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Exclusive Area Guide
Tulum
Country Club
More than six hundred hectares of jungle, lakes and cenotes beside Akumal, built around the only golf course in Mexico licensed by the PGA of America. A K to 12 German school, a beach club on the Caribbean, a thirty hectare central park and a planned build out of over three thousand homes, lots and condominiums behind one gate.
The name says Tulum.
The gate is at Akumal.
Start here, because it is the single thing most buyers get wrong. Tulum Country Club is in the municipality of Tulum, so the name is accurate on paper, but the gate is at kilometre 250 of the Cancún to Chetumal federal highway beside the village of Akumal, twenty kilometres north of the town of Tulum, and thirty five south of Playa del Carmen. The developer quotes fifteen minutes to Tulum and thirty to Playa del Carmen; in real traffic allow fifteen to twenty five each way.
That is a disadvantage if you came here to walk to Tulum’s beach clubs, and an advantage if you did not. Owners sit between the two towns with the reef beaches of Akumal, Xcacel, Soliman and Tankah on their doorstep, Xel-Há five minutes away, and neither town’s traffic or noise.
What is behind the gate is a full master plan rather than a subdivision: more than six hundred hectares with over two hundred and forty acres held as green areas, jungle, lakes and cenotes, and a twenty seven hole golf course through the middle. Grupo Piñero has owned land here since 1995, has since secured adjacent parcels that take the footprint towards nine hundred hectares, and has brought in the landscape architects EDSA to draw the new master plan.
The scale of what is still to come is the number most buyers have never seen: the planned build out is 402 homes, 1,179 residential lots and 1,555 condominiums, in phases named Punta Norte, Punta Este, Punta Sur, Punta Jade and Punta Roqui. Several neighbourhoods are delivered and lived in today, others are in pre construction, and that difference is the first question to ask about any listing here.
Golf at the centre
PGA Riviera Maya, 27 holes by Robert Trent Jones II, the only PGA of America licensed course in Mexico.
A K to 12 German school
CIARM, trilingual and a Cambridge Educational Partner, opened inside the community in 2023.
Its own beach club
Kay Beach Club on the Caribbean, reached by a private overpass and a community trolley.
A 30 hectare central park
Cenotes, lagoon, sports fields and nature trails at the centre of the plan, with 1,400 trees reforested.
From a hotel complex
to a residential community
Almost everything here was built by one company, in a sequence that explains why the older condominiums feel like hotel product and the newer neighbourhoods feel like a town. Knowing that order tells you what you are actually buying.
The first parcel is bought in 1995 by BahÃa PrÃncipe, the hotel arm of Grupo Piñero, a family owned Spanish tourism group that today runs 27 hotels and more than 14,000 rooms across Mexico, the Dominican Republic, Jamaica and Spain. The company builds its all inclusive resort on the coast, with about a kilometre of white sand partly protected by reef, plus the Hacienda Doña Isabel plaza. The land inland of the highway is jungle and old limestone quarry.
Piñero commissions Robert Trent Jones II to build its first golf course. Twenty seven holes are cut into the deepest part of a limestone quarry, with fairways running along the natural contours of dense jungle, mangrove and gum trees, past lakes and cenotes. An eighteen hole championship course and a nine hole executive course open together.
Condominiums appear around the fairways, sold as BahÃa PrÃncipe Residences and operated with hotel services and day passes to the resort. These are the buildings you now find on resale, and their proximity to the first fairway is what still sets their price. Grupo Piñero brings more than twenty years of hotel operation into the residential side: 24/7 attention, property management and a rental programme.
The course becomes the first facility in Latin America to partner with the PGA of America, and is renamed PGA Riviera Maya. The license commits the club to PGA standards on course maintenance and player services. The same year Golf Digest names it, for a third consecutive year, among the best golf resorts in Mexico and Central America.
The master plan is repositioned from a hotel complex with condominiums into a residential community, and the developer is explicit about why: the old Casa Club no longer did the job, with a café that seated barely twenty people. Out of that comes La Plaza, Market Square, Kay Beach Club, the Members Club and a series of gated neighbourhoods of residential lots for owners to build on.
