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.
COSMOS by AMARI is a gated, pre-construction community of 6 villa and mansion models in the Holistika district of Tulum, developed by AMARI Group, the same developer behind AMARI Uptown, a separate project this analysis does not cover. The masterplan lays out 28 residences across 5 phases, plus a still-unbuilt commercial zone: the developer’s own 25-Feb-2026 inventory sheet marks 3 of those 28 sold and the rest available, priced USD 725,000 to 1,360,000. Estimated completion is 2028/2029, and every image the developer has shared, including the one above, is a render: nothing here has been built yet.
Source: Pricing & Inventory - COSMOS by AMARI.pdf (CreationDate 25-Feb-2026); Preguntas y Respuestas [ESP] - COSMOS by AMARI.pdf (9-Feb-2026); Brochure - COSMOS by AMARI [ENG].pdf (23-Apr-2026). All developer-issued. Captured 26-Aug-2026.
It fits you if
You want ground-floor pricing in a brand-new gated community from a developer whose first Tulum project, AMARI Uptown, is already 89% sold or reserved, and you are comfortable betting that record repeats rather than buying into it directly.
Your budget sits inside USD 725,000–1,360,000 for a 4 to 7-bedroom villa or mansion (Castor, Pollux, Tres Cielos, Templo, Rame or Kai, 227–355 m²), with shared amenities (spa, gym, pickleball, coworking, restaurant) built into the plan.
You are comfortable with a 2028/2029 delivery estimate and zero construction photography today: every image shared for this project, including in the gallery below, is a rendering.
You are willing to verify figures yourself before relying on them: the developer’s own Spanish Q&A states two of its villa models’ sizes backwards relative to its own price sheet, detailed below.
It doesn't if
You need a delivered, inspectable property now: 25 of the 28 planned residences are unsold pre-construction lots, and the plan’s 5th commercial zone exists only as a label on the masterplan, not as a drawn building.
You need the developer’s own materials to agree on basic facts before you engage further: its deposit schedule, HOA fee and completion-date estimate all differ from what its own referral broker was circulating seven weeks earlier, detailed below.
You need a legal or trust document before moving money: no escritura (the notarised public deed), fideicomiso, condominium regime, or contract template appears anywhere in the shared Drive.
You need an audited number behind an appreciation claim: the brochure’s “386% price growth” and “15.4% historical annual IRR” for Holistika name no data source, index, or comparison set.
Inland jungle, not a registered neighborhood.
COSMOS sits on Avenida 10 Sur in Holistika, the same district as its sibling project AMARI Uptown, about 1.4 km from the small commercial strip of adjacent La Veleta. Neither Holistika nor La Veleta is a formally registered neighborhood: both are how the market, and both AMARI projects’ own location maps, describe this part of Tulum. The profile here skews wellness and long-stay, artists, healers and remote professionals over families, and it is genuinely interior: the nearest sand is a routed 9.3 km, about 16 minutes by car, not the walk-to-the-beach setting a “Tulum villa” search often implies.
The corridor is also still actively under construction, roads partially unpaved, and carries a documented history of ejido (communally held land that cannot legally be sold as private property) or otherwise irregular land sold as clean title nearby, which is exactly why the legal question in the diligence section below is not a formality. A buyer choosing COSMOS over its more built-out sibling is, among other things, choosing more years of neighboring construction noise before the district settles.
Source: FEUDO zone research, Holistika dossier, researched 9-Jun-2026 from 4 independent Tier-A sources plus municipal risk filings. It describes the district, not this specific project.
Same developer, opposite ends of the sales curve.
AMARI Group’s first Tulum project, AMARI Uptown, is 40 units sold and 1 reserved out of 46, 89% accounted for, per that project’s own developer-issued inventory sheet dated 25-Aug-2026. COSMOS, its second project in the same district, is 3 of 28 sold, about 11%, per its own developer-issued inventory sheet, dated 25-Feb-2026, six months older than the Uptown figure above. Nothing in the shared Drive updates it.
The developer leans on that connection directly, not just in messaging: its own “Fly & Buy” incentive for COSMOS, a reservation-linked package including a USD 700 airfare credit per person and a complimentary shuttle, gives every qualifying visitor a 3-night stay at AMARI Uptown, the nearly sold-out project whose five remaining villas are built and already renting, as part of touring the one that is still a rendering. That is a coherent sales strategy: let the buyer walk through the track record before asking them to buy into the repeat.
For a buyer the two projects are genuinely different risks, not a better and a worse version of one choice. Uptown is a track record with almost nothing left to buy: 5 units, already built, already renting. Cosmos is the bet that the track record repeats, at a lower entry price, with 25 units still open, roughly two and a half years of waiting before delivery, and, as of this writing, not one construction photograph to check progress against.
