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.
AMARI Uptown is a 46-villa eco-luxe community in Tulum, developed by AMARI Tulum across four villa designs (Jaguar, Selva, Luna and Sol, 2 to 4 bedrooms) grouped into 11 shared “tribes.” The community is largely built and sold: the developer’s own 25-Aug-2026 inventory sheet marks 40 of the 46 villas Sold and 1 Reserved, leaving exactly 5 already-delivered villas for sale, priced USD 485,000 to 552,000 and marketed as “Ready to Deliver (Income-Producing).” AMARI also runs the on-site amenities and property management, and shares a developer (AMARI Group) with a separate project, Cosmos by AMARI, which this analysis does not cover.
Source: Pricing & Inventory - AMARI Uptown.pdf (CreationDate 25-Aug-2026); AMARI Tulum Developer CV.pdf (25-Aug-2026); Brochure Horizontal/Vertical - AMARI Uptown.pdf. All developer-issued. Captured 26-Aug-2026.
It fits you if
You want a finished, furnished villa you can close on now, not a construction calendar: all 5 remaining units are already built and delivered, not pre-construction inventory.
Your budget sits inside USD 485,000–552,000, for a 2 or 3-bedroom villa (Sol or Luna at 2/2BR+flex, Selva at 3BR), with private pool, garden and parking already in place.
You want the on-site rental program and amenities (gym, wellness center, concierge, airport shuttle) bundled into a single monthly HOA fee, rather than running a standalone home yourself.
You are comfortable verifying a self-reported rental-performance claim yourself: AMARI’s own brochure and its own investor deck report different occupancy and RevPAR premiums for the same period, so no single figure here is treated as fact.
It doesn't if
You are looking for negotiating room typical of a presale. This community is 87% accounted for (Sold or Reserved); the 5 remaining units are late-stage, already-built inventory, not the entry point of a new project.
You need a written legal file before engaging: no escritura, condominium regime, or trust deed for any unit appears anywhere in AMARI’s shared Drive.
You need an audited rental yield before deciding. AMARI publishes index numbers (RevPAR Index, ADR Index) in two documents that disagree with each other, never a percentage return or a named comparison set.
You need every model’s bedroom count to read the same everywhere: Villa Luna is “2BR + Flex” on its own spec sheet and “3 Bedrooms” on the pricing sheet’s line for unit 9J, unresolved here.
Inland jungle, not the beach.
AMARI Uptown sits inside a numbered street grid (Avenida 10 Norte, off Calle 6 Norte Bis) roughly 1.4–1.8 km from two better-known reference points: Holistika, a low-density wellness micro-community anchored by a hotel of the same name, and La Veleta, the commercial corridor just north of it. Neither is a formally registered neighborhood; both are how locals and portals describe this part of Tulum. The area is interior jungle, not beachfront: the nearest sand is a routed 10.6 km, about 18 minutes by car.
The profile here skews wellness and long-stay: artists, healers and remote professionals over families, a slower pace than the Zona Hotelera or Aldea Zama. It also comes with a corridor still under active construction, roads that are partially unpaved, no public transit, and a documented history of ejido (communally held farmland that has to be formally converted before it can be sold as private property) or otherwise irregular land sold as clean private title nearby, which is exactly why the title question in the diligence section below is not a formality.
Source: FEUDO zone research, Holistika dossier, researched 9-Jun-2026 from 4 independent Tier-A sources plus municipal risk and news filings. It describes the corridor, not this specific project.
You are buying the tail end of a sold-out project.
Every piece of AMARI’s sales collateral, the 6-step “how to buy pre-construction property” guide, the three installment plans ending in a delivery milestone, the “explore and select your dream home” framing, is written for someone buying into a community that is still being built. That collateral describes AMARI Uptown as it existed a year or two ago. It does not describe what a buyer actually faces today: 5 specific, already-finished villas in a project that is otherwise sold out, where the real questions are not about a construction calendar but about title, an inconsistent rental-performance claim, and whether a documented payment plan built for presale still applies to a unit that has already been delivered.