The Colegio Internacional Alemán de la Riviera Maya, CIARM, is founded on 7 September 2022 and opens its first school year inside the community in 2023, with the first generation from maternal through primary. An alliance with the Real Madrid Foundation football academy follows, alongside the PGA Golf Academy. From this point the community starts filling with full time families rather than only golf and holiday buyers, and the developer now calls the school the anchor of the community.
Piñero has secured rights to adjacent land that takes the community towards nine hundred hectares under a new master plan drawn with EDSA, in phases named Punta Norte, Punta Este, Punta Sur, Punta Jade and Punta Roqui. Several neighbourhoods are delivered and lived in, others are in pre construction, and the developer offers direct financing on new inventory, which almost no one else in this market does.
Things the brochure does not put on the first page
Six things from the developer’s own documents, buried on page thirty. They are the details that tell you what kind of place this actually is.
Grupo Piñero is not a local developer
A Spanish family group from Palma de Mallorca: 27 hotels and 14,000 rooms at 82 percent average occupancy, nine million stays a year from more than 30 countries, four golf courses. The residential arm inherits that service culture, which is why concierge and 24/7 attention are standard here.
The registered condominium is smaller than the estate
The master regulation certifies 2,902,701.41 square metres. The 600 hectare figure is the whole property, and the expansion towards a thousand hectares is land the developer has secured, not land already inside the regime. Ask which regime your specific lot belongs to.
Everything is preferential, not free
The developer’s own wording is access to the service infrastructure “at preferential and exclusive prices for owners”. Golf, spa, hotels and restaurants are discounted, not included, and the rates are set by the club. Get this year’s owner rate card in writing.
The conservation is contractual, not a slogan
More than 100 hectares held as green area, an authorised sea turtle nesting and conservation programme on the community’s own beach, run through the developer’s Eco-BahÃa ecological foundation, natural cenotes preserved, an orchard and a nursery inside the gates. The master regulation bans chemical fertilisers and several classes of pesticide.
Services a residential community would not normally have
A church and a pharmacy inside the perimeter, a casino and the Hacienda Mexican fiesta show, car rental, excursions and adaptive transport, childcare services, day passes to the BahÃa PrÃncipe hotels at owner rates, and delivery inside the gate.
The developer will also rent it out for you
Property management and a rental programme are offered on new product, and several models come furnished with equipped kitchens and mini splits as standard. Compare the revenue split against an independent manager before you sign.
PGA Riviera Maya,
and what the license means
This is the reason the community exists and the reason its name carries weight outside Mexico. Twenty seven holes by Robert Trent Jones II, opened in 2010, cut into a limestone quarry so the fairways emerge from the natural contours of the jungle, past lakes and cenotes. In 2019 it became the first facility in Latin America licensed by the PGA of America, and it remains the only one in Mexico. Golf Digest named it, three years running, among the best golf resorts in Mexico and Central America.
The championship course
Eighteen holes, par 72, playing up to roughly 7,272 yards from the back tees.
- Named Mexico’s Best Golf Course by Golf Digest in 2024
- Recognised among the best golf resorts in Mexico and Central America
- Lakes, cenotes and limestone through the layout
- The par 3 second plays uphill into the prevailing wind
- Wind matters, the sea is close
- Multiple tee positions on every hole
The executive course
Nine holes, par 27, roughly 1,312 yards. Not a warm up, a proper short course.
- Regularly called the best nine hole course on this coast
- Cut into the same quarry as the championship layout
- A late afternoon round after a morning at the beach
- Where families and higher handicaps actually play
Academy and practice
A full teaching operation rather than a range with a bucket of balls.
- Golf academy with certified PGA instruction
- 300 yard driving range, 50 player capacity, with capacity for 50 players
- Bunkers, putting green and chipping green
- GPS equipped carts and equipment rental
- Tournament organisation, bar cart on course
- Green fee includes cart, water, tees and practice balls
What it costs you as an owner
The license does not make the golf free, and this is the line buyers most often assume wrong.
- Green fees or a membership, paid to the club
- Owners get preferential rates, not free play
- What your neighbourhood includes differs building by building
- Ask whether the arrangement transfers when you sell
- Budget it annually, separately from your maintenance fee
The clubhouse
A working golf clubhouse, and the building now being rebuilt into La Plaza.
