Xeiba

Image of Swimming Pool at Xeiba, featuring Aerial View, Modern Architecture.
Image of Swimming Pool at Xeiba, featuring Modern Architecture, Rooftop Pool.
Image of Parking at Xeiba, featuring Modern Architecture, Building Facade.
Image of Rooftop Terrace at Xeiba, featuring Modern Architecture, Contemporary Facade.
Image of Swimming Pool at Xeiba, featuring Bedroom, Jungle View.
View of Modern Balcony at Xeiba, showcasing Outdoor Space, Green View.
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View of Modern Kitchen at Xeiba, showcasing Kitchen Island, Jungle View.View of Open Concept Living at Xeiba, showcasing Modern Interior Design, Jungle View.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

Xeiba is a boutique condo development comprising 9 exclusive apartments distributed across 3 levels , with a mix of studios and 1-bedroom units designed by Mexark Arquitectos . The development is ideally suited for discerning investors seeking attractive returns and capital appreciation in Tulum's booming real estate market, as well as individuals desiring a luxurious and relaxed lifestyle immersed in nature. Xeiba offers a range of property types, including Condo and Studio units, providing flexibility for investors and individuals alike.

The strategic value of Xeiba lies in its unique blend of traditional Mexican culture and modern design elements, providing an immersive and exclusive cultural experience. The development's proximity to Tulum's pristine beaches, cenotes, and jungle offers endless opportunities for outdoor activities and exploration. Additionally, Xeiba provides exclusive access to a beach club and private amenities such as plunge pools and gardens, enhancing the luxury retreat experience. The development's private and secure living environment, with limited units, secure parking, and CCTV security, ensures a sense of secluded luxury and peace of mind. With its prime location and exclusive features, Xeiba presents a strategic investment opportunity, positioned for long-term value.

It is essential to acknowledge that, like any investment, Xeiba carries risks, including market fluctuations and potential oversaturation of the luxury market in Tulum. However, the development's unique features, prime location, and exclusive amenities mitigate these risks, making it an attractive opportunity for discerning investors. Furthermore, Xeiba is developed by Mangrove , a real estate developer with over 20 years of experience in Mexico and abroad, providing a level of trust and expertise in the project. As Xeiba does not offer developer financing, investors will need to explore alternative financing options, which can be a consideration in the investment decision. Despite this, the development's intrinsic value and strategic advantages make it a compelling opportunity for those seeking a luxurious and relaxed lifestyle in harmony with nature.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
From $180,900 USD
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
1
TYPES
Condo
Studio
SURFACE
79.9
-
80
m2
UNITS
1
Units Available
AI RATING
High-Yield Opportunity
SALES VELOCITY
89
%
FINANCING PLANS
N/A
Available
DEVELOPER
Mangrove Natural Leisure & Living
DELIVERY DATE
Immediate Delivery
DEVELOPER STATUS
LISTING UPDATE
February 7, 2026
Model / TypologySize (m²)BedroomsSales VelocityStarting Price (USD)Assets
1-Bedroom Penthouse ▼
79.90
1
1 left
~$180,900
UnitStatusPrice (USD)Size (m²)Floor PlanImages
303Available$180,90079.90Image 1 Image 2 Image 3 Image 4 Image 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:

$250 - $450 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a rooftop terrace, jacuzzi, spa, and swimming pool, which suggest a moderate to high level of luxury and maintenance requirements. However, the relatively small number of units (9) and the absence of extremely high-maintenance amenities like elevators or 24/7 security help to keep the estimated HOA fees from being excessively high. The price range of the condos, from $180,900 USD, also indicates a level of quality and service that would require a notable but not extreme monthly maintenance fee.

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 Xeiba, featuring Spiral Staircase, Rooftop Terrace.
Image of Jacuzzi at Xeiba, featuring Rooftop Terrace, Jacuzzi.
Image of Swimming Pool at Xeiba, featuring Rooftop Terrace, Private Pool.
Image of Swimming Pool at Xeiba, featuring Rooftop Pool, Tropical View.
Image of Swimming Pool at Xeiba, featuring Rooftop Pool, Rooftop Terrace.
Image of Lounge at Xeiba, featuring Outdoor Lounge, Twilight View.
Image of Garden at Xeiba, featuring Tropical Entrance, Lush Landscaping.
Image of Rooftop Terrace at Xeiba, featuring Rooftop Terrace, Outdoor Living.
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Xeiba embodies the essence of a luxury retreat, where the boundaries between indoors and outdoors dissolve, and the beauty of nature converges with modern design. The open-concept living areas, characterized by clean lines, minimal ornamentation, and an abundance of natural light, flow effortlessly into the jungle view and lush greenery, creating a truly immersive experience.

