Xexen y Xakah

Image of a Floor Plan Rendering, featuring Private Plunge Pool and Private Terrace.
Image of a Spa Ambiance, featuring Wellness Center and Indoor Water Feature.
Image of a Covered Patio, featuring Private Garden and Plunge Pool.
Image of a Luxury Condominiums, featuring Modern Architecture and Waterfall Entrance.
Image of a Organic Modern Architecture, featuring Lush Landscaping and Private Balconies.
Image of a Luxury Condominiums, featuring Modern Architecture and Private Balcony Pools.
Image of a Modern Bathroom, featuring Walk-in Shower and Concrete Walls.
Image of a Bedroom Suite, featuring Private Plunge Pool and Indoor-Outdoor Living.
Image of a Primary Bedroom, featuring Textured Plaster Walls and Arched Headboard Feature.
Image of a Bedroom, featuring Private Patio and Plaster Walls.
No items found.
Image of a Private Garden, featuring Plunge Pool and Luxury Suite.Image of a 3D Floor Plan Rendering, featuring Dual Key Apartment and Private Plunge Pool.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Xexen y Xakah is a boutique collection of 26 luxury condos located in the exclusive La Veleta neighborhood of Tulum. This project is the result of a collaboration between Casa Bastión SA de CV, Tierra del Tapir SA de CV, Macondo SA de CV & Corporativo BADAR Sa de CV , a team of professionals and entrepreneurs with a proven track record in real estate development. The available property types include Condo and Studio units, offering a range of options for both lifestyle buyers and investors.

The strategic value of Xexen y Xakah lies in its unique blend of luxury, nature, and spirituality. Each of the 26 luxury units features a private pool , ensuring an elite and secluded lifestyle. The project's prime location in Tulum's La Veleta neighborhood provides exclusivity and desirability, while the elegant design blending with nature and spirituality creates a unique and harmonious living experience. Additionally, the project offers free vacation rental management , providing a hassle-free investment opportunity with potential for lucrative returns. With a delivery date of February 2026 , investors can look forward to timely investment and occupancy. The project's proximity to essential services, vibrant nightlife, and breathtaking beaches further enhances its value, making it an attractive opportunity for those seeking a luxurious and secluded lifestyle or a unique investment opportunity in a prime location.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
Starting from $119,599
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
0
1
TYPES
Condo
Studio
SURFACE
44.76
-
126
m2
UNITS
11
Units Available
AI RATING
Opportunistic
SALES VELOCITY
58
%
FINANCING PLANS
N/A
Available
DEVELOPER
Casa Bastión SA de CV, Tierra del Tapir SA de CV, Macondo SA de CV & Corporativo BADAR Sa de CV
DELIVERY DATE
2026-02
DEVELOPER STATUS
LISTING UPDATE
January 17, 2026
Model / Typology
Size (m²)
Bedrooms
Sales Velocity
Starting Price (USD)
Assets
1-Bedroom Condo ▼
64.85 - 126.12
1
8 left
~$206,365
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1001Sold$224,652103.28View
1002Sold$259,498126.12View
1005Sold$239,634105.70View
1006Sold$265,517111.72View
2001Available$206,36565.89View
2002Available$213,94468.31View
2005Available$213,94468.31View
2006Available$206,36565.89View
3001Sold$203,02464.85View
3002Sold$201,32568.23View
3005Available$213,69368.23View
3006Sold$180,52164.85View
4001Sold$249,11864.85View
4002Available$290,53768.31View
4005Available$290,53768.31View
4006Available$277,73565.30View
Studio ▼
44.76 - 67.53
0
3 left
~$149,457
UnitStatusPrice (USD)Size (m²)Floor PlanImages
1003Available$165,61067.53View
1004Sold$150,03963.97View
2003Sold$140,80747.72View
2004Available$149,45747.72View
3003Sold$141,01347.79View
3004Sold$141,01347.79View
3007Sold$124,59744.76View
3008Sold$124,59744.76View
4003On Hold$202,96347.72View
4004Available$202,96347.72View
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 high-cost amenities like a spa, gym, 24/7 security, and a rooftop terrace, which suggest a certain level of luxury and service quality. However, the moderate price range starting from $119,599 and the relatively small number of units (26) help to balance out these costs. Additionally, the inclusion of a swimming pool and lounge areas will also contribute to the maintenance fees, but the overall cost is distributed among a manageable number of owners, keeping the estimated HOA fee range reasonable.

