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.
FEUDO listing. FEUDO holds a non-exclusive sale mandate on Central Park Lagunas TBN3 from its current owner. What follows is our own read of this specific unit, published because we represent this listing, not an independent review of a project we have no stake in.
Central Park Lagunas TBN3 is a 37.02 m² (398 sq ft) studio on the 3rd floor of Torre B, inside Central Park Lagunas, a delivered (2022) condominium development in La Veleta built by Los Amigos Tulum. It’s sold furnished and equipped, llave en mano (turnkey), under a condominium regime. The asking price is $2,250,000 MXN (≈ USD $132,628), corrected down from the $2,400,000 this listing carried through most of 2026: $2,250,000 is the “Ideal (pleno valor de mercado)” scenario from the unit’s original October-2025 commercialization proposal, not a new discount. The unit has never generated rental income; see the diligence question below for where the opposite claim came from.
Source: FEUDO’s curated listing data; FEUDO’s own system, FEUDO’s own system; Propuesta de Comercialización CPLTBL3, Inverstarter, Oct-2025. Captured 29-Aug-2026.
It fits you if
You want a delivered, titled-track, furnished studio you can use now, not a pre-construction bet: Central Park Lagunas has been standing since 2022, with working pools, elevators, coworking and 24/7 security.
You’re buying for personal or occasional use, a Mexican-in-the-US buyer’s second home fits FEUDO’s own current read of this listing, and you’re not counting on rental income to justify the price. FEUDO’s own record shows this unit has never actually generated rent.
You’re comfortable with a corrected, not-discounted price. $2,250,000 is the ceiling FEUDO’s own original commercialization plan set for this unit in October 2025, not a markdown invented to move a stuck listing.
You’re fine buying into a neighbourhood that’s still finishing itself. La Veleta is genuinely eclectic and centrally located, and it’s also “en consolidación”: unpaved streets in sections, active construction, and a nightlife corridor with real noise at night in high season.
It doesn't if
You expect proof of rental income. None exists. The closest thing on file is an asking-rent figure the owner floated for a listing that never found a tenant.
You want the cheapest studio in La Veleta. At roughly USD $3,583/m², this listing prices near the top of what La Veleta apartment developments ask in FEUDO’s own broker-request monitor, and two nearly identical studios in this same building have sat unsold on a resale platform since May 2025.
You need the legal file complete before you’ll even look. FEUDO’s curated data calls the unit escriturado (titled, deed on file), but FEUDO’s own system still logs the fuller NOM-247-SE-2021 package (escritura, freedom-of-liens certificate) as pending. Ask for the documents directly rather than taking either characterization on its own.
You want a fully finished, curated master-plan. La Veleta’s own independent zone research describes it as “en consolidación,” with the municipal infrastructure gaps that come with a still-growing neighbourhood, unlike the gated single-developer communities elsewhere in Tulum.
Tulum’s most eclectic neighbourhood, still finishing itself.
La Veleta is a mix of digital nomads, artists and long-term expats living alongside local residents, boutique cafés and active construction sites, more heterogeneous and less curated than Aldea Zama. The Calle 7 Sur corridor runs restaurants and bars that operate late into the night in high season; independent zone research documents real noise conflict there, and unpaved streets elsewhere in the neighbourhood that flood in the rainy season. There is no public transit; the beach is a 10 to 15 minute drive.
None of that is a defect of Central Park Lagunas itself, a constituted, gated condominium with its own pools, coworking space, gym and 24/7 security, sitting inside a zone that independent research classifies as “en consolidación” (still consolidating), not fully built out. It’s the honest backdrop worth holding while weighing the price: a finished building, in a neighbourhood that is itself still emerging.
Source: FEUDO zone research, La Veleta dossier (compiled 22-May-2026, confidence: media per its own methodology). Describes the neighbourhood, not this unit specifically.
The building is real. The rental history wasn’t.