That is not a flaw in the villas themselves, which are real, built, and photographed at source resolution in the gallery below. It is a mismatch between the marketing a search engine surfaces and the product actually being sold, and it means a buyer who takes the brochure’s framing at face value is negotiating against the wrong picture: less like reserving a spot in a new development, more like buying one of the last resale-condition units in an established one.
Sources: unit-by-unit status count from Pricing & Inventory - AMARI Uptown.pdf (25-Aug-2026); payment-plan and buying-guide framing from 2. Formas de Pago.pdf and 1. Proceso de compra.pdf, both developer-issued.
Five questions to settle before you sign.
Each one comes straight out of AMARI’s own documents, or out of comparing two of them against each other. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 5
Of 46 villas, how many are actually for sale right now?
Five. Every one of them is already built. The other 41 are Sold or Reserved.
Read the reasoning +Close −
The developer’s own "Pricing & Inventory - AMARI Uptown.pdf," created 25-Aug-2026, maps all 46 villas by status. Counting the masterplan by color and label: 40 are marked Sold, 1 (unit 37B) is explicitly labeled Reserved, and exactly 5 are marked "Ready to Deliver (Income-Producing)": units 1L, 8K, 9J, 15H and 16H, priced USD 485,000 to 552,000 on the same document’s inventory table. The same masterplan divides the community into three labeled phases, and Phase 1 holds 16 villas: 1L to 4L, 5K to 8K, 9J to 12J and 13H to 16H. All five units marked "Ready to Deliver (Income-Producing)" sit inside Phase 1; none is in Phase 2 or Phase 3.
Why it moves the decision
This is not a presale with a construction calendar to negotiate against. A buyer today is choosing among 5 finished, specific units in a community that is otherwise sold out, which is a different negotiation and a different risk profile than the one AMARI’s own sales collateral (a 6-step "how to buy pre-construction" guide, three installment plans ending in a delivery milestone) is written for. It also says where in the community those 5 units sit. All five are in Phase 1, the block AMARI’s own Developer CV (25-Aug-2026) calls complete, so what is for sale today can be walked, inspected and checked against an operating record before any money moves. The rest of the masterplan is still going up around it: the same CV puts a 2026 finish target on the full 46-villa build-out, and no document in the folder dates the remaining work phase by phase or unit by unit. A buyer who moves in now owns a delivered villa inside a community that keeps building, and lives with the traffic, the noise and the unfinished lots next door for a stretch nobody has put a date on.
How it gets settled
Ask for the current status of all 5 units in writing, dated, before engaging further: availability sheets age fast in a nearly sold-out project, and the one 26 days old already disagrees with an older internal folder (see below).
Source: Pricing & Inventory - AMARI Uptown.pdf, metadata CreationDate 25-Aug-2026 15:51 CST, for the unit statuses and the phase layout of the masterplan; AMARI Tulum Developer CV.pdf, CreationDate 25-Aug-2026, for the "Phase 1 complete" statement and the 2026 finish target for the full build-out.
Question 2 of 5
Does AMARI’s own Drive agree with itself about which units are available?
No. A folder titled "Ready to Deliver" lists a unit its own name calls SOLD.
Read the reasoning +Close −
Inside the shared Drive, a top-level folder named "Ready to Deliver" holds 6 unit subfolders: 02L, 08K, 09J, 16H, 23F, and one literally named "39B - Jaguar - SOLD." Cross-checked against the 25-Aug-2026 masterplan, only 4 of those 6 (08K, 09J, 16H, and 1L in place of "02L") match the 5 units actually marked pink as Ready to Deliver; unit 23F ("Fractional (50%)" in its folder name) and 39B are both plain, untagged Sold-status units on the current masterplan.