Sources: AMARI Uptown sold/reserved count from feudo.com.mx/projects/amari-uptown/, sourced there to Pricing & Inventory - AMARI Uptown.pdf (CreationDate 25-Aug-2026). COSMOS sold count from Pricing & Inventory - COSMOS by AMARI.pdf (CreationDate 25-Feb-2026). Fly & Buy incentive from Fly & Buy Incentive - COSMOS by AMARI.png and COMPASS x COSMOS Flyer fly-buy & Compass Benefits 3-31-26.pdf, both developer/referral-broker issued.
Five questions to settle before you sign.
Each one comes straight out of the developer’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 28 planned residences, how many can you actually buy today?
25. The developer's own 25-Feb-2026 masterplan marks exactly 3 of them sold, none reserved.
Read the reasoning +Close −
The developer's "Pricing & Inventory - COSMOS by AMARI.pdf," created 25-Feb-2026, colors all housing lots across Phases 1, 2, 3 and 5 by status: available (gold), sold (dark olive), reserved (maroon) or coming soon (uncolored). Counting by color: Phase 1 (9 lots) shows 3 sold, KUATRO C02, ASTRO C05 and KRYOS C03, and 6 available; Phase 2 (10 lots) and Phase 3 (8 lots) show every lot available; Phase 5's single lot, the Palace, shows available. That totals 28 residences, 3 sold, 0 reserved, 25 available, which matches the Q&A's own separate count of "10 Villas, 17 Mansions, 1 Grand Palace." Phase 4, the 561.8 m² commercial zone of 5 business buildings, is not drawn as individual lots on this plan at all, only labeled "HUB01" and marked "coming soon" as a single uncolored rectangle.
Why it moves the decision
A buyer reading "5 phases" pictures five stages of one build. What the document actually shows is four phases already laid out and priced, and a fifth (the commercial zone) that exists only as a name on a map. That is a normal state for an early pre-construction project, but it means today's buyer is choosing among 25 residential lots on paper, not 28, and the retail anchor the brochure's renders show operating is the least developed part of the plan.
How it gets settled
Ask for the current status of all 25 available lots in writing, dated: this sheet is already six months old at the time this analysis was captured (see the note on the map section below), and status changes fast on the units that are actually selling.
Source: Pricing & Inventory - COSMOS by AMARI.pdf, metadata CreationDate 25-Feb-2026 15:31 UTC; Preguntas y Respuestas [ESP] - COSMOS by AMARI.pdf.
Question 2 of 5
Which villa is bigger, Pollux or Castor?
The developer's own Spanish Q&A swaps them. Every other document, including the price sheet, agrees they don't.
Read the reasoning +Close −
The Pricing & Inventory sheet (25-Feb-2026) lists Villa Pollux at 288.5 m² (USD 850,000) and Villa Castor at 227.2 m² (USD 725,000), and a separate English-language document distributed by the project's referral broker matches those figures in square feet (Pollux 3,105 sqft, Castor 2,446 sqft). The developer's own Spanish "Preguntas y Respuestas" document, dated 9-Feb-2026, just 16 days earlier, states the opposite: "Pollux - 4 habitaciones (227 M2)" and "Castor - 4 habitaciones (288 M2)".
Why it moves the decision
This is not a rounding difference, it reverses which of the two entry-level models is the larger one, and Castor at the swapped figure would be the more expensive-per-square-meter of the pair rather than the cheaper. Anyone comparing these two models on a price-per-square-meter basis, which is the natural thing to do at this price point, gets an answer that depends entirely on which of the developer's own documents they happened to read.
How it gets settled
Confirm the model's footprint against its own individual floor-plan PDF (Pollux Floor Plan (4BR•4.5BA) or Castor Floor Plan (4BR-4.5BA)), not against either Q&A summary, before treating either model's per-square-meter price as settled.
Source: Pricing & Inventory - COSMOS by AMARI.pdf (25-Feb-2026); Preguntas y Respuestas [ESP] - COSMOS by AMARI.pdf (9-Feb-2026); COMPASS x COSMOS FACT SHEET.pdf (English Q&A, undated in-body, distributed by the project's referral broker).
Question 3 of 5
The brochure claims 386% price growth and a 15.4% annual return in Holistika. What backs that number?
Nothing named. No index, no data source, no comparison set, just a chart from 2015 to 2026.
