Mukta Residencial, Puerto Morelos
258 jungle lots sold as land, not condo units. You build your own house on top of shared infrastructure that is already going up, on a parcel whose own paperwork disagrees with its marketing about which municipality it sits in.
Mukta Residencial is 258 lots of raw jungle land, 229 of them still available, inside a roughly 90-hectare reserve on the Ruta de los Cenotes, inland from the town of Puerto Morelos. Grupo Daxi develops and markets it under a trust with Banco Invex as fiduciary, over a parcel originally owned by BigWhite, S.R.L. de C.V. What is for sale is the land plus shared infrastructure already under construction: a gated access portico, a covered cenote, a clubhouse with restaurant and bar, a golf driving range, tennis and padel courts. You build your own residence on top of it, under the project’s construction regulation. That points to a mid-term buyer: financing runs 36 to 60 months, interest-free through month 36 or 37 per the brochure, and there is no delivery date because there is no unit.
Source: Mukta Residencial brochure (Spanish and English), Master Plan (August 2026), Fideicomiso Mukta and Escritura 90 HAS Mukta (the bank trust and the notarised public deed), all developer-issued. Captured 25-Aug-2026.
It fits you if
You want to own jungle land inside a gated, amenitized reserve and design your own house rather than buy a finished one. 258 lots across roughly 89 hectares, from 473.58 m² / 5,097 sq ft to 5,263.11 m² / 56,653 sq ft, governed by the development’s own construction regulation (2025 version, Spanish and English).
You are comfortable with a build-it-yourself, mid-term horizon and with developer terms of 36 to 60 months, interest-free through month 36 or 37 per the brochure, instead of a move-in-ready home with a delivery date.
Shared-infrastructure progress you can point to matters to you: the access gatehouse already carries an official municipal completion notice (137.85 m² / 1,484 sq ft, Sept 2025), and a 69-photo monthly log tracks the clubhouse, the Casa de los Aluxes and the covered cenote through August 2026.
You want documented pricing you can act on today rather than a “call for pricing” gap: 229 of 258 lots available, USD 52,941 to 770,588 per lot, roughly USD 129.64 to 172.88 per m², sourced to the developer’s own July 2026 price list.
It doesn't if
You want a home to move into or rent now. This is unbuilt land: you build under the project’s Reglamento de Construcción, and a lot produces no income while you pay for it.
You need the municipality settled before you commit. Five of the developer’s own filings, including a paid property-tax receipt, register the parcel in one municipality; the developer’s own website names a different one. See question one below.
You need to know your carrying cost before signing. There is no maintenance-fee document anywhere in the shared folder, on a project building a restaurant, a bar and a driving range.
You need current, project-specific land-use and environmental paperwork in hand. The only land-use certificate on file is from 2007, and the environmental file was not opened or verified.
Inland, and further inland than the name suggests.
Be precise about what sits inside what. This is one 89.4-hectare parcel on the Ruta de los Cenotes, the road that runs inland from Federal Highway 307, next to the small locality the developer’s own tax paperwork calls Delirios and third-party listings call Juan Cupul, and bounded on its north side by the Ejido Leona Vicario, a neighbouring holding of communally held farmland. Third-party listings place it around km 19 of that road. That figure is theirs, unconfirmed, because neither the developer’s own material nor its website ever states an address, and it does not sit comfortably with the map: routing from the locality out to Highway 307 measures about 29 km, some ten kilometres more than km 19 would imply. One of the two is wrong and it is not a rounding difference. It is roughly thirteen minutes each way, on the drive that has to be made for a supermarket, a hospital or a flight, every single time. Before an offer, get the parcel’s coordinates or its cadastral polygon and measure the run to the highway yourself. The town of Puerto Morelos, its pier and its beach are on the far side of the highway. “Puerto Morelos” on a listing describes a stretch of coast much larger than this land, and this land is not on the coastal part of it.
