RETA

Real Estate Trend Alert

By Ronan McMahon

RETA Deal Updates

Welcome to your RETA Deal Update Page. This is where my team and I post updates on how things are progressing with our RETA deals.

Any news, developments, construction milestones, or other updates will be posted here so that you always know how our RETA deals are coming along.

Click the deal you’re interested in here to get our latest updates:

Riviera Maya, Mexico

The 80-mile stretch of Mexico’s Caribbean coast known as the Riviera Maya didn’t exist as a world-class tourist destination 30 years ago. But today, it’s Mexico’s hottest getaway…and one of the most popular in the world.
It’s a classic Path of Progress story. In the 1960s the Mexican government realized the huge potential of the booming travel market. Cheaper flights had opened up overseas vacations to the masses. They wanted a slice of the action and were very forward-thinking in the approach they took.

They didn’t just put out an expensive ad campaign in the hopes of drawing investors and encouraging development. They got down to basics, studying what tourists demanded on vacation. They fed those parameters into a computer that selected a handful of possible locations in Mexico that fit the bill.

Cancún was one of them.

At the time, Cancún was a coconut plantation with a few caretakers, but it had loads of potential—a beautiful Caribbean setting with sugar-soft beaches. The Mexican government rolled its sleeves up and set to work.

They built an international airport in 1974. They put in roads and water treatment plants and electricity. They lured big hotel chains with promises of tax breaks and finance to help them build.

It took a few decades, but they pulled it off. Cancún became a tourist mecca.

Today, Cancún is one of the most popular beach destinations in the world, with all-inclusive resorts lined up one after the other in the Hotel Zone…and the world’s biggest hotel chains are regularly opening more.

In 2019, Cancún Airport’s four terminals saw 25.4 million passengers. It’s the gateway to the Riviera Maya.

About 50 minutes south of Cancún, the fishing village of Playa del Carmen was the next spot on the Path of Progress roaring south. And the hippie chic community of Tulum was next after that.

Given this history, it’s no wonder that the Riviera Maya is home to many of RETA’s best deals in terms of uplift in value and rental income.

Playa del Carmen

Before the Path of Progress, Playa del Carmen was simply the place visitors caught the ferry to the island of Cozumel just offshore. It was a few dusty streets. Rustic accommodations by the ferry terminal for the few people who decided to stay the night. Think palapas and dirt roads—even livestock roaming around.

But this sleepy seaside village was transformed into a world-class destination in a matter of decades. Unlike, Cancún, where most tourists stay in resorts on the beach, Playa is a real living, breathing city.

It’s the type of place where you can grab an espresso and croissant at a French café in the morning on the way to the beach…enjoy a lunch of fresh seafood with toes in the sand…have your choice of any number of gourmet dining options for dinner…with shopping for high-end fashions and artisan creations mixed in—not to mention relaxing spa treatments.

Playa is hip and chic… a vibrant, cosmopolitan city with a bright future that continues to grow and develop…while attracting millions of visitors each year.

It has an enduring appeal to diverse markets, from those work-from-homers to vacationing families and couples of all ages, groups of friends, snowbirds spending the winter season south of the border, expats…

And it’s maturing into a sophisticated, upscale destination increasingly drawing a well-heeled clientele with money to spend and a need for appropriate accommodations. I think that bodes well for the continued high demand for the right type of rentals, and those are the types of properties on offer in our RETA deals here.

Siempre Playa, Playa del Carmen

Singular Joy, Playa del Carmen

Singular Dream, Playa del Carmen

The Village, Playa del Carmen

Paravian, Playa del Carmen

Syrena, Playa del Carmen

Sunrise, Playa del Carmen

We have a lot of RETA deals and not all are listed here yet. It’s a work in progress—bear with us. We are updating our deals area by area, so keep an eye on this page and you will see the region you’re interested in added soon.

As a RETA member, you have resources that will help you on your journey to investing in international real estate.

Nancy Kiernan is your RETA Concierge, ready to help you whittle things down…to help you focus on what matters to you… and direct you to the right place.

Nancy’s already gone through the process of buying properties overseas. So any questions you have, Nancy can probably answer them or point you in the right direction for an answer.

With that in mind, if you have a question for Nancy, or just want to say hello, you can contact her by email at nkiernan@pangearesearchgroup.com.

If you have already bought in any previous RETA deal and have any queries, you can email your RETA buyer’s liaison, Laura Andrade at Laura@retaconcierge.com.

Laura is there to ensure good developer communication….to be on hand to help you smooth out wrinkles. Basically, she’s your champion and helping hand from the moment you sign a contract to the day you take delivery.

Siempre Playa, Playa del Carmen

In April 2017, I brought RETA members the chance to lock down 2-bed condos from $193,800 in Siempre Playa, at the heart of Playa del Carmen’s Zona Dorada.

Today, 2-bed condos in this community are priced at $371,676 at retail. That’s a boost of $173,076.

RETA members started taking delivery of these condos in spring 2021.