  • 🌿 Morning Sanctuary: Wake up to the soothing sounds of nature in your private bedroom, complete with a plunge pool and panoramic views, where the warmth of the tropical sun and the gentle breeze create a serene atmosphere.
  • 🏊‍♀️ Aquatic Oasis: The luxurious rooftop pool and terrace, suspended above the treetops, offer a tranquil escape for relaxation and sun-kissed moments, with the turquoise water and lush surroundings blending in perfect harmony.
  • 🍴 Culinary Delight: The open-concept kitchen, equipped with a kitchen island, becomes the heart of your home, where the abundance of natural light and the sleek design elements converge to create a refined and elegant space for culinary exploration.
  • 🌸 Evening Retreat: As the sun sets, the stylishly designed residential balcony, surrounded by lush greenery, transforms into an intimate retreat, perfect for sipping cocktails or enjoying a romantic dinner under the starry sky.
  • 🧘‍♀️ Wellness Escape: The private spa and jacuzzi, nestled in a serene corner of the property, offer a secluded haven for relaxation and rejuvenation, where the soothing sounds of nature and the gentle warmth of the water create a sense of deep tranquility.
Wellness & Recreation
  • 🌿 Garden Oasis: Serene gardens for relaxation and connection with nature.
  • 🧖 Spa and Jacuzzi: Luxurious spa facilities and jacuzzis for rejuvenation and wellness.
  • 🏊 Swimming Pool: Private pool for residents to enjoy and stay active.
Social & Entertainment
  • 🍹 Lounge: Exclusive lounge area for socializing and entertainment.
  • 🌃 Rooftop Terrace: Panoramic views and a sophisticated setting for gatherings and events.
Services & Comfort
  • 🚗 Parking and Security: Secure parking and 24/7 CCTV security for peace of mind.
  • 📦 Concierge Services: Dedicated support for a hassle-free living experience.
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February 7, 2026

Xeiba offers a rare, de-risked entry into the Tulum real estate market. As a fully completed project with 89% of units sold, it bypasses typical development risks, allowing for immediate rental income generation in the rapidly consolidating Region 15.

  • 💎
    Asset Profile Modern tropical condos in a low-density development, available for immediate delivery and rental operation.
  • 📈
    Financial Logic The investment thesis is built on capturing immediate short-term rental yields at a fair market entry price ($2,264/m²), while banking on long-term appreciation driven by new infrastructure in Region 15.
  • 📍
    Location Alpha Positioned in the growth path of Tulum in Region 15, with increasing connectivity to the beach and downtown via Kukulkán and the future 5 SUR avenues.
  • 🛡️
    Risk Assessment The key risk is market-based, focusing on rental performance in a competitive, oversupplied condo market rather than on construction or developer execution.
Read the Full Data-Driven Analyst Report

Investment Memo: Xeiba

Market: Tulum | Zone: Region 15 High-Yield Opportunity

Analyst Verdict

Xeiba represents a compelling, de-risked asset in Tulum's rapidly evolving Region 15. The project's 'Immediate Delivery' status entirely mitigates the construction and execution risk typical of development investments in the region. Coupled with a high sales velocity, with 89% of inventory already sold, the asset demonstrates strong market acceptance and product-market fit. The investment thesis is therefore centered on immediate cash flow generation from short-term rentals, capitalizing on the area's growth trajectory without exposure to development timelines or developer solvency issues.

The primary risk has shifted from execution to market performance. The Tulum condo market is facing potential oversupply, with short-term rental occupancy rates in the low-to-mid 40 percent range. While the property's location near the developing Kukulkán and future 5 SUR avenues offers long-term appreciation potential, near-term rental income will be subject to intense competition and pricing pressure. Success hinges on superior property management and marketing to outperform the saturated market and achieve projected yields. The developer, Mangrove, has a 20-year track record, and Xeiba itself serves as a completed project, providing confidence in the build quality.

Strength: Zero execution risk due to immediate delivery and a high 89% sell-out rate indicating market validation.
Risk: Potential for rental income compression due to significant condo oversupply and low occupancy rates across Tulum.