What living out here actually asks of you +Close −
The inland half of the town has two very different faces, and this is the second one. Nearest the highway is La Colonia, the consolidated residential neighbourhood where most locals and long-term expats actually live: two large supermarkets, a private hospital, everyday commerce, established subdivisions. Further west, along the Ruta de los Cenotes, the urban fabric thins into jungle parcels with no services of their own and very few neighbours. Life out here assumes a car for everything, the beach included.
Two things our zone research says about this road that a brochure will not. First, hurricanes are not hypothetical: Wilma made landfall near here in 2005 and Delta directly on Puerto Morelos in 2020. Inland and behind the mangrove, storm surge is much less of an exposure than on the beach strip, but wind and torrential rain are a whole-municipality risk. Second, and more specific: during 2025 federal, state and municipal authorities closed several residential developments in this municipality for operating without environmental impact authorization or outside the ecological planning programme, and several of those were on the Ruta de los Cenotes. Those actions concerned other developments. What they establish is that on this particular road, permits are the thing that gets checked.
One more, and it is the standing question on interior jungle land in this region: whether the parcel was ejidal in origin and how it was regularized. Our own dossier flags it as unresolved for this band of land generally, and it is checkable at the Registro Agrario Nacional without asking the developer.
Source: FEUDO zone research, West Side and Puerto Morelos dossiers, compiled May and June 2026 from resident and expat sources and regional reporting, cross-checked against NOAA and CENAPRED hurricane records. It describes the road and the town, not this project.
The amenities are a resort. The thing you buy produces nothing.
Count what is being built here: a clubhouse with a restaurant, a bar and a game room, a golf driving range with its own pro shop, mini golf, tennis and padel courts, a kids area, a park, a lagoon system and a covered cenote. That is a resort-grade programme, and it is genuinely underway, not a rendering. Now put it next to what you are actually buying, which is a rectangle of jungle that generates no rent, no nightly rate and no return of any kind until you spend a second budget building a house on it.
Those two facts meet at a number the developer has never put in writing. Amenities on that scale need a real maintenance fee to survive, and there is no HOA or fee document anywhere in the shared folder. On a delivered apartment that fee is a line item against income. On an empty lot it is a pure carry cost, usually payable whether or not you ever build, layered on top of a 60-month payment plan. It is a familiar trap in any project with a heavy amenity deck: the amenity that sells the project is also the obligation that outlives the sale. It is not a defect here, and the amenities are a real reason to want this land rather than a bare parcel down the road. It is simply the question to price before signing, not after.
And what an exit looks like +Close −
The second cross is about the exit. Land here is a thin market by our own monitor: across four months of tracked buyer requests in Puerto Morelos, land accounts for two of them, both under USD 150k. Meanwhile 229 of 258 lots are still on the developer’s own list. An owner trying to resell in year three is not competing with a handful of private sellers, they are competing with the developer, inside the same gate, at a price the developer sets and can discount. Land is a patient, mid-term hold here because the structure makes it one. Anyone underwriting a quick flip is underwriting the wrong asset.
Sources: amenity programme and progress from the developer’s own master plan, renders and 69-file construction log; absence of a fee document verified across the shared folder, 25-Aug-2026; demand and inventory from FEUDO’s own broker-request monitor and project set.
Developer rendering of the sculpture plaza and the Casa de los Aluxes lookout. Design intent, not a photograph of finished work.
Six questions to settle before you sign.
Each one comes straight out of the developer’s own filings. Open any for what they say, why it moves the decision, and how it gets settled. None is a verdict: each ends with the document that would close it.
Question 1 of 6
Which municipality actually taxes and permits this land?
Five filings say Lázaro Cárdenas, and the newest is a property-tax receipt for 2026. The developer’s own website still says Puerto Morelos.