- Pro shop with Trackman, and Mulligans Sports Bar
- Coffee bar and lobby
- Showers, lockers and equipment storage
- Meeting room
- Terrace bar overlooking the course
- Jool Bolom, the grill by the fairways, live music midweek
Living on a fairway
What golf frontage actually changes about the property you buy.
- Golf lots and golf view condominiums both exist here
- Frontage is the single biggest price variable on a lot
- Cart paths and early morning maintenance are part of the deal
- Errant ball liability sits with the club, confirm it in the regime
- Views cannot be built out, the course is permanent
National and international tournaments are played here, which is why the maintenance standard holds. It also means the course closes to members on tournament days, so ask the club calendar before you plan a golf trip around a stay.
What the gate actually buys you
Tulum Country Club has more built infrastructure than any other gated community between Playa del Carmen and Tulum, and that is the honest reason to look at it. A beach club, a school, a sports complex, two commercial plazas and a wellness centre are all inside the perimeter. What matters when you buy is which of them come with your title and which are paid separately.
Kay Beach Club
Kay means fish in Maya, and the club is the answer to the fact that the residential land is inland. Boho chic, regional woods, and open to the public as well as to residents.
- Infinity pool, Balinese beds, loungers and hammock area
- Relaxation nests and sun decks on the sand
- Seafood led menu and a full mixology programme
- Watersports equipment
- Reached by a private overpass, not the public highway
- Community trolley through the day, plus golf carts and bicycles
- Preferential owner pricing
La Plaza, the new clubhouse
The old Casa Club rebuilt into the community’s commercial and social centre, on three levels.
- Ground floor commercial units and convenience store
- Mulligans Sports Bar and a terrace bar over the golf course
- Restaurant, event hall and event terrace
- Kids and teens club, play area, coworking
- Panoramic gym on the second level
- Sky Bar on the rooftop, with ocean views
Market Square and where you eat
An open air market of more than 5,000 square metres, and four restaurants with four different jobs, so residents are not driving to Tulum for dinner.
- Kay Beach Club, a seafood menu on the sand
- Jool Bolom, a steakhouse by the golf course with live music
- Mulligans Sports Bar, newly renovated, local art and a course view
- La Rústica, wood fired cooking overlooking the practice range
- Anchored by a 550 square metre fresh produce market
- Supermarket, food court and juice bar
- Commercial units, kids zone and outdoor living areas
- Lake, mirador, picnic area and playground
- Landscaped walkways through the whole plaza
- A weekend farmers market
Members Club and sports centre
The preview is built beside La Plaza; behind it comes the fifteen hectare main country club and sports centre.
- Pickleball, padel and tennis courts
- Resort pools for adults and for families
- Playground, kids club and game room
- Event terrace and café
- BeGym Tulum training centre
- Spa, massages, yoga areas and temazcal
Central Park, 30 hectares
The developer calls the school the anchor of the community and this the heartbeat. It is the size of a metropolitan park.
- A pier and a beachfront activities pavilion
- A yoga pavilion and orchards
- Preserved natural cenotes and a lagoon
- Sports fields and courts, event pavilions
- Nature trails, biking and running paths
- Playgrounds, orchards and a nursery
- Waterfront activity and yoga areas
- La Herradura sits on its horseshoe bend
Everything else inside the gate
Two decades of hotel operation next door means services a residential community would not normally have.
- Day passes and preferential rates at the BahÃa PrÃncipe hotels
- Hacienda Doña Isabel plaza, pharmacy, shops and car rental
- Casino, church and the hacienda Mexican party show
- Excursions, transport and water activities on request
- Property management and a rental programme run by the group
- 24 hour monitored access, video surveillance and an owner app for guest access
The Real Madrid Foundation
runs the football school here
Schools, football and sport, in detail
This is the part that separates Tulum Country Club from every other golf community on the coast, and it is worth spelling out rather than listing. A community twenty five minutes from two towns only works for a family if the school and the sport are inside the gate. Here they are.
CIARM, the German International School
Not a new brand. It belongs to the network of Colegio Humboldt Puebla, founded in 1911 by a German immigrant family, whose students have graduated with official German qualifications since 1926. Founded here on 7 September 2022 and open since the 2023 to 2024 year.