Central Park Lagunas TBN3 used to be marketed on “renta vacacional comprobada, ~$10,000 libres al mes”, proven vacation-rental income, and that same figure still sits, uncorrected, inside FEUDO’s own internal sale record and the original commercialization proposal, and both carry it forward as if it were realized income. It wasn’t: the actual conversation it came from tells a different story. It was an asking-rent figure the owner floated before the studio was ever listed for rent, and by the time anyone checked back a month later, it hadn’t rented at all. This page follows the primary record of that conversation, not the later paperwork that copied the figure forward without re-checking it.
What’s left once that claim is corrected is more modest, and it’s real: a building that has actually been delivered since 2022, not a preventa (pre-sale) promise, with working shared amenities, priced at $2,250,000, the ceiling FEUDO’s own original commercialization plan set for it in October 2025. Market context tempers even that: two nearly identical studios in this same building have sat unsold on a resale platform since May 2025, and this unit’s own price per m² sits near the top of what La Veleta apartment developments ask in FEUDO’s own broker monitor, not at a bargain level.
FEUDO’s own currently active strategy for this listing already reflects that correction internally: pursue a Mexican living in the US who isn’t chasing rental return and wants an occasional-use place, in FEUDO’s own words, “hablamos desde el uso, no desde la inversión”, we talk from use, not investment.
Sources: WhatsApp record between FEUDO and the owner, 30-Sep-2025 and 2-Nov-2025; Propuesta de Comercialización CPLTBL3, Inverstarter, Oct-2025; FEUDO’s own system, checked 29-Aug-2026.
Six questions to settle before you sign.
Each one comes straight out of FEUDO’s own curated data, FEUDO’s own system, or the owner’s own record on file. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 6
Central Park’s own ficha calls this “renta vacacional comprobada, ~$10,000/mes.” Is that true?
No. It traces to an asking-rent figure the owner floated before the studio was ever listed for rent, and the unit was never actually rented.
Read the reasoning +Close −
On 30-Sep-2025, weeks before the studio was first listed for rent, the owner told FEUDO he was “thinking $12,500 or $12 [thousand], so $10k stays free” after paying $2,500 in monthly maintenance, a figure he was proposing to ask, not a rent he was collecting. FEUDO published that $12,500/month rental listing on 9-Oct-2025. By 2-Nov-2025, over a month later, the owner asked directly whether it had rented; FEUDO’s own record of that exchange shows it hadn’t, and FEUDO’s own agent proposed switching to short-term Airbnb specifically because the standing listing wasn’t landing a tenant. The original commercialization proposal and FEUDO’s own internal sale record both still carry the $10,000/month figure forward as if it were realized income, a case of the ask getting copied without the correction; the actual conversation it traces to is the more recent and more reliable account, and it shows no rent was ever collected.
Why it moves the decision
FEUDO’s own curated ficha for this unit still states “Renta vacacional comprobada (~$10,000/mes histórico)” (comprobada meaning proven, histórico meaning historical). Neither word holds up against FEUDO’s own record of the same conversation. This is the specific finding that voided the rental angle across all eight of FEUDO’s currently mandated listings, not just this one: a number someone floated as an ask hardened into “proven history” the more times it got copied between documents.
How it gets settled
Weigh this unit on what it verifiably is, delivered, furnished, titled-track, not on a rental case FEUDO’s own record doesn’t support. If rental income matters to the decision, get an actual signed lease or platform statement before relying on any figure that predates one.
Source: WhatsApp record between FEUDO and the owner, 30-Sep-2025 and 2-Nov-2025 (figures only, no personal detail reproduced here); FEUDO Ficha Técnica FE10292025, 28-Apr-2026 (the “Renta vacacional comprobada” line being corrected); the same uncorrected figure also still appears in FEUDO’s internal sale-tracking system and in the October-2025 commercialization proposal’s own “Drivers” table, both superseded by the conversation above.
Question 2 of 6
The old price was $2,400,000. This page publishes $2,250,000. Where does that number actually come from?
It’s the “Ideal (pleno valor de mercado)” scenario from the original October-2025 commercialization proposal, not a fresh discount invented for this page.