See my latest updates here:

July 20, 2022: The developer of Siempre Playa shared this video of the community.


Click to Play. Siempre Playa is an absolutely stunning community.

Feb 4, 2022: On my latest tour of the Riviera Maya, I headed straight to Siempre Playa to get an update on how things are going. The condos are up and running and already renting to visitors to Playa del Carmen like me. Watch the video below for my full update.


Click to Play. I stopped by Siempre Playa in February to check in on this now
up-and-running community at the heart of the Zona Dorada.

Jun 6, 2021: I stopped by Siempre Playa in Jun 2021 to check in on the completed community. I took a look at the amenities and in particular give a tour of the luxurious rooftop area. Watch the video below to see for yourself.


Click to Play. Join me for a tour of newly-completed Siempre Playa’s stunning rooftop
amenities, including pool, bars, and amazing views.

Here are the details of this RETA deal:

Playa del Carmen is a tourism machine. It’s one of the best short-term rental locales on my beat. And it’s where more and more mobile people are choosing to base themselves as the “Zoom Boom” work-from-anywhere trend frees them from their offices.


RETA members were able to lock down condos at Siempre Playa for $193,800
that are listing at retail for $371,676. That’s a boost of $173,076.

The Zona Dorada (five blocks long by four blocks deep) is set to be transformed into a cosmopolitan-beach-chic neighborhood. It will be Playa’s premium address. The big and smart money from Playa del Carmen, Merida, and Mexico City is driving this transformation.

  • Location: Playa del Carmen, Mexico
  • Launch date: May 2017
  • RETA Deal: 2-bed condo – $193,800
  • Availability: 2- and 3-bedrooms
  • Retail Prices: $371,676 (2-bed condo), $689,294 (3-bed condo)
  • Stage of development: Delivered and being delivered
  • Delivery date: 2021


Happy RETA members talk about their experience investing in Siempre Playa.

 

Singular Joy, Playa del Carmen

In November 2016, I recommended condos in Singular Joy just off Playa del Carmen’s bustling main drag, 5th Avenue. Our members-only pre-release price was $143,800. The last time I saw a listing in Singular Joy for a condo of this type, it was at $209,500.

The condos RETA members locked down were delivered in 2019. In 2021, one person who bought in Singular Joy reported 85% occupancy and, according to the developer, this was one of the few communities in town to provide passive income to owners during the pandemic.

Here are the details of this RETA deal:

The rental market in Playa del Carmen’s entertainment zone is very strong. The centrepiece of the zone is 5th Avenue, a miles-long pedestrian promenade lined on both sides with restaurants of every cuisine, shopping centers, bars, live music venues, nightclubs, cafes, chic boutiques, traditional craft vendors…just about anything you can think of.


Singular Joy had 85% occupancy in 2021 for its one-bedroom condos and, according to the developer,
was one of the few properties of its type in town to provide passive income to owners during the pandemic.

 

RETA members could lock down luxury condos in Singular Joy, a community designed to be the ideal rental choice for visitors to Playa del Carmen.

All these luxury condos come completely turnkey and ready to rent or for you to spend time there. The optional management company conducts maintenance on every condo, checks in renters, leaves the condos like new when guests leave, and handles marketing and booking.

  • Location: Playa del Carmen, Mexico
  • Launch date: November 2016
  • RETA Deal: Luxury suites $143,800
  • Availability: 3-bed condos
  • Retail Prices: $555,500 (3-bed condo)
  • Stage of development: Delivered
  • Delivery date: 2019
  • Rentals and occupancy: 85% occupancy reported in 2021

 

Singular Dream, Playa del Carmen

Set to become a byword for boutique luxury and hot demand for rentals, Singular Dream is in the lushest, greenest, and most desirable part of Playa del Carmen—one of the world’s top vacation destinations.

I brought RETA members the chance to own in Singular Dream in two launches in 2021 and 2022.

In June 2021, members could lock down 22 units, starting from $174,600 for a 1-bed condo and $265,304 for a 2-bed.

Then in January 2022, we had the opportunity to lock down studios starting from $118,800 and 1-beds from $181,400.

The latest word is that a 1-bed condo from the June launch that was available to RETA members for $198,600 is now retailing at $276,000.

See my latest updates here:

July 2022: The first phase of Singular Dream is completed and delivered to owners. The developer has opened this community to retail buyers as well.

 


Click to Play. Here you can see the finished product that is Singular Dream. This community is now being delivered to owners.

February 2022: I stopped by Singular Dream in February to check in with developer Eloy Cáceres and his partners in SIMCA and see how construction is progressing. Rooftop amenities were well under way and the outstanding views the residents will enjoy can be seen in the videos below. This gives you an idea of the pace of construction and how these communities come together.


Click to Play. Join me for a look at Singular Dream’s rooftop amenities as construction
proceeds and get a look at the stunning views owners will get to enjoy.


Click to Play. I talk to developer Eloy Cáceres about the progress on Singular Dream and
get his take on the opportunity that awaits owners here at the heart of Playa del Carmen.

