What could you create on one of Tulum’s most important growth corridors?

Boutique condos? Luxury villas? Commercial frontage with residences behind? A wellness-focused community? A mixed-use concept built around walkability, visibility, and long-term Tulum demand?

This 1-hectare development site on Avenida Kukulkan offers the kind of location, exposure, and flexibility serious developers and long-term investors actively search for in Tulum.

Positioned directly across from the Aldea Zama access road and between Tulum’s beach corridor, downtown growth, and established residential demand, this property sits in one of the most strategically important areas of the market.

The site has already been subdivided into 8 individual lots, creating multiple possible development, resale, or phased investment strategies.

Why This Location Matters

Avenida Kukulkan is becoming one of Tulum’s most important connection corridors, linking the residential side of town toward the beach zone while continuing to attract new commercial, residential, wellness, and hospitality projects.

This property benefits from direct Avenida Kukulkan frontage, multi-street access, and immediate proximity to Aldea Zama without being located inside the Aldea Zama master HOA structure.

That combination matters.

For a developer, the site offers visibility, access, flexibility, and positioning within a corridor where Tulum’s future residential and commercial demand is continuing to take shape.

Property Highlights

• Approx. 10,000 m2 / 107,639 sq ft total land area
• Direct Avenida Kukulkan frontage
• Corner and multi-street exposures
• Directly across from the Aldea Zama access road
• Approved subdivision into 8 individual lots
• Approx. 1,220 m2 per lot configuration
• Mixed-use zoning framework
• Medium-density multifamily permissions
• Up to 3 levels / 12m height allowance
• Strong visibility and accessibility
• 8 minutes by car to Tulum beach access
• 14 minutes by bicycle to the beach
• 35 minutes to Tulum International Airport

Development Potential and Flexibility

Because of the mixed-use zoning framework, buyers may explore a range of development concepts across the subdivided lots, including residential, commercial, or mixed-use strategies, subject to municipal approvals, project design, and buyer due diligence.

Possible development concepts may include:

• Boutique condo development
• Commercial frontage with residences behind
• Wellness-focused residences
• Office or studio spaces
• Cafe, restaurant, or service-oriented commercial uses
• Luxury villa community
• Phased residential development
• Individual lot resale strategy

This flexibility is what makes the property especially interesting.

An investor could approach the site as a full master-planned development, sell individual lots over time, build along Avenida Kukulkan first, or explore a phased strategy that responds to market demand.

Development Metrics

Zoning: MS/MB Mixed Use
Density: Medium Density Multifamily
COS: Approx. 732 m2 footprint
CUS: Approx. 2,075 m2 buildable area
Height Allowance: Up to 3 levels / 12m

Buyers should verify all zoning, density, design, and permitting details directly through municipal authorities and their own due diligence process.

Individual Lot Pricing Strategy

The property may also be considered through an individual lot pricing strategy:

• 4 lots not fronting Avenida Kukulkan: $470,000 USD each
• 2 Kukulkan corner lots: $540,000 USD each
• 2 Kukulkan internal frontage lots: $500,000 USD each
• Full 8-lot package: $3,960,000 USD

This pricing structure helps illustrate the value of the full package while also showing the potential exit strategy available through individual lot sales.

Strategic Riviera Maya Positioning

This property is positioned directly across from the Aldea Zama access road, creating exceptional visibility and commercial potential along Avenida Kukulkan.

Located approximately:

• Directly across from Aldea Zama access
• 8 minutes by car to Tulum beach access
• 14 minutes by bicycle to the beach
• 35 minutes to Tulum International Airport
• Close to restaurants, cafes, wellness centers, residential communities, and commercial services

This location is especially compelling for developers looking to serve the growing residential, hospitality, wellness, and commercial demand between Aldea Zama, downtown Tulum, and the beach corridor.

Conceptual Development Vision

Conceptual renderings included in this marketing package are intended solely to illustrate possible future development concepts for the site and are not approved architectural or development plans.

The mixed-use frontage concept, villa community concepts, wellness-style concepts, and amenity-rich development visuals are provided to help buyers understand the scale and possible direction of the property, not to represent a permitted or finalized project.

Property boundary lines shown in drone images are approximate and provided for visual reference purposes only. Buyers should verify all lot dimensions, boundaries, measurements, development feasibility, and zoning details through official survey documentation and proper due diligence.

Property Details

Price: $3,960,000 USD
Approximate Price in MXN: $75,000,000 MXN

Lot Size: Approx. 10,000 m2 / 107,639 sq ft
Subdivision: Approved for 8 lots
Access: Avenida Kukulkan, Calle 5 Poniente, Calle 7 Poniente, Calle 2 Sur
Location: Avenida Kukulkan, Tulum, near Aldea Zama access

Pricing Disclaimer

The price in Mexican Pesos is approximate and based on the exchange rate at the time of publication. Final purchase price may vary depending on daily exchange rates.

Interested?

Contact Mexico Real Estate Solutions for zoning information, subdivision details, drone images, conceptual development visuals, investment discussions, and private site tours.

Mexico Real Estate Solutions
WhatsApp: +52 984 240 9221
https://mexicorealestatesolutions.com

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