Read the reasoning +Close −
The developer's own English brochure (Canva file, CreationDate 23-Apr-2026) runs a chart captioned "HOLISTIKA 386%▲" showing price per square foot rising from USD 92 in 2015 to USD 450 in 2026, alongside a separate line reading "HIGH APPRECIATION (~15.4% HISTORICAL ANNUAL IRR)." Neither figure names a data source, an index, or what "Holistika" prices were sampled to produce them. The Spanish Q&A adds a related, equally unattributed claim: the project sits in "exclusive community living surrounded by properties of between USD 1.2 and 1.5 million."
Why it moves the decision
This is the entire investment case for buying early, and none of it is sourced. A chart with a start year, an end year and a percentage looks like data; without a named index or methodology it is a marketing claim from the party selling the property, which is a different thing to rely on than an audited figure.
How it gets settled
Treat both numbers as the developer's own claim, not a market fact, until it names the data source and comparison set behind them. FEUDO's own market-monitor comparables for built Tulum projects (below) are a narrower, sourced alternative for gauging where this pricing actually sits today.
Source: Brochure - COSMOS by AMARI [ENG].pdf, page 5 (CreationDate 23-Apr-2026); Preguntas y Respuestas [ESP] - COSMOS by AMARI.pdf (9-Feb-2026).
Question 4 of 5
The deposit plan, the HOA fee and the completion date: whose numbers govern?
They differ between the developer's own sheet and the flyer its referral broker was circulating seven weeks earlier.
Read the reasoning +Close −
The developer's Pricing & Inventory sheet (25-Feb-2026) states a deposit of USD 10,000 plus 35% down, 55% during construction, 10% on delivery; an HOA of USD 900/month for villas and 1,400/month for mansions; and estimated completion "2028/2029." A finance flyer co-branded with the project's referral broker, Compass, dated 6-Jan-2026, states the same USD 10,000 reservation but a 10% down, 80% during construction, 10% on closing split; an HOA of exactly half, USD 450/month for villas and 750/month for mansions; and estimated completion "2027/2028," one year earlier.
Why it moves the decision
Every number that determines what owning here actually costs, the deposit shape, the monthly fee, and when it delivers, moved between two documents from the same sales channel seven weeks apart. An HOA that doubled and a completion date that slipped a year are each individually plausible as a project firms up its plan; three moving at once, without either document flagging the change, is worth resolving before a number from either one goes into a buyer's budget.
How it gets settled
Ask for the current figure on all three, in writing, dated this month, and specify which document supersedes which: the newer developer sheet or the broker flyer that has not been updated to match it.
Source: Pricing & Inventory - COSMOS by AMARI.pdf (25-Feb-2026); COMPASS x COSMOS Pricing - Finance Structure.pdf (6-Jan-2026, distributed by the project's referral broker, Compass).
Question 5 of 5
This is a pre-construction lot purchase. Where is the legal document?
Nowhere in the shared Drive: no deed, no trust, no condominium regime, no contract template.
Read the reasoning +Close −
No escritura (public deed), fideicomiso (the bank trust foreign buyers use to hold property inside Mexico's restricted coastal zone), or régimen de condominio (condominium regime, the instrument that will eventually let each of the 28 residences be titled separately) appears anywhere in the shared Drive. Nor is there a reservation agreement or purchase-contract template, which AMARI Uptown's own Drive does include for its already-delivered inventory.
Why it moves the decision
A pre-construction project this early is not required to have a constituted condominium regime yet, and the absence alone is not damning. What it means concretely: nothing shared here shows what a buyer actually signs, on what land, or under what trust structure, and the zone this project sits in, Holistika, branches directly off La Veleta, which FEUDO's own zone research names by name as an area where ejido (communally held land that cannot legally be sold as private property) or otherwise irregular land has been sold as clean private title.
How it gets settled
Before any payment beyond a fully refundable reservation, run an independent title search at the Registro Público de la Propiedad y del Comercio of Quintana Roo, and ask the developer directly for the specific lot's current land-title status, not a verbal assurance.
Source: Absence verified across the entire 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
- Land status and any liens on a specific lot: a title search at the Registro Público de la Propiedad y del Comercio of Quintana Roo, run in the buyer's name, independent of the developer's paperwork.
- Whether AMARI Uptown's own sell-through record holds up: it is a public, checkable fact, not a projection, and it is the strongest evidence available for whether this developer finishes what it starts.
- Whether an individual floor plan matches its own model's stated size, given that two of the developer's own summary documents already disagree on which of two models is larger.
Only they can answer this
- Which deposit schedule, HOA fee and completion date are current: the developer's 25-Feb-2026 sheet or its broker's 6-Jan-2026 flyer.
- The data source and comparison set behind the brochure's 386% price-growth chart and 15.4% IRR claim.