Why it moves the decision
AMARI’s own internal organization has not caught up with its own newest pricing sheet. That is a normal artifact of a fast-selling project, not evidence of bad faith, but it means a folder name inside the developer’s Drive is not proof of what is actually buyable today. The dated pricing sheet is the only document here that is worth trusting at face value.
How it gets settled
Treat the 25-Aug-2026 Pricing & Inventory PDF as the single source of truth for availability, and get any verbal claim about a specific unit confirmed against it, or against something newer, in writing.
Source: Drive folder structure under "Ready to Deliver" (unit subfolders 02L, 08K, 09J, 16H, 23F, 39B) vs. Pricing & Inventory - AMARI Uptown.pdf, both checked 26-Aug-2026.
Question 3 of 5
The brochure calls these villas "income-producing." What is the actual return?
No single number. AMARI’s own two documents give three different sets of figures.
Read the reasoning +Close −
The horizontal brochure (metadata: created 8-Mar-2026) states AMARI Uptown villas "achieved 62% higher occupancy than competing villas, with average daily rates over 17% higher, resulting in more than double the revenue performance (RevPAR Index: 204%)" in 2025. The Developer CV (created 25-Aug-2026, the same day as the pricing sheet) instead states, for the same period: "Market-leading occupancy (MPI: 154%), High daily rates (ADR Index: 124%), Almost double market RevPAR (RevPAR Index: 182%)," footnoted "Stabilized villas in FY 2025." Neither document names the comparison set ("competing villas" is never defined), the data source, or an independent auditor.
Why it moves the decision
This is the entire economic case for calling the delivered units "income-producing," and it does not survive being read twice. Two of the developer’s own marketing pieces, five and a half months apart, report different premiums for what is presented as the same fact. That is worth more attention than either number alone, because it means the correct read is "self-reported and internally inconsistent," not "62% higher" or "154% index."
How it gets settled
Ask AMARI’s property management arm for the underlying nightly-rate and occupancy data behind whichever figure they quote verbally, by unit and by month, not an index number. A defined comparison set and a named data source (AirDNA, PriceLabs, their own booking system) is the minimum before any income projection should move a decision.
Source: Brochure Horizontal - AMARI Uptown.pdf (CreationDate 8-Mar-2026), "5 Reasons to Invest in Tulum" page; AMARI Tulum Developer CV.pdf (CreationDate 25-Aug-2026), "Traction" page.
Question 4 of 5
What does the $350/month HOA fee actually assume about the owner?
The document bills it specifically as a "Short Term Rental" fee, with no rate given for anyone else.
Read the reasoning +Close −
The HOA document (dated 13-Jun-2026) lists a single figure: "$350 USD per month - Short Term Rental," covering gym, wellness center, 500 Mbps internet for the first 12 months, co-working, 24-hour security, concierge and airport/beach transportation. No separate figure appears for an owner who does not enroll the unit in a rental program.
Why it moves the decision
Combined with the "income-producing" framing above, the fee schedule itself seems to assume every owner participates in short-term rental. If that is the only rate that exists, the HOA is effectively co-designed with the rental program rather than a flat maintenance cost independent of how you use the villa, which changes the math for anyone buying a villa purely as a second home.
How it gets settled
Ask directly whether a non-rental owner pays $350/month or a different figure, and get the answer in the HOA bylaws or reglamento, not verbally from a sales representative.
Source: HOA - AMARI Uptown [ENG].pdf, metadata CreationDate 13-Jun-2026.
Question 5 of 5
The units are already built. Does that mean the title question is settled?
No. Built and titled are two different facts, and only one of them is confirmed here.
Read the reasoning +Close −
No escritura, condominium regime, or trust deed for any AMARI Uptown unit appears anywhere in the shared Drive. Separately, FEUDO’s own zone research on the Holistika micro-community immediately south of this project (the developer’s own location map names it as a 5-minute neighbor) documents a specific, named risk in this corridor: ejido (communal land, which cannot legally be sold as private property) or otherwise irregular land sold as clean private title, citing La Veleta and Región 15 by name as areas where this has occurred.
