Xiib Kaab

View of Bohemian Bedroom at Xiib Kaab, showcasing Modern Rustic Decor, Spacious Master Suite.
View of Bedroom Design at Xiib Kaab, showcasing Natural Light, Wood Flooring.
View of Open Concept Living at Xiib Kaab, showcasing Bohemian Interior Design, Modern Apartment.
Image of Garden at Xiib Kaab, featuring Open Concept Living, Modern Kitchen.
View of Modern Kitchen at Xiib Kaab, showcasing Japandi Design, Wood Flooring.
View of Open Concept Living at Xiib Kaab, showcasing Bohemian Decor, Natural Light.
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View of Modern Bedroom at Xiib Kaab, showcasing Boho Interior Design, Wood Accent Wall.View of Modern Bathroom at Xiib Kaab, showcasing Walk-In Shower, Vessel Sink.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

Xiib Kaab is a boutique collection of 51 condos , envisioned as a gateway to serenity, a private community designed for those who seek a harmonious blend of modern sophistication and natural beauty. Located in Tulum, the project offers a unique living experience, placing residents moments away from the turquoise waters of the Caribbean. The development is equipped with a comprehensive suite of world-class amenities, including an infinity pool with stunning ocean views, a state-of-the-art gym, and a dedicated ocean-view yoga deck. Colmenero , the developer, brings a reputation for delivering ideal homes, founded in 1998 in Morelia, Mexico, with a portfolio that includes notable projects such as Rio, Altozano and Vivanto Residencial, Irapuato . The available property types include Condo , Loft , and Studio , catering to a range of investor preferences.

The strategic value of Xiib Kaab lies in its exclusive private community setting, offering a serene and secluded living experience with only 51 units . Its proximity to the Caribbean Sea provides breathtaking ocean views and direct access to beautiful beaches, enhancing the lifestyle of its residents. The unique blend of modern living and timeless elegance, with luxurious amenities and sophisticated design elements inspired by the Mayan Jungle, positions Xiib Kaab as a prime investment opportunity. The development's focus on wellness and convenience, through amenities like the infinity pool and private yoga deck, further adds to its appeal. With its prime location and exclusive amenities, Xiib Kaab presents a strategic investment opportunity, positioned for long-term value. Additionally, attractive financing options are available, as Xiib Kaab offers developer financing, making this investment even more viable for high-net-worth individuals and sophisticated investors seeking a unique lifestyle investment.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$163,735 - $428,614 USD
CITY
N/A
Tulum
REGION
Region 8
BEDROOMS
0
1
2
3
TYPES
Condo
Loft
Studio
SURFACE
29.77
-
154
m2
UNITS
18
Units Available
AI RATING
Opportunistic
SALES VELOCITY
67
%
FINANCING PLANS
N/A
Available
DEVELOPER
Colmenero
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 ▼
43.81 - 71.88
1
6 left
~$188,311
UnitStatusPrice (USD)Size (m²)Floor PlanImages
Dpto 1SoldN/A71.88ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 11SoldN/A53.28ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 15SoldN/A47.13ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 18SoldN/A43.81ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 21Available$189,89045.52ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 22Available$221,09453.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 23Available$274,65765.84ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 30Available$192,20246.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 37SoldN/A44.94ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 4Available$253,72361.12ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 40SoldN/A53.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 41SoldN/A65.84ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 48Available$188,31146.27ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 5SoldN/A65.27ViewImg 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Condo ▼
57.10 - 153.77
2
1 left
~$252,603
UnitStatusPrice (USD)Size (m²)Floor PlanImages
Dpto 12Available$252,60359.40ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 27SoldN/A59.30ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 31SoldN/A59.38ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 38 ASoldN/A57.10ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 38 BSoldN/A133.91ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 45SoldN/A59.28ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 8SoldN/A70.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
PH 49BSoldN/A153.77Img 1 Img 2 Img 3 Img 4 Img 5
2-Bedroom Penthouse ▼
105.64
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PH 51SoldN/A105.64ViewImg 1 Img 2 Img 3 Img 4 Img 5
3-Bedroom Condo ▼
103.25
3
1 left
~$428,614
UnitStatusPrice (USD)Size (m²)Floor PlanImages
Dpto 39Available$428,614103.25ViewImg 1 Img 2 Img 3 Img 4 Img 5
3-Bedroom Penthouse ▼
148.64 - 151.43
3
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
PH 49ASoldN/A148.64Img 1 Img 2 Img 3 Img 4 Img 5
PH 49CSoldN/A151.43Img 1 Img 2 Img 3 Img 4 Img 5
Local ▼
29.77 - 43.81
N/A
3 left
~$163,735
UnitStatusPrice (USD)Size (m²)Floor PlanImages
Local 1Available$163,73529.77Img 1 Img 2 Img 3 Img 4 Img 5
Local 2Available$202,29036.78Img 1 Img 2 Img 3 Img 4 Img 5
Local 3Available$240,95543.81Img 1 Img 2 Img 3 Img 4 Img 5
Studio ▼
30.10 - 86.88
0
7 left
~$169,827
UnitStatusPrice (USD)Size (m²)Floor PlanImages
Dpto 10SoldN/A52.40ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 13SoldN/A30.10ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 16SoldN/A37.06ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 17SoldN/A44.01ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 19SoldN/A37.54ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 2Available$169,82740.91ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 20SoldN/A44.23ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 24Available$194,02046.51ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 25SoldN/A35.97ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 28Available$180,12243.39ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 29Available$181,86543.81ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 3Available$360,65986.88ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 32SoldN/A30.11ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 33SoldN/A43.93ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 34SoldN/A47.12ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 35SoldN/A37.06ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 36SoldN/A44.00ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 42SoldN/A46.51ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 43Available$178,35643.39ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 44SoldN/A43.80ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 46SoldN/A43.39ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 47Available$178,29943.81ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 6SoldN/A35.96ViewImg 1 Img 2 Img 3 Img 4 Img 5
Dpto 9SoldN/A35.96ViewImg 1 Img 2 Img 3 Img 4 Img 5
Tipo C ▼
93.02
N/A
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
Dpto 7SoldN/A93.02ViewImg 1 Img 2 Img 3 Img 4 Img 5
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Standard 30/7030.0%—70.0%Standard financing plan. *Aplican restricciones (Restrictions apply).
Standard 30/40/3030.0%40.0%30.0%None
Discount 50/30/2050.0%30.0%20.0%Includes a 4% discount.
Discount 80/2080.0%—20.0%Includes a 7% 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 amenities like a swimming pool, jacuzzi, gym, and rooftop terrace, which are typically high-maintenance. However, the moderate number of total units (51) and the absence of extremely high-cost amenities like staffed beach clubs or 24/7 security help to balance the costs. The price range of the condos ($163,735 - $428,614 USD) also suggests a luxury level that would expect a certain level of service quality, contributing to the estimated HOA fee 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 Xiib Kaab, featuring Rooftop Terrace, Outdoor Living.
Image of Swimming Pool at Xiib Kaab, featuring Lush Courtyard, Resort-Style Pool.
Image of Rooftop Terrace at Xiib Kaab, featuring Rooftop Terrace, Ocean View.
Image of Coworking Space at Xiib Kaab, featuring Coworking Space, Modern Office.
Image of Rooftop Terrace at Xiib Kaab, featuring Rooftop Bar, Outdoor Lounge.
Image of Swimming Pool at Xiib Kaab, featuring Rooftop Pool, Sundeck.
Image of Gym at Xiib Kaab, featuring Fitness Center, Luxury Gym.
Image of Lounge at Xiib Kaab, featuring Coworking Space, Lobby Area.
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The essence of Xiib Kaab is found in its harmonious balance of modern luxury and the untamed beauty of the Mayan Jungle, creating a unique sanctuary for those who crave an exclusive and elegant lifestyle.