Read the reasoning +Close −
The commercialization proposal written in October 2025 (Inverstarter, FEUDO’s predecessor firm on this listing) modelled three sale scenarios for this exact unit: Liquidez (fast sale) at $2.05M, Objetivo (realistic) at $2.15M, and Ideal (full market value) at $2.25M. FEUDO’s curated listing data and its published ficha both still carried $2,400,000 into 2026 regardless, $150,000 above even that proposal’s own best-case number. FEUDO corrected the published price to $2,250,000 in late August 2026.
Why it moves the decision
The corrected number isn’t a markdown to move a stuck listing; it’s the ceiling FEUDO’s own original analysis already set for this unit ten months earlier. That distinction matters for negotiation: an offer near $2.25M isn’t lowballing a discounted price, it’s meeting the number the original plan called the best realistic outcome.
How it gets settled
Anchor any offer to the proposal’s own three-scenario range ($2.05–2.25M), not to the $2.4M figure that circulated on FEUDO’s materials for most of 2026.
Source: Propuesta de Comercialización CPLTBL3, Inverstarter, Oct-2025 (Proyección Financiera, three scenarios); FEUDO Ficha Técnica FE10292025, 28-Apr-2026 ($2,400,000, superseded).
Question 3 of 6
FEUDO calls this unit escriturado. Its own system still shows the legal package as pending. Which is it?
Both, and they answer different questions. FEUDO’s curated data marks the unit as titled; FEUDO’s own internal system says the fuller legal package that should back that up hasn’t been fully collected.
Read the reasoning +Close −
FEUDO’s curated listing data records legal_status: Escriturado for this unit. FEUDO’s own internal system carries a separate legal_status field as pendiente_confirmar, and logs contract_status as pending, with the same next_action recorded for every one of FEUDO’s eight mandated listings: request the owner’s escrituras, freedom-of-liens certificate and supporting documentation to complete the file required under NOM-247-SE-2021.
Why it moves the decision
A titled property can still have an incomplete file at the brokerage handling it. A buyer shouldn’t take “escriturado” on FEUDO’s word alone when FEUDO’s own system says the underlying paperwork isn’t fully collected yet, and a bank will need that file complete before it lends against this unit.
How it gets settled
Request the escritura and a current certificado de libertad de gravamen (freedom-of-liens certificate) directly, before relying on either characterization.
Source: FEUDO’s curated listing data (legal_status: Escriturado); FEUDO’s own system.
Question 4 of 6
FEUDO’s own notes say two studios just like this one have been for sale in the same building since May 2025. Does that change anything here?
Yes. It’s the strongest single signal in the file: this exact product, in this exact building, has struggled to sell for well over a year.
Read the reasoning +Close −
FEUDO’s own market notes for this listing (updated 10-Jun-2026) name two direct comparables inside Central Park Lagunas itself: a 3rd-floor studio and a ground-floor studio with pool access, both 37 m², both listed on BrokerCenter (a resale platform brokers use) since May 2025, and both still unsold as of that note, over a year on the market by the time this page was built. The same note describes the broader Tulum market as “very depressed” as of October 2025, citing a viral social-media clip calling Tulum a “ghost town.”
Why it moves the decision
This isn’t a generic “Tulum is slow” caveat; it’s two units inside this specific building, competing for the same narrow buyer pool this listing is chasing. It’s consistent with the market read below: even at the corrected $2,250,000, this unit prices near the top of what La Veleta apartment developments in FEUDO’s own broker monitor are asking, not at a bargain level that would explain faster absorption.
How it gets settled
Treat the timeline realistically. If the goal is a fast close, price and terms need to compete directly against two known unsold sister units, not against an assumption that this one is different.
Source: Sale-portal export, FEUDO’s own system, 10-Jun-2026 (comparables and quick_read); FEUDO’s own system.
Question 5 of 6
Is there a real HOA figure, or just the $2,500 mentioned once?
Just the $2,500. No formal HOA statement or reglamento de condominio for this unit was found in the material reviewed.
Read the reasoning +Close −
The only maintenance figure on record for this unit, $2,500 MXN/month, comes from the same 30-Sep-2025 exchange examined above, where the owner subtracted it from a proposed rent to arrive at his “$10k libres” figure, and it’s repeated in FEUDO’s own system alongside that same now-corrected rent framing. Neither is an itemized HOA bill or the development’s reglamento de condominio.
