Naia Naay F303
A delivered, furnished two-bedroom unit in a 112-unit Región 15 development, priced above the developer’s own current average per m². The case for it is what buying it skips, not what it might rent for.
FEUDO listing. FEUDO holds the sale mandate on Naia Naay F303 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.
Naia Naay F303 is a 50.71 m² (546 sq ft) two-bedroom, one-bathroom unit on the 3rd floor of Naia Naay Village, a 112-unit condominium development in Región 15, Tulum, built by Grupo Nansuka S.A. de C.V. It sits about three blocks from Avenida Kukulkán. It’s sold furnished and equipped, llave en mano (turnkey), curated as escriturado (deeded) with predial (property tax) paid through 2026, though FEUDO’s own system still logs the fuller legal file as pending; see diligence below. The asking price is $2,930,000 MXN (≈ USD $172,700), FEUDO’s most current figure, up against an earlier $2,950,000 still shown elsewhere in FEUDO’s own material. Maintenance runs $2,570 MXN a month, and parking is common to the development, not a numbered space assigned to this unit.
Source: FEUDO’s curated listing data; FEUDO’s own system, FEUDO’s own system; FPC2026004, Propuesta de Comercialización Naia Naay.docx (the owner’s own proposal); NAIA NAAY INDIVIDUAL.pdf (site-plan document). Captured 29-Aug-2026.
It fits you if
You want a delivered, furnished two-bedroom unit inside an amenity-rich, 112-unit development, ready to occupy or list on Airbnb today, not a pre-construction calendar to track.
You’re comfortable being the buyer FEUDO’s own file is written for: someone weighing the cost of assembling an equivalent position from scratch, not someone relying on the current owner’s Airbnb reviews as proof of investment performance.
You’re fine with common, unassigned parking and a shared laundry room down the hall instead of an in-unit washer, both real amenities of the development, not private to F303.
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 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’re counting on the current Airbnb reviews and rating as proof of rental income. FEUDO has no booking export or bank statement for this unit, only the owner’s own account, and publishes no rental-performance claim on any of its eight mandated listings.
You need an in-unit washer and dryer. F303 doesn’t have one, and it’s the documented reason a broker’s client walked away in June.
You need a numbered, dedicated parking space. The development’s parking is common and unassigned, not a private spot that comes with F303.
Región 15, not La Veleta.
FEUDO’s own base record tags this listing’s zone as La Veleta. Every document actually tied to the transaction, the owner’s own commercialization proposal, FEUDO’s curated data and FEUDO’s published Ficha Técnica, places it in Región 15 instead, about three blocks from Avenida Kukulkán and a block and a half from Calle 13 Poniente, a paved street. The base record is the one that’s wrong, and it’s corrected here.
Independent zone research describes Región 15 as more emergent than its better-known neighbour: mostly unpaved side streets, no commercial strip of its own, and a buyer profile leaning toward vacation-rental investors rather than long-term residents. La Veleta, a short drive west, has the livelier corridor, cafés and bars. Naia Naay itself is a finished, amenitized development either way, two pools, a gym, coworking, a mini cinema, a children’s room and a shared laundry room, regardless of which side of the informal boundary between the two zones it falls on.
Source: FEUDO’s curated data and Ficha Técnica FE10322026 (colonia: Región 15); FPC2026004, Propuesta de Comercialización Naia Naay.docx, section A; FEUDO zone research, the Región 15 dossier (compiled 09-Jun-2026). Describes the zone, not this unit specifically.
It doesn’t win on price per m². It wins on what it skips.
At $2,930,000 MXN over 50.71 m², this listing prices at roughly $3,406/m², above the developer’s own current average across its remaining Naia Naay inventory ($2,809/m²) and above most Región 15 comparables FEUDO’s own broker-request monitor tracks. Part of that gap is typology: the developer’s own average blends larger units alongside smaller ones, and this page has no unit-by-unit developer price list to confirm whether a comparably sized new two-bedroom prices any closer. That comparison is flagged, not resolved, below.
