Xkaa Tulum

Image of Garden at Xkaa Tulum, featuring Modern Architecture, Residential Facade.
Image of Garden at Xkaa Tulum, featuring Modern Architecture, Residential Building.
Image of Garden at Xkaa Tulum, featuring Modern Architecture, Residential Facade.
Image of Parking at Xkaa Tulum, featuring Modern Architecture, Building Exterior.
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Image of Garden at Xkaa Tulum, featuring Tropical Bedroom, Modern Interior Design.Image of Garden at Xkaa Tulum, featuring Modern Living Room, Open Concept Design.

Property Details

Prices and Availability

Amenities

Financial Analysis

Neighborhood

UPDATES

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.
Presentation Video
Developer Profile
Official Brochure
LOCATION
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PRICE
N/A
$127,752 - $1,098,178 USD
CITY
N/A
Tulum
REGION
Centro
BEDROOMS
0
1
2
TYPES
Condo
Studio
SURFACE
46.37
-
400
m2
UNITS
32
Units Available
AI RATING
High-Yield Opportunity
SALES VELOCITY
30
%
FINANCING PLANS
N/A
Available
DEVELOPER
GRUPO CONTRATA URBANA
DELIVERY DATE
Upon Request
DEVELOPER STATUS
LISTING UPDATE
January 22, 2026
Model / TypologySize (m²)BedroomsSales VelocityStarting Price (USD)Assets
1-Bedroom Condo ▼
63.28
1
2 left
~$174,624
UnitStatusPrice (USD)Size (m²)Floor PlanImages
211SoldN/A63.28View
212SoldN/A63.28View
311Available$174,62463.28View
312Available$174,62463.28View
1-Bedroom Residence ▼
91.64
1
1 left
~$206,174
UnitStatusPrice (USD)Size (m²)Floor PlanImages
111SoldN/A91.64View
112Available$206,17491.64View
2-Bedroom Condo ▼
90.84 - 135.15
2
2 left
~$286,647
UnitStatusPrice (USD)Size (m²)Floor PlanImages
101Available$300,084135.15View
109Available$286,647123.39View
209SoldN/A90.84View
301SoldN/A90.84View
309SoldN/A90.84View
2-Bedroom Residence ▼
90.84
2
0 left
SOLD OUT
UnitStatusPrice (USD)Size (m²)Floor PlanImages
201SoldN/A90.84View
Commercial Space ▼
400.00
N/A
1 left
~$1,098,178
UnitStatusPrice (USD)Size (m²)Floor PlanImages
LCAvailable$1,098,178400.00View
Studio ▼
46.36 - 71.53
0
26 left
~$127,752
UnitStatusPrice (USD)Size (m²)Floor PlanImages
102Available$156,08871.53View
103Available$156,08871.53View
104Available$156,08871.53View
105Available$156,08871.53View
106Available$156,08871.53View
107Available$156,08871.53View
108SoldN/A71.53View
110SoldN/A65.27View
113Available$148,91165.27View
114Available$148,91165.27View
115SoldN/A65.27View
202ReservedN/A46.37View
203Available$127,75246.37View
204Available$127,75246.37View
205Available$127,75246.37View
206Available$127,75246.37View
207Available$127,75246.37View
208Available$127,75246.37View
210BlockedN/A46.37View
213Available$127,75246.37View
214Available$127,75246.37View
215Available$127,75246.37View
302Available$128,19946.37View
303Available$128,19946.37View
304Available$128,19946.37View
305Available$128,19946.37View
306Available$128,19946.37View
307Available$128,19946.37View
308SoldN/A46.37View
310SoldN/A46.36View
313Available$128,19946.37View
314Available$128,19946.37View
315Available$128,19946.37View
Explore Financing Plans
Financing PlanDown PaymentDuring ConstructionOn DeliveryKey Benefits & Terms
Payment Plan A (30-40-30)30.0%40.0%30.0%30% down payment, 40% during construction, 30% on delivery. Includes a 4% discount on the list price.
Payment Plan B (50-30-20)50.0%30.0%20.0%50% down payment, 30% during construction, 20% on delivery. Includes an 8% discount on the list price.
Payment Plan C (80-0-20)80.0%—20.0%80% down payment, 20% on delivery. No explicit discount mentioned for this plan.
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 - $550 USD per month

