The projects we singled out.
And what your filter leaves out, with the reason.
A filter usually works by hiding what does not match it. Here, what falls outside yours stays on screen with its reason next to it, taken word for word from that project’s own analysis.
Aflora, Aldea Zama
Three products on one lot, sold at three different speeds: 62 of 68 lofts are gone, and only 2 of 5 villas are.
Aldea Xcacel
Ninety-two lots at USD $60 the square metre, which is a quarter of what land asks eight kilometres away on the coast. The folder that comes with them explains the gap, in documents the brochure never mentions.
AMARI Uptown, Tulum
A 46-villa eco-luxe jungle community, 40 units sold, 1 reserved, and exactly 5 already-built, income-producing villas left to buy.
Artesan, Puerto Aventuras
An 11-residence building in Puerto Aventuras' marina precinct, still under construction: what its own price lists, offer letter and bank instructions actually show.
Arthouse Signature, Tulum
Twenty-one finished apartments inside an operating art and wellness property, photographed rather than rendered.
Axkaba, Lote 46 & Lote 60
Two adjoining residential lots inside a gated, amenitized subdivision bordering Holistika, not a photograph of the lots themselves, but of the subdivision they sit in.
Bosques Ciudad Mayakoba, Torre Roble
A mid-construction tower inside an inland master-plan that shares a beachfront resort's name, not its beach.
Central Park Lagunas TBN3
A delivered, furnished studio in a finished La Veleta building, priced at what its own original sale plan called the ceiling. FEUDO’s own record shows it has never actually been rented.
COSMOS by AMARI, Tulum
A 5-phase, 28-residence pre-construction community in Tulum’s Holistika district, with a 2028/2029 delivery estimate and no construction photography yet. Its developer, AMARI Group, has one earlier project in the same district, AMARI Uptown, where 41 of 46 villas are sold or reserved on that project’s own inventory sheet dated 25-Aug-2026.
Erena Tulum 109
A delivered, furnished 44.38 m² studio with its own private plunge-pool terrace, priced below every comparable La Veleta apartment sale FEUDO tracks. The case for it isn’t rental income: FEUDO found no evidence for the numbers once attached to this unit’s Airbnb history, and doesn’t publish them.
Terreno Macario Gómez, Lote 001
A 599.08 m² jungle lot at Km 15 of the Cobá road, held by the ejido’s own instrument rather than by a deed, and priced for the buyer who already knows what that means.
MAIA, Playa del Carmen
A 7-level pre-sale tower on Quinta Avenida, mid-construction with 18 months of dated photographs to prove it, not a finished building and not the render on the cover.
Costa Montenia, Playa del Carmen
482 residential lots on 16.8 hectares, inland on the city's west side, priced by street rather than as one number, and still mid-urbanization as of the developer's own July 2026 construction photos.
Mukta Residencial, Puerto Morelos
258 jungle lots sold as land, not condo units. You build your own house on top of shared infrastructure that is already going up, on a parcel whose own paperwork disagrees with its marketing about which municipality it sits in.
Naia Naay F303
A delivered, furnished two-bedroom unit in a 112-unit Región 15 development, priced above the developer’s own current average per m². The case for it is what buying it skips, not what it might rent for.
Naomi Beach, Playa del Carmen
A 19-villa beachfront project by Incap Playa, still under active construction, dated by the developer's own drone photography rather than a rendering.
Naomi Selva, Playa del Carmen
A 176-unit mixed-use village by Incap Playa, inland from the coast: three towers, a boutique hotel and a commercial strip, with more legal paperwork on file than its beachfront sibling and a construction license that admits it exceeds its own zoning.
Narai, Aldea Zamá, Tulum
A finished 55-unit building with a municipal completion certificate on file, not a rendering still selling on a delivery date to come.
Nonai Villas, Tulum
Eight villas in two models, each on its own titled lot with its own construction license, not one project record wrapped around a shared unit count.