What the per-m² number doesn’t capture is what a buyer skips by taking this unit as it stands. The owner’s own commercialization proposal calculates that assembling the same position today, a comparable new Naia Naay unit from the developer, its deed, and roughly $160,000 in furniture, lands around $3,450,000-$3,600,000 all-in, a gap of roughly $520,000-$670,000 over this listing’s asking price. That’s FEUDO’s own arithmetic from January 2026, not an independent appraisal, and the developer’s own new-unit prices behind it are now seven months old. It’s worth taking at face value as a replacement-cost estimate, not as proof this specific unit is worth more than it asks.
Sources: FPC2026004, Propuesta de Comercialización Naia Naay.docx, sections B and C; FEUDO’s own broker-request monitor, Región 15 condominium listings, checked 29-Aug-2026.
Six questions to settle before you sign.
Each one comes straight out of the owner’s own proposal, 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
The label 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 and its published Ficha Técnica both read legal_status: escriturado, sin adeudos (deeded, free of arrears), with predial (property tax) paid through 2026. FEUDO’s own operating system, in the same record, logs contract_status as pending, with the same next_action recorded on all eight 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. A buyer relying on the first without asking for the second is trusting a summary, not a file.
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); FEUDO’s own system.
Question 2 of 6
Which price is real, $2,930,000 or $2,950,000?
Both are real, twenty months apart in one sense and two months in another. FEUDO’s own system carries the more recent one, and it sits inside the range the owner’s own proposal recommended.
Read the reasoning +Close −
FEUDO’s curated listing data and its published Ficha Técnica (28-Apr-2026) both show $2,950,000 MXN. FEUDO’s own operating system was updated more recently, 10-Jun-2026, to $2,930,000. No single document was found that fixes one figure as final over the other; the owner’s own commercialization proposal (FPC2026004, 29-Jan-2026) instead laid out three pricing scenarios, and its recommended “Escenario Medio” band, $2,900,000-$3,000,000, comfortably contains both numbers. The gap between them is $20,000, about 0.7% of the price.
Why it moves the decision
The two figures are not a material discrepancy the way a six-figure gap would be; they read as ordinary list-price softening over a few months, not a sign that either source is unreliable. What it does mean is that a buyer comparing this listing against an older screenshot or an outdated ficha should confirm the live number before making an offer.
How it gets settled
Treat $2,930,000 MXN as the current asking price, FEUDO’s own most recent record, and confirm it directly with FEUDO before an offer, since either figure could move again.
Source: FEUDO’s own system; FEUDO’s curated listing data and Ficha Técnica FE10322026 (28-Apr-2026); FPC2026004, Propuesta de Comercialización Naia Naay.docx (29-Jan-2026).
Question 3 of 6
Is this unit in La Veleta or Región 15?
Región 15. FEUDO’s own base record is the one that has it wrong, and every document tied to the actual transaction says otherwise.
Read the reasoning +Close −
FEUDO’s own system tags this listing’s zone as “La Veleta.” Everything else disagrees: FEUDO’s curated overrides data, FEUDO’s published Ficha Técnica, and the owner’s own commercialization proposal (FPC2026004) all place it in Región 15, roughly three blocks from Avenida Kukulkán and a block and a half from Calle 13 Poniente. The pin FEUDO located for this listing sits about 1.3 km from independent zone research’s estimated centroid for La Veleta and about 1.8 km from the one for Región 15, both marked as estimated, unverified points on an informal boundary that neither zone dossier claims to fix precisely, so the map alone would not have settled which side of the line it falls on either.
Why it moves the decision
A buyer picturing the wrong zone is picturing the wrong walk to the nearest bar corridor, the wrong sense of how consolidated the surrounding streets are, and the wrong comparable set. Región 15’s own independent research describes it as more emergent than La Veleta, mostly unpaved side streets, an investment- and vacation-rental-leaning buyer profile, and no commercial strip of its own; La Veleta, a short drive away, has a livelier, more walkable corridor. Naia Naay itself is a finished, amenitized, 112-unit development regardless of which side of that line it sits on; the zone description applies to the streets around it, not to the building’s own condition.
