Erena Tulum 109
A delivered, furnished 44.38 m² studio with its own private plunge-pool terrace, priced below every comparable La Veleta apartment sale FEUDO tracks. The case for it isn’t rental income: FEUDO found no evidence for the numbers once attached to this unit’s Airbnb history, and doesn’t publish them.
FEUDO listing. FEUDO holds the sale mandate on Erena Tulum 109 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.
Erena Tulum 109 is a 44.38 m² (477 sq ft) ground-floor studio, unit 109, inside Erena Mindful Apartments, a 45-unit condominium development in La Veleta, Tulum, delivered roughly four years ago. It’s sold furnished and equipped, and comes with its own private plunge-pool terrace and two parking spaces, neither of which appears on FEUDO’s own curated ficha for this listing; see diligence below. It’s curated as escriturado (deeded), though FEUDO’s own system still logs the fuller legal file as pending. The asking price is $1,790,000 MXN (≈ USD $99,500, the owner’s own broker flyer’s conversion), the lowest of any La Veleta apartment sale in FEUDO’s own broker-request monitor.
Source: FEUDO’s curated listing data; FEUDO’s own system; AVL4101 broker flyer, shared by the owner (28-Mar-2026); Erena Mindful Tulum Brochure.pdf (the developer’s own). Captured 29-Aug-2026.
It fits you if
You want a low-ticket, delivered, furnished studio in La Veleta for your own use, occasional or otherwise, not a unit you’re underwriting against future rental income.
You’re fine owning the smallest, lowest-priced apartment sale in FEUDO’s own La Veleta comparables, in exchange for the lowest entry ticket of the set.
You’re comfortable with an open-plan studio, one continuous room with a designated sleeping area, rather than a separate, walled bedroom.
You have your own vehicle, bike or ride-hailing budget: La Veleta has no public transit, and this unit’s two parking spaces are a real amenity here, not a formality.
You’re ready to request the deed and a freedom-of-liens certificate directly, given FEUDO’s own system still logs this listing’s paperwork as pending despite the curated “escriturado” label.
It doesn't if
You’re buying on the strength of “4 years, 56 reviews, 60-70% occupancy.” FEUDO found no evidence for those figures once attached to this unit and publishes no rental-performance claim on any of its mandated listings.
You need a separate, closed bedroom. This is an open-plan studio, matching the Asana floor plan in the gallery above, not a partitioned one-bedroom layout.
You need a bank mortgage closed without any open questions. FEUDO’s own system logs this listing’s legal paperwork as pending, and a lender will want that file complete first.
You want to live inside the liveliest stretch of La Veleta’s nightlife. Independent zone research documents Calle 7 Sur as an active late-night bar corridor roughly 1.3 km away by road, close enough to reach on foot or by bike, far enough that it isn’t on top of the unit.
La Veleta: real character, real infrastructure gaps.
Independent zone research describes La Veleta as Tulum’s most eclectic neighbourhood: digital nomads, artists and long-term expats sharing streets with local residents, a live commercial corridor on Calle 7 Sur, and simultaneously construction underway on multiple corners. The same research documents real infrastructure gaps as an active, current problem, not a historical footnote: wide sections of the neighbourhood have unpaved or partially paved streets that flood after heavy rain, and Calle 7 Sur runs as a bar corridor with DJs past midnight in high season, loud enough that nearby residents describe it as being caught inside a party. Streets further from that corridor are reported as considerably quieter at night.
Erena Mindful Apartments itself fronts Calle 12 Sur, roughly 1.3 km by road from the Calle 7 Sur corridor, close enough to walk or bike to in minutes, far enough that the zone’s loudest nightlife isn’t immediately outside the building. There is no public transit anywhere in La Veleta: getting to the beach (about 14 minutes by car), the airport, or even downtown requires a vehicle, bike or ride-hailing app, which is the context that makes this unit’s two parking spaces a real amenity rather than a checkbox.