- The current, dated status of all 25 available lots, given that the only inventory sheet available here is already six months old.
Everything they shared, counted.
A pre-construction sales kit: pricing, architectural plans for all 6 models, a brochure and a sales deck. Brand assets, the broker-only kit, and a “Partner Branded Materials” folder shared with the separate AMARI Uptown project are not counted below, they are sales tooling, not buyer diligence. A folder named “5. Archive 🔒” returned access-restricted when this Drive was walked on 26-Aug-2026; its 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
2 files, e.g. Brochure - COSMOS by AMARI [ENG].pdf (Canva, CreationDate 23-Apr-2026)
Floor plans
6 files, e.g. Kai Floor Plan (6BR-5.5BA)
Price list
2 files, e.g. Pricing & Inventory - COSMOS by AMARI.pdf (EN, CreationDate 25-Feb-2026 15:31 UTC)
HOA & fees
1 file, e.g. A monthly figure by product type, stated inside Pricing & Inventory - COSMOS by AMARI.pdf. No standalone HOA bylaws document.
Payment terms
1 file, e.g. A deposit schedule stated inside Pricing & Inventory - COSMOS by AMARI.pdf. No standalone payment-plan document.
Construction / delivery status
None in the shared folder. Consistent with a project the developer's own materials describe as pre-construction, with an estimated 2028/2029 completion: there is nothing built yet to report progress on.
Legal / trust documentation
No escritura (public deed), fideicomiso (the bank trust foreign buyers use to hold coastal-zone property), or régimen de condominio (condominium regime, the legal instrument that governs shared areas and lets units be titled individually) anywhere in the shared Drive.
Purchase contract
No reservation agreement, purchase contract, or offer letter template in the shared Drive. AMARI Uptown's own Drive has both; this project's does not.
3 smaller gaps, worth knowingopen +close −
A referral-broker flyer for this project (dated 6-Jan-2026) headlines its price table "NEW RELEASE OF PRICE LIST," which implies an earlier, cheaper list existed. That earlier document is not in the shared Drive, so the size of any prior increase cannot be measured here, only that the phrase suggests one happened.
None of the 6 individual floor-plan PDFs were checked bedroom-by-bedroom against the pricing sheet the way Villa Luna's spec sheet was checked on AMARI Uptown's page. The Pollux/Castor size swap below was caught by comparing two summary documents, not by opening every floor plan; a buyer settling on a specific model should still confirm against that model's own PDF.
A folder named "5. Archive 🔒" sits at the top level of the shared Drive and returned access-restricted when this Drive was walked on 26-Aug-2026. Its contents could not be reviewed.
The plan, rendered
Renderings supplied by the developer for distribution, not photographs: nothing at this project has been built yet. Illustrative of the design intent, not a guarantee of any particular unit's finish.
One entry price, three numbers still in motion.
Price range
USD 725,000 – 1,360,000
Entry ticket
USD 725,000 Villa Castor
Financing
Cash, or a deposit plan see below
Delivery
Pre-construction. Developer estimate 2028/2029, one document says 2027/2028. See below.
Where these figures come from +Close −
USD 725,000–1,360,000 comes from “Pricing & Inventory - COSMOS by AMARI.pdf,” created 25-Feb-2026, which prices all 6 models: Villa Castor (227.2 m², USD 725,000), Villa Pollux (288.5 m², USD 850,000), Ramé (351.6 m², USD 1,285,000), Templo (353.8 m², USD 1,295,000), Tres Cielos (334.6 m², USD 1,310,000) and Kai (355.1 m², USD 1,360,000). Per square meter that runs roughly USD 3,190 to 3,830, which sits in the upper-middle third of about 188 built-and-selling Tulum comparables in FEUDO’s own market monitor, most of which run USD 1,500–4,000/m². That comparison should be read as directional only: this project is pre-construction and the comparables are largely built inventory, which are not the same risk.
The deposit structure and HOA fee both differ between the developer’s own 25-Feb-2026 sheet and a finance flyer its referral broker, Compass, was circulating on 6-Jan-2026. The developer’s current sheet states USD 10,000 reservation, 35% down, 55% during construction, 10% on delivery, and an HOA of USD 900/month for villas and 1,400/month for mansions. The earlier broker flyer states the same reservation but 10% down, 80% during construction, 10% on closing, and an HOA of exactly half those figures, USD 450 and 750/month. Estimated completion also moved, from “2027/2028” in the broker flyer to “2028/2029” in the developer’s newer sheet and its Spanish Q&A. This page treats the developer’s more recent, dated sheet as the current figure and reports the older broker numbers rather than averaging them away, since the gap itself is the finding. How financing works here is a separate page; this is only what is specific to this project.