- Trilingual in Spanish, English and German, maternal to bachillerato
- A Cambridge Educational Partner with international certification
- A route to university studies in Germany, exchanges and sports scholarships
- Robotics, programming and the “it’s learning” digital platform
- Heated gym, preschool pool, sports courts, ballet room and art workshop
- Sports run with the Real Madrid Foundation and the PGA Golf Academy
Real Madrid Foundation football
The Educational Football Program runs from the German school’s campus on the R.E.A.L. methodology exclusive to the Real Madrid Foundation, for girls and boys from three to seventeen.
- Eight categories, from Bambinis to Juvenil, two or three sessions a week
- One eleven a side pitch, two seven a side and one covered five a side
- UEFA licensed coaches, FIFA certified facilities, Adidas kit
- Nursing and physiotherapy room, tactical analysis room, full locker rooms
- VEO 3 tracking camera records and streams every match
- September to June calendar, internal, external and international tournaments
- Civil liability insurance and an annual performance report included
Everything else a child does here
The extracurricular programme runs on the community’s own facilities rather than on a bus ride.
- Gymnastics, tennis, padel, art and more
- Pickleball courts at the Members Club
- Sports fields and playgrounds in Central Park
- Swimming across the community pools
- Sea turtle nesting and conservation programme
- Ecological Foundation activities, nursery and orchard
If you are buying for a family, ask two things early: which grades the school currently runs, because it is still adding them year by year, and how far your neighbourhood is from the school gate on foot. Both change the daily reality more than the fee does.
The Club, room by room
The members club is the part of the master plan being built now, and the developer’s own dossier is unusually specific about it. It is organised in four zones: enjoyment, community, performance and gathering. These are the renders.
Get the amenity access in writing before you sign, and check what is built versus what is announced. La Plaza, the Members Club and Market Square are staged projects: some of what you are shown in a brochure is a render. In a master plan this large, “access to the beach club and the golf” can mean membership included, a preferential rate, or nothing at all.
Inside the gates,
neighbourhood by neighbourhood
A listing that says “Tulum Country Club” tells you the perimeter, not the product. Behind the gate are around twenty separate developments, each with its own regime, its own fee and its own rules on rental. The planned build out is 402 homes, 1,179 lots and 1,555 condominiums. These are the ones that matter today.
Lots
The best located land in the plan, on the horseshoe bend of Central Park. Its own amenity spine runs down the middle: two pools joined by a bridge, a children’s splash fountain, a tennis and padel court, palapa bar, BBQ, playground, a covered lounge and restaurant, dog park, outdoor gym and parkside café.
141 lots · 300 to 705 m² · Parkside
Lots
Ninety two lots on 60,169 m², most of them between 306 and 570 m², with a pool, padel court, events area, BBQ, kids zone, pet park and lake access of its own. Where most current lot sales are. Lake views, direct park access and walking distance to the school.
92 lots · 60,000 m² · Walk to school
Lots
Manzana 46, on Avenida del Sol towards Aktun Chen, garden trails through the jungle and the closest thing here to direct access to the sea.
28 lots · L-1 to L-28 · Jungle setting
Land
The product almost no buyer sees: whole blocks sold to third party developers to build condominium projects inside the gate, with golf and jungle frontage. Manzanas 1, 6 and 16 have gone this way, most of them fully sold.
By the block · Golf or jungle views · For builders
Lots
Built around its own 8,500 m² amenity area rather than the park, surrounded by lakes and jungle.
120 lots · From 351 m² · Own club
Lots
Gated pockets around a private natural wells area, with outdoor gym, hammock area and sun deck. Several sold out and now on resale.
Resale · Cenote area · All services in
Houses
The newest boutique release, on Manzana 55 facing Central Park, with private access to a green trail that leads straight to a cenote. Two models: Gardenia, eight villas, and Magnolia, twelve. Three bedrooms, three and a half baths, double height living space, terraces and a fifteen square metre private pool on every one, on lots of roughly 300 to 378 m². Gardenia is 309 m² of construction from USD 598,000, Magnolia 300 m² from USD 602,000.
