PROPERTY INTELLIGENCE
Xkaa Tulum
Tulum
Overview
Xkaa Tulum
is a meticulously designed condo development, offering a range of units including
Studios
and
One
- and
Two-Bedroom
options, all incorporating regional materials like
Parota wood
to blend seamlessly into Tulum's unique aesthetic. Developed by
GRUPO CONTRATA URBANA
, a team with extensive experience in design, construction, and infrastructure, this project promises high-quality execution. The development features an expansive rooftop with amenities such as a pool, yoga area, bar, and stunning views, perfect for relaxation and entertainment.
The strategic value of Xkaa Tulum lies in its thoughtful design and prime amenities, making it an attractive option for discerning investors and individuals seeking a luxurious, serene, and naturally immersive living experience in Tulum. With flexible payment plans and attractive pricing, this development offers a unique opportunity for buyers to own a piece of Tulum's luxury market. The inclusion of a private coworking space caters to the needs of modern professionals, enhancing the living experience. Furthermore, the developer's reputation for personalized attention and integrated project execution guarantees a high level of quality and service. Attractive financing options are available, with various payment plans, including a reservation fee of $5,000 USD, making Xkaa Tulum a viable and strategic investment opportunity.
The strategic value of Xkaa Tulum lies in its thoughtful design and prime amenities, making it an attractive option for discerning investors and individuals seeking a luxurious, serene, and naturally immersive living experience in Tulum. With flexible payment plans and attractive pricing, this development offers a unique opportunity for buyers to own a piece of Tulum's luxury market. The inclusion of a private coworking space caters to the needs of modern professionals, enhancing the living experience. Furthermore, the developer's reputation for personalized attention and integrated project execution guarantees a high level of quality and service. Attractive financing options are available, with various payment plans, including a reservation fee of $5,000 USD, making Xkaa Tulum a viable and strategic investment opportunity.
PRICE RANGE
$121,645 - $285,738 USD
CITY
Tulum
REGION
Tulum Centro
BEDROOMS
2
2
TYPES
Condo
SURFACE
46.36
–
400
m²
AI RATING
Conditional / Further Underwriting
FINANCING PLANS
Available
DEVELOPER
GRUPO CONTRATA URBANA
DELIVERY DATE
Inmediata
Investment Thesis
Investment Memo: Xkaa Tulum
Market:
Tulum
| Zone:
Tulum Centro
CONDITIONAL / FURTHER UNDERWRITING
Analyst Verdict
Xkaa Tulum presents a mid-rise, 45-unit condominium in Tulum Centro with a documented rooftop amenity package (pool, yoga, hammocks, BBQ, fire pit, bar) and underground parking. The entry price of $2,471 USD/m² is a point-in-time asking snapshot, not a matched comparable, and the listing type is unverified, so the investment thesis must be built on the asset's documented features and the broader Tulum market context rather than on assumed delivery or resale status. The developer, Grupo Contrata Urbana, is a construction and infrastructure firm with reported projects in Coahuila and Mexico City, but no Tulum-specific residential delivery history is verified, creating a track-record gap that is a due-diligence item, not a confirmed defect.
Return underwriting requires verified rent, occupancy, and operating costs; no numeric return is established.
Bull Case:
If the listing is a presale with a credible delivery timeline, the documented rooftop amenities and underground parking could differentiate the asset in a crowded 1-2 bedroom condo market, potentially attracting quality renters or owner-occupiers. The Centro location, with the new mall and urban infrastructure, could support steady rental demand as Tulum matures, and the entry price per m² may be competitive if matched comparables confirm it.
Bear Case:
The market's oversupply of 1-2 bedroom condos and declining tourism demand could pressure occupancy and rental rates, undermining the investment thesis. The developer's lack of verified Tulum residential delivery history introduces execution risk, and the unverified listing type means the buyer could face construction delays or resale condition issues. Unknowns such as operating costs, HOA fees, and title status are underwriting gaps that must be resolved before commitment.
💰 Valuation & Yield Logic
- Entry Basis: $2,471 USD/m². Relative value requires matched comparable evidence.
- Rental Demand: Return underwriting requires verified rent, occupancy, and operating costs; no numeric return is established.
- Asset Differentiation: The documented rooftop amenities (pool, yoga, hammocks, BBQ, fire pit, bar, solarium, jungle gym, coworking space, elevator, underground parking, Parota wood interiors, neutral colors, 45 units over 3 levels, unit types Studio, 1 & 2 Bedroom, Commercial) serve a buyer segment seeking a managed, amenity-rich urban condo. These features are utility-based, not differentiation-based.
