Narai, Aldea Zamá, Tulum
A finished 55-unit building with a municipal completion certificate on file, not a rendering still selling on a delivery date to come.
Narai is a finished, 55-unit building on Avenida Kukulcán in Aldea Zamá, Tulum’s most built-out planned neighborhood: 52 residences (studios, 1- and 2-bedroom lock-off units, and seven 3-bedroom penthouses with private pool) plus 3 ground-floor commercial spaces. The Ayuntamiento de Tulum signed off on the whole 5,500.59 m² / 59,207 sq ft project as complete on 27-Mar-2025. As of the developer’s own price list, dated 7-Apr-2026, 30 of the 55 units are sold, 4 are reserved, and 21 remain available, priced from MXN 2,835,000 to MXN 8,760,000.
Source: Narai Brochure.pdf; Narai Lista de Precios..pdf (7-Apr-2026); LICENCIA DE TERMINACION NARAI.pdf (27-Mar-2025); Ficha Técnica sheets (3-Oct-2025), all developer-issued or municipal filings in the developer’s shared folder. Captured 26-Aug-2026.
It fits you if
You want a completed, occupiable building rather than a rendering. The Ayuntamiento de Tulum’s own completion license, dated 27-Mar-2025, signs off on the whole project, not just the developer’s word for it.
You’re comfortable in a small-format building: studios from 30 m² / 323 sq ft and 1-bedrooms from 56 to 65 m² / 603 to 700 sq ft make up most of the 52 residences, alongside 2-bedroom lock-off units (74 to 84 m² / 797 to 904 sq ft) and seven 3-bedroom penthouses with private pool (144 to 149 m² / 1,550 to 1,604 sq ft).
You want the payment plan spelled out, not implied. The developer states an exact scheme in writing: 30% down with the balance in cash or credit, or 40% down with the rest financed over 24 months, interest-free the first year and 5.9% the second. Figures almost no project in this set states at all.
You want to know how much of the building is already spoken for before you make an offer. The 7-Apr-2026 price list tracks sold, reserved and available status unit by unit, not just a headline range.
It doesn't if
You need one named seller on the paperwork. Four different company names appear across the folder for what should be one counterparty. Not necessarily a problem, but worth settling before you sign, not after.
You want beachfront, or a walk to the sand. Aldea Zamá sits roughly 4.8 km inland from the nearest beach, an 11-minute drive by the road that actually gets you there, whatever the tropical photography suggests.
You need a currency-labeled HOA figure today. The fee sheet gives a number for 28 of the 55 units and never states pesos or dollars. This page reads it as pesos; the developer’s own sheet doesn’t say so.
You’re relying on the 40/60 financing terms or the January discount still being on the table. Both come from dated marketing documents, and the fact sheets themselves warn the price is "sujeto a cambio sin previo aviso."
Consolidated, inland, and still building around you.
Aldea Zamá is Tulum’s oldest planned neighborhood, laid out since 2006 with paved streets, bike lanes and an established café-and-wellness commercial corridor, roughly a five to fifteen minute walk or bike ride from most of the interior. It reads as consolidated because it is: this is not a masterplan still clearing selva.
What it asks of you in return. It is interior jungle, not coast: the nearest sand, Playa Paraíso in the hotel zone, is about 4.8 km away, a drive or a real bike ride, not a walk. Construction noise from other lots inside the neighborhood runs a typical 7 a.m. to 5:30 p.m., Monday through Saturday, and has been reported consistently since 2014 with no sign of ending given the pace of building through 2026. And the zone empties out visibly in low season, June through October, when part of its café and wellness scene closes or cuts hours.
Source: FEUDO zone research, Aldea Zamá dossier, compiled May 2026 from resident and long-term nomad accounts, cross-checked against the Atlas de Riesgos of the Municipio de Tulum. It describes the neighborhood, not this building.
The swim-up pool has an on/off switch you don’t control.
Narai’s ground floor sells swim-up access as a feature: a handful of studios and 1-bedrooms open directly onto the pool. What the brochure has no reason to mention is that Aldea Zamá, like the rest of Tulum, gets periodic power outages, most often in the rainy season from June to October, and when the power goes, so does the water pressure: the neighborhood’s tinacos (rooftop water tanks) run on electric pumps. The amenity that’s a selling point today depends on utility service the zone itself doesn’t guarantee.