Source: FEUDO zone research, the La Veleta dossier (compiled 22-May-2026); PB ARQUITECTONICO.pdf (site plan naming Calle 12 Sur as the development’s frontage). Describes the zone, not this unit specifically.
The case is the ticket size, not a return.
At $99,500 USD (the owner’s own flyer conversion), this is the lowest-priced apartment sale in La Veleta that FEUDO’s own broker-request monitor tracks, and by a wide margin: the next lowest sits over $100,890 USD. On a per-square-metre basis it isn’t unusually cheap, roughly $2,242/m², squarely inside the middle of the same comparable set. The advantage here is the size of the cheque, not a discount per metre: it’s the smallest unit on the list, priced accordingly.
FEUDO’s own internal notes on this listing say plainly who that fits and who it doesn’t: the sales strategy on file targets a Mexican buyer based in the United States who isn’t expecting rental returns and wants a unit for occasional use, priced as an opportunity rather than an investment, in FEUDO’s own words, speaking from use, not from investment. The same internal note explains why: FEUDO’s own read of demand in this market is that a real share of interested buyers exist for finished Tulum apartments, but that most of them arrive expecting rental guarantees that don’t exist, and once FEUDO explains what actually happens with short-term rental in Tulum, those buyers usually walk away from the destination itself, not from any specific unit. That is the same finding, from FEUDO’s own files, that led to pulling the “4 years, 56 reviews, 60-70% occupancy” language from this page entirely; see diligence below.
Sources: FEUDO’s own broker-request monitor, La Veleta apartment listings, checked 29-Aug-2026; FEUDO’s own system.
Six questions to settle before you sign.
Each one comes straight out of the owner’s own material, FEUDO’s curated data, 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
Is this a one-bedroom, or a studio?
A studio. FEUDO’s own curated data calls it “1 recámara” (one bedroom), which reads as a separate walled room. It isn’t one.
Read the reasoning +Close −
FEUDO’s curated listing data and its published ficha both list unit 109 as “1 recámara.” Three independent sources say otherwise. The developer’s own brochure describes the whole 45-unit development as “45 estudios amplios” (45 spacious studios). The AVL4101 broker flyer the owner himself shared, which lists this exact unit, reads: “Estudio de 44.38 m2, 1 recámara, cocina equipada, baño, sala, comedor, terraza con alberca tipo plunge privada” (a studio, one bedroom, equipped kitchen, bathroom, living room, dining room, terrace with a private plunge pool). And the unit-type floor plan (Asana, 44.38 m², the type this unit is built to) shows one continuous room: kitchenette, living and dining area, and an open sleeping area at the back with no dividing wall. The owner himself, in his own words on WhatsApp, called it “un estudio.”
Why it moves the decision
A buyer picturing a private, closed bedroom is picturing a different floor plan than the one this unit actually has. The sleeping area is open to the rest of the room, the way a studio works everywhere else, not partitioned the way “1 recámara” implies on a listing sheet.
How it gets settled
Read this as an open-plan studio with a designated sleeping area, matching the Asana floor plan in the gallery above, not as a separate one-bedroom layout.
Source: FEUDO’s curated listing data (bedrooms: 1); Erena Mindful Tulum Brochure.pdf (“45 estudios amplios”); AVL4101 broker flyer, shared by the owner 28-Mar-2026; Tipologia Asana.jpeg (unit-type floor plan); WhatsApp thread with the owner, 28-Mar-2026 (no PII from that thread appears on this page).
Question 2 of 6
What does “4 years, 56 reviews, 4.3 stars, 60-70% occupancy” actually rest on?
Nothing FEUDO could find. FEUDO’s own commercialization proposal for this listing lists the Airbnb statement as still pending to request, and the owner’s own 124-line WhatsApp thread with FEUDO never mentions Airbnb once.