Why it moves the decision
A finished, photographed, furnished villa says nothing about the chain of title underneath it. The corridor AMARI sits in has a documented history of exactly this problem nearby, which is a reason to run an independent title search rather than a reason to assume the worst, but it is not a check that "the villa already exists" lets you skip.
How it gets settled
Run a title search at the Registro Público de la Propiedad y del Comercio of Quintana Roo, independent of AMARI’s own paperwork, before any payment beyond a fully refundable reservation.
Source: Absence verified across the shared Drive, checked 26-Aug-2026; ejido/title risk from FEUDO zone research on the Holistika corridor, researched 9-Jun-2026, citing thelatinvestor.com’s 2026 Tulum buying-risk guide.
You can settle this without them
- The title chain and any liens on a specific unit: a search at the Registro Público de la Propiedad y del Comercio of Quintana Roo, run in the buyer’s name.
- Whether the short-term-rental performance claims hold up: nightly rates and occupancy for AMARI-branded units are checkable directly on Airbnb, Booking, and Google, independent of any index number in a brochure.
- What a specific unit really trades for against the zone: an independent listing already confirms unit 8K Sol’s address and USD 485,000 price match the developer’s own sheet, which is the kind of cross-check worth repeating for any unit before an offer.
Only they can answer this
- The real percentage or dollar figure behind "income-producing," by unit, with the comparison set named. Not an index number.
- Whether the $350/month HOA fee is different for an owner who does not enroll in the rental program.
- Whether any version of the documented installment plans still applies to the 5 already-delivered units, or whether they are cash/bank-only from here.
Everything they shared, counted.
A working sales kit for a nearly sold-out community: pricing, architectural plans for all four villa models, HOA, payment plans and reservation paperwork. Brand assets, the broker-only kit, and a folder shared with the separate Cosmos by AMARI project are not counted below: they are sales tooling, not buyer diligence. Two internal folders (furniture-package inventories and solar packages) returned access-restricted when this Drive was walked on 26-Aug-2026; their contents could not be reviewed.
As shared by the developer · checked 26-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
4 files, e.g. Brochure Horizontal- AMARI Uptown.pdf
Floor plans
5 files, e.g. ARQ1_Plantas Arquitectónicas Jaguar/Luna/Selva/Sol.pdf
Construction / delivery status
1 file
Price list
1 file, e.g. Pricing & Inventory - AMARI Uptown.pdf (created 25-Aug-2026)
HOA & fees
1 file, e.g. HOA - AMARI Uptown [ENG].pdf (13-Jun-2026)
Payment terms
2 files, e.g. 2. Formas de Pago.pdf
Purchase contract
2 files, e.g. Amari - Reservation Agreement.pdf
Legal / trust documentation
No escritura, condominium regime, or trust (fideicomiso) instrument in the folder. "1. Proceso de compra.pdf" is a generic 6-step explainer of how foreigners buy pre-construction property in Mexico, not a project-specific legal filing.
3 smaller gaps, worth knowingopen +close −
Villa Luna’s own spec sheet describes the model as "2BR + Flex, 3BA," but the 25-Aug-2026 pricing sheet lists unit 9J, a Luna, as "3 Bedrooms, 3.5 Bath" at the same 1,916 sqft. It matters if the flex room is what you are counting on: confirm against the actual floor plan for 9J specifically, not the model brochure.
The developer’s CV states ">70% constructed" and "23 villas currently operating" for the project as a whole. Both are self-reported in the same investor-facing deck that carries the internally inconsistent occupancy figures below, so they are reported here as claims, not audited facts.
A file named "Guest Reviews" sits in the shared Drive as a shortcut we did not open, since it is testimonial material a buyer can verify faster and more credibly on Airbnb, Google, or Booking directly than through a curated PDF the developer chose to share.