That is not unique to Narai, and it is not a reason to avoid the building. It is a reason to ask a narrower question than "does it have a pool": how long do outages typically run here, and does the building carry its own backup for water pressure, not just for lighting. Hurricane Beryl, a category 2 storm that made direct landfall in Tulum in July 2024, knocked out power to roughly 40% of the municipality; the zone has recovered from worse than a rainy-season brownout before.
Sources: swim-up unit description from the developer’s own fact sheets. Power and water reliability, and the Beryl impact figure, from FEUDO zone research (Aldea Zamá dossier, May 2026), drawing on resident accounts and NOAA storm data.
Six questions to settle before you sign.
Each one comes straight out of the developer’s own documents or the municipality’s own filings about this lot. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 6
Is the developer’s current price list actually the price on the table?
Three brokers from two agencies have quoted the same 40% discount on Narai every few weeks from late July through the day before this page was checked, and it isn’t in any developer document this page found.
Read the reasoning +Close −
The only discount in the developer’s own folder is a single flyer, dated 7-Jan-2026, offering 30% off for cash or bank-credit buyers who sign within 15 days, an offer time-boxed to January. The price list now in use for this page, dated three months later on 7-Apr-2026, carries no discount column at all. Yet starting 28-Jul-2026, brokers from Maxproperties and Raise Group circulated a standing "40% de descuento" on Narai in at least five separate messages through 25-Aug-2026, each with exact prices: a 40 m² studio at $1,920,000 MXN, a 62 m² one-bedroom at $2,529,600, a 75 m² two-bedroom lock-off at $3,167,100, and a 144 m² penthouse at $5,184,000. Every one of those four figures is exactly 60% of the cheapest available unit of that size on the 7-Apr-2026 list ($3,200,000, $4,216,000, $5,278,500 and $8,640,000, respectively), to the peso. Earlier still, a 29-Jun and 1-Jul-2026 message from a different Raise Group broker had quoted Narai at only 30% off (matching the expired January flyer) while quoting two neighboring Aldea Zamá projects at 40% and 45%, which suggests the deeper discount on Narai specifically hardened sometime between early July and 28-Jul-2026.
Why it moves the decision
A discount no developer document confirms, but that three independent brokers quote identically off the same reference list for a full month, doesn’t read as a one-off negotiation: it behaves like the price the sales channel actually works from, just not one the developer puts in writing. Every USD/m² figure on this page, including the market read further down, is computed from the 7-Apr-2026 list because that is the only number this page can source and date to the developer. If the going price is really 60% of list, this project’s real position against Aldea Zamá comparables, most of which get the same list-price treatment, is materially lower than the chart below shows, not higher.
How it gets settled
Ask any broker in writing for today’s price on a specific unit, and ask directly whether that figure already includes a discount off the developer’s list before comparing it to anything published here or elsewhere.
Source: PROMOS DEL MES _.pdf (developer, dated 7-Ene-2026, 30% descuento limited to January); Narai Lista de Precios..pdf (developer, 7-Abr-2026, no discount shown); broker messages captured by FEUDO’s WhatsApp broker monitor: Raquel Cabezas, Raise Group (29-Jun-2026 and 1-Jul-2026); Angie Arciniega, Maxproperties (28-Jul-2026 and 20-Ago-2026); Víctor Martínez, Maxproperties (31-Jul-2026 and 3-Ago-2026); Micheline Latorre, Raise Group (25-Ago-2026).
Question 2 of 6
Which of four names actually signs your contract?
Four different company names appear across the folder for what should be one seller.
Read the reasoning +Close −
The municipal cadastral record (Cédula Catastral, updated 16-Apr-2024) lists the owner as Inmobilia Desarrollos S.A.P.I. de C.V. The land-use constancia (11-Feb-2025) lists the propietario as Paseo Palmeras S.A.P.I. de C.V. Both the new-construction license and the completion license list the propietario as Banco Monex S.A. I.B.M., Monex Grupo Financiero, the trust bank holding the land. And every fact sheet is branded "BY RAISE GROUP."