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 a Private Balcony, featuring Plunge Pool and Lush Jungle View.
Image of a Private Patio, featuring Plunge Pool and Lounge Area.
Image of a Infinity Pool, featuring Poolside Lounge and Waterfall Feature.
Image of a Pool Deck, featuring Outdoor Lounge and Covered Patio.
Image of a Private Plunge Pool, featuring Lush Balcony and Modern Architecture.
No items found.
Xexen y Xakah is a masterful blend of modern luxury and natural serenity, where the boundaries between architecture and nature are elegantly blurred, creating a tranquil and high-end atmosphere that envelops its residents in comfort and sophistication.

  • 🏠 Private Oasis: Retreat to your personal plunge pool, accessible directly from your bedroom, and indulge in a serene morning surrounded by lush greenery and the soothing sounds of water features.
  • 🌿 Nature's Sanctuary: Stroll through the meticulously landscaped gardens, where the combination of stone, wood, and tropical plants crafts a unique and inviting ambiance, perfect for a leisurely walk or a moment of solitude.
  • 🏋️‍♀️ Wellness Routine: Maintain your fitness regimen in the private, residents-only gym, equipped with state-of-the-art facilities and flooded with natural light, ensuring a refreshing and rejuvenating experience.
  • 🔥 Evening Entertainment: Gather at the rooftop terrace, where the warm glow of soft lighting and the dramatic backdrop of waterfalls set the stage for unforgettable evenings with friends and family, under the starlit sky.
  • 🧘‍♀️ Spiritual Harmony: Find your inner peace in the serene surroundings, where the elegant design and natural beauty converge to create a unique and harmonious living experience, nurturing both body and spirit.
Wellness & Recreation
  • 🏋️ Private Gym: Maintain wellness routines in a serene, residents-only environment.
  • 🧖 Spa: Rejuvenate with exclusive spa services, tailored for relaxation and rejuvenation.
  • 🌳 Garden Oasis: Find tranquility in lush, natural surroundings, perfect for meditation and connection with nature.
  • 🏊 Swimming Pool: Enjoy private pool access, blending seamlessly into the natural landscape for ultimate relaxation.
Social & Entertainment
  • 🍹 Lounge: Socialize in an elegant, communal lounge, ideal for hosting and community building.
  • 🌃 Rooftop Terrace: Enjoy stunning views and sophisticated gatherings in a beautifully designed rooftop space.
Services & Comfort
  • 🚗 Parking and Security: Includes secure parking and 24/7 security for peace of mind and convenience.
  • 🛡️ Concierge Services: Experience effortless living with dedicated support, enhancing the luxury lifestyle.
  • 🏢 Lobby and Amenities: Also includes a stylish lobby and other comforts, ensuring a high-end 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. Xexen y Xakah is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🏋️‍♀️ Integrated Wellness Facilities: The on-site Spa and Gym directly cater to Tulum's established global brand as a destination for wellness and spirituality, attracting a dedicated international clientele that prioritizes lifestyle-oriented accommodations.
  • 🚗 Dedicated On-Site Parking: In a region with acknowledged deficits in core infrastructure, including paved roads, dedicated parking is a critical utility that removes a significant friction point for tenants and commands a premium.
  • 🔒 24/7 Security and Staffed Lobby: These features offer a higher standard of service and safety, a non-negotiable requirement for the international tourist and digital nomad segments that constitute the most resilient portion of Tulum's demand base.
  • 📈 Sustained Visitor Demand: Underlying demand for the destination remains robust and is growing, as evidenced by the new Tulum Airport surpassing its initial passenger forecast, confirming the region's powerful and enduring draw.
  • 🌟 Resilient Global Brand: Tulum's identity as a premier destination for wellness, spirituality, and digital nomads attracts a dedicated international clientele, creating a demand segment that is less sensitive to the commoditization affecting the broader rental market.
Read the Full Data-Driven Analyst Report
In a Tulum market undergoing a severe correction, where property purchases have fallen by approximately 40% from their peak, assets with a superior, comprehensive amenity package are positioned to capture a disproportionate share of the resilient premium rental segment. This provides a defensive moat against a commoditized rental pool saturated by post-pandemic oversupply. The investment thesis is predicated on acquiring a differentiated asset during this period of distress, aligning with long-term, fundamental demand drivers evidenced by new regional infrastructure, such as the Tulum Airport, which has already exceeded its first-year passenger forecast by over 25%.