20 villas · From USD 598,000
Houses
The premium residential: fifty eight lots and nine luxury villa models with striking golf course views, three minutes from the sea, planned to put luxury, comfort and jungle in the same place. Centre, Edge and Golf positions: Lirio Center from USD 556,651, Dalia 675,844, Lotus 737,813, Lirio Edge 678,030, Tulipán Edge 843,891, OrquÃdea Edge 900,906, Heliconia Golf 1,021,364, Bugambilias Golf 1,042,993 and OrquÃdea Golf 1,088,745. Every one with garden and private pool.
58 lots · 9 models · From USD 556,651
Villas
117 residential lots and twelve villa models of two, three and four bedrooms on one or two floors, Nassau, Barbados and St John among them, each with stone cladding, a timber pergola and its own pool. Furnished and equipped options.
117 lots · 12 models · Rental programme
Houses
Manzana 19, delivered in two phases in 2021 and 2022, on 12 metre frontages. Three pools for adults, families and children, two padel courts, multipurpose court, gym, reading room, yoga zone and event area.
62 homes · 2 to 4 bed · Roof garden
Condos
Five towers, A to E, finished and operating: four infinity pools plus a rooftop infinity pool, a gym over the lake, splash pool, BBQ, lounges, a lookout deck and balinese beds. Five towers around four infinity pools, with rooftop infinity pool, lake view gym, splash pools and a penthouse BBQ bar.
Delivered · 4 pools · Furnished units
Condos
A boutique apartment project of two and three bedroom units over Central Park, with coworking, event space and two pools. Phase II is 32 units.
32 units · Parkside · Developer finance
Condos
Sold with the TAO Wellness Center: temazcal, two lap pools, gym, yoga studio, bistro and concierge.
Delivered · Wellness · Rental ready
Condos
Forty units on a 6,000 m² lot, thirty six apartments and four villas. Delivered and operating: a long pool with Balinese beds between the buildings, a double height stone and timber lobby, sky lounge, infinity pool with fire pit, coworking and mini golf.
40 units · Pre construction · Ocean view
Houses
Turn key custom residences, each one designed individually rather than picked off a model sheet: wide covered terraces with a jacuzzi, double height social areas, garden and private pool, on the golf lots. The developer’s own advisory team guides the design.
Custom design · Turn key · From USD 950,000
The future phases on the new plan, drawn with the landscape firm EDSA, are Punta Norte, Punta Este, Punta Sur, Punta Jade, Punta Roqui, Punta Venado, Playa Aventuras and Sunset North and South. Anything sold inside them today is land or pre construction, not a delivered neighbourhood.
Always ask which neighbourhood a listing is in, then ask for that neighbourhood’s own fee, its rental rules and what it holds at the golf club and the beach club. Two properties five hundred metres apart here can pay very different maintenance and follow completely different rules.
What you can actually buy here
The range is unusually wide for one gate: a serviced lot to build on and a turn key custom home on a golf frontage are both Tulum Country Club. Prices below are starting points from current inventory and move with the exchange rate, the neighbourhood and the phase of construction.
Turn key custom houses on the golf lots, designed one by one with the developer’s advisory team: covered terraces with a jacuzzi, double height social areas, garden and private pool. This is the top of the developer’s own product line.
Serviced lots in the gated pockets, from 300 square metres in La Herradura up to 705, and from 351 in Lagos. Position drives the number: park frontage, lake frontage, golf frontage, proximity to the school and the phase all move it, so we quote from the developer’s live inventory map rather than a price list.
Current pre construction and recently delivered product: two to four bedroom apartments and penthouses in projects such as Baikal and the TAO buildings, several with plunge pools, lock off layouts and developer financing.
Freestanding homes with private pools and gardens, on and around the fairways. Above this figure the market runs into custom homes on the golf lots, where the size of the plot and the frontage set the price rather than the build.
Before you buy: the rules that change the numbers
Golf and beach club are separate
Neither comes automatically with a title. Confirm whether your neighbourhood includes membership, a preferential rate or nothing, what it costs each year, and whether it transfers when you sell.
Two fees, not one
You pay your own condominium or neighbourhood fee, plus a master community fee for the perimeter, the roads, the park and the security. Ask for both, in writing, for the last three years.