Here are the details of this RETA deal:

Singular Dream is just 30 seconds’ walk from the beach and a few minutes more to Playa del Carmen’s “main drag” packed with restaurants, shopping, entertainment, and more. And the community features distinctive styling…with a planned rooftop terrace with Caribbean views, infinity pools, sky bar…hotel-style amenities like concierge, housekeeping…


Singular Dream is the result of award-winning architectural vision, and its location is unbeatable.
(This developer’s render is not final but does give us a good idea of the final product.)

All these luxury condos come completely turnkey and ready to rent or for you to spend time there. The optional management company conducts maintenance on every condo, checks in renters, leaves the condos like new when guests leave, and handles marketing and booking.

  • Location: Playa del Carmen, Mexico
  • Launch date: June 2021 and January 2022
  • RETA Deal: 1-bed – $174,600/$181,400, 2-bed – $265,304, studio – $118,800
  • Availability: Phase 2 – Wait List
  • Retail Prices: $254,900 (Market prices for 1 bed)
  • Stage of development:Phase 1 – Complete. Phase 2 – Under construction
  • Delivery date: Phase 1 – 2022 (condos are currently being delivered) and Phase 2 – Summer 2024

The Village, Playa del Carmen

The Village is a sanctuary of the highest-end luxury. This community is set within Corasol, an exquisite gated community of nearly 500 acres guided by a strict master plan that emphasizes low-density development and preservation of green space and is focused on creating a luxury resort experience the moment you pass through the gates.

Corasol offers a 18-hole Nick Price golf course, a white-sand beach easily accessible only by residents of Corasol, and gourmet dining. There are a host of high-end amenities in the Village itself, including multiple pools, yoga areas, rooftop hot tub, fitness center, mini golf, outdoor cinema, and more.


The showpiece of Corasol is this white-sand Caribbean beach, which is only easily accessible to residents of the community.

See my latest updates here:

April 2022: I stopped by the already-completed first phase of the Village during a scouting trip of the Riviera Maya. This community is outstanding, with high-amenities and sophisticated styling throughout. The second phase, where RETA members could invest, will be right next door and have access to all the first phase amenities, as well as new features being added for the second phase.


The spectacular amenities in the already-built first phase of The Village will be accessible to RETA members who bought in our deal.

Here are the details of this RETA deal:

Thanks to the amenities its own amenities and the surrounding Corasol community, The Village is the type of place for ultimate relaxation…the tropical paradise that so many who come to the Riviera Maya seek.

You can also enjoy the services of the community’s on-site concierge, who can make dinner reservations for you, book tours, arrange transportation to the airport, get groceries delivered prior to your arrival, and more.

Then you have Playa’s “main drag,” 5th Avenue, just a 30-minute walk or 15-minute taxi ride south. This miles-long stretch of boutiques, artisan street markets, spas, cafés, stores, eateries, and nightlife is a huge draw for visitors to Playa.


Corasol, the masterplanned community where the Village is located, is an enclave
just north of Playa del Carmen.

Aside from the entry level condos of $258,600 with spacious terraces of 163 square feet, we also had a chance at luxury two-bedroom condos with the same interior and exterior square footage, but on a higher floor, from $296,400. And there were premium garden condos with large private garden attached to the terrace, as well as larger interior square footage, for $348,500.

This launch happened quite recently, and the developer has not put these condos on the retail market. However, I’m predicting that the condos we could own for $258,600 will be worth $400,000 three years after delivery, which is an uplift of $141,400.

I’m expecting a gross rental yield of 14.1% once this community gets going—which is $36,500 per year. That’s with only 50% occupancy, which gives you plenty of time to enjoy your place yourself…or potentially boost your rental income even more.

The developer has an optional rental management company in place—so an investment here can be hassle-free from day one.

RETA member Mark McDaniel bought a condo in The Village during the initial launch. He called his investment a “no brainer” because of the potential capital appreciation and rental income.


Click to Play: RETA member Mark McDaniel is looking forward to enjoying all that The Village at Corasol has to offer, as well as Playa del Carmen.

  • Location: Playa del Carmen, Mexico
  • Launch date:March 2022, July 2022
  • RETA Deal: 2-bed condo – $258,600, 2-bed condo on higher floor – $296,400, and premium ground-floor condos with large private garden area and larger interior square footage for $348,500.
  • Availability: Wait List
  • Retail Prices: The condos RETA members could own have not yet been offered on the retail market.
  • Stage of development: Preconstruction
  • Delivery date: Summer 2024

Paravian, Playa del Carmen

Paravian is in the heart of the Zona Dorada, which has utterly transformed since I first visited this neighborhood in 2017. I could see immediately big things were coming. And coming fast.

It wasn’t much to look at five years ago. Just five blocks long and four blocks wide, around a tenth of a square mile. Scrubby lots and some construction. But I knew it was going to become the hottest and most in-demand neighborhood in Playa.


Paravian’s rooftop pool will look out on Caribbean waters from the bustling heart of Playa del Carmen.

This is a boutique community all the way.