Why it moves the decision
None of this is necessarily wrong: a beneficiary company, a trustee bank and a sales brand can legitimately be three faces of one structure, and Mexican coastal property routinely runs through a bank trust. But a buyer signs a compraventa with one specific name on it, and that name has to match the escritura (the notarised public deed) the notary produces. Four names on file for one project is exactly the kind of thing that gets sorted out at signing if nobody asks first, and expensive to unwind after.
How it gets settled
Ask which of the four is the actual counterparty on your unit’s compraventa, and have the notary confirm title runs from that same name, not a related one.
Source: Cédula Catastral (16-Abr-2024); Constancia de Zonificación de Uso de Suelo (11-Feb-2025); Licencia de Obra Nueva and Licencia de Terminación (Ayuntamiento de Tulum); Ficha Técnica sheets (3-Oct-2025).
Question 3 of 6
Is this building actually finished, or just marketed that way?
There’s a municipal signature on it, not just a fact sheet that says "entrega inmediata."
Read the reasoning +Close −
Every fact sheet states "ENTREGA INMEDIATA," which on its own is a marketing line. But the legal folder also holds a Licencia de Terminación de Obra (No. 0222, expediente DGDTUSN 23-0537) from the Ayuntamiento de Tulum, authorized 27-Mar-2025, with box "B) TERMINACIÓN TOTAL" checked for the full 5,500.59 m² authorized by the original construction license.
Why it moves the decision
A government completion sign-off is a stronger claim than a brochure adjective, and it is the kind of document most projects in this set simply do not have. It does not by itself confirm your specific unit is finished to spec; that is still a walkthrough question.
How it gets settled
Ask for a copy of the same Licencia de Terminación referenced by your specific unit’s cadastral key, and walk the unit before closing regardless of what the license says about the building as a whole.
Source: LICENCIA DE TERMINACION, Banco Monex S.A. I.B.M., DGDTUSN 23-0537, Ayuntamiento de Tulum, 27-Mar-2025.
Question 4 of 6
Which zoning code actually governs this lot?
Two official documents about the same parcel give two different answers.
Read the reasoning +Close −
The Constancia de Zonificación de Uso de Suelo, dated 11-Feb-2025, classifies the lot as "H4 (UNIFAMILIAR/PLURIFAMILIAR)." The Licencia de Terminación, dated six weeks later on 27-Mar-2025 for the same cadastral key, states the clave de uso de suelo as "MC (CENTRAL)."
Why it moves the decision
This is not necessarily a violation. Mixed-use buildings with ground-floor commercial space, which Narai has, sometimes carry a different zoning code than a purely residential classification, and one of the two documents may simply be citing an outdated or generic reference. But zoning code decides what can and can’t operate in this building over time, including the ground-floor locales, and a buyer shouldn’t rely on either document alone to answer that.
How it gets settled
Ask the Ayuntamiento de Tulum’s Dirección de Desarrollo Urbano directly which code currently governs clave catastral 902014003025050, rather than trusting whichever of the two documents the developer hands over.
Source: CONSTANCIA DE USO DE SUELO NARAI.pdf (11-Feb-2025); LICENCIA DE TERMINACION NARAI.pdf (27-Mar-2025). Both cite clave catastral 902014003025050.
Question 5 of 6
What currency is the maintenance fee actually in?
The fee sheet gives a number for 28 of the 55 units. It never says pesos or dollars.
Read the reasoning +Close −
CUOTAS DE MANTENIMIENTO NARAI.pdf, dated 30-Sep-2025, lists a monthly figure per unit ranging from $1,638.82 to $5,981.69, with a plain "$" and no MXN or USD label anywhere on the sheet. It also only covers 28 of the building’s 55 units.
Why it moves the decision
Every price on this project, in every other document, is stated in pesos. Fees in that range read as plausible monthly pesos for these unit sizes and implausible as dollars, which is the reading this page uses, but that is an inference, not a label the developer wrote down. Confusing the two changes the real monthly cost by a factor of roughly 17.
How it gets settled
Get the currency confirmed in writing, in the same document that quotes the fee, and ask for the specific figure for any unit not among the 28 already listed.
Source: CUOTAS DE MANTENIMIENTO NARAI.pdf, 30-Sep-2025.
Question 6 of 6
Which set of financing terms is actually live today?
Three dated documents describing money move independently of each other.
