residents looking to unwind and enjoy the company of friends and family in a beautiful setting.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a plethora of amenities and activities that cater to the diverse interests of Xatum's discerning residents. From wellness and beauty to outdoor adventures and daily conveniences, every aspect of a luxurious, nature-connected lifestyle is meticulously considered.
  • 🧖 Quinto Elemento Spa Tulum - A mere 5-minute drive away, this spa offers a serene retreat for body and soul, providing residents with an opportunity to rejuvenate and connect with nature's tranquility.
  • 💅 Casa Venus - "Ritual Beauty Salon & Spa" - Just a 4-minute drive from Xatum, Casa Venus combines beauty treatments with a spa experience, catering to residents' desires for pampering and self-care in an elegant, natural ambiance.
  • 🏞️ Playa Mirador - For those seeking outdoor adventures, a 10-minute drive leads to Playa Mirador, offering stunning ocean views and a chance to connect with Tulum's breathtaking natural beauty.
  • 🌿 Cacao Spa Tulum - This spa, an 11-minute drive away, specializes in treatments inspired by nature, further enhancing the holistic, wellness-focused lifestyle that residents of Xatum can enjoy.
  • 🏋️‍♀️ Rooftop Fitness Center - For fitness enthusiasts, a 5-minute drive to the Rooftop Fitness Center provides a unique workout experience with panoramic views, combining physical well-being with the inspiration of Tulum's natural landscapes.
  • 🛍️ Selecto Chedraui - Daily shopping needs are conveniently met with a 7-minute drive to Selecto Chedraui, ensuring that residents have easy access to a wide range of products and services.
  • 🤿 Cenote Diving and Scuba Certifications with Diving Universe - Adventure seekers will love the proximity to cenote diving and scuba certification opportunities, just a 9-minute drive away, offering a unique chance to explore Tulum's underwater world.
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View of Modern Kitchen at Xatum, showcasing Kitchen Island, Wood Cabinetry.View of Open Concept Living at Xatum, showcasing Modern Kitchen, Dining Area.View of Open Concept Living at Xatum, showcasing Dining Area, Bohemian Decor.

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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