Style and experience are key words. Small in scale, private, elegant.

The developer and his design team are putting a huge emphasis on creating communal amenities that will have the “wow factor” for you and your renters. That Caribbean-view roof terrace with awesome pool…gym…co-working area…

But the key thing—as with all the best boutique experiences—is the ideal location in the hippest, liveliest and most upscale neighborhood.


Now the hottest neighborhood in Playa del Carmen—the Zona Dorada is the place to be for millions of vacationers as well as well-heeled locals.

The condos in Paravian will be almost fully equipped. They will come with kitchen appliances, air con, ceiling fans; just add a TV and some furniture and you’re ready to go. Every single condo is a RETA-grade deal, with similar yield and capital appreciation on a percentage basis expected. And an incredible opportunity to own something special in the best location in Playa and cash in on the booming rental market.

Construction is roaring ahead on Singular Dream, and I predict a gross rental yield of 15% once owners tap into the hot short-term rental market in Playa del Carmen.

See my latest updates here:

Our RETA-only price is from $137,800 for spectacular luxury boutique studios. We also have incredible one-bed condos from just $159,800 to $189,400, depending on size and what floor…


Click to Play. Here you get a birds-eye view of the location of Paravian in the heart of the Zona Dorada and all the action in Playa del Carmen, as well as the beach.

Here are the details of this RETA deal:

I believe values will increase 50% over the next five years and that you could get a gross yield of 16.3% renting your boutique studio. That’s $22,500 a year once occupancy is built up and the community is established.

  • Location: Playa del Carmen, Mexico
  • Launch date: June 2022
  • RETA Deal: Studio – $137,800, 1-bed – $159,800 to $189,400, depending on size and what floor…
  • Availability:Wait List
  • Retail Prices: Paravian has not been made available to the retail market.
  • Stage of development: Preconstruction
  • Delivery date: Fall 2024

Syrena, Playa del Carmen

In Playa del Carmen, the weather is sunny and warm all year. The dining scene is exceptional. And the beach is just four blocks from our Syrena opportunity where, in January 2019 I brought RETA members the chance to buy pieds-à-terres at incredible members-only pricing from $104,800.

These studios were delivered in 2021 and current retail prices are $145,000—a nice paper gain of $40,200 for member who got in on this deal.

Here are the details of this RETA deal:

The developer of Syrena specializes in boutique buildings. He prides himself on building only the best. That’s why Syrena’s condos are a notch above other little condos in Playa. The design of the Syrena pieds-à-terre maximizes space and privacy, with a duplex layout that puts the bedroom in a separate space to the living area.


The pied-à-terres in this building are just four blocks to the beach and the turquoise Caribbean…
and only three blocks to the main drag with all the restaurants, bars, and amenities…

Many travelers to Playa are singles or couples. They might be young hipsters or older retirees. They’ll lounge on Playa’s powder beaches and swim in the warm Caribbean Sea. They’ll eat out, spoiled for choice with Playa’s dining options that run from simple local-style fare through to world-class gourmet food. They’ll sample Playa’s fun nightlife…beach bars, nightclubs, live jazz or comedy.

They often prefer the privacy of a rental to staying in a hotel. They don’t need a huge condo: they’ll spend most of their time out and about in Playa. What these folks are looking for is location, location, location…comfortable, sleek digs…at a price that beats local luxury hotel rates.

And that’s what a Syrena pieds-à-terre gives them. They’re three short blocks to Fifth Avenue (with its restaurants, bars, stores and clubs) and four blocks to the beach and sea. They’re also close to conveniences like supermarkets, banks, the ferry dock and the main bus terminal.

  • Location: Playa del Carmen, Mexico
  • Launch date: January 2019
  • RETA Deal: Studio – $ 104,800
  • Availability: Studios
  • Retail Prices: $145,000
  • Stage of development: Delivered
  • Delivery date: 2021

Sunrise, Playa del Carmen

Several months after its launch, the Sunrise at Corasol deal was canceled. This is only the second time in RETA‘s 13+ year history that we have faced this situation.

Here’s what happened:

Advanced engineering works uncovered an underground cave, which had significant implications for the planned project and associated costs. So, the developer canceled the project.

Rare events like this are the reason my team and I negotiate protections on behalf of RETA members.

Money that was held in escrow was returned to those members who had reserved in Sunrise.

Those members were then able to choose any subsequent RETA deal and get in before that deal officially opened. They were also given $500 towards the cost of travel to next RETA Gathering, which is our annual RETA event where I bring my insiders from all over the world to meet with you and share the latest opportunities from our beat.

  • Location: Playa del Carmen, Mexico
  • Launch date: February 2021
  • RETA Deal: 2-bed condos – $192,800
  • Availability: NA
  • Retail Prices: NA
  • Stage of development: Canceled, with all RETA members who reserved receiving refunds of their deposit and payments.
  • Delivery date: NA

Tulum

When I first visited Tulum in 2004, at the end of a long journey on bumpy roads, I found just a few rustic palapa bars and restaurants among the coconut trees that fringed the white-sand beach. It was paradise, the quintessential tropical beach and—to this very day—among the most beautiful places I have ever been in all my travels.