Rental rules are per building
Some condominiums here run active vacation rental and hotel style management; the lot communities are largely residential. The regime decides it, so it has to be read before an offer.
You cannot build what you like
The master regulation puts every work, inside or outside your unit, through a Technical Committee. Before you break ground you file a preliminary project with facade elevations and sections, signed by you and by a licensed perito, plus a certificate showing no debt on your maintenance fees. Three separate regulations govern it: the master rules, the design and building control rules and the construction and environmental conservation rules.
Age is the real variable
A hotel era condominium and a 2025 delivery can share a fairway and be a decade apart in plumbing, glazing and insulation. That difference shows up in the maintenance fee, not the asking price.
A committee has to approve your build
No work inside or outside your unit can start without written authorisation from the Architectural and Native Jungle Conservation Technical Committee, submitted in original plus four copies. If you are buying a lot to build, that review is part of your timeline, not an afterthought.
Renting out means notifying the administrator
Under Article Eight of the master regulation, letting a third party use your unit under any title has to be notified to the administrator in writing, and only owners and people authorised in writing can use the common areas. The authorisation names the person, sets a validity period, and leaves you liable for any damage they cause.
The third party projects run their own terms
Several condominium buildings inside the gate were built by other developers on macro lots bought from Piñero. Their payment schedules, delivery dates, rental rules and management are theirs, not the master developer’s. Confirm who you are actually contracting with before you sign.
Extraordinary fees are decided by assembly
Beyond the ordinary maintenance fee, the assembly can approve extraordinary fees to build the reserve funds that cover common expenses. Ask for the last three years of assembly minutes, not just the fee schedule, so you can see how often they have actually been called.
Unpaid fees suspend your vote
Your vote in the assembly is weighted by your indiviso percentage, and falling behind on maintenance or an extraordinary fee suspends it. You can still attend and speak, but your share stops counting towards quorum.
The rules are stricter than most
Noise is capped at 65 decibels. Residual chemical fertilisers and organochlorine, organophosphate and carbamate pesticides are banned outright. Contractors may not bring pets in. Damage to common areas is billed to the owner responsible, and the administrator can charge it to the contingency fund and invoice you.
Acquisition tax is 4 percent
The community is in the municipality of Tulum, so the acquisition tax is 4 percent of the purchase price, and the coastal restricted zone means a fideicomiso with an annual bank fee.
The developer finances
a finished home, after delivery
On the homes it builds and sells itself, Piñero lends against a delivered property, which is what a mortgage does, without a bank. It does not extend to the third party condominium projects inside the gate: those developers set their own terms, and several still sell on a pre construction schedule.
It does not touch your credit history at home, and the guarantee behind it is Piñero and BahÃa PrÃncipe rather than a mortgage broker. Ask for the amortisation table in writing before you sign anything.
Sending your money from the US or Canada
Funds move by international wire from your bank to the notary or to the developer trust account, never in cash. Plan two to four business days, a currency conversion that is usually better through a specialist exchange house than through a retail bank, and the source of funds paperwork that both your bank and the notary will ask for. See financing and payment options.
Between the two towns, off kilometre 250
The gate is on the inland side of the Cancún to Chetumal federal highway at kilometre 250, beside Akumal, postcode 77776. Everything is reached from that one turn: Tulum to the south, Playa del Carmen and Cancún to the north, the beach through the community’s own private overpass.
The practical case for this address is that it does not depend on either town. The school, the golf, the gym, the market and the beach club are all inside the gate, and the reef beaches that people drive to from Tulum are five to fifteen minutes away.
Tulum Country Club at kilometre 250 of the federal highway, beside Akumal
Reasons to choose
Tulum Country Club
A credential nobody else on this coast has
The only PGA of America licensed golf facility in Mexico is inside this gate. When you sell, that is a fact rather than a marketing line, and it is the thing that keeps international buyers looking here.
Infrastructure that already exists
The golf, the clubhouse, the beach club and the school are built and operating, with roads finished, utilities underground and landscaping in. In a market where most of what is selling around Tulum is a rendering, that is the difference between a plan and a place.