  • 🌿 Jungle Oasis: Step into the serene garden, where the soft rustle of leaves and the vibrant colors of exotic flora transport you to a world of tranquility, just steps from the comfort of your private residence.
  • 🏖️ Oceanfront Bliss: Wake up to breathtaking ocean views, with the Caribbean Sea stretching out before you, inviting you to start your day with a refreshing swim or a leisurely stroll along the beach.
  • 🔥 Culinary Delights: Gather around the grill area, where the aroma of sizzling cuisine and the warmth of good company come together, creating unforgettable moments with friends and family under the starry night sky.
  • 🏋️‍♀️ Private Wellness: The private, residents-only gym means you can maintain your wellness routine without ever leaving the sanctuary of Xiib Kaab, surrounded by the soothing ambiance of the jungle.
  • 📈 Productive Retreats: The coworking space offers a serene and focused environment, perfect for productive retreats, with the lush jungle serving as a constant source of inspiration and creativity.
  • 🌃 Rooftop Serenity: As the sun sets, the rooftop terrace transforms into a haven of peace, with the jacuzzi and swimming pool offering the ultimate relaxation experience under the twinkling Caribbean stars.
Wellness & Recreation
  • 🏋️ Gym: Maintain wellness routines in a private, residents-only gym.
  • 🌊 Swimming Pool: Relax in a serene pool setting, blending modern luxury with jungle tranquility.
  • 🛀 Jacuzzi: Unwind in a soothing jacuzzi, perfect for relaxation after a day exploring the Mayan Jungle.
  • 🌴 Garden: Find peace in a lush garden, connecting residents with nature.
Social & Entertainment
  • 🍴 Grill Area: Host gatherings and BBQs in a beautifully designed outdoor space.
  • 🛋️ Lounge: Socialize in a sophisticated lounge, ideal for community building and relaxation.
  • 🌃 Rooftop Terrace: Enjoy breathtaking views and entertain in a luxurious rooftop setting.
Services & Comfort
  • 📊 Coworking Space: Stay productive in a modern, fully-equipped coworking area.
  • 🛡️ Also Includes: 24/7 security, lobby, and high-speed Wi-Fi for convenience and peace of mind.
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Xiib Kaab
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January 17, 2026
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase. Xiib Kaab is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.

