Sian’Kaan

Sian Ka'an is a biosphere reserve of about 528,000 hectares that begins just south of Tulum's hotel zone and runs about 120 km down the coast. It was declared a protected area in 1986 and a UNESCO World Heritage Site in 1987, and it is managed by CONANP.

For buyers, Sian Ka'an means living with nature at its most remote. The coastal road from Tulum to Punta Allen is about 42 km of unpaved road, where a 4x4 and at least 2.5 hours are recommended, life is largely off the grid, and building and land use are limited by the reserve's management program, so every property here needs careful review before an offer.

Areas to know in Sian Ka'an

Tulum beach road edge: the southern end of Tulum's hotel zone, where restaurants and beach clubs at km 7 to 10 are the closest full services to the reserve.

Boca Paila: the stretch of the coastal road where the reserve's lagoon system meets the Caribbean.

Punta Allen: a small lobster fishing village at the end of the road and the base for boat trips and fly fishing on Ascension Bay.

Muyil and Chunyaxche: on the paved Highway 307 side, the Muyil archaeological zone sits beside lagoons connected by ancient Maya channels.

Living in Sian Ka'an

Punta Allen has historically depended on a village generator for limited hours, and water and gas arrive by truck, deliveries that stop when the road deteriorates. Supermarkets, pharmacies, banks and hospitals are in Tulum, which also has an international airport and Tren Maya stations. The state has been rehabilitating about 30 km of the coastal road during 2026.

Sian Ka'an guides

Parks and nature | Arts and culture | Things to do | Restaurants nearby | Shopping | Nightlife and entertainment

Buying in Sian Ka'an with a licensed buyer's agent

Playa Realtors is a licensed boutique brokerage that has represented buyers in Cancún, Playa del Carmen, Tulum and across Quintana Roo since 2008. We work only for the buyer and never represent developers. Plan on closing costs of 7 to 10% of the purchase price, and ask us for a written estimate before you make an offer.

Tulum properties for sale | Tulum neighborhood guide | Talk to a buyer's agent

Photo credits, via Wikimedia Commons: Kanché A.C., CC BY-SA 4.0; Hormiguita Viajera mir, CC BY 2.0; Pierre-Selim Huard, CC BY 4.0; Gordon Leggett, CC BY-SA 4.0; MQ904, CC BY-SA 4.0; Ken Thomas, Public domain; Ken Thomas, Public domain.