Analyst's Reasoning: The estimate is in this range due to the presence of amenities like a swimming pool, gym, and rooftop terrace, which are moderately high-maintenance. The price range of the condos suggests a mid-to-high luxury level, which would expect a certain level of service quality. However, the relatively small number of units and the absence of extremely high-cost amenities like 24/7 security or a staffed beach club help to keep the estimated HOA 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 List
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Image of Rooftop Terrace at Xkaa Tulum, featuring Rooftop Bar, Outdoor Lounge.
Image of Lounge at Xkaa Tulum, featuring Outdoor Lounge, Al Fresco Dining.
Image of Rooftop Terrace at Xkaa Tulum, featuring Rooftop Terrace, Outdoor Lounge.
Image of Swimming Pool at Xkaa Tulum, featuring Rooftop Pool, Outdoor Gym.
Image of Swimming Pool at Xkaa Tulum, featuring Outdoor Gym, Swimming Pool.
Image of Lounge at Xkaa Tulum, featuring Lobby Area, Lounge Seating.
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Xkaa Tulum embodies the essence of elevated living in harmony with nature, where sleek design and lush tropical surroundings converge to create a truly immersive experience. The property's modern aesthetic, characterized by expansive vistas, open-concept living areas, and sleek bathrooms, is meticulously crafted to evoke a sense of serene luxury, poised between the tranquility of its tropical setting and the pulse of urban living.

  • 🌿 Natural Awakening: Begin your day surrounded by the sights and sounds of nature, as the abundance of natural light and stunning views of lush greenery from the private balconies and rooftop terrace invite a sense of tranquility and connection to the environment.
  • 🏋️‍♀️ Wellness Oasis: The private, residents-only gym, equipped with modern amenities and bathed in natural light, provides the perfect setting to maintain your wellness routine, complemented by the serene ambiance of the surrounding landscape.
  • 🌊 Aquatic Serenity: The rooftop swimming pool, overlooking the tropical landscape, offers a refreshing escape, where the edge of the water seems to blend seamlessly into the horizon, creating a sense of infinity and tranquility.
  • 🍹 Evening Retreat: As the sun sets, the rooftop lounge, with its comfortable seating areas and stunning views, transforms into an exclusive social hub, perfect for relaxation and entertainment, with the warmth of the setting sun and the stars above.
  • 🚗 Convenient Living: The property's secure parking and accessible location ensure that you are always connected to the vibrant pulse of Tulum, while the private lobby and garden provide a serene and luxurious welcome home.
Wellness & Recreation
  • 🏋️‍♀️ Gym: Maintain a healthy routine in a private, residents-only fitness center.
  • 🛀 Jacuzzi: Relax and unwind in a soothing hot tub, perfect for rejuvenation.
  • 🏊‍♀️ Swimming Pool: Enjoy a refreshing swim in a beautifully designed pool, blending seamlessly into the natural surroundings.
Social & Entertainment
  • 🍹 Rooftop Terrace: Host gatherings and entertain with stunning views, creating unforgettable experiences.
  • 🛋️ Lounge: Unwind and socialize in a comfortably designed lounge area, ideal for relaxation and community building.
Services & Comfort
  • 🅿️ Parking and Security: Includes secure parking and 24/7 security for peace of mind, along with a welcoming lobby.
  • 🌿 Garden: Stroll through a beautifully maintained garden, providing a serene escape from the hustle and bustle.
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January 22, 2026

Xkaa Tulum is a pre-sale opportunity offering a fair-value entry point into the rapidly appreciating Tulum market. Backed by an experienced developer with a strong civil infrastructure track record, the project is positioned for long-term capital growth, though investors must be prepared for potential short-term rental market softness and an unconfirmed delivery timeline.