A school changes who buys
A trilingual German international school inside the perimeter brings full time families, and full time families bring year round demand for long term rentals. That is a different and steadier tenant than winter tourism.
Land you cannot buy closer to town
Serviced lots of 300 to 700 square metres inside a gated golf community, minutes from reef beaches. The same budget in central Tulum buys an apartment, and the supply of buildable land in a finished master plan is not increasing.
Two towns, one address
Fifteen minutes to Tulum and under thirty to Playa del Carmen means your rental pool and your resale pool are both towns, not one. It also means you are not exposed to a single market’s cycle.
An operator, not just a developer
Grupo Piñero runs 27 hotels and more than 14,000 rooms, and it applies that to the residential side: 24/7 service, a property management programme and a rental programme through its own infrastructure. Most developers here hand you the keys and leave.
Financing on the developer’s own homes
On its own product the developer finances a finished, delivered home at a fixed 5 to 9 percent from 30 percent down, pre authorised in 48 hours and without touching your credit history at home. Not a construction payment plan, and not available on the third party projects inside the gate, which run their own terms.
The green area is the product
More than 240 acres held as green space, 1,400 trees reforested, an official sea turtle nesting and conservation programme, sewage treatment, a nursery and an orchard. On this coast, preserved jungle beside your lot is the asset that cannot be replaced later.
Is it really in Tulum?
It is in the municipality of Tulum, but not in the town. The gate is at kilometre 250 of the federal highway beside Akumal, 20 km from downtown Tulum and 35 km from Playa del Carmen. The developer quotes fifteen minutes to Tulum and thirty to Playa del Carmen; in real traffic allow fifteen to twenty five each way.
Is the golf included?
No. PGA Riviera Maya is a club, paid by green fee or membership, and owners get preferential rates rather than free play. What your specific neighbourhood includes has to be confirmed in writing before you make an offer, because it differs between the older BahÃa PrÃncipe condominiums and the newer lot communities.
Is Kay Beach Club private?
It is the community’s beach club and it is open to the public as well as to residents, with a seafood menu, bar, infinity pool, Balinese beds and a hammock area. Owners reach it by a private overpass and a community trolley rather than the public highway, and they get preferential pricing. Ask what your neighbourhood’s access includes and what it costs each year.
Can I rent short term?
It depends on the individual condominium or neighbourhood, not on Tulum Country Club as a whole. Several of the condominium buildings inside run vacation rental and Grupo Piñero operates its own property management and rental programme, while the lot communities are largely full time and seasonal residents. The regime and its rules decide it, so they have to be read before an offer.
Is there a school inside?
Yes. CIARM, the Colegio Internacional Alemán de la Riviera Maya, was founded in September 2022 and has been open inside the community since the 2023 to 2024 school year. It is trilingual in Spanish, English and German, a Cambridge Educational Partner, and runs from maternal through bachillerato, with sports programmes shared with the Real Madrid Foundation and the PGA Golf Academy.
Is this the same as BahÃa PrÃncipe Residences?
Yes. BahÃa PrÃncipe Residences is the earlier name for the same master plan, and the condominiums around the first fairways were sold under it. The name still appears on deeds, on resale listings and on the developer’s own material, so a listing under either name can be the same community.
How big will it get?
The community is over 600 hectares today and expanding towards 900 under a new master plan drawn with the landscape architects EDSA. The planned build out is 402 homes, 1,179 residential lots and 1,555 condominiums, in phases named Punta Norte, Punta Este, Punta Sur, Punta Jade and Punta Roqui.
Can a foreigner own here?
Yes. The community sits inside the 50 kilometre restricted coastal zone, so foreign buyers hold title through a fideicomiso, a renewable bank trust that gives full ownership rights, with an annual bank fee to budget for. The acquisition tax in the municipality of Tulum is 4 percent of the purchase price.
More questions before you buy? Read our buyer FAQ, or the closing guide, step by step.
Comparing communities? Golf closer to Playa del Carmen: Corasol. Inside the town of Tulum: Aldea Zama.
Looking at Tulum Country Club?
We will tell you which neighbourhood inside the gate suits you, what its fee really covers, what the golf and the beach club actually cost an owner this year, and whether it allows the rental you have in mind.