Even as Tulum has grown, the beach has remained as pristine as ever, thanks to building restrictions.

The difference today is that Tulum is no longer a carefully guarded secret, whispered among those in the know. The word is well and truly out…

And like we saw in Playa del Carmen, Tulum is on a trajectory to becoming a city in itself.

The population has grown from less than 7,000 to over 46,000. You’ll find international banks, gourmet supermarkets, newly paved roads, and boutique hotels that can cost over $2,000 a night… You can get your craft cup of joe in a café that wouldn’t be out of place in Williamsburg, eat Argentine steak or Japanese ramen.


The world is coming to Tulum to enjoy white-sand beaches, world-class restaurants, chic shopping, and thrilling nightlife.

Tulum is booming like never before. Demand is sky-high. For a year or more I’ve been monitoring the critical rental shortages in Tulum…stories of insatiable and unmatched demand…

Yet, thanks to our group buying power, we’re in a unique position to fly in under the radar and pick up best-in-class real estate at a fraction of the cost that others pay.

This means that we’re locking in huge potential upside right from the moment we buy. And thanks to Tulum’s booming rental market, we’re sitting on income generating machines once they’re delivered…

Tao Tulum, Tulum
Gran Tulum, Tulum
Natal, Tulum
Edena, Tulum
Samsara, Tulum
**

Tao Tulum, Tulum

Tao Tulum is located within the Aldea Zama community, which has its own gourmet market and other little shops, restaurants and cafes, and a weekend organic farmers’ market.

A cycle path runs from Aldea to town and the beach. And while owners and renters certainly head to the white-sand beaches and bustling town because they are so close—just a bike-ride away—Tao Tulum is also a great place to spend time, with large terraces at the condos, two pool areas, and places to set up a barbecue grill.

RETA members who secured one of the two-bedroom condos in Tao Tulum when I brought the group this deal back in October 2017 are sitting on uplifts well into the six figures. These condos were delivered in spring 2021.

  • Condos that RETA members could have secured for $208,440 were listed in April 2021 at $311,000—that’s a boost of $102,560.
  • A condo that was available for the RETA-only price of $166,860 was listed in April 2021 at $239,000…a gain of $72,000.
  • For premium penthouse condos that RETA members could buy for $225,555, the retail price is now from $377,000 to $417,000. That’s a boost of up to $191,445.
  • Our get-in RETA-only pricing in Tao Tulum was from $154,500 for a two-bedroom condo. I myself bought one of these entry priced condos and sold in early 2020 for $225,000.


RETA members have seen uplifts of as much as $191,445 in Tao Tulum, which was delivered in spring 2021.

Here are the details of this RETA deal:

In the Tao Tulum community, we could lock down two-bedroom condos about midway between Tulum Beach’s powder-soft, white-sand and the turquoise Caribbean waters…and all the amenities of Tulum Town. This means world-class restaurants, supermarkets, boutique stores, and more are close by.


Tao Tulum uses local natural stone, floor-to-ceiling sliding doors to maximize natural light, and water features and lush foliage throughout. It looks amazing.

See my latest updates here:

August 2022: Owners in Tao Tulum are renting their two-bedroom condos for an average of $200 a night. There are also a few long-term renters, who are being charged from $2,000 a month—$2,800 a month in high season.

April 2022: I popped in to check out Tao Tulum and toured this thriving community.


Click to Play. Here’s a tour of the Tao Tulum community, including the amazing pool area, as I lay out all the details on this deal.

December 2020: RETA members take delivery of their condos.

June 2019: Tao Tulum penthouse that RETA members could buy for $230,556 in October 2017 are retailing for $449,000.

  • Location: Tulum, Mexico
  • Launch date: October 2017
  • RETA Deal: 2-bedroom condos from $154,500
  • Availability: Sold out.
  • Retail Prices: 

Condos that RETA members secured for $208,440  were listed in April 2021 at $311,000. That’s a boost of $102,560.

A condo that was available for the RETA-only price of $166,860  was listed in April 2021 at $239,000…a gain of $72,000.

For premium penthouse condos that RETA members could buy for $225,555, the retail price is now from $377,000 to $417,000. That’s a gain of up to $191,445.

  • Stage of development: Delivered
  • Delivery date: Early 2021

Gran Tulum, Tulum

Gran Tulum is in a master-planned community, called Tulum 101, that is one of the closest to Tulum Beach.

RETA members locked down luxury two-bedroom condos from $175,000 when this deal first opened in May 2019.

Premium two-bedroom condos were also on offer at $214,600 that now list at retail for $292,600. That’s an uplift of $78,000.


In this developer’s render, which is not final, you can see the lush landscaping and stylish amenities planned for Gran Tulum.

The response from RETA members for this deal was so strong that I was able to go back to the developer and negotiate for more condos in August 2019 and June 2020—at the RETA-only off-market pricing, of course.

