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.
FEUDO listing. FEUDO holds a non-exclusive sale mandate on Lote 46 and Lote 60 from their current owner. What follows is our own read of these two lots, published because we represent this listing, not an independent review of a project we have no stake in.
Axkaba is a 20.2-hectare gated residential subdivision under construction in the Región 12 corridor of Tulum, bordering Holistika. Lote 46 (422.02 m², fronting the Fase II amenities) and Lote 60 (363.66 m², one row back) are two adjoining parcels inside that same phase, held today by a private owner under a purchase contract with the developer, no escritura (the recorded title deed) yet. Sold separately or together, at a combined 785.68 m² (8,457 sq ft) they carry roughly 1,335 m² of buildable area under Axkaba’s own zoning envelope once both are counted, more than a single house typically uses. The asking price is $4,097,208 MXN combined (≈ USD 241,500), transferred by cesión de derechos rather than a deed.
Source: FEUDO’s curated listing data; FEUDO’s own system, FEUDO’s own system; FPC2026003, Propuesta de Comercialización Axkaba.docx (the owner’s own proposal); Memoria Descriptiva Axkaba (the developer’s descriptive report). Captured 29-Aug-2026.
It fits you if
You want titled-track land inside an active, amenitized subdivision at a real discount to what the developer is asking today for comparable Fase II/III inventory, not raw jungle with no infrastructure plan at all.
You’re comfortable buying via cesión de derechos, an assignment of the current owner’s contract position, rather than a deed at closing, and you understand the developer’s assignment fee sits on top of whatever price you and the owner agree.
You want enough combined buildable area, roughly 1,335 m² across both lots under Axkaba’s own COS/CUS, to build more than one structure: a small compound, not a single house squeezed onto a single parcel.
You’re fine buying into infrastructure that’s mostly, not fully, in. The developer’s own design calls for underground utilities and paved streets, dated to September 2025 for this phase; the photography reviewed still shows compacted sascab roads.
It doesn't if
You need a deed at closing. Nothing here has one yet: contract_status is pending in FEUDO’s own system, and the underlying instrument is a purchase contract with the developer, not an escritura.
You want to see a photograph of Lote 46 or Lote 60 specifically before deciding. Everything photographed on this page documents the subdivision, the entrance, the roads, the amenities, construction under way on other lots, not these two parcels.
You need certainty on Beach Club Balabamba access before you commit. The developer’s own memo promises owners a 10-year membership; nothing seen confirms whether that follows a lot transferred by assignment to a new buyer.
You only want one lot for one house. Lote 60 on its own works for that, the differentiator here is buying both, and paying to hold a second parcel you don’t plan to build on erases the case for combining them.
Holistika’s edge, not its centre.
Axkaba sits in the Región 12 corridor bordering Holistika, a low-density wellness micro-community that took its name from the hotel anchoring it and is itself an offshoot of La Veleta, about a 5-minute walk away. It is not a beach zone: the nearest sand, in Tulum’s Hotel Zone, is roughly 25 minutes by bike or 19 minutes by car. Days here run on jungle paths and a slower pace than the coast; residents move by bike, moto or car, because there is no public transit and no walkable supermarket in the immediate area.
Two things worth knowing before valuing the lot. First, construction is active across the whole corridor, part of the roughly 560 developments under way across the municipality, so noise and dust from neighbouring projects are a normal, not exceptional, condition right now. Second, the La Veleta / Holistika corridor is exactly where independent buyer-risk sources flag ejido land sold as if it were ordinary private property; FEUDO’s own system records this listing’s legal_regime as private, not ejido, which is worth confirming again directly against the actual contrato de compraventa rather than taking either label on faith.
Source: FEUDO zone research, Holistika dossier (compiled 09-Jun-2026); FEUDO’s own system. Describes the corridor, not these two lots specifically.
Two lots aren’t twice one lot. They’re a different product.
Sold apart, Lote 46 and Lote 60 are ordinary infill: buy one, build a house, done. The owner’s own proposal frames the case for buying both together differently, as a microproject, 2 to 4 boutique villas sharing the combined footprint, and the zoning math actually supports it: roughly 1,335 m² of buildable area across both parcels once upper floors are counted, well past what a single residence needs.
What the proposal doesn’t say, and what FEUDO’s own broker-request monitor shows, is who is actually shopping at each price point. Priced apart, each lot lands under USD 150,000, a band where the monitor logs real if thin demand for raw Tulum land. Priced as a combined USD 241,500 package, it lands in a band where that same monitor shows zero recorded requests for land anywhere in Tulum. That doesn’t make the combined pitch wrong; it makes it a narrower one, aimed at an architect or small developer who wants the buildable area, not at the wider pool of buyers shopping for a single lot.
