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Xiimbal
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Xiimbal
is a boutique collection of
35 unique condos
, offering a rare blend of luxury and nature in the heart of Tulum's Region 15. This exclusive development is a project by
Arcade Construcciones
, a Mexican construction company with a reputation for honesty, responsibility, and commitment to quality. The available property types include
Condo
and
Penthouse
, catering to the diverse needs of discerning individuals. With its prime location,
Xiimbal
provides easy access to stunning beaches, vibrant local culture, and the Caribbean Sea, just a
10-minute ride
away.
The strategic value of Xiimbal lies in its perfect balance between modern architecture and immersive jungle surroundings, providing an unparalleled living experience. The development's exclusive nature, with only 35 unique units , offers a rare opportunity for privacy and seclusion. The prime location in Tulum's Region 15, coupled with the development's unique features, such as a private pool, gym, and community space, makes Xiimbal an attractive investment opportunity. With its emphasis on sophisticated design, tranquility, and a deep connection with the environment, Xiimbal is poised to appreciate in value over time, making it a strategic investment for those seeking a unique blend of luxury and nature. Note that Xiimbal does not offer developer financing, allowing investors to explore external financing options that best suit their needs.
The strategic value of Xiimbal lies in its perfect balance between modern architecture and immersive jungle surroundings, providing an unparalleled living experience. The development's exclusive nature, with only 35 unique units , offers a rare opportunity for privacy and seclusion. The prime location in Tulum's Region 15, coupled with the development's unique features, such as a private pool, gym, and community space, makes Xiimbal an attractive investment opportunity. With its emphasis on sophisticated design, tranquility, and a deep connection with the environment, Xiimbal is poised to appreciate in value over time, making it a strategic investment for those seeking a unique blend of luxury and nature. Note that Xiimbal does not offer developer financing, allowing investors to explore external financing options that best suit their needs.
PRICE
N/A
$142,661 - $378,789 USD
CITY
N/A
Tulum
REGION
La Veleta
BEDROOMS
1
2
SURFACE
62
-
192
m2
UNITS
6
Units Available
ANALYST RATING
Opportunistic
SALES VELOCITY
83
%
FINANCING PLANS
N/A
Available
DEVELOPER
Arcade Construcciones
DELIVERY DATE
Details Upon Request
DEVELOPER STATUS
LISTING UPDATE
December 3, 2025
Presentation Video
Developer ProfileOfficial BrochureWant to know more about
Xiimbal
?
| Model / Typology | Size (m²) | Bedrooms | Sales Velocity | Starting Price (USD) | Assets | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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1-Bedroom Condo ▼ 61.00 - 92.00 1 2 left ~$142,661
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2-Bedroom Penthouse ▼ 185.00 - 192.00 2 4 left ~$364,032 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Explore Financing PlansHOA 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:
$250 - $450 USD per month
Analyst's Reasoning: The estimate is in this range due to the presence of moderate to high-cost amenities like a swimming pool, gym, and rooftop terrace. Although there's no mention of 24/7 security or extremely high-luxury features, the provided amenities suggest a mid-to-high level of service quality. The price range of $142,661 to $378,789 USD also indicates a certain level of luxury, contributing to the estimated HOA fee range. With 35 units sharing the costs, the expenses per unit are distributed relatively efficiently, preventing the fees from being excessively high.
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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Immersed in the vibrant heart of Tulum's Region 15, Xiimbal stands as a masterpiece of Elevated Bohemian Living, where the boundaries between luxury and nature blur into an unforgettable experience. This exclusive jungle oasis, with its limited 35 unique units, promises a rare blend of seclusion, sophisticated design, and deep connection with the environment, all just a 10-minute ride from the breathtaking Caribbean Sea.
- 🌿 Morning Harmony: Awakening in Xiimbal means starting your day surrounded by the sights and sounds of the jungle, with the Garden's lush greenery and the soft chirping of birds creating a serene backdrop for your morning meditation or yoga practice.