How it gets settled
Use Región 15 when comparing this listing against others, and treat the exact boundary with La Veleta as informal rather than load-bearing for the comparison.
Source: FEUDO’s own system; FEUDO’s curated overrides data and Ficha Técnica (colonia: “Región 15”); FPC2026004, Propuesta de Comercialización Naia Naay.docx, section A; FEUDO zone research, the Región 15 and La Veleta dossiers.
Question 4 of 6
What does “Airbnb activa, 5 reseñas, rating 4.8” actually rest on?
The owner’s own word. FEUDO has no booking export, occupancy report or bank statement for this unit in the material reviewed, so it isn’t published here as a performance claim.
Read the reasoning +Close −
The owner’s own commercialization proposal describes F303 as actively listed on Airbnb with 5 reviews and a 4.8 rating (a second unit in the same building, also his, carries 3 reviews at 4.67), a nightly rate around $2,500 MXN, and roughly half of December’s high season occupied. FEUDO’s system logs the unit’s rental activity as managed by the owner himself, through a local person he pays per turnover plus a monthly retainer. No Airbnb export, occupancy report or bank statement for either unit appears anywhere in the material FEUDO reviewed for this listing.
Why it moves the decision
This is exactly the pattern FEUDO corrected across its other mandated listings in August 2026: a figure that started as one person’s account can read, a few documents later, like a verified fact. FEUDO does not publish a rental-performance claim, yield or occupancy figure on any of its eight mandated listings, this one included, regardless of what an owner reports about their own use of a unit.
How it gets settled
Treat the reviews and rating as the owner’s own account of how he has used the unit, not as audited investment performance, and ask for primary documentation, a booking export or a bank statement, if rental income is part of your decision.
Source: FPC2026004, Propuesta de Comercialización Naia Naay.docx, section B; FEUDO’s own system.
Question 5 of 6
Is there a washer inside the unit?
No. It’s documented as the reason a broker’s client walked away, and the development’s own shared laundry room is the real substitute.
Read the reasoning +Close −
FEUDO’s own system records a note dated 18-Jun-2026: a client discarded this unit specifically because it has no washing machine inside. Naia Naay Village does have a shared laundry room for the development, visible in the photography below, four washing machines, common to all owners, not private to F303. The owner’s own proposal separately confirms F303 has a dedicated storage closet inside the unit for linens and cleaning supplies, which is not the same thing as an in-unit washer.
Why it moves the decision
This is exactly the kind of gap a brochure omits and a buyer discovers on move-in day. It already cost this listing at least one prospective buyer; naming it here, with the evidence, is more useful to a serious buyer than letting them find out the same way that one did.
How it gets settled
If in-unit laundry is a requirement, this unit does not meet it; weigh the shared laundry room against that requirement directly rather than assuming a workaround.
Source: FEUDO’s own system, entry dated 18-Jun-2026 (no name or contact detail from that record appears on this page); FPC2026004, Propuesta de Comercialización Naia Naay.docx, section B.
Question 6 of 6
What does “saves over 500K versus starting from zero” actually mean?
It’s FEUDO’s own comparison, from January 2026, of what it would cost a buyer to assemble the same position, a comparable new unit, its deed, and its furniture, today. It is not an independent appraisal, and it is now seven months old.
Read the reasoning +Close −
The owner’s own commercialization proposal calculates that replicating this position (buying a comparable new Naia Naay unit from the developer at roughly $3,080,000-$3,190,000, paying transfer costs of about 7-8% on that price, and furnishing it for roughly $160,000, the same amount the current owner spent) lands around $3,450,000-$3,600,000 all-in. Against this listing’s $2,930,000 asking price, that is a gap of roughly $520,000 to $670,000, in the range of what the owner’s own proposal rounds to “over 500K.” Separately, FEUDO’s own system records that the owner invested $2,210,000 (paid to the developer), $170,000 (deed costs) and $160,000 (furniture and linens) to reach this unit’s current state, a total of $2,540,000, or roughly $50,100 per m².
