FEUDO® · Buyer Portal

Your next step

4 pending

Confirm visit date at Aldea Zama

Vinny proposed Thursday Jun 18, 10am. Confirm to schedule with the developer and hold the unit while you visit.

Jun 18

Share Mark's valid passport

Sarah's is already on file. Mark's is needed to prepare the trust.

This week

Choose payment method

CAD bank credit or wire transfer. Affects the process timeline and available options.

Jun 25

Review the developer's proposal

I sent it via WhatsApp this morning. Read it carefully and bring your questions before Thursday.

Thu 12

Your brief

Zone

Aldea Zama · Tulum, Q. Roo

Type

Apartment · 90-130 m² · 2 bed / 2 bath

Max budget

$385,000 USD

Timeline

Close Q4 2026 · mixed use residential / rental

Non-negotiables

Clean title before closing
Completed or verifiably progressed construction
Actual interior view, not facing parking
HOA allowing vacation rental

How we read you

FEUDO Read

We read you as a couple who already understands that buying in Mexico is not the same as buying in Vancouver, and who prefer honesty over speed. You came out of a failed process with Encanto Real, where the developer changed terms at the end, and that left a healthy mark: you now ask more questions, verify more, and don't rush.

Your budget gives you real room in Aldea Zama if we rule out pre-construction without verifiable progress and focus on completed construction with clean title. Sarah has an eye for construction detail; Mark watches the numbers. That combination works well here, where the market rewards those who evaluate with criteria over those who move fast.

Your options

1 candidate · 3 in analysis · 4 ruled out

Active candidate

$365,000 USD

Aldea Zama · Punta Las Marías

Unit 304, North Tower

118 m² built area

2 bedrooms

2 bathrooms

Ready delivery

Why we're presenting it

It's the only one in your range with clean title, closed deed, and a real interior view to the garden, not facing parking like the two on floor 2. The developer has 3 prior deliveries with no delays, and the HOA documents that it allows vacation rental 30+ nights.

Strengths

Completed, ready to deed this month
Developer with 3 prior on-time deliveries
HOA allows vacation rental 30+ nights
$60K USD below brief ceiling

Considerations

No private pool, shared only on ground floor
Covered parking 40m from lobby
HOA rules require 48h notice prior to rental

Key distances

8 min

Nearest beach

4 min

Tulum center

2.1 km

Chedraui

2 hr

CUN Airport

In analysis

Shortlisted

Torre Aldea · Unit 502

$378,000 USD

125 m² · Partial cenote view. HOA rules pending confirmation.

In analysis

Mistiq Tulum · PH-3

$372,000 USD

104 m² · Private rooftop included. Property title pending.

Offer sent

Aluna Residencias · 201

$340,000 USD

92 m² · Awaiting developer response since Jun 9.

Ruled out

4 options reviewed. The reason for each is on record.

Encanto Real · Unidad 408

Ruled out May 28 · developer changed payment terms to 60% instead of the agreed 20%.

Ruled out

Selvanova · 102

Ruled out May 14 · parking-facing view confirmed on visit.

Ruled out

Cala Tulum · Unit 408

Ruled out Apr 28 · developer in legal dispute with current HOA.

Ruled out

Holistika Lofts · A-5

Ruled out Apr 15 · deed conditioned on pending permit with no timeline.

Ruled out

Area & market

Aldea Zama Pulse

There are currently ~120 properties for sale in your range in Aldea Zama. Average price per m² $4,200 USD, +6% over the last 12 months. Three new developments launched this quarter.

120in your range

$4,200USD / m²

+6%last 12 mo

82 daysdays on market

Silent comparables

4 area references

Aldea Zama · ref. 1

$355,000 USD

112 m² · 320 m from candidate

Aldea Zama · ref. 2

$402,000 USD

120 m² · 480 m from candidate

Aldea Zama · ref. 3

$381,000 USD

115 m² · 220 m from candidate

Aldea Zama · ref. 4

$390,000 USD

118 m² · 650 m from candidate

Public comparables for reference. FEUDO does not represent these properties.