Terreno Región 10, Lotes 13 & 14
Two contiguous titled lots on Tulum’s inland side, listed at a price FEUDO’s own reads say is roughly double what the land is worth until a street reaches it.
Senderos, Ciudad Mayakoba
385 single-family lots inside a planned community west of the highway, sold out on the developer’s own inventory sheet, fully serviced and still almost entirely unbuilt.
Siwá Tulum & Siwá Élevé
Two sister buildings from the same developer, one street apart in Región 15. Siwá Tulum sold out years ago and now trades only as resale; Siwá Élevé delivered in 2025 with a handful of units still listed, and the two share a unit-numbering scheme that has already produced one mix-up.
Siwa Tulum B2-101
The only unit in Siwa Tulum sold with a private plunge pool and a private two-level rooftop combined, delivered, furnished, and ready to close.
Soleii Playacar Premium Residences
24 low-rise units across 3 buildings inside Playacar Fase I. 13 are already sold as of 12-Aug-2026, and the developer photographed almost every unit still on the market individually, not just a model and a rendering.
The Fives Oceanfront, Puerto Morelos
A beachfront hotel-residence sold under full ownership, operated today by TM Grupo Inmobiliario, not a rendering of a hotel that might open.
The Leaf Condos Playacar
282 apartments in four finished towers, 99 still for sale as of 12-Aug-2026. The developer publishes availability floor by floor and unit by unit, and its own inventory holds together down to the single apartment.
Town Center Zamá
A finished and delivered mixed-use community in the most consolidated part of Tulum, photographed as built in April 2026, with roughly twenty of its residences left.
Trébola Tulum
Trébola Tulum is a 530-lot residential and commercial subdivision on a single 12.3-hectare (123,047 m²) private parcel in Región 11, on the 10 Avenida Norte Bis corridor north of Tulum town, developed by Grupo Emérita.
Tulum Country Club, Akumal
A 600-hectare golf masterplan with no single developer inside its gate: Grupo Piñero built the club and two of its own products, and four unrelated companies bought lots and put up their own brands next to them.
Viceroy Residences, Playa del Carmen
A branded residence on Calle 32 Norte, delivering Phase 1 in December 2028, carrying a hotel name its own developer holds under a revocable licence.
Xpu-Ha Oasis
47 fully-serviced lots in the eighth and final phase of Xpuha Beach Residential Resort, sold at today's price while earlier phases of the same development resell below list.
Xpu-Ha Selvamía
Lots nearly double the size of Oasis, the other section of this same resort, and a build ceiling less than a third as large. The 20-meter rear setback that causes that gap is the number the brochure never puts in a headline.
About the numbers on these pages
Real estate data in Mexico arrives inconsistent at the source. Two documents from the same developer can quote the same maintenance fee in figures that sit a factor of thirty apart. A sales rep can say something on a call that his own company's written design guideline contradicts. Both of those are on projects published here, and both surfaced after speaking with the people selling them.
Price is where it shows most. Inside a single project, price per square meter moves by lot type, by phase, by product and by finish level, so one project name can cover several different products at several different prices. That is why nothing here is averaged into a single number. Every figure is published with the source that gave it and the date it was given, and when two sources disagree, both stay on the page under their own names. Reading that spread correctly takes going project by project, one document at a time, which is what these pages are.
What this level of work looks like
FEUDO® Group represents the buyer, and only the buyer. These 32 analyses are published in full, before anyone hires us and without a form in the way. Each one is built from the developer's own documents, names the source and date behind every figure, states who the project does not suit, and lists what could not be verified. Where two sources disagree, both are published under their own names, unaveraged. FEUDO® Group holds no listings, publishes no inventory of its own, and takes no agreement with a developer before a project passes the filter. FEUDO® Group is paid by the developer at closing, the same commission a seller's agent would earn; the difference is who the filter works for. A buyer who wants this on a project that is not on this page can ask for it.