Why it moves the decision
This is FEUDO’s own arithmetic, written by FEUDO for this specific owner in January 2026, not a third-party appraisal or a live market quote from the developer. The developer’s own new-unit prices, the biggest input to the comparison, are seven months old as of this page and could have moved. Worth knowing too: on a straight price-per-m² basis, this listing’s $2,930,000 over 50.71 m² works out to roughly $3,406/m², above the developer’s own current average across its remaining inventory ($2,809/m², a mix of smaller and larger unit types) and above most Región 15 comparables FEUDO’s own broker-request monitor tracks. The case here is not that this unit is cheaper per square metre; it is that assembling the same furnished, escriturado position from a bare new unit costs more once deed transfer and furnishing are added in, on FEUDO’s own math.
How it gets settled
Confirm the developer’s current new-unit pricing directly before relying on the January 2026 figures, and read the “saves 500K” framing as FEUDO’s own replacement-cost estimate, not an independent valuation of what this specific unit is worth.
Source: FPC2026004, Propuesta de Comercialización Naia Naay.docx, sections B and C; FEUDO’s own system; FEUDO’s own broker-request monitor, Región 15 condominium listings, checked 29-Aug-2026.
What exists on this unit, counted.
Most of what follows describes Naia Naay Village as a whole; the owner’s own proposal and FEUDO’s own system are the two sources that speak to F303 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
2 files, e.g. NAIA_NAAY_BROCHURE ESP.pdf
Floor plans
1 file, e.g. NAIA NAAY INDIVIDUAL.pdf, a site-plan and unit-layout document dated February 2022
Price list
2 files, e.g. FPC2026004, Propuesta de Comercialización Naia Naay.docx (owner-specific pricing and three sale scenarios for F303)
Construction / delivery status
Not applicable: this unit is already delivered, escriturado per FEUDO’s curated data, and furnished. There is no construction to document.
Legal / trust documentation
No escritura and no freedom-of-liens certificate for F303 in the material reviewed. FEUDO’s curated data field reads escriturado; FEUDO’s own system logs this listing’s contract_status as pending under NOM-247-SE-2021.
HOA & fees
The $2,570 MXN/month maintenance figure is cited consistently across FEUDO’s curated data, the owner’s proposal and FEUDO’s own system, but no standalone HOA fee schedule or condominium-assembly document was found in the material reviewed.
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 F303 specifically in the material reviewed.
4 smaller gaps, worth knowingopen +close −
Whether the ISR (Mexico’s income tax on the gain from a property sale) on this sale can be partially or fully exempted under the casa-habitación (primary residence) rule. The owner’s own proposal raises the possibility if the unit can be documented as his primary residence and he hasn’t used the exemption on another sale recently; nothing here confirms either condition, and a notary and accountant, not this page, are the ones who settle it.
What Naia Naay Village’s condominium bylaws say about short-term rental, if anything. FEUDO’s material describes the owner operating F303 on Airbnb himself; nothing reviewed confirms the development’s own rules permit that as a matter of course for every owner.
Whether the shared laundry room’s machines are coin-, card- or app-operated, and what a load costs. The photograph below confirms the room and its equipment exist; nothing in the material reviewed prices using it.
The exact floor and unit number of the second Naia Naay unit the same owner is also selling. FEUDO’s own system and the owner’s proposal both mention it exists and will be priced with the same logic once its surface is confirmed, but treat it as a separate listing until it has its own page.
F303 and the development, photographed
Photography from FEUDO’s own Drive folder for this listing, at the largest size that folder holds. Not enlarged.
One furnished unit, one asking price, a legal file still catching up.