Read the reasoning +Close −
FEUDO’s own market-context field for this listing (in its own operating system) reads: “Mercado consolidado en Tulum, ocupación promedio 60-70% anual. Diferencial: operación comprobada 4 años, rating 4.3★, 56 reseñas en Airbnb” (a consolidated Tulum market, average 60-70% annual occupancy; the differentiator is a proven four-year operation, a 4.3-star rating, 56 Airbnb reviews). FEUDO’s own commercialization proposal for unit 109, drafted the same week, separately lists the Airbnb account statement under documents still pending to request from the owner, meaning FEUDO itself had not seen the underlying booking or income data when it wrote the “comprobado” (proven) language. The owner’s own WhatsApp thread with FEUDO, 124 lines from his first message through late May 2026, does not mention Airbnb, a review count, a rating or an occupancy figure at any point.
Why it moves the decision
This is the exact pattern FEUDO corrected across its other mandated listings in August 2026: a number that started as an aspiration or a template phrase reads, a document or two later, like an audited fact. FEUDO does not publish a rental-performance claim, occupancy figure or yield on any of its mandated listings, this one included, regardless of what an internal note says elsewhere.
How it gets settled
Treat the 4-years / 56-reviews / 4.3-star / 60-70%-occupancy figures as unverified, not as a track record to underwrite a decision on. If rental income matters to your decision, ask the owner directly for a booking export or a bank statement before relying on any number attached to this unit.
Source: FEUDO’s own system; FEUDO’s own commercialization proposal for FE10332026 (documents pending); WhatsApp thread with the owner, 28-Mar-2026 through 22-May-2026 (no PII from that thread appears on this page).
Question 3 of 6
The ficha says escriturado. Why does FEUDO’s own system still call the sale pending?
Two different questions get one answer on most listing sheets: whether the unit itself has a deed, and whether FEUDO has verified that deed end to end. This one separates them.
Read the reasoning +Close −
FEUDO’s curated listing data, its published ficha and the owner’s own broker flyer all read legal_status: escriturado (deeded). FEUDO’s own operating system, in the same record, logs contract_status as pending, with the same next_action recorded on all of FEUDO’s mandated listings: request the full legal documentation, escritura, freedom-of-liens certificate, from the owner to satisfy NOM-247-SE-2021, the Mexican standard governing what a real-estate listing has to be able to show.
Why it moves the decision
A curated field and a verified file are not the same thing. “Escriturado” describes the unit’s legal status as the owner reports it; “pending” describes whether FEUDO has the actual documents in hand and checked them.
How it gets settled
Request the deed and a freedom-of-liens certificate directly before relying on the curated label, and expect FEUDO to be requesting the same documents from the owner in parallel.
Source: FEUDO’s curated listing data (legal_status); AVL4101 broker flyer; FEUDO’s own system.
Question 4 of 6
Does the unit come with parking, in a zone with no public transit?
Yes, two spaces. No ficha or curated field mentions it; the only document that states it is the broker flyer the owner shared himself.
Read the reasoning +Close −
FEUDO’s curated data for this listing lists a single generic amenity, “Piscina” (pool), for the whole development, and says nothing about parking. The AVL4101 broker flyer the owner shared states “Estacionamientos: 2” (two parking spaces) under the unit’s own general information, alongside its bedroom and bathroom count. Independent zone research for La Veleta documents no public transit serving the area at all: getting to the beach, downtown or the airport requires a taxi, ride-hailing app, bike, motorbike or car.
Why it moves the decision
In a zone where independent research confirms there is no bus or colectivo line, two dedicated parking spaces are not a checkbox amenity, they’re the difference between a unit that works day-to-day and one that depends on a taxi for every errand. That it appears on no ficha means a buyer comparing sheets side by side would never see it.
How it gets settled
Confirm which two spaces are assigned to unit 109 and whether they’re deeded to the unit or merely allocated by the administration, since the flyer states the count but not the legal form.