I bought a condo myself in this deal. I opted for a premium condo at $214,600 because I figured the extra outside space would give a boost when targeting the high-end market driving demand for rentals in Tulum.


An on-the-ground view of construction of Gran Tulum. Planned delivery is Spring 2023.

Here are the details of this RETA deal:

Plans for Gran Tulum call for the highest-end amenities and a low-density tropical feel. Inside our condos we will have high-end interiors, with marble floors and granite counter tops.


Here you can see what the developer has in mind for Gran Tulum’s luxurious main pool area.

The condo-buildings are to be low-rise, just three levels, and the buildings are to be tiered in style. This will keep buildings tucked discreetly amidst the verdant surroundings. The idea is to create the feel of an ancient Maya city, with lots of lush space and natural pathways.

Here’s what is in the developer plans for Gran Tulum and the surrounding Tulum 101 master-planned community…

  • A wellness center with yoga and other classes
  • A fitness center
  • A fully stocked art studio
  • An outdoor cinema with movies on weekdays and live music at the weekends
  • A culinary pavilion with cooking classes
  • An outdoor library
  • A viewing platform for birdwatching and incredible ocean views
  • A textile workshop
  • An organic market
  • Wild running trails
  • Onsite vegetable gardens and a place to collect honey from the famous Maya stingless bees
  • A walkway ascending into the canopy from which you can pick your own fruit and a place to have it pressed
  • First right of refusal on buying membership in the beach club

See my latest updates here:

October 2022: Gran Tulum is under construction, with a planned delivery date of March 2023.

September 2022: Premium two-bedroom condos were also on offer at $214,600 that today are listed at retail for $292,600. That’s an uplift of $77,900.


Condos that RETA members could buy for $214,600 when Gran Tulum first launched are now listed by the developer at $292,600.

April 2021: The developer releases the retail price list for the remaining town homes in Gran Tulum:

  • RETA price in May 2019: $219,800. Retail price: $275,900.
  • RETA price in May 2019: $214,600. Retail price: $264,900.
  • RETA price in May 2019: $214,600. Retail price: $263,900.

September 2019: The developer releases town homes that members could buy for $219,800 to friends and family for $285,983.

  • Location: Tulum, Mexico
  • Launch date: May 2019, August 2019, and June 2020
  • RETA Deal: 2-bed condo – $175,000 2-bed premium condo – $214,600
  • Availability: Sold out.
  • Retail Prices: 

Premium two-bedroom condos on offer at $214,600 list at retail for $292,500. That’s an uplift of $77,900.

  • Stage of development: Under construction
  • Delivery date: Spring 2023
  • Rentals and occupancy:

Natal, Tulum

Natal is in the heart of Tulum’s emerging “Golden Mile…” in a district called La Veleta. It’s becoming chic, super trendy.

I first brought RETA members a deal here in July 2020, where they could own in Natal for the incredibly low RETA-only price from just $134,000 for a two-bed, two-bath condo.

Plus…we had a chance to lock down spacious garden condos for $170,000 and premium penthouses from a crazy low $184,000.

I was able to negotiate with the developer to get more condos at the same RETA-only pricing in October 2020.

Currently, the condos we could own for $134,000 are now listing at $189,900 for views to the outside of the community. That’s a boost of $55,900.  Condos we could buy for $143,000 are now listing at $199,900 for views into the interior of the development/common areas—that’s an uplift of $56,900.


Here you can see the progress so far on Natal as of September 2022.

In Natal, they had delays in starting construction, but work has started in earnest. The developer cites Covid-related challenges on input and services for the delay.

In this developer’s render, although not final, you can see how Natal is planned to have a lush, oasis-like vibe.

Here are the details on this deal:

La Veleta is where the smart money is going, betting big on Tulum’s growth. Many of the Riviera Maya’s top developers are land banking here. Drive along and you’ll see a lot of virgin jungle with the occasional flashy luxury condo building popping up.

There’s something else important to know about Natal’s location.

Two roads frame Tulum, the beach road—a three-mile stretch between town and the beach area—and Avenida Kukulkan, which after years of waiting finally reached the beach as well in spring 2021, presenting a quicker new route for those who live there. It’s a seven-minute trip by car.

With Avenida Kukulkan now reaching all the way to the coast, it puts our condos within easy reach of one of the most desirable beaches in the world, adding fuel to the already booming rental demand.

Centered on an internal oasis, the high-end community of Natal promises to be something special. It’s completely in tune with the Tulum market and its evolution with planned marble finishes, a swim-up bar, co-working space, swish café, children’s area, events salon, state-of-the-art gym…a fire pit…

One especially nice touch is that plans call for things to be centered on the internal oasis where a palapa-style bar and pool area acts as a pivot. That means whatever happens in terms of the rapid growth and construction of this emerging Golden Mile it won’t impact on your view into the heart of this lush community.

See my latest updates here:

October 2022: Natal has started construction, with planned delivery in April 2024.