Asking price
$2,930,000 MXN
≈ USD 172,712 at Banxico FIX 16.9647 (25-Aug-2026), this page’s own conversion
Surface
50.71 m² 546 sq ft
Maintenance
$2,570 MXN per month
Layout
2 bedrooms, 1 bathroom 3rd floor, common unassigned parking
Where this figure comes from, and the earlier number still on file +Close −
$2,930,000 MXN is the figure FEUDO’s own operating system carries as of its most recent update, 10-Jun-2026. FEUDO’s curated listing data and its own published Ficha Técnica (28-Apr-2026) still show $2,950,000, a $20,000 (0.7%) difference with no document found that fixes one as final. Both sit inside the “Escenario Medio (recomendado)” band, $2,900,000-$3,000,000, that the owner’s own commercialization proposal laid out in January 2026. This page publishes the more recent figure and flags the earlier one rather than dropping it.
50.71 m² comes from FEUDO’s curated listing data, matched by the owner’s own proposal and the unit’s site-plan document. FEUDO’s own system separately records that the owner invested $2,210,000 (paid to the developer), $170,000 (deed costs) and $160,000 (furniture and linens) to reach the unit’s current, furnished condition, a total of $2,540,000, roughly $50,100 per m². That figure describes the owner’s own cost, not this listing’s market value.
Financing follows what is actually for sale: a furnished, curated-as-escriturado unit 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: 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, so nothing here waits on a bank’s own underwriting.
- 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.
- Pre-construction instalmentsNot available here
There is no active instalment plan to join. Naia Naay Village is a finished, delivered development, 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 Naia Naay Village extends any financing on a resale of an owned unit; that question applies to buying new inventory directly from the developer, not to F303. 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 asking price per m² stands against other Región 15 condominium product, and how many broker requests actually land in the price band it occupies.
Asking price per m², Región 15 condominium listings
Sale type: Venta throughout. Land is not comparable to a finished condominium unit and is excluded.
- Ziba TulumUSD 2865
- Homa KahUSD 2877
- Naia Naay (developer’s own current inventory)USD 2809
- Erena TulumUSD 2417
- This listing (F303, our own conversion)USD 3406
Highest of the five. This listing prices above the developer’s own current average for its remaining Naia Naay inventory, and above the other Región 15 comparables shown, though none of these five is the same unit size, and per-m² pricing typically runs higher on smaller units. See “What the brochure can’t tell you” above.
Broker requests for Región 15 apartments, by price band
May-Jun against Jul-Aug 2026. This listing’s USD 172,700 falls in the middle band.
Under USD 150k
below this listing’s range
USD 150-250k
where this listing sits
USD 400-700k
unrelated to this listing, shown for context
Requests in this listing’s own price band fell from 4 to 2 between the two periods, the sharpest drop of the three bands shown. It’s consistent with a separate note in FEUDO’s own system, dated early June, that a broker with an interested client went quiet, citing an oversupply of two-bedroom units in the market generally, not anything specific to this listing.
Source: FEUDO’s own broker-request monitor, condominium listings tagged Región 15. 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 is Google’s own place record for Naia Naay, the coordinate on file in FEUDO’s own system. It marks the development, not unit F303 specifically, which sits on an upper floor of it.
Naia Naay Village, Región 15, Tulum, Quintana Roo, México
Open the full mapPin: Google Maps place record for “Naia Naay,” the coordinate on file in FEUDO’s own system, resolved 29-Aug-2026.
How far to what
- La Veleta corridor (Calle 7 Sur)1.6 km4 min
- Tulum town centre (El Pueblo)2.65 km6.7 min
- CostaMed Tulum (private hospital)2.54 km6.3 min
- Chedraui Selecto (supermarket)2.97 km7.5 min
- Aldea Zama3.84 km6.8 min
- Tulum Hotel Zone beach7.39 km13.8 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.41.39 km46.4 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 F303 sits on the 3rd floor of Naia Naay Village, a 112-unit development inside the Región 15 corridor, inside the municipality of Tulum. Región 15 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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