Sources: FPC2026003, Propuesta de Comercialización Axkaba.docx, sections A1 and D3; FEUDO’s own broker-request monitor, land listings tagged Tulum, checked 29-Aug-2026.
Six questions to settle before you sign.
Each one comes straight out of the owner’s own proposal, the developer’s materials, or FEUDO’s own system. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 6
Bought separately or as one package: does it actually matter?
Combined, the two lots carry roughly 1,335 m² of buildable area under Axkaba’s own zoning, more than most single houses use.
Read the reasoning +Close −
Lote 46 (422.02 m²) and Lote 60 (363.66 m²) sit under the same COS 0.60 / CUS 1.7 envelope: roughly 253 m² and 218 m² of ground footprint, and roughly 717 m² and 618 m² of total buildable area once upper floors are counted, per the owner’s own commercialization proposal. Lote 46 fronts the Fase II amenities; Lote 60 sits one row back, described in the same document as the quieter of the two.
Why it moves the decision
One lot is enough for one house. What buying both actually opens is a small compound, the owner’s proposal frames it as 2 to 4 boutique villas, rather than a single larger home. That is a build play for an architect or a small developer, not a bigger version of the same land-buyer’s decision. Confirmed independently below: the combined asking price sits in a demand band where FEUDO’s own broker-request monitor shows zero recorded requests for raw Tulum land, while each lot alone sits in the thin-but-real under-USD-150k band. That is not a reason not to buy; it is a reason to know who else is actually shopping at this price point, and it is closer to none.
How it gets settled
If the plan is one house, price and evaluate Lote 46 or Lote 60 on its own. If the plan is a build play, get the reglamento interno’s actual language on shared walls, setbacks between the two parcels, and whether a condominium regime would need to be constituted to sell the resulting villas separately later.
Source: FPC2026003, Propuesta de Comercialización Axkaba.docx, sections A and C; FEUDO’s own broker-request monitor.
Question 2 of 6
What does "cesión de derechos" actually transfer, and what does the developer charge for it?
It transfers a contract position, not a deed, and the developer’s fee is fixed to what the owner originally paid, not to what a buyer pays him.
Read the reasoning +Close −
The owner holds each lot under a purchase contract with the developer, with no escritura issued yet (legal_regime is recorded as private, not ejido, in FEUDO’s own system, and the contract_status for this listing is pending). Cesión de derechos (an assignment of that contract’s rights, not a registered-title transfer) is the mechanism that hands his position to a buyer. The developer charges 5% for processing that assignment, calculated on each lot’s original acquisition price, $1,374,000 for Lote 46 and $1,202,250 for Lote 60, not on whatever price the buyer and owner agree today.
Why it moves the decision
That fee doesn’t move with the negotiated price. Whether the deal closes at the asking figure or well under it, the developer’s cut is fixed at roughly $68,700 for Lote 46 and $60,113 for Lote 60 (about $128,800 combined), because it’s pegged to what the owner paid years ago, not to today’s number. A buyer negotiating a discount should know the developer isn’t discounting alongside them.
How it gets settled
Get the assignment fee, and who pays it, in writing before agreeing a price, it is a real cost on top of whatever the owner and buyer settle on, and the owner’s own proposal assumes it comes out of his side, which is a negotiating position, not a fact.
Source: FPC2026003, Propuesta de Comercialización Axkaba.docx, sections A and C4; FEUDO’s own system.
Question 3 of 6
If I was never a Mexican national, how do I end up holding this?
Tulum sits inside the 50 km coastal restricted zone: a foreign-born buyer can’t hold direct title here and will need a bank trust once these lots are deeded.
Read the reasoning +Close −
Article 27 of the Constitution bars a foreign national from holding direct title within 50 km of the coast, and Tulum is well inside that band. Someone born Mexican doesn’t need a fideicomiso (bank trust) even with a foreign passport, proven with a Mexican birth certificate; someone who was never a Mexican national does. Neither the owner’s proposal nor the developer’s own materials mention this, it’s a fact about the location, not about these two lots.
Why it moves the decision
It doesn’t change what’s for sale today (a contract position, not a deed), but it decides what has to happen the day these lots are finally titled. A fideicomiso carries a one-time bank acceptance fee plus an annual trustee fee for as long as it runs, published ranges run roughly USD 450–800 a year, and that annual cost is the one buyers most often forget to add up over a hold.