- 🏊♀️ Aquatic Bliss: Dive into the crystal-clear waters of the Swimming Pool, bask in the sun on the poolside deck, or unwind in the shade of the surrounding foliage, letting the gentle rustle of leaves and the warm breeze envelop you in tranquility.
- 🚗 Effortless Arrival: With ample Parking available, residents can come and go with ease, enjoying the freedom to explore Tulum's vibrant culture, stunning beaches, and ancient ruins without worrying about the logistics of their journey.
- 🏋️♀️ Personal Wellness: The private, residents-only Gym at Xiimbal means you can maintain your wellness routine without ever leaving the sanctuary of the property, surrounded by state-of-the-art equipment and inspiring views of the jungle.
- 🍹 Sunset Gatherings: As day turns into night, the Rooftop Terrace transforms into a chic entertainment space, perfect for hosting intimate gatherings or simply enjoying a cocktail while watching the sunset over the treetops, with the Caribbean Sea glistening in the distance.
- 🌳 Evening Retreat: The Lounge, with its sophisticated ambiance and comfortable seating, becomes your haven for relaxation, offering a peaceful retreat from the world, where you can unwind with a good book, enjoy a glass of wine, or share stories with friends and family.
Wellness & Recreation- 🏋️ Gym: Maintain wellness routines in a private, residents-only gym.
- 🏊 Swimming Pool: Relax in a serene pool surrounded by nature.
- 🌿 Garden: Connect with nature in a lush, immersive garden setting.
Social & Entertainment- 🍹 Lounge: Socialize in style in a sophisticated residents' lounge.
- 🌃 Rooftop Terrace: Enjoy panoramic views and entertainment on a rooftop terrace.
Services & Comfort- 🅿️ Parking and Security: Includes secure parking and 24/7 security for peace of mind.
December 3, 2025
💡 In any market, choosing a property with true, lasting value is the key to a smart purchase.
Xiimbal
is designed to deliver just that, offering a unique combination of location, design, and lifestyle that sets it apart.
- 🏞️ Proven Product-Market Fit: Xiimbal's complete sell-out of its standard 2-Bedroom and 3-Bedroom Penthouse typologies demonstrates its appeal to discerning buyers, despite the broader market correction.
- 📈 Robust Foundational Demand: The new Tulum Airport's outperformance, surpassing its first-year passenger forecast by over 25%, confirms a growing and resilient visitor base, supporting long-term value appreciation.
- 🌴 Established Global Brand: Tulum's reputation as a destination for wellness, luxury, and eco-tourism provides a dedicated demand base, less susceptible to economic downturns, and underpins the property's long-term viability.
- 🚧 Commitment to Infrastructure: Ongoing public investment in core infrastructure, such as road rehabilitation and drainage systems, supports sustainable growth and asset value appreciation, ensuring Xiimbal's continued attractiveness.
- 💸 Favorable Foreign Exchange Dynamics: The strong US Dollar provides significant purchasing power for foreign buyers, creating a favorable acquisition environment for those looking to invest in a premium, differentiated asset like Xiimbal.
- 🏋️♀️ Comprehensive Amenity Package: The integration of a gym, swimming pool, and lounge offers a superior on-site experience, targeting the resilient luxury and eco-niche sectors and justifying premium pricing.
- 🌆 Premium Rooftop Terrace: This distinct feature enhances the appeal and rental potential of the penthouse units, differentiating them from standard condominium offerings and attracting a more discerning buyer.
- 🅿️ On-site Parking: A critical utility that addresses a key infrastructure deficit in Tulum, providing a significant competitive advantage in a market where such amenities are often lacking.