💎 Competitive Advantages (Alpha)

The asset's specific features are designed to create a defensible position within the most competitive segment of the market. These alpha drivers directly address the preferences of a higher-tier clientele, insulating the property from the pricing pressures affecting undifferentiated inventory. While 58% of the project's inventory is already sold, indicating market acceptance of its premium positioning, these amenities are crucial for commanding superior rental rates and occupancy upon stabilization.

  • Integrated Wellness Facilities: The on-site Spa and Gym directly cater to Tulum's established global brand as a destination for wellness and spirituality, attracting a dedicated international clientele that prioritizes lifestyle-oriented accommodations.
  • Dedicated On-Site Parking: In a region with acknowledged deficits in core infrastructure, including paved roads, dedicated parking is a critical utility that removes a significant friction point for tenants and commands a premium.
  • 24/7 Security and Staffed Lobby: These features offer a higher standard of service and safety, a non-negotiable requirement for the international tourist and digital nomad segments that constitute the most resilient portion of Tulum's demand base.


🛡️ Foundational Market Strengths (Beta)

Despite the acute local market correction, the investment is anchored by durable, long-term macroeconomic and destination-specific tailwinds. These factors provide a floor for long-term value appreciation, offering a strategic counterbalance to the current volatility in rental yields.

  • Sustained Visitor Demand: Underlying demand for the destination remains robust and is growing. The new Tulum Airport surpassed its initial 700-800k passenger forecast by over 25%, handling 1 million passengers in its first year, confirming the region's powerful and enduring draw.
  • Resilient Global Brand: Tulum's identity as a premier destination for wellness, spirituality, and digital nomads attracts a dedicated international clientele, creating a demand segment that is less sensitive to the commoditization affecting the broader rental market.
  • Commitment to Infrastructure: Ongoing public works, including road rehabilitation, drainage system enhancements, and new electrification projects, signal a long-term commitment to resolving infrastructure deficits and supporting sustainable growth, which will underpin future asset values.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe oversupply of rental units has led to a localized market correction and depressed short-term rental yields.
  • 🔴 Inventory Exposure: The asset's inventory, consisting of studios and 1-bedroom units, is concentrated in the most competitive segment of the Tulum rental market. This direct exposure to oversupply risk is mitigated by the project's comprehensive amenity stack, which is designed to attract a higher-quality tenant seeking a premium lifestyle experience, thereby competing for the top-tier of the rental pool rather than the commoditized segment.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the high-risk, high-reward market dynamics. While the asset's studio and 1-bedroom inventory is exposed to the market's primary risk of oversupply, its comprehensive amenity package provides a tangible mitigant by targeting a premium segment of the rental market, differentiating it from the commoditized supply. .
  • 🟢 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