How it gets settled
Confirm nationality status with a notary before assuming either way, and if a fideicomiso applies, get the annual trustee fee quoted in writing, not just the one-time setup cost.
Source: Compass guia-compra, parte-4 (zona restringida, art. 27 constitucional); no document in the Axkaba expedient itself addresses this.
Question 4 of 6
Is the road actually finished, or still being built?
The developer’s design calls for underground utilities and paved streets by phase; the photography reviewed still shows compacted sascab.
Read the reasoning +Close −
The developer’s own descriptive memo specifies underground electric with an individual meter post per lot, an individual water connection per lot, sanitary drainage to each lot, and a suelo-cemento street finish with gravel sidewalks. A separate developer document, its amenities fact sheet, dates infrastructure delivery for Fase I and II, where Lote 46 and 60 sit, to September 2025. The owner’s own proposal, written after that date, still describes the roads as sascab and tierra compactada, and the photography in the developer’s shared Drive (undated within what was reviewed) shows the same.
Why it moves the decision
A design spec and a delivery date are not a completion certificate. The gap between what the memo promises and what the ground shows in photographs is exactly the kind of thing a buyer confirms by walking the road, not by reading the brochure a second time.
How it gets settled
Ask for a current photo or video of the specific street frontage for Lote 46 and Lote 60, dated, before relying on either the September 2025 date or the older photography here.
Source: Memoria Descriptiva Axkaba (developer); FPC2026003, Propuesta de Comercialización Axkaba.docx, section B1; FICHA TECNICA - AMENIDADES 2025.pdf (developer).
Question 5 of 6
The brochure says north of the city. Is it?
No. The coordinates FEUDO verified put Axkaba about 3.5 km south of Tulum’s town centre, bordering Holistika, not north of it.
Read the reasoning +Close −
The developer’s own amenities fact sheet describes Axkaba as sitting "al norte de la ciudad." The coordinates FEUDO located for this listing (20.196196, –87.4856403) sit roughly 0.6 km from the independently sourced anchor point of the Holistika hotel in FEUDO’s own zone research, and about 3.5 km south of Tulum town centre by measured road distance, consistent with the Región 12 / Holistika corridor the owner’s own proposal names, not with a location north of town.
Why it moves the decision
It doesn’t change what’s buildable or what it costs, but a buyer picturing the wrong side of town is picturing the wrong commute, the wrong beach distance, and the wrong neighbours. This page reports the measured coordinates, not the brochure’s cardinal direction.
How it gets settled
Use the pin below, not the brochure’s wording, when judging distance to anything.
Source: FICHA TECNICA - AMENIDADES 2025.pdf (developer); coordinate on file in FEUDO’s own system, cross-checked against FEUDO’s Holistika zone dossier (FEUDO zone research, 09-Jun-2026).
Question 6 of 6
Why is the owner selling two lots that front the amenities?
To move the capital into a more consolidated project, by his own account, not a distress sale, and not concealed.
Read the reasoning +Close −
FEUDO’s own system records the sale reason as the owner recovering capital from two residential lots he holds in Axkaba, both fronting the fraccionamiento’s amenities, with urgency logged as low. The owner’s own proposal is explicit about the same thing: he intends to redeploy the proceeds into a more built-out project (it names Kaybé as one option), and frames the asking price as a real discount to what the developer charges today for comparable inventory, not a fire-sale number.
Why it moves the decision
A motivated-but-not-desperate seller is a different negotiation than either a forced sale or an owner testing the market with no intention to move. Low urgency, logged independently of the owner’s own proposal, is consistent with room to negotiate but no particular reason for the seller to accept a lowball offer quickly.
How it gets settled
Negotiate on the merits of the two lots and the assignment cost, not on an assumption of urgency the record doesn’t support.
Source: FEUDO’s own system, no name or contact detail from that record appears on this page; FPC2026003, Propuesta de Comercialización Axkaba.docx, section D1.
What exists on these two lots, counted.
Most of what follows describes Axkaba as a whole, not Lote 46 or Lote 60 specifically, the developer’s materials are organized by subdivision, not by lot number, and the owner’s own proposal is the only document that speaks to these two parcels by name.
From the owner’s own proposal and the developer’s shared Drive · checked 29-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
2 files, e.g. BrochureAxkaba-Esp.pdf
Floor plans
1 file, e.g. Axkaba_masterplan_septiembre2023.pdf, the subdivision masterplan
Construction / delivery status
12 files, e.g. DJI_0413.JPG (drone still)
Price list
2 files, e.g. FPC2026003, Propuesta de Comercialización Axkaba.docx (owner-specific pricing for Lote 46 and Lote 60)
Payment terms
1 file, e.g. Métodos de pago.jpg
Purchase contract
2 files, e.g. Documentos para contrato.pdf (developer’s checklist for a new purchase contract)
Legal / trust documentation
No escritura, no freedom-of-liens certificate, and no signed assignment contract for these two lots in the material reviewed. FEUDO’s own system logs this listing’s contract_status as pending.