Source: AVL4101 broker flyer, shared by the owner 28-Mar-2026; FEUDO’s curated listing data (amenidades); FEUDO zone research, the La Veleta dossier (acceso_servicios, compiled 22-May-2026).
Question 5 of 6
Why is the owner selling, and is there room below the asking price?
In his own first message to FEUDO, the owner said he was “rematando” it (offloading it at a discount). FEUDO’s own system separately logs that a serious buyer near the asking price walked away over how a discount would split FEUDO’s commission, not over the unit itself.
Read the reasoning +Close −
The owner’s first message to FEUDO, verbatim: “Tengo un departamento en Tulum que estoy rematando y no sé si tú me pudieras ayudar a venderlo o rentarlo” (I have an apartment in Tulum I’m offloading, can you help me sell or rent it). FEUDO’s own internal field for this listing separately logs urgency as “baja” (low). FEUDO’s own system also records a dated note: a broker with a client holding $1.7M MXN (close to, but under, the $1,790,000 asking price) didn’t move forward after FEUDO explained how the commission would be split on a below-ask sale, a friction FEUDO itself flags as the likely reason the deal stalled, not a defect in the unit.
Why it moves the decision
The word the owner used himself points one way (motivated to sell); FEUDO’s own logged urgency field points the other. A buyer negotiating this listing is negotiating against both signals at once, and the one documented near-miss shows the friction shows up in how a discount is structured, not in whether one exists.
How it gets settled
Come to any offer conversation with a clear number and let FEUDO explain the commission mechanics up front, since that is what stalled the one offer on record close to (but under) asking, not the price itself.
Source: WhatsApp thread with the owner, first message, 28-Mar-2026 (no PII from that thread appears on this page); FEUDO’s own system; FEUDO’s own system, entry dated 07-Jun-2026 (no name or contact detail from that record appears on this page).
Question 6 of 6
Is the plunge pool private to this unit, or shared with the building?
Private to the unit, per two independent documents. No photograph of unit 109’s own terrace and pool was found in the material reviewed, so the gallery above shows the developer’s equivalent show-unit terrace instead.
Read the reasoning +Close −
The AVL4101 broker flyer describes unit 109 itself as having a “terraza con alberca tipo plunge privada” (a terrace with a private plunge-style pool), distinct from the development’s two shared pools that FEUDO’s curated data lists under general amenities. The owner independently mentioned the same feature, in his own words, in his first call with FEUDO. No photograph specific to unit 109’s own terrace and plunge pool was found among the owner’s photos or FEUDO’s Drive folder for this listing; the plunge-pool terrace shown in the gallery above is the developer’s equivalent show unit, captioned as such.
Why it moves the decision
A private plunge pool is a materially different amenity than shared access to a courtyard pool, and it’s the kind of detail that gets lost when a ficha only lists development-wide amenities. It also isn’t independently pictured, which matters if seeing it before an offer is a condition for you.
How it gets settled
Confirm the plunge pool’s condition and size in person or on a video call before relying on the flyer’s description, since no photograph of this unit’s own terrace was available to verify it here.
Source: AVL4101 broker flyer, shared by the owner 28-Mar-2026; WhatsApp thread with the owner, 28-Mar-2026 (no PII from that thread appears on this page); FEUDO’s curated listing data (amenidades).
What exists on this unit, counted.
Most of what follows describes Erena Mindful Apartments as a whole; the owner’s own flyer and WhatsApp thread and FEUDO’s own system are what speak to unit 109 by name.
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. Erena Mindful Tulum Brochure.pdf, the developer’s own, 26 pages
Floor plans
2 files, e.g. PB ARQUITECTONICO.pdf (ground-floor site plan)
Price list
2 files, e.g. AVL4101 broker flyer, shared by the owner (28-Mar-2026): $1,790,000 MXN / $99,500 USD, the flyer’s own conversion
HOA & fees
1 file, e.g. Confirmed on-site during a broker showing of the unit, 28-Aug-2026
Construction / delivery status
Not applicable: the development was delivered roughly four years ago per the owner’s own broker flyer, and the unit is already furnished. There is no construction to document.