📍 Location Maturity
Tulum Centro is an established urban zone with ongoing commercial development, including the Centro Tulum Mall (opening mid-2026). The area benefits from the Tulum International Airport and Tren Maya connectivity, but the market is correcting with oversupply and declining tourism. The zone is maturing, not yet stabilized.
📋 Asset Type & Status
Listing type is unverified. The sales status is unavailable, and no delivery date is confirmed. The asset is documented as a 3-level, 45-unit development with specific amenities, but whether it is a presale, resale, or completed inventory is unknown. This is a critical evidence gap for underwriting.
Status:
Sales status unavailable
| Est. Completion:
Verify Listing Type
*Analysis based on current market listings.
*Analysis based on current market listings.
Amenities
- 🍖 BBQ & Social Terrace: An outdoor grilling and dining area designed for effortless entertaining with friends and family.
- 🌅 Rooftop Lounge: A panoramic rooftop space ideal for sunset gatherings and enjoying the Caribbean breeze.
Wellness & Recreation
- 🏊 Resort-Style Pool: A central swimming pool surrounded by lush landscaping, offering a serene escape for daily relaxation.
- 🧘 Yoga Pavilion: A dedicated open-air space for daily practice, promoting physical and mental well-being.
- 🌿 Hammock Garden: Shaded hammock areas integrated into the tropical grounds, perfect for quiet reading or afternoon rest.
Services & Comfort
- 🛗 Private Elevator: Convenient vertical access to all floors, enhancing ease of movement and daily comfort.
- 🚗 Secure Parking: Dedicated on-site parking for residents and guests, ensuring convenience and peace of mind.
20.2146632
-87.4638996
Xkaa Tulum
Neighborhood
An address that places the soul of Tulum within effortless reach. At Xkaa Tulum, the vibrant pulse of the pueblo is not a destination, but a seamless extension of daily life, where the rhythm of the jungle meets the energy of a global community. This is a sanctuary for the conscious traveler and the digital nomad, offering a curated lifestyle where every need is met by the authentic, bohemian spirit of the neighborhood.
The Doorstep Experience
The true essence of this location is revealed within a short, sun-drenched stroll, where the day begins with artisanal coffee and ends with handcrafted cocktails. The immediate surroundings are a living tapestry of local flavor, proving that the most memorable moments are often found just outside your door.- ☕️ Cafe Oscuro Café & Bike Shop - A 3-minute walk reveals this hybrid haven, perfect for grabbing a specialty coffee before renting a bike to explore the jungle paths, embodying the active, free-spirited lifestyle.
- 🥐 Cara Feliz Tulum - Just 6 minutes on foot, this beloved bakery and bar transitions effortlessly from a morning pastry spot to an evening wine bar, offering residents a versatile social hub.
- 🍰 Babel Cafe - A 6-minute walk leads to this charming cafe, a perfect spot for a leisurely brunch or a quiet afternoon with a book, reinforcing the area's laid-back, creative atmosphere.
- 🍸 Santino Bar - For a taste of Tulum's famed nightlife, this cocktail bar is an 8-minute stroll away, offering a sophisticated setting to unwind and socialize under the stars.
- 🌮 Onyx Tulum - A 10-minute walk uncovers this local restaurant, where authentic Mexican flavors are served in a vibrant setting, providing a true taste of the region's culinary heritage.
Neighborhood Highlights
Venturing just a few minutes further unlocks a world of wellness, culture, and adventure. The property’s prime position ensures that everything from deep relaxation to thrilling exploration is always within easy reach, catering to a lifestyle that values both balance and excitement.- 💆♀️ Spa center and Nails BELLA LUNA TULUM - A mere 1-minute drive offers a sanctuary for pampering and rejuvenation, allowing residents to maintain their wellness rituals without ever straying far from home.
- 🤿 La Calypso Dive Center - Cenote diving - Just 3 minutes away, this dive center is the gateway to the region's legendary underground rivers, offering an unforgettable adventure into the mystical cenotes that define the Riviera Maya.
- 🏛️ Museo de la Cultura Maya Park - A 4-minute drive connects residents to the rich heritage of the region, with this park and museum offering a profound insight into the ancient civilization that gives this land its unique character.
- 🍫 Cacao Spa Tulum - This 4-minute drive leads to a unique spa experience, utilizing the sacred power of cacao in holistic treatments, perfectly aligning with Tulum's focus on natural, spiritual well-being.
- 💪 GOAT GYM TULUM - For those committed to their fitness journey, this top-tier gym is a 4-minute drive away, ensuring that health and strength are always a priority in this vibrant community.