The villas, photographed
Photography supplied by the developer for distribution. Villa Sol pictured in the hero above and in this gallery; illustrative of the property as built, not a guarantee of any particular unit's finish.
Five units, one dated sheet, no built-in guesswork.
Price range
USD 485,000 – 552,000
Entry ticket
USD 485,000 unit 8K, Villa Sol
Financing
Cash, or a bank see below
Delivery
Immediate. All 5 remaining units are already built, per the developer's 25-Aug-2026 sheet.
Where these figures come from +Close −
USD 485,000–552,000 comes from “Pricing & Inventory - AMARI Uptown.pdf,” created 25-Aug-2026, which prices all 5 Ready-to-Deliver units by name: 8K (Villa Sol, USD 485,000), 9J (Villa Luna, USD 518,000), and 1L, 15H and 16H (all Villa Selva, USD 552,000 each). This is the developer’s own current inventory sheet, not a market estimate, and it is the freshest document in the entire shared Drive. Per square meter, using the developer’s own construction figures (Villa Sol: 1,970 sqft / 183 m²; Villa Jaguar: 2,766 sqft / 257 m², both stated directly in the brochure), the 5 units price between roughly USD 2,650 and USD 2,910 per m². Against 188 built Tulum comparables in FEUDO’s own market monitor, that range sits almost exactly at the middle of the field: about 82 projects price higher and about 84 price lower.
An independent, third-party MLS listing (outside AMARI’s own materials) for “Amari Tulum, 10 Avenida Norte & Calle Palma, Unit 8K Sol” corroborates both the address and the fact that unit 8K is being marketed for sale, which is the kind of external cross-check this page treats as more reliable than the developer’s word alone.
No document states a delivery date going forward for a reason: there is nothing left to deliver on these 5 units. All are marked “Income-Producing / Turnkey” on the same pricing sheet, and the Developer CV separately states “>70% constructed, Phase 1 complete, 23 villas currently operating” for the community overall, alongside a 2026 finish target for the full 46-villa build-out.
No payment plan for already-delivered inventory appears in this folder; the three documented plans (35-55-10, 50-40-10, 80-10-10) all resolve against a delivery milestone that has already happened for these units. That pushes financing toward cash or a bank, and a bank here collides with the gap in the question above: it requires a constituted condominium regime and a complete title file, and neither is in this Drive. How financing works here is a separate page; this is only what is specific to this project.
HOA: $350 USD/month, billed specifically as covering short-term rental, per HOA - AMARI Uptown [ENG].pdf (13-Jun-2026). No verbal statement from any seller should be relied on over the developer’s own disclosure documents.
Where this sits in what the zone actually moves.
Not a valuation and not a comparables table. Where the asking price stands against other built projects in Tulum, and whether buyers are actually asking in that band, in AMARI’s own corridor and city-wide.
Asking price per m², built projects in Tulum
10 of 188 tracked Tulum projects, spanning the field. Land parcels excluded: price per m² is not comparable across product types.
- Constelada6,044
- Jade Tulum4,241
- Aflora3,838
- Beutiful3,741
- Tamarah Tulum2,945
- AMARI Uptown2,780
- Baktun2,665
- Nuee2,644
- Xacte2,672
- Costa Caribe2,729
Squarely in the middle of the field: of 188 tracked Tulum projects, roughly 82 price higher per m² and 84 price lower. Not a premium play, not a bargain, a median-priced villa in a market with a wide spread from about USD 1,500 to over USD 6,000 per m².
Buyer requests, houses in AMARI’s price band (USD 400–700k)
May–June against July–August 2026. La Veleta is the exact corridor AMARI sits in.
La Veleta, houses USD 400–700k
the exact corridor AMARI sits in
Tulum-wide, houses USD 400–700k
AMARI’s price band, city-wide
Demand in AMARI’s own price band is growing both in its immediate corridor and city-wide, off a small base in La Veleta specifically.