July 2022: Condos RETA members could own for $134,000 are now listing at $189,900.  Condos we could buy for $143,000 are now listing at $199,900.

Spring 2022: I took a drive along Avenida Kukulkan from Natal towards the main highway. You can see how Tulum’s Golden Mile and the La Veleta district is developing rapidly.

Click to Play. The new road makes driving Tulum’s Golden Mile much more convenient—for buyers and their potential renters both. You can also see the new development popping up all up and down Avenida Kukulkan. Music: Adventure from Bensound.com

April 2021: Avenida Kukulkan is completed all the way to Tulum beach, making it quick and easy for owners in Natal access the white-sand Caribbean beach, beach clubs, restaurants, and the boutiques there.

Click to Play. Here you can see the road that makes it super-convenient to the beach from Natal just after it opened in April 2021.

  • Location: Tulum, Mexico
  • Launch date: July and October 2020
  • RETA Deal: 2-bed condos – $134,000, 2-bed garden condos – $170,000, 2-bed penthouses – $184,000.
  • Availability: Sold out.
  • Retail Prices:

$189,900 for 2-bed condos with views to outside of the development

$199,900 for 2-bed condos with views into the interior of the development/common areas.

That’s a boost of $55,900 and $56,900 respectively.

  • Stage of development: Under construction
  • Delivery date: April 2024

Edena, Tulum

Edena is a best-in-class community and our RETA-only price when this deal was offered in February 2020 was killer—just $149,000 for stunning two-bedroom homes. Thanks to the Covid crisis I got us a free plunge pool from developer, valued at $7,000, with each spacious home.

Now, these homes, which still under construction, are listed at retail for $249,000, although the developer recently sold one for $252,000. That’s a $100,000+ uplift.


Click to Play. I predicted that these Edena homes would be worth $225,000 soon after delivery. Based on what the homes are listed at now, even before construction is complete, that figure was certainly conservative.

In this local real estate listing, you can see one of the two-bedroom homes that RETA members could buy—but they paid $100,000 less.

I  bought a home at Edena…and the free plunge pool helped me decide.

Imagine…

You float in your free pool beneath the tropical foliage. Your airy two-bed home is cool. Upstairs your master suite opens at canopy level—the perfect place for morning coffee while you watch those colorful birds hop and flit. Your spacious kitchen and living area feels like it flows into the jungle…at one with your lush natural surroundings…

Here’s a developer’s render to give you an idea of what the private pool and living space will look like. Of course, renders are never final…and I think it’s actually going to be even better than this…

Here are the details on this deal:

Edena is a community never seen before—spacious, detached homes in a pristine natural setting just minutes from Tulum town, close to the Gran Cenote. It’s the perfect retreat in a luxury community dedicated to tranquility and laidback living.

Edena is designed to feel far from the bustle of fast-growing Tulum, yet you’re mere minutes from everything—a gourmet supermarket, banks, pharmacies, cafés, ice cream parlors, world-class restaurants, trendy bars…

Plus, you’re only 15 minutes’ drive to one of the world’s best and most famous beaches.

The look and feel of Edena is all about creating an oasis-like vibe…a sanctuary in the jungle. In this developer’s render you can see what is planned for the yoga room.

The architects and developer plan to create an oasis in Edena. Everything in this community is about being close to nature. The homes are designed with the same vibe. The key design feature is a sense of privacy and space…

It’s the kind of cocooning feel you get in a super high-end hotel and there is nothing like this in Tulum…

Edena’s shared amenities give you a good taste of the lifestyle planned for residents…

  • Large pool with deck area fringed and shaded with tropical vegetation.
  • Multi-use room for meditation, dancing…you name it.
  • Lounge with sofas.
  • State-of-the-art gym.
  • Yoga room.
  • Pet-friendly garden.
  • Children’s area.
  • Climbing wall.
  • Jogging track.

With all these amenities and its prime location, our spacious homes in Edena are ideal.

See my latest updates here:

August 2022: Edena is under construction, with the developer planning a new delivery date for February 2023.

May 2022: One of these townhomes was just sold by the developer for $252,000.

The two-bedroom homes now under construction in Edena, with private pool valued at $7,000, RETA members could own for $149,000 are now listing at $249,000.

October 2021: The developed posted an ad on Instagram indicating that the townhomes now start at $215,000.

October 2020: The retail price of townhomes RETA members could buy for $149,000 are listing for $189,000 at retail. Some real estate agents are listing at $199,000.

February 2020: In February 2020 RETA members could lock down homes for $149,000 here—including a free pool from the developer (a $7,000 bonus). I figured these homes will be worth $225,000 shortly after delivery.

Another view of what’s planned for Edena, which will immerse residents in nature. This developer’s render isn’t final but does give us an idea of what the finished product will look like.