Read the reasoning +Close −
The parcel pays property tax to the Municipio de Lázaro Cárdenas, and it did so this year. A CFDI certified by the SAT on 25-Mar-2026 (serie CJA 41449) shows that municipality’s Dirección de Ingresos, seat Kantunilkín, collecting the 2026 predial rústico (the rural property tax) from BigWhithe, S.R.L. de C.V. for "fracción #46, de la población de Delirios", cadastral key 010512000520460000, on an assessed value of MXN 134,097.57. An earlier receipt from the same office covers 2020. Alongside them, the Cédula Catastral (25-Mar-2026), the Factibilidad Urbanística (re-issued 18-Aug-2021) and the Terminación de Obra notice (file MLC/DGDU/007/2025) all register the parcel there too. Against that: the developer’s own website places the project in the Municipio de Puerto Morelos, all marketing says "Puerto Morelos, Riviera Maya", and OpenStreetMap’s administrative data puts the surrounding locality in Puerto Morelos. A tax receipt is not a territorial decree, so the last word belongs to the state’s boundary record. But five filings and two years of collected tax point one way, and the marketing points the other.
Why it moves the decision
The municipality is not a postal detail on land you intend to build on. It decides who issues the construction licence, who charges the predial, whose land-use rules the house has to satisfy, and which office a buyer walks into when something is wrong. There is a plausible explanation on each side and neither is proof: the Municipio de Puerto Morelos was only created in 2015, carved out of Benito Juárez, so a boundary that has not caught up, or a parcel that genuinely sits on the line, would both produce exactly this.
How it gets settled
Ask for a current constancia municipal (an official certificate issued by the municipality) and a cédula catastral issued this year, and note which municipality issued them. Then check the same parcel against the state cadastral registry of Quintana Roo, which sits above both municipalities. A notary can confirm which public registry the deed is actually filed in, and that answer settles it.
Source: Cédula Catastral Mukta (25-mar-2026); Factibilidad Urbanística (re-expedida 18-ago-2021); Terminación de Obra, expediente MLC/DGDU/007/2025 (02-sep-2025); CFDI predial 2026, serie CJA 41449, folio fiscal 11178437-D168-45AF-80AE-D2A367A56F3F, Municipio de Lázaro Cárdenas, certificado por el SAT el 25-mar-2026; y CFDI predial 2020, folio 2B4A758B-C40F-4290-A047-F8B62A93F504 (03-mar-2020). Counter-evidence: mukta.com.mx and OpenStreetMap administrative boundaries, both checked 26-Aug-2026.
Question 2 of 6
Do you get the deed at signing, or only after the last payment?
The folder proves the developer owns the 90 hectares. It does not show how one lot becomes yours.
Read the reasoning +Close −
What is on file: a deed for the whole 90-hectare parcel, and a trust of administration and guarantee (escritura P.A. 1,209, Notaría 124 (notary office), 11-Dec-2020) with Banco Invex, S.A. as fiduciary, with BigWhite as original owner and Grupo Daxi as developer among the beneficiaries. What is not on file: a sample individual lot deed, a condominium or subdivision regime, or a purchase contract confirmed as such. A file named "Contrato Marco MUKTA 2026" sits inside the 35-item legal folder. It is unverified as the lot purchase contract, so it should not be assumed to be one until you have read it.
Why it moves the decision
This is the whole risk profile of a 36 to 60 month plan, and the two versions look identical on day one. In the good version the lot is already individually titled and the deed is signed early, with the trust securing the balance; you own something while you pay. In the harder version, common on unregularized land elsewhere in Mexico, you pay for years against a contract and the deed only arrives at the end, so if the developer fails midway you hold paper. Twenty-nine lots are already sold, which means the answer exists in writing somewhere.
How it gets settled
Three requests, all reasonable: confirmation that the lots are individually subdivided at the public registry, a redacted sample escritura for one of the 29 lots already sold, and the clause that says when title passes relative to the final payment. Separately, a foreign buyer within 50 km of the coast takes title through a bank trust, so ask which bank and what the annual trust fee is.
Source: ESCRITURA 90 HAS MUKTA.pdf; Fideicomiso MUKTA.pdf (P.A. 1,209, Notaría 124, 11-dic-2020); absence verified across the 35-file legal folder, checked 25-Aug-2026.