Read the Full Data-Driven Analyst ReportThe investment thesis for Xiimbal is predicated on acquiring a differentiated asset at a cyclical low point. While the broader Tulum market is undergoing a severe correction, with resale units in prime areas trading at
35-40% discounts
to new builds, Xiimbal's demonstrated product-market fit provides a compelling, de-risked entry point. The complete sell-out of its standard 2-Bedroom and 3-Bedroom Penthouse typologies validates its appeal to a more discerning buyer segment, insulating the asset from the oversupply of fungible rental inventory that currently defines the market. This positions the remaining premium inventory to attract long-term capital focused on quality and strategic location, leveraging proven demand drivers to capture future appreciation.
💎 Competitive Advantages (Alpha)
The asset's intrinsic characteristics provide a competitive moat against the commoditized inventory that has saturated the local market. These on-site features are designed to attract a higher-tier tenant and buyer, justifying premium pricing and mitigating exposure to the most acute market pressures.- Comprehensive Amenity Package: The integration of a gym, swimming pool, and lounge provides a superior on-site experience. This directly targets the resilient luxury and eco-niche sectors, which continue to attract premium rental rates despite high vacancy rates in the general condo market.
- Premium Rooftop Terrace: This feature offers a distinct, high-value lifestyle element that enhances the appeal and rental potential of the penthouse units, differentiating them from standard condominium offerings.
- On-site Parking: A critical utility that addresses a key infrastructure deficit in Tulum. This practical amenity is a significant competitive advantage in a market where deficits in core infrastructure, such as paved roads, remain a tangible drawback for residents and visitors.
🛡️ Foundational Market Strengths (Beta)
Despite the acute local correction, the long-term viability of Tulum is supported by structural, macro-level tailwinds. These factors provide a floor for asset values and underpin the thesis for a future market recovery, driven by fundamental demand rather than speculation.- Validated Foundational Demand: The new Tulum Airport has fundamentally altered the destination's accessibility, surpassing its first-year passenger forecast by over 25% . This confirms a robust and growing visitor base that is independent of the local real estate supply-demand imbalance.
- Resilient Global Brand: Tulum's established identity as a global destination for wellness, spirituality, and digital nomads provides a dedicated and resilient demand base that is less susceptible to broad economic downturns.
- Commitment to Infrastructure: Ongoing public investment, funded by the federal government, in core infrastructure such as road rehabilitation and drainage systems supports long-term sustainable growth and asset value appreciation.
- Favorable Foreign Exchange Dynamics: The strong US Dollar provides significant purchasing power for the primary foreign buyer demographic, creating a favorable acquisition environment for American capital.
📈 Strategic Outlook & Risk Analysis
- ⚪ Primary Market Risk: Severe oversupply in the rental condominium market, driven by speculative post-pandemic development, has led to significantly depressed rental yields and a 'crashed' short-term income environment.
- 🔴 Inventory Exposure: The asset's remaining inventory is segmented. The two 1-Bedroom units face direct exposure to the market's primary risk of rental oversupply. Conversely, the four 2-Bedroom Penthouses represent a strategic opportunity, as this premium typology is insulated from the most competitive market segment and targets a more discerning buyer focused on quality and space—a thesis supported by the complete absorption of the project's other large unit types.
- 🟢 Strategic Confidence: The analyst's confidence is rated as Opportunistic. The rating reflects the market's acute bifurcation. While standard 1-Bedroom units face significant headwinds from the local supply glut, the project's demonstrated success in selling out its core 2-Bedroom and 3-Bedroom Penthouse inventory validates its product quality and appeal. The remaining 2-Bedroom Penthouses offer a distinct, premium product partially insulated from the most intense market pressures, appealing to long-term capital over short-term yield seekers. .