HOA & fees
The developer’s amenities fact sheet (FICHA TECNICA - AMENIDADES 2025.pdf) describes what the subdivision has; no maintenance-fee figure for these two lots was found in the material reviewed.
4 smaller gaps, worth knowingopen +close −
Whether Beach Club Balabamba membership follows a lot transferred by cesión de derechos. The developer’s own descriptive memo promises owners a 10-year membership; nothing seen confirms whether that follows an assignment to a new buyer, or only a direct purchase from the developer.
Which side pays the developer’s 5% assignment fee. The owner’s proposal lists it as a cost to him, but that is one proposal’s framing, not a fixed rule in anything the developer publishes, it is a point to settle in the negotiation, not to assume either way.
Whether the swimming pool counts inside each lot’s CUS ceiling. Other Axkaba-family land pages on this site have documented developers giving a pool a retiro that lets it sit outside the buildable envelope; nothing in the material reviewed for Lote 46 or Lote 60 specifically says either way. Confirm against the actual reglamento interno before designing to the numbers on this page.
What the streets look like at the exact address today. The developer’s own descriptive memo specifies underground utilities and a suelo-cemento finish; the photography reviewed, dated to the subdivision’s general rollout rather than these two lots, still shows compacted sascab. Both can be true at different points on the same road.
Every photograph below is of the Axkaba subdivision generally, its entrance, its roads, its shared amenities, construction under way on other lots, sourced from the developer’s own shared Drive. None of them shows Lote 46 or Lote 60 specifically; no such photograph exists in any material FEUDO has reviewed.
The subdivision, photographed
Photography and renders supplied by the developer for distribution. Illustrative of the subdivision as a whole, not of Lote 46 or Lote 60 specifically, and not a guarantee of any particular finish.
Two lots, one combined ask, an assignment instead of a deed.
Combined price
$4,097,208 MXN
≈ USD 241,500 at Banxico FIX 16.9647 (25-Aug-2026), this page’s own conversion
Combined surface
785.68 m² 8,457 sq ft
Lote 46
$2,278,908 MXN 422.02 m² / 4,543 sq ft, fronts the amenities
Lote 60
$1,818,300 MXN 363.66 m² / 3,914 sq ft, interior, quieter
Where these figures come from, and the number FEUDO’s own base still gets wrong +Close −
785.68 m² (422.02 + 363.66, per lot) comes from the owner’s own commercialization proposal (FPC2026003.docx), the same document that carries the COS/CUS math this page reports, and it is not a number that document invented: it lines up with the combined price ($4,097,208) already on file in FEUDO’s curated listing data. FEUDO’s internal deal-tracking database still carries an older 673 m² figure for this listing, used there to model exit scenarios. That number predates this proposal being read and is superseded by it here, it is flagged, not silently dropped, in case anyone downstream is still working from it.
The combined $4,097,208 MXN price is the sum of the owner’s own recommended listing points for each lot ($5,400/m² for Lote 46, $5,000/m² for Lote 60), themselves set against three references in the same proposal: the developer’s own current ask for Fase II/III inventory (≈$6,400/m²), reported Axkaba resales (≈$5,400/m²), and the general Tulum-2025 slowdown the proposal describes candidly rather than papering over.
Financing follows what is actually for sale: a contract position (cesión de derechos), not a deed and not a fresh pre-construction contract with the developer. How financing works here is a separate page; this is only what is specific to these two lots.
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 plainest way to close an assignment of this kind: pay the negotiated price directly to the current owner, then cover the developer’s own transfer fee (5% of each lot’s original purchase price, not the resale price, see the diligence question below) to record the change of holder. No lender is involved, so nothing here waits on a title that doesn’t exist yet.
- Bank mortgageConditional
A Mexican bank lends against a registrable title it can lien. What exists today is a purchase contract between the owner and the developer, not an escritura, so there is nothing yet for a bank to secure a mortgage against. The condition is specific: these lots would need to be formally deeded, in the buyer’s name, before a bank product applies.
- Pre-construction instalmentsNot available here
There is no active instalment plan to join. The current owner already paid the developer in full when he acquired each lot (documented in his own proposal); what is for sale now is his contract position, transferred in one move by cesión de derechos, not a fresh preventa (pre-sale) schedule.