Question 3 of 6
Who pays for the clubhouse once it opens, and starting when?
A restaurant, a bar, a game room, a pro shop and a driving range. No maintenance-fee document anywhere in the folder.
Read the reasoning +Close −
The amenity programme is unusually heavy for a land subdivision: clubhouse with restaurant, bar and game room, golf driving range with its own pro shop, mini golf, tennis and padel courts, kids area, a covered cenote, a park and a lagoon system. Municipal completion notices from 2025 and a 69-photo monthly progress log through August 2026 show it is being built, not just drawn. There is no HOA, maintenance-fee or common-area upkeep document in the shared folder, and the developer names no figure anywhere in its material.
Why it moves the decision
On a finished apartment a maintenance fee is annoying. On an unbuilt lot it is a pure carry cost against an asset that produces nothing, and it usually starts whether or not you ever build. The heavier the amenity set, the higher that fee has to be to sustain it, and the fee is divided across however many lots actually exist, which is its own open question below. A buyer signing a 60-month plan is committing to a monthly number they have not been shown.
How it gets settled
Ask for the maintenance-fee schedule in writing: the amount, whether it is charged per lot or per square meter, when the obligation starts, and who administers it once the developer hands over. Ask separately what happens to the fee on a lot that stays empty, and whether the construction regulation obliges you to build within a set period.
Source: TERMINACIONES DE OBRA DE AMENIDADES MUKTA.pdf (2025); "7. Avances de Obra", 69 files, 2024 to Aug 2026; Master Plan (Aug 2026); absence of an HOA file verified across the shared folder, 25-Aug-2026.
Question 4 of 6
Is the land-use certificate on file the one that governs today?
It is dated 13-Dec-2007. The master plan it would have to authorise is dated August 2026.
Read the reasoning +Close −
The only uso de suelo (land use permit) / COS-CUS document in the shared folder was issued by the H. Ayuntamiento de Lázaro Cárdenas on 13-Dec-2007, nineteen years before the current master plan. Among its prohibited uses it lists "clubes, centros deportivos, canchas deportivas". The master plan builds a clubhouse and tennis and padel courts, and a 2025 municipal completion notice confirms that construction. That is not necessarily a contradiction: a commercial sports centre and a private amenity inside a residential subdivision may not be the same regulatory category, and nothing available settles how that is treated in 2026. A newer certificate may simply not be part of what the developer shares.
Why it moves the decision
The point is not the sports courts, it is what a buyer would be relying on. Land use is the document that tells you what you may build on your own lot, and the only one available is old enough that the project it is meant to cover did not exist when it was written. The 2020 tax receipt describes the parcel as "predio rústico", rural land, which is one more reason to want the current, project-specific paperwork rather than an inherited certificate.
How it gets settled
Ask for the constancia de uso de suelo issued against the current master plan, plus the authorization of the fraccionamiento itself, both dated after August 2026 and issued by whichever municipality question one settles on. The municipal urban-development office issues both, and a notary will require them anyway before a lot deed.
Source: "21.- COS y CUS Criterios Mukta.pdf" (H. Ayuntamiento de Lázaro Cárdenas, 13-dic-2007); Master Plan Mukta (agosto 2026); CFDI predial (03-mar-2020).
Question 5 of 6
What is the environmental file, and does it cover this master plan?
One promising filename in the legal folder, unopened. On this particular road that is the check most worth running.
Read the reasoning +Close −
A file named "MIA RIZZO HABITAD BY MUKTA.pdf" sits inside the 35-item legal folder, unopened and unverified. What it covers, when it was issued, and whether it is the environmental study or the authorization that follows it are all unknown. Context that is not in the folder: during 2025, federal, state and municipal authorities in this municipality closed a number of residential developments for operating without environmental impact authorization or without meeting the ecological and urban planning programme, and several of those were specifically on the Ruta de los Cenotes, the road this parcel sits on. Those actions concerned other developments, not this one.