Source: FEUDO’s own broker-request monitor and project set. It measures what brokers wrote down, which is not the whole market and skews toward what circulates between agents. A read on direction, not a valuation, and no price on this page was derived from it.
How this one can be paid for
Five ways a property changes hands in Mexico. Which of them are actually open on this project, and what gates the ones that are not. How each one works is a separate page.
- CashOpen
The straightforward route on delivered inventory, and it removes the one actor (a bank) who would otherwise force the legal file below to exist before money moves. That review then falls to the buyer, same as anywhere else in Mexico.
- Bank mortgageConditional
A bank lends against a constituted condominium regime and a complete title file. Neither appears in AMARI’s shared folder, which today holds no escritura, no régimen de condominio, and no trust deed for any unit. AMARI’s own "Buy in Mexico" one-pager confirms foreign buyers on this coast go through a bank trust (fideicomiso), but a fideicomiso is not a substitute for the underlying title chain a mortgage lender needs to see.
- Pre-construction instalmentsNot available here
The three plans AMARI documents (35-55-10, 50-40-10, 80-10-10) are real, but every one ends in a "10% upon delivery" milestone, and the 5 units actually for sale today are already delivered, income-producing villas, not units on a build calendar. There is no construction schedule left to pay against for this specific inventory.
- Developer financingNot offered in writing
Nothing in the shared folder confirms whether AMARI extends its own terms on already-completed resale-style inventory the way the documented pre-construction plans worked for earlier phases. Ask directly rather than assume the 35-55-10 style plans still apply to a finished unit.
- Infonavit / co-financingNot available here
Depends on having contributed formally to the Mexican housing system, so it does not exist for a foreign buyer. Worth one check if you are Mexican and worked in Mexico at any point: a housing sub-account can sit there unnoticed for years.
Each verdict below comes from what is actually for sale today (5 already-delivered villas, not a construction calendar) judged against the five ways property is paid for in Mexico. They are not quotes, and no rate appears here: in bank credit the rate is set by the bank and in developer financing by the developer, so it is a fact about your counterparty, not about the market.
AMARI never publishes a coordinate, only a location map naming nearby landmarks. The pin below was triangulated independently: an outside MLS listing names the corner of 10 Avenida Norte and Calle Palma for unit 8K, which sits inside a small, consistently-named residential grid ("Colonia Palmas Privadas") on OpenStreetMap. That gives a street-grid level fix, not a confirmed parcel boundary, and it is reported honestly at that precision.
10 Avenida Norte & Calle Palma, Colonia Palmas Privadas, Tulum, Quintana Roo 77762, México
Open the full mapPin: Google Maps place listing for “Amari Tulum”, read 28-Aug-2026.
How far to what
- Holistika (wellness micro-community, zone reference point)1.4 km2 min
- La Veleta commercial corridor1.8 km3 min
- CostaMed Tulum (private hospital)3 km5 min
- Tulum Centro (El Pueblo)3.1 km5 min
- Chedraui Selecto, Av. Cobá (supermarket)3.4 km6 min
- Zona Hotelera Tulum (nearest beach)10.6 km18 min
- Tulum International Airport (TQO)AMARI’s own brochure claims 18 minutes to "Tulum Airport." Our routed figure to TQO’s published coordinates (20.0636, -87.4539) is double that. We report the routed number and name the discrepancy rather than pick a side.22.8 km36 min
Road distances and drive times routed with OSRM on OpenStreetMap's street network from the pin above, 26-Aug-2026. Times assume clear roads.
Worth being precise about what sits inside what: AMARI Uptown is one gated community on Avenida 10 Norte, inside a residential grid near La Veleta and Holistika, which are themselves informal micro-zones inside the town of Tulum, seat of the municipality of the same name. Neither “La Veleta” nor “Holistika” is a legally registered neighborhood; both are how the market, and AMARI’s own location map, actually describe this stretch of Tulum.
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