- Developer financingNot offered in writing
The developer’s own offer-letter template documents that it finances new lots it sells directly, 30% down, the balance in interest-free instalments (MSI), but that is a fact about buying fresh inventory from the developer, not about buying these two specific lots from their current holder. Nothing seen says whether the developer would extend the same terms to someone taking over an existing position by assignment. Ask rather than assume.
- Infonavit / co-financingNot available here
Depends on having contributed formally to the Mexican housing system, so it doesn’t exist for a foreign buyer. Worth checking if you’re Mexican and worked in Mexico at any point, even briefly: a housing sub-account balance can sit unnoticed for years.
Each verdict below comes from what’s actually for sale (an assignment of contract rights, not a deed) and from the owner’s and developer’s own materials, judged against the five ways property changes hands 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, a fact about your counterparty, not the market.
Where this sits in what the zone actually moves.
Not a valuation. Where this listing’s asking price per m² stands against other residential land in the same corridor, and whether buyers are actually asking at that price point.
Asking price per m², residential land near Holistika / South Tulum
Land only, built-condo price per m² isn’t comparable to a bare lot and is excluded.
- Kaybé Tulum (lotes unifamiliares)USD 422
- Tulum 895USD 418
- Axkaba (developer’s own current inventory)USD 317
- This listing (Lote 46 + 60, combined ask)USD 307
- BeecheiiUSD 304
Fourth of five. This listing prices below Kaybé and Tulum 895, close to the developer’s own current Axkaba inventory, and above Beecheii. Sale type: Venta for Kaybé, Tulum 895 and Beecheii; Preconstrucción for the developer’s own remaining Axkaba inventory.
Broker requests for Tulum land, by price band
May–Jun against Jul–Aug 2026. The bands each lot, and the combined package, touch.
Under USD 150k
where each lot sits on its own
USD 150–250k
where the combined package sits
USD 700k+
unrelated to this listing, shown for context
Sold apart, each lot sits where real if thin demand for raw Tulum land already exists. Sold together, the package sits in a band where this monitor logs no recorded requests for land anywhere in Tulum, the buyer for the combined package is someone planning to build, not someone shopping the general land market.
Source: FEUDO’s own broker-request monitor, land listings tagged Tulum. 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.
Neither the owner’s proposal nor the developer’s materials publish a coordinate for Lote 46 or Lote 60 specifically. The pin below marks the Axkaba subdivision as a whole, resolved from FEUDO’s own system and cross-checked against FEUDO’s independent zone research: it lands about 0.6 km from that research’s own Holistika hotel anchor point, consistent with the Región 12 / Holistika corridor this listing is described as sitting in. It is not a survey pin for either individual lot.
Axkaba Residencial, Región 12, Tulum, Quintana Roo, México
Open the full mapPin: Google Maps place listing “Axkaba Tulum,” the coordinate on file in FEUDO’s own system, checked 29-Aug-2026. Cross-checked against FEUDO’s Holistika zone dossier (FEUDO zone research, 09-Jun-2026).
How far to what
- La Veleta corridor2 km4 min
- Tulum town centre (El Pueblo)4 km6 min
- CostaMed Tulum (private hospital)4 km6 min
- Chedraui Selecto (supermarket)4 km6 min
- Tulum Hotel Zone beach11 km19 min
- Tulum International Airport (TQO)Close to double the straight-line distance, consistent with the road running through Tulum town before turning onto the airport corridor, not a routing error.39 km43 min
Road distances and drive times measured from the pin above, routed on OpenStreetMap's street network on 29 August 2026. The pin marks the subdivision, not either individual lot, so these distances carry that same margin. Times assume clear roads.
Worth being precise about what sits inside what: Lote 46 and Lote 60 are two parcels inside Fase II of the Axkaba subdivision, itself inside the Región 12 corridor bordering Holistika, inside the municipality of Tulum. Holistika isn’t a formally registered neighbourhood on its own, it’s a wellness micro-community that took the name of the hotel anchoring it, so a listing that leans on that name alone is describing the corridor, not the specific fraccionamiento these two lots sit in.
Start here
Lote 46, Lote 60,
or the pair?
FEUDO holds the sale mandate on these two lots. Tell us which one you’re weighing, or whether it’s the combined build play, and we’ll follow up with what’s confirmed today, what we’d settle before an offer, and how the cesión de derechos actually closes.
Or write directly to [email protected]
Tell us which lot you want.
FEUDO represents this listing. We’ll come back with what’s confirmed, what isn’t, and what an offer would look like.