Legal / trust documentation
No escritura and no freedom-of-liens certificate for unit 109 in the material reviewed. FEUDO’s curated data and the owner’s own flyer both read escriturado (deeded); FEUDO’s own system logs this listing’s contract_status as pending under NOM-247-SE-2021.
Payment terms
Not applicable: this is a resale of an owned, furnished unit, not a developer installment plan.
Purchase contract
No signed purchase or assignment contract for unit 109 specifically in the material reviewed.
3 smaller gaps, worth knowingopen +close −
Whether Erena Mindful Apartments’ condominium bylaws permit short-term rental as a matter of course for every owner, or require registration with the building’s own administration. The developer’s brochure advertises a rental-management service and a “condo hotel” plan as available to owners, which implies it’s allowed, but no bylaws document was found in the material reviewed to confirm the terms.
Whether “Departamento 109” places the unit on the building’s true ground floor or its first level above grade. The owner himself, in his own words, called it a ground-floor unit; Mexican and U.S. floor-numbering conventions don’t always agree, and no floor-by-floor building plan for this specific address was found to settle it beyond his account.
Whether the asking price has room below $1,790,000. FEUDO’s own system logs a note that a broker’s client with $1.7M MXN in hand didn’t move forward after FEUDO explained how a below-ask offer would split the commission; that’s a data point on friction, not a confirmed floor.
Unit 109, and the development it sits in
The first two photographs are unit 109 itself, from the owner. The rest are the developer’s own official photography of Erena Mindful Apartments, captioned where they show the show unit rather than 109 specifically. Not enlarged.
The smallest cheque in FEUDO’s own La Veleta comparables.
Asking price
$1,790,000 MXN
≈ USD 99,500 (the owner’s own broker flyer’s conversion) · ≈ USD 105,530 at Banxico FIX 16.9647 (25-Aug-2026), this page’s own conversion
Surface
44.38 m² 477 sq ft
Maintenance
MXN $2,688 / month confirmed on-site, 28-Aug-2026; no itemized statement reviewed
Layout
Open-plan studio, 1 bathroom ground floor, 2 parking spaces, private plunge-pool terrace
Where this figure comes from +Close −
$1,790,000 MXN is the figure on the AVL4101 broker flyer the owner shared himself (28-Mar-2026), and it matches the figure in FEUDO’s own operating system as of its most recent update (10-Jun-2026). No conflicting price was found anywhere in the material reviewed. FEUDO’s curated listing data carries the same number.
44.38 m² comes from FEUDO’s curated data, matched by the owner’s own flyer and the unit-type floor plan (Asana). $99,500 USD is the flyer’s own conversion; the alternate figure above is this page’s own conversion, at the same Banxico FIX rate used across FEUDO’s other listings, shown because a document’s own printed conversion and a live-rate conversion can move roughly 6% apart, as they do here.
Financing follows what is actually for sale: a furnished, curated-as-escriturado studio inside a finished condominium development, with the fuller legal file still logged as pending in FEUDO’s own system. 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 route, and the one this listing’s low ticket ($99,500 USD on the owner’s own flyer) makes realistic for more buyers than most Tulum listings do: pay the owner directly once the legal file (the deed and a freedom-of-liens certificate) is confirmed complete, and the sale closes through a notary. No lender is involved.
- Bank mortgageConditional
A Mexican bank lends against a registrable title inside a constituted condominium regime (the legal instrument that splits a building into individually titled units), and this unit’s curated data calls it escriturado. The condition: FEUDO’s own system still logs the fuller legal package, the deed itself and a certificate confirming no liens, as pending, and a bank will want that file produced and current before it lends, not just a curated field. 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 for a ticket this size.
- Pre-construction instalmentsNot available here
There is no active instalment plan to join. Erena Mindful Apartments is a finished, delivered development, roughly four years old per the owner’s own flyer, and this is a resale of an owned, furnished unit, not a fresh preventa (pre-sale) contract with the developer.