Aldea Zama band · 2 bedrooms · completed construction

USD

$365K · your candidate

min $310K avg $415K max $520K

Your candidate sits in the lower third of the band, a solid buying position for an established area. Your max budget lets you keep exploring up to $385K without leaving the reasonable range.

Lifestyle & surroundings

Playa Punta Esmeralda 8 min

Tulum center 4 min

Chedraui 2.1 km

Hospital Galenia 1.5 hr

Cancún Airport 2 hr

Tulum Airport 25 min

Area vibe

Aldea Zama is an established, family-oriented area, predominantly US and Canadian expats. Moderate noise in high season. No direct beach access but 8 minutes by car. Better option for mixed use than pure rental investment: the HOA rules limit short stays and most owners live part-time.

Environmental risks

Hurricane

Medium

Mexican Caribbean coastal zone. Season June-November.

Flooding

Low

Natural drainage through cenote system in the area.

Coastal sargassum

Medium

Mainly affects exposed beaches. Tulum is a variable zone.

Reference data from public sources. Does not replace professional assessment.

Your numbers

Closing price

$365,000

USD · contract

Total paid

$73,000

20% of close

Balance due

$292,000

80% remaining

Next payment

$24,500

Aug 1 2026 · in 18 days

Projected exposure at closing

Total estimated cost to reach deed with title in hand:

Agreed closing price per contract $365,000

Trust (foreign buyer) setup + year 1 $2,800

Estimated closing costs approx 3.2% of close $11,680

Notary fees fees + rights $2,950

HOA first year $160 USD/mo $1,920

Total estimated at closing $384,350 USD

Payment schedule

12 scheduled payments · 3 completed · 9 pending

Initial reservation

May 15 2026

$10,000 Paid

Deposit 1 of 2

Jun 1 2026

$31,500 Paid

Deposit 2 of 2

Jul 1 2026

$31,500 Paid

Monthly payment #1

Aug 1 2026 · in 18 days

$24,500 Upcoming

Monthly payment #2

Sep 1 2026

$24,500 Pending

Final payment / closing

Oct 15 2026

$195,000 Pending

Your process

step 4 of 9 · preconstruction

Brief

Apr 22

Scouting

May 5

Analysis

May 28

Due dil.

in progress

Visit

~Jun 18

Contract

~Jul

Construction

~Aug-Oct

Closing

~Nov

Delivery

~Dec

Current step

Due diligence

We are verifying property title, condominium regime, HOA rules, and licenses for the Punta Las Marías development. No blocking issues so far. Estimated duration: 2 weeks.

Your file

9 documents

Client side

Sarah's passport

Received Apr 22 2026 · valid through 2030

Validated

Mark's passport

Pending, required for trust

Soon

Proof of address

Vancouver · received May 8

Validated

Generated by FEUDO

Criteria letter

Apr 25 2026

Active

Scouting report

12 properties evaluated · May 8

Active

Market analysis

Aldea Zama Q2 2026

Active

From the developer

Condominium property regime

Validated against public registry · no issues

Validated

HOA rules

Validated · allows vacation rental 30+ nights with 48h notice

Validated

Building permit

Issued by Tulum Municipality · valid through 2027

Validated

Documents held by FEUDO. Request them via WhatsApp if needed.

Process log

9 events

12 JUN 2026

Due diligence report started

Title, title regime, and HOA verification for the candidate. No findings.

Milestone

5 JUN 2026

Active candidate identified

Unit 304 North Tower selected as candidate from a shortlist of 3.

Milestone

28 MAY 2026

Encanto Real ruled out

Developer changed payment terms to 60% without notice. Unacceptable risk.

Ruled out

14 MAY 2026

Virtual tour of 4 properties

Aldea Zama walkthrough via video call · 4 units evaluated.

Visit

8 MAY 2026

Initial curation delivered

7 options filtered from 120 available per signed criteria.

Milestone

22 APR 2026

Process started

First meeting with Vinny via Zoom. Brief signed. Criteria defined.

Start

Your FEUDO advisor

VG

Vinny Govea

Your FEUDO advisor · Riviera Maya

Available Mon–Sat · 9am–7pm Tulum time

Buyer portal · v1 · 2026