Xpu Ha
Xpu-Ha real estate
Land and homes for sale in Xpu-Ha
Xpu-Ha is one of the widest and quietest beaches in the Riviera Maya, between Puerto Aventuras and Akumal. It suits buyers who want a low-density beach setting and are ready for a small, hard-to-find inventory.
Xpu-Ha real estate is scarce: a few beachfront condos and villas, some boutique developments and lots inland among the cenotes. The beach is shared with resorts and beach clubs, so the exact access point matters as much as the property itself. The current listings are just below this guide.
Read more about buying in Xpu-HaShow less
Area by area
What each part of Xpu-Ha offers
Beachfront
Villas · boutique condos
A short stretch of sand with villas and small buildings, shared with resorts and beach clubs.
Xpu-Ha guide →Inland and cenotes
Lots · houses
Jungle parcels west of the highway, close to cenotes, for buyers who want to build.
Xpu-Ha guide →What you can buy
Property types in Xpu-Ha
Beachfront villas and condos. Very limited supply, usually resale.
Land and lots. Inland parcels near cenotes. Title and zoning need careful review.
Pre-sale projects. A few boutique projects. They need an independent lawyer and a look at permits.
Nearby options. Akumal and Puerto Aventuras are minutes away if inventory is short.
Before you buy
What we check on every Xpu-Ha property
Xpu-Ha is small and environmentally sensitive, which makes due diligence the part of the purchase that protects you most.
- Title and land regime. Private property with a clean title chain, not ejido land that was never properly converted.
- Beach access. How the property reaches the sand and the federal maritime zone concession.
- Services. Water, power and road access, especially on inland lots.
- Price against the market. An independent valuation against comparables in Xpu-Ha and nearby Akumal.
- 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 Xpu-Ha with someone on your side
We don’t represent developers, so when you buy in Xpu-Ha with Playa Realtors the only interest at the table is yours. We work from our offices in Playa del Carmen and Tulum and cover Xpu-Ha in person.
Call or text from the US and Canada: +1 954-799-4141 · WhatsApp +52 984 186 5453 · [email protected]
Questions buyers ask
Xpu-Ha real estate FAQ
Where is Xpu-Ha?
On the coast between Puerto Aventuras and Akumal, about 25 km south of Playa del Carmen.
Is there much property for sale in Xpu-Ha?
No. Inventory is small, so we often compare it with Akumal and Puerto Aventuras.
How much are closing costs when buying in Xpu-Ha?
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 beachfront in Xpu-Ha as a foreigner?
Yes. We walk you through the process and the documents step by step in a consultation.