Why it moves the decision
A monthly figure mentioned in passing to explain someone else’s arithmetic isn’t the same as a verified HOA statement, and it can move: Central Park Lagunas runs multiple pools, elevators, 24/7 security, and a coworking and gym program, real fixed costs that a figure from 2025 may or may not still cover in full.
How it gets settled
Request the current HOA statement or a recent maintenance receipt directly from the administración before treating $2,500 MXN/month as fixed.
Source: WhatsApp record between FEUDO and the owner, 30-Sep-2025; FEUDO’s own system.
Question 6 of 6
Who is FEUDO actually trying to sell this unit to?
Not an investor chasing rental returns. FEUDO’s own current strategy for this listing targets a Mexican living in the US who wants an occasional-use place, not a producing asset.
Read the reasoning +Close −
FEUDO’s own system records this listing’s active strategy in its own words: pursue “el Mexicano en USA que no espera rentas, que el tiempo es un factor secundario” (a Mexican in the US who doesn’t expect rental income and isn’t in a hurry), and states plainly, “Hablamos desde el uso, no desde la inversión” (we talk from use, not investment). The same record notes that when a prospective buyer is told plainly what the market actually looks like, rather than what a rental projection promises, they tend to rule out the destination, not this specific unit.
Why it moves the decision
FEUDO’s own team had already moved off the investment pitch internally before this page corrected it publicly. It also tells a buyer something useful about who they’d be competing with, or not, for this unit: a narrower, personal-use-driven pool, not the broader Tulum rental-investor market this listing’s old ficha was written for.
How it gets settled
If personal, occasional use in a finished building is the goal, this fits FEUDO’s own read of the unit. If rental income is the goal, treat that as a mismatch with how FEUDO is currently positioning this specific listing, not a reason to doubt the unit’s condition.
Source: FEUDO’s own system; no name or contact detail from that record appears on this page.
What exists on this unit, counted.
Most of what FEUDO holds on this unit comes from its own curated listing data and its own internal system, not from a developer document specific to TBN3, since the developer’s materials are organized by development, not by unit.
From FEUDO’s own curated data, its own system, and its Drive folder for this unit · checked 29-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
1 file, e.g. Brochure 2019.pdf, the developer’s (Los Amigos Tulum) general brochure for Central Park Lagunas
Floor plans
1 file, e.g. STUDIO JUNGLE VIEW.pdf (the developer’s floor plan for its Jungle View studio typology, printed at 35.08 m²)
Price list
2 files, e.g. FEUDO Ficha Técnica FE10292025 (28-Apr-2026), listing $2,400,000 MXN, since corrected
Construction / delivery status
Not applicable: the building delivered in 2022. No avance-obra material was reviewed or would be relevant.
Legal / trust documentation
FEUDO’s curated listing data records this unit as escriturado (titled). FEUDO’s own system still carries this listing’s legal_status as pendiente_confirmar and its contract_status as pending, with the same next_action logged for every one of FEUDO’s eight mandated listings: request the owner’s escrituras, freedom-of-liens certificate and supporting documentation to complete the NOM-247-SE-2021 package. No escritura or libertad de gravamen certificate for this unit was found in the material reviewed.
HOA & fees
No formal HOA statement or reglamento de condominio was found. The only maintenance figure on record, $2,500 MXN/month, comes from the owner mentioning it in passing while discussing a proposed rent, not from an itemized bill.
Payment terms
No payment-plan document specific to this unit was found. It is a delivered, resale unit, not an active pre-construction schedule.
Purchase contract
No signed sale contract specific to this unit was found in the material reviewed.
5 smaller gaps, worth knowingopen +close −
The only studio floor plan found for this building, “Studio Jungle View,” prints 35.08 m² (28.67 + 6.41). This listing is priced and marketed on 37.02 m². Nothing reviewed confirms that floor plan is even the same typology as TBN3 (Torre B, 3rd floor), let alone reconciles the 1.94 m² gap.