  • 🌴 Unique Lifestyle Ecosystem: The property's integrated coworking space, rooftop terrace, pool, and gym create a self-contained environment that directly addresses the demands of high-value digital nomads and long-stay professionals.
  • 📈 Robust Visitor Demand: The new Tulum Airport's outperformance, surpassing its first-year passenger forecast by over 25%, confirms strong and growing fundamental visitor demand, supporting the property's long-term value proposition.
  • 🌊 Premium Ocean Views: The property's ocean views provide a durable value proposition that commands higher asset values and rental rates, insulating it from market pressures and ensuring a premium lifestyle experience.
  • 🏖️ Established Global Brand: Tulum's reputation as a destination for wellness, spirituality, and remote work provides a resilient and dedicated demand base, less susceptible to broad economic downturns and supporting a stable rental market.
  • 📊 Strategic Investment Opportunity: The property offers a unique chance for a well-capitalized, patient investor to acquire a high-quality, new-build asset with a distinct competitive advantage, poised for long-term capital appreciation.
Read the Full Data-Driven Analyst Report
In a market saturated with undifferentiated rental units, this asset's comprehensive lifestyle amenities, particularly the integrated coworking space, provide a distinct competitive advantage. This strategy directly confronts a severe local market correction, evidenced by distressed resale units in prime areas trading at 35-40% discounts compared to new builds. By targeting a premium, long-stay tenant profile of digital nomads and remote professionals, the property is positioned to command superior rental rates and occupancy, justifying its value proposition against the deeply discounted, lower-quality resale inventory.

💎 Competitive Advantages (Alpha)

The asset's specific features are designed to generate outperformance relative to the broader market by attracting a resilient, high-value tenant base. These non-replicable attributes serve as a crucial defense against the current market's rental yield compression.

  • Integrated Coworking & Lifestyle Ecosystem: The combination of a dedicated coworking space, rooftop terrace, pool, and gym creates a self-contained environment. This directly addresses the demands of the high-growth digital nomad demographic, mitigating the high vacancy rates currently affecting generic properties and enabling longer, more stable tenancies.
  • Demonstrated Market Absorption: Despite a market where property purchases in the immediate area have decreased by approximately 40% from peak levels, this development has achieved a 65% sold-out status , indicating its differentiated offering resonates with discerning buyers.
  • Premium, Non-Replicable Features: The inclusion of ocean views provides a durable value proposition that commands higher asset values and rental rates, insulating these specific units from the widespread discounting seen across the market.


🛡️ Foundational Market Strengths (Beta)

While the local real estate market is undergoing a significant correction, the long-term fundamentals of the destination remain robust, providing a basis for future recovery and capital appreciation.

  • Proven Infrastructural Success: Underlying visitor demand is confirmed by the new Tulum Airport, which surpassed its first-year passenger forecast by over 25% , processing 1 million passengers against an initial expectation of 700,000 to 800,000.
  • Resilient Global Brand Appeal: Tulum's established global identity as a destination for wellness, spirituality, and remote work provides a dedicated demand base that is less susceptible to broad economic downturns compared to conventional tourism markets.
  • Market Maturation: The local market is undergoing a necessary transition away from speculative overbuilding towards sustainable, long-term investment, which is fostering a healthier and more stable market foundation for well-positioned assets.


📈 Strategic Outlook & Risk Analysis

  • ⚪ Primary Market Risk: A severe oversupply of rental units, driven by a post-pandemic speculative building boom, has led to depressed short-term rental yields and increased competition for tenants.
  • 🔴 Inventory Exposure: The asset's inventory is segmented. The high volume of Studio and 1-Bedroom units (13 total) is most exposed to the competitive rental market and relies heavily on the building's alpha drivers to succeed. Conversely, the scarce 2- and 3-Bedroom units (2 total) face significantly less competition and cater to a more stable demographic. The three commercial spaces offer a strategic income diversification away from the residential rental market's pressures.