Why it moves the decision
A missing environmental authorization is the single thing most likely to stop work on this road, and a suspension does not only pause a build, it complicates the deed. That an environmental file appears to exist here is a good sign and worth confirming rather than assuming. The asymmetry is the reason to ask: confirming it costs one email, and discovering it after signing costs the plan.
How it gets settled
Ask for the MIA together with its resolutivo, the authorization that follows the study, with file number and date, and check that the authorized surface and works match the August 2026 master plan. This one is also verifiable without the developer: SEMARNAT publishes environmental impact filings by state and file number.
Source: File listing of "9. Documentos Mukta", 35 items, checked 25-Aug-2026; zone context from FEUDO zone research, West Side Puerto Morelos dossier (June 2026), drawing on 2025 regional reporting of PROFEPA and SEMA closures.
Question 6 of 6
How many lots is this, and how many are still the developer’s?
Three different totals across three documents: 258, 229 and 323. The master plan states none.
Read the reasoning +Close −
The peso-denominated inventory dated 18-Jul-2026 lists 258 lots, 229 of them available and 29 sold. The parallel dollar price list carries only the 229 available. An outside market set logs 323 units for this project. The master plan (August 2026) plats blocks M1 through M36 with individual lot areas printed on each, and states no total anywhere on the sheet.
Why it moves the decision
On a condo an unreconciled unit count is trivia. On land it is three numbers a buyer actually uses. The total sets the density you will eventually live at, it is the denominator the maintenance fee gets divided across, and it is the size of the competing inventory you would be reselling into. With 229 lots still on the developer’s own list, an owner trying to exit in year three is competing against the developer at a price the developer sets.
How it gets settled
Ask for the authorized subdivision plan with its official lot count, and a current availability list broken down by block. Both are documents the developer already needs internally, and the second one dates itself.
Source: INVENTARIO MUKTA 18 JULIO 2026.pdf; PRICES JULY 2026.pdf; Master Plan Mukta (agosto 2026); FEUDO’s own project set, which logs 323.
You can settle this without them
- The deed, the trust, any liens, and whether individual lots are already subdivided: a search at the Registro Público de la Propiedad of Quintana Roo, run in the buyer’s own name.
- The environmental file. SEMARNAT publishes impact filings and their resolutions by state and file number, so the MIA can be located without asking.
- Whether the land was ejidal in origin and how it was regularized. The Registro Agrario Nacional holds that record, and it is the standing open question on interior jungle parcels along this road.
- The property tax account. Whichever municipality is billing it will confirm the account number and whether it is current, and that answer also happens to settle question one.
Only they can answer this
- When the escritura is issued relative to the last payment, and a sample deed for one of the 29 lots already sold.
- The maintenance fee: the amount, the base it is charged on, the date it starts, and who administers it after handover.
- The construction regulation’s hard limits: minimum and maximum built area, permitted materials and heights, and whether there is a deadline to build.
- The brochure advertises "lots from 1,000 m² / 10,764 sq ft, prices from $999,000 MXN". The July 2026 list starts at 473.58 m² / 5,097 sq ft and roughly $200,000 MXN. Which one describes what is actually for sale today.
Everything they shared, counted.
462 items, 326 of them images, and a 35-file legal folder that is the deepest of this batch: deed, trust, cadastral record, feasibility, completion notices. Everything below was counted file by file, not taken from the folder’s own index. Brand assets and broker paperwork are left out.
As shared by the developer · checked 25-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
3 files, e.g. Mukta Residencial (ES + EN)
Floor plans
2 files, e.g. MASTER PLAN MUKTA AGOSTO 2026.pdf
Construction / delivery status
69 files, e.g. Monthly photo log by amenity, 2024 to Aug 2026 (Casa Club, Casa de los Aluxes, Caverna Apramana…)
Price list
2 files, e.g. PRICES JULY 2026.pdf
Legal / trust documentation
35 files, e.g. ESCRITURA 90 HAS MUKTA.pdf
Payment terms
3 files, e.g. Cta. Fid 7141 Mukta Residencial
HOA & fees
No maintenance-fee or common-area upkeep document found in the shared folder.