Whether the beach access and shuttle the developer’s own 2019 brochure promises owners (“Los Amigos Beach,” a beach shuttle) extend to a unit bought by resale rather than bought new from the developer.
The exact street address. FEUDO’s own system records only “Central Park Lagunas, La Veleta, Tulum, Q. Roo,” with no street name or number; no formal address document was found in the material reviewed.
Whether a photograph of this specific studio’s interior exists anywhere in FEUDO’s material. Everything located and published on this page documents the development’s shared spaces; no interior photograph of TBN3 itself was found.
The developer’s own 2019 brochure describes Los Amigos Tulum as holding “the longest and most successful [rental] history in the area” with “a unique award-winning rental program.” That’s the developer’s general marketing claim for its brand, not a documented fact about this specific unit, whose own rental record (see the diligence question below) shows the opposite.
Every photograph below is of Central Park Lagunas generally, its pools, courtyard and shared amenities, sourced from FEUDO’s own website media archive. None of them shows TBN3’s own interior; no such photograph exists in any material FEUDO has reviewed.
The development, photographed
Photography of Central Park Lagunas’s shared spaces, sourced from FEUDO’s own website media archive. Illustrative of the development as a whole, not of TBN3 specifically, and not a guarantee of any particular finish inside the unit.
The ceiling the original plan set, not a markdown.
Asking price
$2,250,000 MXN
≈ USD $132,628 at Banxico FIX 16.9647 (25-Aug-2026), this page’s own conversion
Surface
37.02 m² 398 sq ft
HOA / maintenance
$2,500 MXN per month, informal figure, not a formal statement, see diligence
Delivery
Immediate delivered 2022, furnished
Where these figures come from, and the number FEUDO’s own materials still get wrong +Close −
$2,250,000 MXN is the “Ideal (pleno valor de mercado)” scenario from the unit’s original commercialization proposal (Inverstarter, Oct-2025), corrected onto FEUDO’s public-facing materials in late August 2026. FEUDO’s published Ficha Técnica (28-Apr-2026) still carries the older $2,400,000 figure, $150,000 above even that proposal’s own best-case number; that figure is superseded here, flagged rather than silently dropped in case anyone downstream is still working from it.
37.02 m² is the surface used consistently across FEUDO’s curated listing data and its own system. The one floor plan located for this building, “Studio Jungle View,” prints 35.08 m² and is not confirmed to be TBN3’s own typology; see the gaps noted above.
Financing follows what is actually for sale: a delivered, furnished unit in a condominium regime, not a pre-construction contract. How financing works here is a separate page; this is only what is specific to this unit.
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 on a titled, delivered unit: pay the negotiated price, cover closing costs, and sign at the notaría (notary). FEUDO’s curated listing data records this unit as escriturado, which is what makes a straightforward cash close possible here, though the diligence question below on FEUDO’s own pending legal file is worth reading first.
- Bank mortgageConditional
A Mexican bank lends against a registrable title inside a constituted condominium regime, and this unit sits in one. The condition is the same one raised in diligence below: FEUDO’s own system still logs the fuller legal package, escritura, freedom-of-liens certificate, as pending, and a bank will want that file complete before it lends, not just a curated field that reads “escriturado.” A foreign, non-resident buyer paying in USD also typically needs to document income and credit from abroad, and not every bank in Tulum underwrites that profile.
- Pre-construction instalmentsNot available here
There is no active instalment plan to join. Central Park Lagunas delivered in 2022 and this is a resale of a finished, furnished studio, not a fresh pre-sale contract with the developer.
- Developer financingNot offered in writing
The developer’s (Los Amigos Tulum) own 2019 brochure describes a rental and returns program for its own inventory, but says nothing about financing terms on a unit it no longer holds, the current owner’s. Nothing seen confirms whether the developer would extend financing on a resale; ask directly rather than assume either way.
- Infonavit / co-financingConditional
FEUDO’s own system logs the buyer profile actively being pursued for this listing as a Mexican living in the United States who isn’t chasing rental return. For exactly that buyer, whether Infonavit applies turns on one fact: did they contribute formally to the Mexican housing system before emigrating. If so, a housing sub-account balance can sit unnoticed for years and is worth checking. If they were never formally employed in Mexico, this route doesn’t exist for them, same as for any foreign buyer.