- 🟢 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, value-oriented entity with a 5-10 year investment horizon and a high tolerance for illiquidity. This profile is not motivated by immediate rental income, which is severely constrained by the current market, but is instead focused on acquiring a premium, differentiated asset at a significant discount to its future potential value. Given Mexico's high policy rate of 11.25% , which makes local financing prohibitive, the market is skewed towards foreign and all-cash buyers. The investor is underwriting this acquisition based on Tulum's proven long-term infrastructure growth and the asset's demonstrated product-market fit, capitalizing on the current downturn to secure a strategic position ahead of the market's eventual maturation.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 $142,661 USD
1. Percentage-Based Costs (Tied to Price):
- Acquisition Tax (ISABI): ~$4,708
- Notary, Registry & Admin Fees: ~$3,337
2. Fideicomiso (Bank Trust) Setup (Flat Fees):
- SRE Government Permit: $1,200
- Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$10,245 USD
This represents approximately 7.2% of the property's value.
~$10,245 USD
This represents approximately 7.2% 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%
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In the heart of Tulum's Region 15, Xiimbal emerges as a Luxury Jungle Oasis, where discerning individuals can indulge in Elevated Bohemian Living in Harmony with Nature. This exclusive development, with only 35 unique units, offers a rare opportunity for privacy and seclusion, perfectly balancing modern architecture with immersive jungle surroundings. Residents can enjoy the tranquility of the jungle while being just a 10-minute ride from the stunning beaches and vibrant local culture of the Caribbean Sea.
The Doorstep Experience
The essence of the neighborhood is revealed within a short walking distance, where local artisans and culinary experts define the daily rhythm. For those residing at Xiimbal, the area's best offerings are literally at their fingertips, making every day a discovery of flavors, wellness, and community.- ☕️ Me Latte Cafe - A mere 8-minute walk away, this charming cafe is the perfect spot for a morning coffee or a casual meeting, embodying the relaxed, sophisticated lifestyle that Xiimbal embodies.
- 🍞 La Baguette Boulangerie - Just a 7-minute stroll from Xiimbal, this boulangerie offers an authentic taste of French patisserie, catering to residents' cravings for high-quality, artisanal bread and pastries.
- 🥗 Fit-a-licious - For the health-conscious resident, this restaurant, reachable within a 9-minute walk, provides a haven for nutritious and delicious meals, aligning with the wellness-focused lifestyle that Xiimbal promotes.
- 🍴 La Consentida - This esteemed restaurant, a 10-minute walk from the property, showcases the best of local cuisine, offering residents a culinary experience that blends tradition with innovation, right at their doorstep.
- 🥐 La pebeta - Another gem within a 10-minute walking distance, this cafe is a cozy retreat for those seeking a laid-back atmosphere and a taste of the local coffee culture, contributing to the vibrant community life around Xiimbal.
Neighborhood Highlights
Beyond the immediate doorstep, the neighborhood unfolds with a plethora of experiences tailored to the sophisticated and nature-loving resident of Xiimbal. A short drive away, a world of wellness, beauty, and adventure awaits, catering to every aspect of the Elevated Bohemian lifestyle.- 💆 Casa Venus - "Ritual Beauty Salon & Spa" - Just a 5-minute drive from the property, this spa and salon combination offers the ultimate retreat for beauty and relaxation, providing residents with a serene escape from the hustle and bustle of daily life.
- 🌿 Massage Tulum Energy Healing Spa - A 4-minute drive leads to this holistic spa, where residents can indulge in energy healing and massage therapies, aligning perfectly with the wellness-oriented lifestyle of Xiimbal.
- 🧖 Spa Tulum | Tranquility Spa - Also just a 5-minute drive away, this spa embodies the tranquility that Xiimbal residents seek, offering a range of treatments designed to rejuvenate the body and soul.
- 🏋️ Tulum Jungle Gym Pueblo - For the fitness enthusiast, a 3-minute drive to this gym provides access to state-of-the-art equipment and training facilities, ensuring that residents can maintain their active lifestyle amidst the beauty of nature.
- 🙏 Massage Tulum | Carlos Cardona Spa - This spa, reachable within a 4-minute drive, specializes in massage therapies, offering residents a personalized approach to relaxation and wellness, further enhancing the luxury jungle oasis experience of Xiimbal.