This opportunity is suitable exclusively for a long-term, well-capitalized investor focused on capital appreciation over immediate rental yield. The profile is a cash buyer, unreliant on local financing, which remains expensive due to the central bank's 11.25% policy rate. This investor understands that in a market where resale units in prime areas are trading at 35-40% discounts to new builds, the primary objective is to acquire a top-tier asset at a cyclical low. The strategy requires a high tolerance for risk and illiquidity, positioning for outsized returns over a 5-10 year horizon as the current oversupply is absorbed and the market 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: $206,365 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$6,810
  • Notary & Admin Fees: ~$4,827

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$13,837 USD
Approx. 6.7% 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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Located in the heart of Tulum's prime La Veleta neighborhood, Xexen y Xakah offers a unique blend of luxury, nature, and spirituality, perfectly aligning with the core strategy of the Luxury Harmony Retreat. This exclusive development provides residents with a tranquil and enriching lifestyle, surrounded by the best of Tulum's culinary, wellness, and spiritual attractions. With its elegant design, private pools, and seamless integration into the majestic ecosystem, Xexen y Xakah is the epitome of luxury living in Tulum.

The Doorstep Experience

The immediate surroundings of Xexen y Xakah are a treasure trove of culinary delights, with some of Tulum's best restaurants and cafes just a short walk away. Residents can indulge in a variety of cuisines, from traditional Mexican to international flavors, all within a 5-minute stroll from their luxurious condominiums.
  • 🍴 La Taqueria - A 2-minute walk from Xexen y Xakah, this taqueria serves up delicious Mexican dishes, perfect for a casual dinner or lunch.
  • 🍔 RUDI GRILL - Just a 2-minute walk away, RUDI GRILL offers a range of grilled meats and vegetables, ideal for a quick and tasty meal.
  • 🍴 Billy Bob Veleta - This restaurant is a 3-minute walk from Xexen y Xakah and serves up a variety of international dishes, including Mexican, American, and Italian cuisine.
  • 🍴 Chencho's restaurant - A 4-minute walk away, Chencho's restaurant offers a range of traditional Mexican dishes, perfect for a night out with family or friends.
  • 🍹 Vaivén /Drinks & Food - This cafe and bar is a 4-minute walk from Xexen y Xakah and serves up a range of drinks and light bites, ideal for a relaxing evening out.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood surrounding Xexen y Xakah is a hub of wellness and spirituality, with a range of spas, gyms, and natural attractions just a short drive away. Residents can indulge in a variety of activities, from yoga and meditation to hiking and swimming, all within a 10-minute drive from their luxurious condominiums.
  • 🧖 Massage Tulum | Carlos Cardona Spa - A 2-minute drive from Xexen y Xakah, this spa offers a range of massage and wellness treatments, perfect for relaxing and rejuvenating.
  • 🧖 Spa Tulum | Tranquility Spa - Just a 3-minute drive away, Spa Tulum offers a range of spa treatments, including massages, facials, and body wraps.
  • 🌊 Vesica Tulum | Cenote Club - A 5-minute drive from Xexen y Xakah, Vesica Tulum is a natural park featuring a range of cenotes, perfect for swimming, snorkeling, or simply relaxing in nature.
  • 🌊 Cenote Escondido (Mayan Blue) - A 9-minute drive away, Cenote Escondido is a stunning natural attraction featuring a range of cenotes, perfect for exploring and discovering the natural beauty of Tulum.
  • 🏋️ Tulum Jungle Gym Pueblo - Just a 3-minute drive from Xexen y Xakah, Tulum Jungle Gym is a state-of-the-art gym featuring a range of equipment and classes, perfect for staying active and fit.
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Image of a Master Bedroom, featuring Pool View Terrace and Floor-to-Ceiling Windows.Image of a Luxury Apartments, featuring Contemporary Architecture and Stacked Stone Facade.Image of a Poolside Lounge, featuring Waterfall Feature and Stacked Stone Walls.

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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