All prices in this analysis are in US dollars, matching how the developer itself prices and lists COSMOS; no peso figure appears anywhere in the shared materials for this project, so no currency conversion applies here. No verbal statement from any seller should be relied on over the developer’s own dated documents, and where those documents disagree with each other, both are reported above rather than one being treated as authoritative by default.
Where this sits in what the zone actually moves.
Not a valuation and not a comparables table. Where the asking price stands against other Tulum projects, mostly built inventory, and whether buyers are actually asking in this band, in COSMOS’s own corridor and city-wide.
Asking price per m², built and pre-construction projects in Tulum
10 of 188 tracked Tulum projects, spanning the field. Land parcels excluded: price per m² is not comparable across product types, and most comparables here are built, this project is not.
- Constelada6,044
- Jade Tulum4,241
- Aflora3,838
- Beutiful3,741
- Tamarah Tulum2,945
- COSMOS by AMARI4,310
- AMARI Uptown2,780
- Baktun2,665
- Nuee2,644
- Costa Caribe2,729
COSMOS’s roughly USD 3,190–3,830/m² range sits above its own sibling AMARI Uptown and above most of the field, though not among the very top: of 188 tracked Tulum projects, only a handful price meaningfully higher. Positioned as a step up from Uptown, not a repeat of its price point.
Buyer requests, houses in COSMOS’s price band (USD 700k+)
May–June against July–August 2026. La Veleta/Holistika is the exact corridor this project and AMARI Uptown both sit in.
La Veleta, houses USD 700k+
the top of Cosmos's own range
Tulum-wide, houses USD 700k+
Cosmos's price band, city-wide
Demand at COSMOS’s own price band is growing both in its immediate corridor and city-wide, off a small base. It is real movement, not proof that a specific USD 725,000–1,360,000 pre-construction villa sells at the rate the brochure’s appreciation chart implies.
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 developer's own price sheet accepts USD and states it takes cryptocurrency too. On a pre-construction project this is the plainest route: it removes the lender who would otherwise require the legal file described below to exist before money moves.
- Bank mortgageNot available here
Nothing is built yet, and no escritura, fideicomiso (the bank trust foreign buyers use to hold coastal property), or régimen de condominio (condominium regime) exists in the shared Drive for a bank to lend against. A referral-broker flyer for this project lists "Available for Financing" as a line item with no lender, rate, or term named, which is not the same thing as a bank mortgage and is reported separately below rather than folded into this row.
- Pre-construction instalmentsOpen
This is the modality the developer is actually selling: a USD 10,000 reservation followed by a construction-linked schedule. The specific split disagrees between two of the project's own documents, seven weeks apart, see the diligence question below before relying on either one.
- Developer financingNot offered in writing
Beyond the construction-linked deposit schedule above, nothing in the shared materials describes standalone developer financing with its own rate or term, and nothing rules it out. Ask directly rather than assume the referral broker's unadorned "Available for Financing" line means anything specific.
- 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 actually exists today (a pre-construction plan, nothing built) 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.
Neither COSMOS nor its own location map publishes a coordinate. The masterplan labels its eastern edge “10 AV. SUR,” the same street FEUDO’s own zone research independently confirms as the Holistika hotel’s official address. The pin below is that hotel, the nearest fixed, verifiable point on that street, not a confirmed parcel for this project: reported at that precision rather than claiming a sharper fix the documents don’t support.
Avenida 10 Sur, Holistika, Tulum, Quintana Roo, México (district anchor: Hotel Holistika)
Open the full mapPin: Hotel Holistika's own published coordinates (20.2006, -87.4821), cross-checked against FEUDO's Holistika zone dossier and the masterplan's own '10 AV. SUR' edge label, checked 26-Aug-2026. District-level precision, not a confirmed parcel for this project. Cross-checked 28-Aug-2026 against the Google Maps place listing for “COSMOS by AMARI”.
How far to what
- La Veleta commercial corridor1.4 km2 min
- Tulum Centro (El Pueblo)2.6 km4 min
- CostaMed Tulum (private hospital)2.6 km4 min
- Chedraui Selecto, Av. Cobá (supermarket)3 km5 min
- Zona Hotelera Tulum (nearest beach)9.3 km16 min
- Tulum International Airport (TQO)39.2 km42 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: COSMOS is one gated community on Avenida 10 Sur, inside Holistika, an informal wellness micro-district that branches off La Veleta, itself inside the town of Tulum, seat of the municipality of the same name. Neither “Holistika” nor “La Veleta” is a legally registered neighborhood; both are how the market, and both AMARI projects’ own materials, describe this stretch of Tulum.
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