Each verdict below comes from what’s actually for sale (a delivered, furnished unit, not a pre-construction contract) and from FEUDO’s own curated and internal data, 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, a fact about your counterparty, not the market.
Where this sits in what the zone actually moves.
Not a valuation. Where this listing’s corrected asking price per m² stands against other La Veleta apartment developments already delivered and for sale, not against unbuilt pre-construction inventory, and whether buyers are actually asking at that price point.
Asking price per m², La Veleta apartments, delivered product only
Venta only (9 of the developments FEUDO’s monitor tracks in La Veleta); the zone’s Preconstrucción rows are excluded, unbuilt inventory isn’t comparable to a delivered resale.
- BACABUSD 3923
- WAMAI TULUMUSD 3607
- This listing (Central Park Lagunas TBN3)USD 3583
- OM OOXUSD 3299
- MERAKIUSD 2816
Third of five. Even at its corrected price, this listing sits above every La Veleta comparable in FEUDO’s own monitor except two, BACAB and WAMAI TULUM, and well above MERAKI and OM OOX. This isn’t a bargain-priced unit; it prices near the top of what the zone’s delivered apartment stock is asking.
Broker requests for La Veleta apartments, by price band
May–Jun against Jul–Aug 2026. This listing’s USD price sits in the under-$150k band.
Under USD 150k
where this listing’s USD price sits
USD 150–250k
apartments in La Veleta
USD 250–400k
apartments in La Veleta, shown for context
Real, if thin, demand exists at this listing’s exact price point, and it grew between the two most recent periods measured. The band just above it shrank over the same stretch. Directionally favourable, though it doesn’t explain why two nearly identical studios inside this same building have gone unsold since May 2025 (see diligence above).
Source: FEUDO’s own broker-request monitor, apartment listings tagged Tulum La Veleta. 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.
FEUDO’s own listing data carried no coordinate for this unit (the field was null); the pin below is the coordinate on file in FEUDO’s own levantamiento for this listing, marking the Central Park Lagunas development. It is not a survey pin for TBN3’s own unit within the building.
Central Park Lagunas, La Veleta, Tulum, Quintana Roo, México
Open the full mapPin: Google Maps listing “Central Park Lagunas” (20.1976085, -87.4720854), verified 30-Aug-2026. The coordinate in FEUDO’s own levantamiento placed the pin about 2 km west of La Veleta, inconsistent with the development’s own address; the listing matches the address and replaces it.
How far to what
- Tulum town centre (El Pueblo)3.7 km5 min
- CostaMed Tulum (private hospital)3.66 km5 min
- Calle 7 Sur (La Veleta’s commercial corridor)3.89 km6 min
- Chedraui Selecto (Av. Cobá, supermarket)4.02 km6 min
- Tulum Hotel Zone beach10.88 km18 min
- Tulum International Airport (TQO)More than double the straight-line distance, consistent with the same pattern FEUDO already verified against a second routing source for a nearby listing in this corridor: the road runs through Tulum town before turning onto the airport corridor, not a routing error.38.02 km41 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 development, not TBN3’s own unit inside it, so these distances carry that same margin. Times assume clear roads.
Worth being precise about what sits inside what: TBN3 is one studio on the 3rd floor of Torre B, inside Central Park Lagunas, itself inside La Veleta, inside the municipality of Tulum. La Veleta is not a formally bounded neighbourhood with fixed limits; it is a commonly used area name that also appears in some property listings as “Región 9,” a catastral designation, not a name residents use day to day.
Start here
One studio,
no rental pitch.
FEUDO holds the sale mandate on Central Park Lagunas TBN3. Tell us what you want to know and we’ll follow up with what’s confirmed today, what we’d settle before an offer, and how closing actually works on a delivered, titled-track unit.
Or write directly to [email protected]
Tell us what you want to know.
FEUDO represents this listing. We’ll come back with what’s confirmed, what isn’t, and what an offer would look like.