- Developer financingNot offered in writing
Nothing in the material reviewed says whether Erena Mindful Apartments extends any financing on a resale of an owned unit; that question applies to buying new inventory directly from the developer, and the developer’s own brochure shows no unsold Asana-type units remaining. Ask rather than assume.
- Infonavit / co-financingConditional
Depends on having contributed formally to the Mexican housing system, so it does not exist for a foreign buyer. Worth checking if you are Mexican and worked in Mexico at any point, even briefly: a housing sub-account balance can sit unnoticed for years, and this unit’s condominium regime is the kind of registered product that qualifies once the legal file above is complete.
Each verdict below comes from what’s actually for sale (a furnished, curated-as-escriturado resale, not a fresh developer contract) and from FEUDO’s own material, 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 price per m² stands against other La Veleta apartment sales, and how many broker requests actually land in the price band it occupies.
Asking price per m², La Veleta apartment sales
Sale type: Venta only (delivered resale product); pre-construction listings excluded so this compares finished units against finished units.
- EvanysseUSD 2205
- This listing (Erena 109, flyer’s own USD price)USD 2242
- GautamaUSD 2234
- AmenaUSD 2469
- Eterna ResidencesUSD 2473
- MerakiUSD 2816
- Muunek TulumUSD 2905
- Om OoxUSD 3299
- Wamai TulumUSD 3607
- BacabUSD 3923
Squarely mid-pack on a per-m² basis, not the cheapest of the set. What sets this listing apart is the size of the unit and the size of the cheque, the lowest total price of any La Veleta apartment sale shown, not a discount on the metre.
Broker requests for La Veleta apartments, by price band
May-Jun against Jul-Aug 2026. This listing’s USD 99,500 falls in the lowest band.
Under USD 150k
where this listing sits
USD 150-250k
the next band up
USD 250-400k
unrelated to this listing, shown for context
Requests under $150k rose from 1 to 5 between the two periods, while the band just above it, $150-250k, fell from 8 to 3, the sharpest move of the three bands shown. This listing’s own band is the one gaining ground.
Source: FEUDO’s own broker-request monitor, apartment listings tagged 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.
The pin below marks Calle 12 Sur, the street the development’s own site plan names as its frontage, not unit 109 specifically, which sits at ground level within the building.
Calle 12 Sur, La Veleta, Tulum, Quintana Roo, México
Open the full mapPin: Google Maps listing “Erena Mindful Apartments” (20.1986544, -87.4747335), verified 30-Aug-2026. It sits one block from the OpenStreetMap road record for Calle 12 Sur — the street named on the development’s own site plan (PB ARQUITECTONICO.pdf) — used as the pin before.
How far to what
- Calle 7 Sur corridor (La Veleta’s bar and restaurant strip)1.34 km3.2 min
- CostaMed Tulum (private hospital)1.99 km4.8 min
- Tulum town centre (El Pueblo)2.24 km5.1 min
- Chedraui Selecto (supermarket)2.56 km5.9 min
- Tulum Hotel Zone beach7.7 km13.4 min
- Tulum International Airport (TQO)Roughly double the straight-line distance, consistent with the route running through Tulum town before turning onto the airport corridor rather than a routing error; the same pattern was independently verified against Google’s own routing on another Tulum listing.40.4 km44.1 min
Road distances and drive times measured from the pin above, routed on OpenStreetMap's street network on 29 August 2026. Times assume clear roads.
Worth being precise about what sits inside what: unit 109 sits at ground level inside Erena Mindful Apartments, a 45-unit development fronting Calle 12 Sur, inside the La Veleta corridor, inside the municipality of Tulum. La Veleta isn’t a formally registered neighbourhood on its own; a listing that leans on the name alone without naming the development is describing the corridor, not this specific building.
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unit 109 in person?
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