Purchase contract
A file named "Contrato Marco MUKTA 2026" exists inside the legal folder. Whether it is the lot purchase contract is unconfirmed, so it is not counted as one. Ask for the contract by name.
6 lighter caveats, same testopen +close −
No GPS coordinate or map link exists in any document reviewed, and none appears on the developer’s own website either. The Cédula Catastral gives boundary measurements instead: 807.35 m north against Ejido Leona Vicario (a neighboring communal land holding), 808.73 m south, 1,125.62 m east and west, roughly 89.4 hectares in total, consistent with the deed. For a buyer this weighs less than it would on an urban building, since a 90-hectare property on a named highway is findable, but a sales file that never states where the land is remains a real gap in the developer’s documentation.
The USD figures use the exchange rate printed in the developer’s own price list, $17.00 MXN per dollar. That rate is reproduced as the developer set it, not re-derived against a live one, so the dollar range moves with the peso.
One marketing subfolder listed in the developer’s index could not be opened. Its contents are unknown, and nothing on this page depends on them.
A folder named for a different project, "Leads Fresno Towers", sits inside Mukta’s construction-licence subfolder. It appears to be misfiled and has no bearing on this land, but it says something about how carefully this documentation is kept.
The brochure’s sustainability language ("clean, renewable energy", ecosystem preservation) has no technical backup document in the shared folder to check it against.
The developer shares no logo file of any kind, which is unusual for a project selling 258 lots. That is a note on how its material is assembled, nothing more.
Every lot, with its surface printed on it.
Blocks M1 through M36, each lot carrying its own area in square meters, around the cenote, the lagoon, the park and the amenity zones. It is worth reading at size: this one sheet answers more about the product than the brochure does. Note what it does not carry, which is a total lot count.
What the shared areas will be
Developer renderings, selected from 326 images in the shared folder and reproduced at source resolution. These are the common amenities, not lots and not houses: what you buy here is land. Illustrative of the design intent, not a guarantee of the finished space.
Documented, lot by lot, not an inferred range.
Price per lot
USD 52,941 – 770,588
Roughly USD 129.64 to 172.88 per m², over lots of 473.58 to 5,263.11 m² / 5,097 to 56,653 sq ft. Developer’s own list, dated 18-Jul-2026.
Availability
229 of 258 lots
29 already sold
Terms
36 to 60 months
interest-free through month 36 or 37, brochure claim
Delivery
No unit date
you build; the gatehouse was completed Sept 2025
Carrying cost
Not stated
no maintenance-fee document on file
Where these figures come from +Close −
Source: “PRICES JULY 2026.pdf”, which carries the 229 lots marked AVAILABLE, and the parallel peso-denominated “INVENTARIO MUKTA 18 JULIO 2026.pdf”, which carries all 258 including the 29 sold. Both are developer-issued and dated 18-Jul-2026. Only the available lots feed the range above, because those are the ones a buyer can act on today; sold-lot prices are not blended into it. The dollar figures use the exchange rate printed in the document itself, $17.00 MXN per dollar, reported as stated rather than re-derived against a live rate.
The brochure meanwhile advertises “lots from 1,000 m² and prices from $999,000 MXN”, while the July 2026 list starts at 473.58 m² and roughly $200,000 MXN. The gap is unreconciled: it may describe a separate premium stage, or the brochure may simply be out of date. Both figures stand as the developer published them, and the difference is a question for the seller.
Legal structure behind the sale: a trust of administration and guarantee under escritura P.A. 1,209 (Notaría 124, 11-dic-2020), with Banco Invex, S.A. as fiduciario. Beneficiaries include Grupo Daxi as developer and seller, BigWhite, S.R.L. de C.V. as original owner, and Puerto Morelos Aventura, S.A. de C.V., a fourth party that shares a legal representative with BigWhite and whose name suggests a link to the adventure park the brochure cites as a nearby reference. Nothing the developer shares confirms that link. How buying works in Mexico is a separate page; this is only what is specific to this project.