  • 💎
    Asset Profile Modern tropical condos with a diverse unit mix, heavily weighted towards studios but including scarce 2-bedroom and large-format options.
  • 📈
    Financial Logic Priced at a fair $2,447/m², the investment targets capital appreciation driven by market growth forecasts of 5-8% in 2026. Rental yields may be compressed initially due to market oversupply.
  • 📍
    Location Alpha Located in a developing infrastructure zone (Region 15) poised for significant long-term growth, benefiting from macro-catalysts like the new airport and Maya Train.
  • 🛡️
    Risk Assessment The developer has a proven track record in construction, mitigating execution risk, but the unconfirmed delivery date for this project introduces a medium 'Timing Risk'.
Read the Full Data-Driven Analyst Report

Investment Memo: Xkaa Tulum

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

Analyst Verdict

Xkaa Tulum presents a compelling, albeit calculated, investment into a market undergoing a structural shift towards luxury and long-term value. The Tulum real estate market is forecast to see price increases of 5% to 8% in 2026, buoyed by infrastructure projects like the Maya Train and a resilient tourism sector. This asset, developed by a group with a verifiable history of completing large-scale public and private infrastructure projects, is positioned to capitalize on this growth. The entry price of $2,447 USD/m² is competitive in a market where land prices in developing zones like Region 15 have doubled in five years. While the market is experiencing an oversupply of condos which has impacted rental yields, this project's modern, tropical aesthetic and diverse inventory mix, including scarce larger units, provide a hedge against commoditization.

The primary risk associated with this asset is not developer execution, but timing. GRUPO CONTRATA URBANA has a documented track record of delivering complex projects, including sports facilities, public works for the Mexico City Metrobus, and industrial buildings. However, the specific delivery date for Xkaa Tulum remains unconfirmed through public searches, introducing uncertainty regarding the timeline for rental income generation and capital appreciation. This timing ambiguity, coupled with a broader market trend of rental yield compression due to oversupply, requires an investor focus on long-term holding (5-10 years) rather than immediate, high-yield rental returns. The investment thesis is therefore contingent on the developer clarifying the delivery schedule and the investor's ability to weather potential market softness in the short-term rental segment.

Strength: Established developer with a portfolio of completed, large-scale civil and industrial projects.
Risk: Unconfirmed project delivery date creates significant timing risk for ROI.

💰 Valuation & Yield Logic

  • Entry Basis: $2,447 USD/m² - Analyzed as Fair for this zone, considering the rapid appreciation in areas like Region 15.
  • Rental Demand: High but competitive. The average daily rate (ADR) for a 2-bedroom unit in Tulum ranges from $150-$250, though the market is saturated, leading to price wars. Success hinges on professional management and achieving above-average occupancy rates.
  • Scarcity Factor: The inventory is heavily weighted towards studio units (26 units), which aligns with the high-volume segment of the rental market. The inclusion of a very large 400m² unit and several 2-bedroom units offers a degree of scarcity in a market dominated by smaller condos.

📍 Location Maturity

The asset is located in a developing zone of Tulum. While not established like Aldea Zama, areas like Region 15 are experiencing rapid land value appreciation. The zone's maturity is accelerated by major infrastructure projects like the new airport and the Maya Train, which are set to enhance connectivity and drive long-term value.

🏗️ Developer Profile & Status

GRUPO CONTRATA URBANA is a legitimate construction and development firm with 11 years of experience and a significant portfolio of completed public and private works, including: ESTADIO PARA NIÑOS 'MI MEXICO', PROYECTO NAVE 5 INDIGO CENTRAL DE ABASTO, and BANQUETAS Y GUARNICIONES DE LA LÍNEA 6 DEL METROBUS. The project is in a pre-sale or early construction phase, with a current status of 30% sold. The primary risk is the unverified delivery date for this specific project.