  • 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects a market of clear dislocation. While the asset's smaller typologies face significant headwinds from market-wide oversupply, the risk is mitigated by a superior amenity package designed to attract a more resilient, long-stay tenant base. The inventory mix, which includes scarce larger units and diversified commercial spaces, provides a partial hedge against the most saturated segment of the market. .
  • 🟢 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 opportunity is suitable for a well-capitalized, patient investor with a 5-10 year investment horizon focused on long-term capital appreciation. This profile understands that immediate cash flow is severely constrained by the current market oversupply, where reports indicate "crashed yields." Given Mexico's high policy rate of 11.25% , which makes local financing prohibitive, the ideal buyer is a foreign national or cash-based entity. They are positioned to acquire a high-quality, new-build asset at an attractive entry point, capitalizing on the current market dislocation with the conviction that its superior features will drive outperformance as the market matures. The developer's financing structure, offering up to a 7% discount for an 80% down payment, is explicitly designed for such a capital profile.
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: $188,311 USD

1. Percentage-Based Costs:

  • Acquisition Tax (ISABI): ~$6,214
  • Notary & Admin Fees: ~$4,405

2. Fideicomiso (Bank Trust) Setup:

  • SRE Permit: $1,200
  • Bank Setup Fee: $1,000
Estimated Total One-Time Cost:
~$12,819 USD
Approx. 6.8% 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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For affluent individuals and families seeking a tranquil, secure, and exclusive lifestyle in a stunning natural setting, this luxury oceanfront retreat in Tulum offers the ultimate Caribbean living experience. With unparalleled ocean views and proximity to the Caribbean Sea, this sophisticated community blends modern living, natural elegance, and rich cultural heritage, providing a unique blend of adventure, relaxation, and luxury. The community's exclusive private setting, with only 54 total units and 23 currently available, ensures a high level of security and seclusion, perfect for those who value their privacy and exclusivity.

The Natural Oasis Experience

Nature lovers and adventure seekers will find their haven in Tulum, with numerous natural attractions and activities at their doorstep. The nearby cenotes, eco-parks, and beaches offer endless opportunities for exploration and relaxation, making this community the perfect base for those who want to immerse themselves in the beauty of the Caribbean.
  • 🌊 Cenote Corazón del Paraíso - A 20-minute drive leads to this breathtaking cenote, perfect for snorkeling, swimming, or simply taking in the stunning scenery, showcasing the area's unique natural beauty.
  • 🌴 Cenote Escondido (Mayan Blue) - This picturesque cenote, just 18 minutes away by car, offers a serene and secluded spot for relaxation and connection with nature, highlighting the community's emphasis on wellness and tranquility.
  • 🏞️ Canamayte Eco Park - A 33-minute drive takes you to this stunning eco-park, where you can hike, bike, or simply enjoy the stunning views, demonstrating the community's commitment to preserving the natural environment.


The Luxury Lifestyle Experience

Residents of this exclusive community can enjoy a sophisticated and luxurious lifestyle, with access to top-notch amenities and services. From fine dining to wellness and relaxation, every aspect of life is catered for, ensuring a truly unparalleled living experience.
  • 🍴 UMi Beach Club - Just a 10-minute drive away, this upscale beach club offers fine dining, luxurious amenities, and stunning ocean views, perfect for special occasions or everyday indulgence, showcasing the community's focus on luxury and exclusivity.
  • 🧘 Lula Wellness by La Zebra - A short 11-minute drive takes you to this world-class wellness center, where you can enjoy a range of treatments and activities designed to nourish body and soul, highlighting the community's emphasis on wellness and self-care.
  • 🛍️ La Macarena Tulum - For everyday essentials and gourmet delights, this convenient supermarket is just a 13-minute drive away, ensuring that residents have everything they need at their fingertips, demonstrating the community's focus on convenience and practicality.


The Holistic Wellness Experience

This luxury oceanfront retreat is designed to promote holistic wellness, with a range of amenities and services tailored to nourish body, mind, and spirit. From spa treatments to fitness classes, every aspect of wellness is catered for, ensuring a truly rejuvenating and restorative living experience.
  • 🧖 BioSalud Integral - A 15-minute drive takes you to this holistic spa, where you can enjoy a range of treatments and therapies designed to promote overall wellness and balance, highlighting the community's emphasis on holistic wellness.
  • 🌊 Cenote Mayan Blue - This stunning cenote, just 16 minutes away by car, offers a serene and secluded spot for relaxation, swimming, and snorkeling, demonstrating the community's connection to the natural environment and commitment to preserving its beauty.
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Image of Swimming Pool at Xiib Kaab, featuring Rooftop Terrace, Outdoor Living.View of Modern Kitchen at Xiib Kaab, showcasing Natural Wood Cabinetry, Stone Countertops.View of Modern Kitchen at Xiib Kaab, showcasing Marble Countertops, Wood Cabinetry.

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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