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.
- Developer financingOpen
Documented, and the reason this project reaches buyers a bank would not: 36 to 60 months, with the first stretch interest-free. That is the developer lending, not a regulated institution, so everything that protects you lives in the contract rather than in banking rules. Two things to confirm before signing: that the adhesion contract is registered with PROFECO, because one that is not does not produce effects against you, and exactly when title passes relative to the last payment.
- CashOpen
Opens the shortest path to title and the most room to negotiate on price. On land it also removes the one structural risk of a long instalment plan, which is paying for years against a title you do not yet hold.
- Bank mortgageConditional
Land is a different lending product from a finished home, and banks treat it that way: fewer offers, shorter terms, more equity required. It also depends on the lot being individually titled and free of encumbrance, which is the same question the diligence section raises. In practice, on this kind of subdivision, developer terms are what most buyers use and a bank is the exception rather than the route.
- Pre-construction instalmentsNot available here
There is no unit being built for you to pay against. What looks like a pre-sale here is the developer’s own instalment plan on a lot, which is the modality above and carries a different set of protections.
- Infonavit / co-financingNot available here
Does not exist for a foreign buyer, and for raw land it is largely outside what these schemes finance in any case.
Verdicts are ours, from the project's structure and what the shared folder does and does not contain, against the five payment structures we document. The 36-to-60-month terms come from the developer's own material; everything else is our reading. No rate is quoted: in developer financing the rate is set by the developer, so it is a fact about your counterparty rather than about the market.
Where this sits in what the zone actually moves.
Not a valuation and not a comparables table. Two readings: where the asking price per square meter sits against other land in Puerto Morelos, and whether anyone is actually asking for land in that band.
Asking price per m², land in Puerto Morelos
Land only. Price per m² is not comparable across product types, and comparing dirt to a finished apartment produces a number that means nothing.
- Gran Vía del Mar255
- Vita e Mare243
- Mukta140
- Xul-Ha Eco Habitat139
Third of four, and effectively tied with the fourth. The honest caveat: our project set does not label product type, so these are the Puerto Morelos projects whose price per m² sits in the land band, under USD 300, while every condo project in the same town runs between USD 1,586 and 7,482. That gap is not a discount, it is the difference between buying land and buying an apartment. Four comparables is a thin field, and a thin field is itself the finding.
Buyer requests for land in Puerto Morelos, by price band
May and June against July and August 2026, across the bands this project’s inventory spans. The zeros are drawn, not omitted.
Under USD 150k
the entry lots
USD 150 to 250k
mid-size lots
USD 250 to 400k
large lots
USD 400k and up
the largest lots, to 770,588
Two requests in four months, both for entry-priced land, against 112 tracked requests of all types in this town over the same period. Everything above USD 150,000 has no tracked land demand at all to check a price against. Thin data is as much a fact about the monitor as about the market, so read it as direction: land here moves slowly, which fits a mid-term hold and not a quick resale.
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.
Ruta de los Cenotes, Camino Kin Ha, locality of Juan Cupul, Puerto Morelos, Quintana Roo 77580, México
Open the full mapPin: Google Maps place listing for “Mukta Residencial”, read 28-Aug-2026.
How far to what
- Ruta de los Cenotes, first named roadThe first stretch runs on road OpenStreetMap does not classify, and its surface is not recorded10 km15 min
- Cenote Verde LuceroNearest cenote mapped on the route; there may be unmapped ones closer12 km17 min
- Federal Highway 307Third-party listings imply about km 19, some ten kilometres shorter. See below29 km33 min
- Puerto Morelos town centre33 km40 min
- Puerto Morelos public beach33 km41 min
- Cancún International Airport (CUN)56 km56 min
Road distances and drive times measured from the locality pin above, routed on OpenStreetMap's street network on 25 August 2026. Read them as the shape of the trip, not as a survey: the pin marks the locality and not the parcel, and the road nearest the lots is not classified in the underlying map data.
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