Status: 30% Sold | Est. Completion: Check Contract
*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 $174,624 USD

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

  • Acquisition Tax (ISABI): ~$5,763
  • Notary, Registry & Admin Fees: ~$4,084

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

  • SRE Government Permit: $1,200
  • Bank Establishment Fee: $1,000
Estimated Total One-Time Cost:
~$12,047 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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Located in the heart of Tulum, Xkaa Tulum embodies the essence of Elevated Tulum Living in harmony with nature, offering discerning investors and individuals a luxurious, serene, and naturally immersive living experience. This address is strategically positioned to provide residents with an unparalleled quality of life, where the boundaries between indoor and outdoor living are seamlessly blurred. The development's meticulous design, incorporating regional materials like Parota wood, not only blends into Tulum's unique aesthetic but also ensures that residents can live in perfect harmony with their surroundings.

The Doorstep Experience

The immediate surroundings of Xkaa Tulum are a symphony of culinary delights, cultural experiences, and natural beauty, all within a short walking distance. This curated selection of nearby attractions enhances the lifestyle of residents, providing them with endless opportunities for exploration and relaxation.
  • 🍴 Los Morros Tulum - Just a 3-minute walk away, this restaurant offers a taste of local cuisine, perfect for residents seeking an authentic dining experience.
  • ☕️ Uh-najil coffee Restaurant & cafetería - A 5-minute stroll leads to this cozy coffee shop, where residents can enjoy their morning coffee in a serene atmosphere.
  • 🍰 Cara Feliz Tulum - This charming bakery and cafe, just 6 minutes away on foot, is the ideal spot for residents to indulge in sweet treats and relax in a beautiful setting.
  • 🥐 Babel Cafe - With its diverse offerings, this cafe, a short 6-minute walk away, caters to the varied tastes of residents, providing a welcoming space for both work and leisure.
  • 🍞 La Fournee - For those seeking freshly baked goods, this bakery, accessible within a 6-minute walk, is a haven, offering residents the opportunity to experience the authentic flavors of Tulum.


Neighborhood Highlights

Beyond the immediate doorstep, the neighborhood unfolds with a plethora of activities and amenities that cater to the diverse interests of residents. Whether it's wellness, adventure, or personal growth, the area surrounding Xkaa Tulum is a treasure trove of experiences waiting to be discovered.
  • 🧖‍♀️ Cacao Spa Tulum - Just a 4-minute drive away, this spa is a serene oasis where residents can rejuvenate and indulge in holistic wellness treatments, enhancing their overall quality of life.
  • 🏋️‍♂️ GOAT GYM TULUM - For the fitness enthusiasts, this gym, accessible within a 4-minute drive, offers state-of-the-art facilities and expert trainers, catering to the health and wellness needs of residents.
  • 🌿 Massage Tulum Energy Healing Spa Temazcal - This unique spa, a 4-minute drive away, combines traditional massage techniques with energy healing, providing residents with a profound sense of relaxation and spiritual connection.
  • 🌊 Cenote Diving and Scuba Certifications with Diving Universe - For adventure seekers, this diving center, just a 5-minute drive away, offers the opportunity to explore Tulum's breathtaking cenotes, providing an unforgettable experience for residents.
  • 🧘‍♀️ Quinto Elemento Spa Tulum - Located an 8-minute drive away, this spa is dedicated to holistic wellness, offering residents a serene and peaceful environment to practice yoga, meditation, and other mindfulness activities.
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View of Studio Apartment at Xkaa Tulum, showcasing Modern Interior, Open Concept.View of Modern Bathroom at Xkaa Tulum, showcasing Floating Vanity, Concrete Accents.Image of Swimming Pool at Xkaa Tulum, featuring Aerial View, Residential Building.

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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