💰 Valuation & Yield Logic

  • Entry Basis: $2,264 USD/m² - Analyzed as Fair for this zone, considering it is a new, turnkey product. While the broader Tulum market shows signs of price stretching, this figure is competitive for immediate delivery.
  • Rental Demand: High but competitive. The Tulum market has over 11,450 vacation rentals listed on platforms like Airbnb. While the average ROI in Tulum can range from 8-15%, achieving this will require outperforming market occupancy averages of 40-45%.
  • Scarcity Factor: Low market-wide scarcity, but high project-specific scarcity. With 89% of Xeiba sold, there is limited remaining inventory in a validated, completed building.

📍 Location Maturity

Region 15 is a developing zone undergoing rapid consolidation. Its strategic value is enhanced by its proximity to Kukulkán Avenue, a key artery to the beach, and the planned 5 SUR Avenue. This infrastructure development is critical for connecting the neighborhood to high-demand areas and supporting long-term value appreciation.

🏗️ Developer Profile & Status

The developer is Mangrove Natural Leisure & Living, with a reported 20 years of experience. The asset is confirmed for 'Immediate Delivery,' which eliminates all construction and timing risks. The developer's portfolio includes this very project, Xeiba, serving as a verified completed development.

Status: 89% Sold | Est. Completion: Immediate
*Analysis based on current market listings.
Fideicomiso and Closing Costs SIMULATOR

Estimated 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 $180,900 USD

1. Percentage-Based Costs (Tied to Price):

  • Acquisition Tax (ISABI): ~$5,970
  • Notary, Registry & Admin Fees: ~$4,231

2. Fideicomiso (Bank Trust) Setup (Flat Fees):

  • SRE Government Permit: $1,200
  • Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$12,401 USD
This represents approximately 6.9% 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 Calculator

5-Year Outlook Calculator

Gross Annual Income$0
Net Operating Income$0
Capitalization Rate0.0%
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Xeiba, a luxurious jungle retreat, offers discerning investors and individuals a unique blend of luxury, nature, and Mexican culture, providing a distinctive and coveted lifestyle experience. Located in Tulum's rapidly appreciating market, this address boasts proximity to pristine beaches, cenotes, and jungle, making it an ideal choice for those seeking an immersive natural luxury experience. The development's exclusive, naturally designed apartments with private amenities such as plunge pools and gardens further enhance the lifestyle, offering residents a tranquil and secluded oasis amidst the vibrant cultural and natural attractions of Tulum.

The Natural Oasis Experience

The essence of Tulum's natural beauty is revealed in the nearby attractions, where residents can immerse themselves in the jungle's splendor and rejuvenate their senses.
  • 🌴 Vesica Tulum | Cenote Club - A 9-minute drive leads to this stunning cenote, perfect for a refreshing swim or a relaxing afternoon in nature, showcasing the area's unique blend of luxury and natural beauty.
  • 🏞️ Cenote Escondido (Mayan Blue) - This breathtaking cenote, just an 11-minute drive away, offers an unforgettable experience, allowing residents to connect with Tulum's natural wonders and rich cultural heritage.


The Wellness and Fitness Experience

The property's surroundings cater to the well-being of its residents, with a variety of wellness and fitness options available.
  • 🧘 Massage Tulum Energy Healing Spa Temazcal - A 9-minute drive takes residents to this serene spa, where they can indulge in rejuvenating massages and energy healing treatments, promoting a balanced lifestyle.
  • 🏋️ Tulum Jungle Gym Pueblo - For those seeking an active lifestyle, this gym, just a 6-minute drive away, offers a range of fitness classes and equipment, ensuring residents stay energized and motivated.
  • 🏋️ Gym Tulum - Another fitness option, a 9-minute drive from the property, providing residents with a convenient and accessible way to maintain their physical well-being.
  • 🐐 GOAT GYM TULUM - For the more adventurous, this gym, a 12-minute drive away, offers a unique fitness experience, allowing residents to push their limits and achieve their goals.
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View of Modern Bathroom at Xeiba, showcasing Minimalist Design, Contemporary Bathroom.View of Modern Living Room at Xeiba, showcasing Open Concept, Panoramic Windows.View of Modern Bedroom at Xeiba, showcasing King Size Bed, Wood Headboard.

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.
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