  • Location: Tulum, Mexico
  • Launch date: February 2020
  • RETA Deal: 2-bed homes – $149,000 (Plunge pool valued at $7,000 included free)
  • Availability: Sold out.
  • Retail Prices: The latest word from the developer is that they’ve just sold one of these homes for $252,000—that’s a $103,000 boost in just over two years.
  • Stage of development: Under construction
  • Delivery date: February 2023

Samsara, Tulum

Samsara is set to be one of the Tulum’s most exclusive communities nestled right in front of the national park down a quiet road…a secluded upscale retreat from booming Tulum yet close to all the action and the beach.

In October 2021, RETA members could own luxury two-bed condos for $198,600 in Samsara.

In addition to those mezzanine condos, we also had garden condos on the ground level available from $248,600, with a large private outdoor space and plunge pool. And there were penthouse condos too, from $298,400, with expansive rooftop terraces offering expansive views…along with a pool, shaded palapa and plenty of seating.

When I opened this deal all the condos available were snapped up by RETA members in record time. It was among the strongest responses to one of our RETA-only deals I’ve ever seen.

So, I used the momentum we had from our group’s phenomenal response to push hard…I got with the developer and worked to get more condos for the waitlist. I didn’t want any RETA member disappointed.

But I worked it out with him to get additional condos for RETA members at RETA-only pricing.

That was how we got a second building in Samsara, which started construction in August 2022, which is six months after construction started on the first.

In July 2022, the developer opened up the remaining condos in Samsara through a local broker to retail buyers. There are two-bedroom mezzanine condos with views over the national park listed at retail for $332,800. RETA members paid $232,400. That’s an uplift of $100,400.

The RETA-only price for two-bedroom mezzanine level condos overlooking the interior courtyard and pool area was $212,300. They are retailing at $298,200. That’s a $85,900 boost.

Samsara’s planned rooftop terrace features an infinity pool and views of the undeveloped jungle of the national park, which runs all the way to the Caribbean. This developer’s render is not final but does gives us a good idea what the finished product will look like.

Here are the details on this deal:

Plans for Samsara call for rooftop terrace with views over the jungle, open to all residents, with infinity pool, circular sitting areas with a firepit in the middle, yoga/meditation deck, bar area, and barbecue grills.

On the ground level, in the lushly landscaped courtyard, there will be two large lagoon-style pools with chill out palapa in between, Zen garden, and hammock area. Plus, there will be a gym, lobby with concierge who can book tours, airport transport, and the like, and co-working space.

It will be an ideal place to spend time for owners…and the location and amenities will make it irresistible to renters. I’m expecting 14.8% in gross rental yield once the community is established—that’s $29,500 per year.

Plus, there is one little “perk” that no other community in Tulum offers that will really make it stand out to anyone looking to book a holiday:

Five years VIP membership at one of Tulum’s best beach clubs, as well as a shuttle to and from.

The club, Ikal, has a restaurant and café, yoga classes, music, special events, a wellness center…and plenty of loungers and beach beds in the shade.

On Sundays, Ikal is a place to relax, unwind, and even catch up on your remote work. RETA members who bought in Samsara get five years VIP membership here. 

This beach club membership isn’t something you can buy. It is an exclusive deal I negotiated for RETA members.

Samsara is fronted by a national park where development is forbidden meaning the views from the rooftop pool should never be compromised. And Samsara is down a road hemmed in by wild jungle that dead ends—so only residents have reason to be down this way. It’s a place apart from the rest of bustling Tulum, it will be secluded…a private enclave surrounded by nature.

You can see from this map just how private and exclusive Samsara will be.

See my latest updates here:

In July 2022, the developer updated RETA members who own in Samsara on construction progress. The planned delivery of Samsara’s first phase is Summer 2024.

Construction on the foundation of Samsara’s first building.

July 2022: The developer opened up the remaining condos in Samsara to the retail market. The RETA-only price for these two-bedroom mezzanine level condos was $212,300. They are retailing at $298,200. That’s a $85,900 boost.

The RETA-only price for these two-bedroom mezzanine level condos was $212,300. They are retailing at $298,200. That’s a $85,900 boost.

  • Location: Tulum, Mexico
  • Launch date: October 2021, December 2021 and February 2022
  • RETA Deal:

October 2021

Entry-level 2-bed condos – $198,600.

Garden condos on the ground level – $248,600, with 269 square feet of private outdoor space and plunge pool, as well as a 151-square-foot terrace.

Penthouse condos too, from $298,400, with 495-square-foot rooftop terraces offering expansive views…along with a pool, shaded palapa and plenty of seating.

 February 2022

Entry-level 2-bed condo – $212,300

Garden condos that come with large outdoor spaces and a private plunge pool – $264,400.

Penthouse condos with expansive rooftop terraces, with a private pool and shaded palapa sitting area – $298,400

  • Availability: Yes
  • Retail Prices:

The RETA-only price for two-bedroom mezzanine level condos with views over the interior courtyard and pool area was $212,300. They are retailing at $298,200. That’s a $85,900 boost.

Two-bedroom mezzanine condos with views over the national park listed at retail for $332,800. RETA members paid $232,400. That’s an uplift of $100,400.

  • Stage of development: Under construction
  • Delivery date: First building – Summer 2024. Second building – Winter 2024