Sian Ka’An
Sian Ka'an real estate
Property for sale near Sian Ka'an
Sian Ka'an is a UNESCO World Heritage biosphere reserve south of Tulum, with protected coast, lagoons and wildlife. It suits buyers who want rare, low-density beachfront and accept strict rules and limited services.
Property in and around Sian Ka'an is scarce and regulated: a few houses and eco-lodges near Boca Paila and lots in the fishing village of Punta Allen. Building and land use are tightly limited, so the rules come before the view. The current listings are just below this guide.
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Area by area
What each part of Sian Ka'an offers
Boca Paila
Beachfront · eco-lodges
South of Tulum's hotel zone, where the beach road enters the reserve and building is limited.
Boca Paila guide →Punta Allen
Fishing village · lots
A small village at the end of the road, known for fly fishing and wildlife.
Punta Allen guide →What you can buy
Property types in Sian Ka'an
Beachfront houses. Very limited, usually off-grid. What you can buy on the Sian Ka'an coast →
Eco-lodges. Small properties sold as real estate.
Lots. Few parcels, with strict limits on use.
Nearby options. Tulum's beach road and town are close by.
Before you buy
What we check on every Sian Ka'an property
Sian Ka'an is a protected reserve, which makes due diligence the part of the purchase that protects you most.
- Title status. Title in the reserve can be complex; confirm it is private and registered.
- Reserve rules. Strict limits on building, land use and density.
- Services and access. Off-grid power and water and a long unpaved road.
- Price against the market. An independent valuation against the few real comparables.
- Total cost to close. Plan for closing costs of 7 to 10% of the purchase price on top of the price itself.
Buyer representation
Buying in Sian Ka'an with someone on your side
We don’t represent developers, so when you buy in Sian Ka'an with Playa Realtors the only interest at the table is yours. We work from our offices in Playa del Carmen and Tulum and cover Sian Ka'an in person.
Call or text from the US and Canada: +1 954-799-4141 · WhatsApp +52 984 186 5453 · [email protected]
Questions buyers ask
Sian Ka'an real estate FAQ
Can you build in Sian Ka'an?
Only under strict reserve rules. We review what is allowed on each property before you commit.
How far is Sian Ka'an from Tulum?
The reserve starts just south of Tulum's beach road; Punta Allen is two hours or more away on an unpaved road.
How much are closing costs when buying in Sian Ka'an?
Plan for 7 to 10% of the purchase price, covering acquisition tax, notary fees and registration. The exact figure depends on the property and the price, and we give you a written estimate before you sign an offer.
Can I buy property in Sian Ka'an as a foreigner?
Yes, with careful review of title and reserve rules, step by step, in a consultation.