Read the reasoning +Close −
The fact sheets (3-Oct-2025) state a payment scheme with no expiration. A promotional flyer (7-Jan-2026) restates the scheme with an added time-boxed discount, "30% de descuento EN ENERO 2026." The price list in use for this page (7-Apr-2026) is three months newer than either.
Why it moves the decision
None of the three documents references the others, so there’s no way to know from the folder alone whether the January discount, or even the base 5.9% second-year rate, still applies in April or later. Every fact sheet also carries its own disclaimer: "precio sujeto a cambio sin previo aviso."
How it gets settled
Request the current, dated version of both the price list and the payment-plan terms on the same day, since the documents on file show they don’t move together.
Source: Ficha Técnica sheets (3-Oct-2025); PROMOS DEL MES.pdf (7-Ene-2026); Narai Lista de Precios..pdf (7-Abr-2026).
You can settle this without them
- The master deed, the condominium regime instrument and any liens: a public-records search at the Registro Público de la Propiedad y del Comercio in Playa del Carmen, using the folio already cited on the cédula catastral (Folio 151650, Notaría Pública 48 (notary office), 30-Jun-2023) rather than the developer’s summary of it.
- Today’s zoning classification for clave catastral 902014003025050, directly with the Ayuntamiento de Tulum’s Dirección de Desarrollo Urbano, given the folder’s own documents disagree.
- Resale and rental asking prices at this address on public portals. Narai already shows up outside the developer’s own channel, which is the honest comparison to its list price.
Only they can answer this
- Which of the four named entities, Inmobilia Desarrollos, Paseo Palmeras, the Banco Monex trust, or another, will actually appear as seller on your unit’s compraventa.
- Whether the 40%/60% financing terms and the January 2026 discount still apply, given the price list itself has since moved.
- The exact monthly maintenance fee, and its currency, for any unit not among the 28 already listed in the fee sheet.
Everything they shared, counted.
Twelve folders, well over a hundred files. Brand assets and the developer’s own land-purchase deed are not counted below: they’re sales tooling and corporate history, not buyer diligence.
As shared by the developer, plus municipal filings in the same folder · checked 26-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
2 files, e.g. Narai Brochure.pdf
Floor plans
65 files, e.g. Unidad 01.pdf through Unidad 52.pdf, one PDF per residence
Price list
3 files, e.g. Narai Lista de Precios..pdf (7-Apr-2026, unit-by-unit status)
Legal / trust documentation
22 files, e.g. LICENCIA DE TERMINACION NARAI.pdf (27-Mar-2025, full-building sign-off)
HOA & fees
1 file, e.g. CUOTAS DE MANTENIMIENTO NARAI.pdf (30-Sep-2025), 28 of the 55 units, currency not stated
Payment terms
4 files, e.g. Ficha Técnica sheets (3-Oct-2025), each with a payment-scheme diagram
Construction / delivery status
No construction-progress reports in the folder. Consistent with a building the municipality already signed off as finished (see legal), not a gap on an active build.
Purchase contract
The certified deed in the folder (COPIA CERTIFICADA COMPRAVENTA NARAI.pdf) records the developer’s own acquisition of the land in 2023. It is not a purchase-contract template for a unit buyer.
1 smaller gaps, worth knowingopen +close −
The fact sheets’ headline prices (from Oct-2025) undercut the current list for some unit types, e.g. the 2-bedroom "desde $5,100,000" fact-sheet figure versus $5,278,500 for the cheapest available 2-bedroom lock-off on the newer list. That’s six months of normal movement, not a contradiction, but it means the fact sheet alone will quote you stale.
The property, photographed
Photography supplied by the developer for distribution (Sony A7RIII, Aug-2025). Illustrative of the property as built, not a guarantee of any particular unit.
A dated inventory, not just a headline range.
Price range
MXN 2,835,000 – 8,760,000
Availability, as of 7-Apr-2026
21 available of 55 total
Financing
Cash, or 40/60 over 2 years see below
Delivery
Finished. Municipal completion license on file, 27-Mar-2025. See below.
Where these figures come from +Close −
MXN 2,835,000–8,760,000 comes from “Narai Lista de Precios..pdf,” dated 7-Apr-2026, which prices every one of the building’s 55 units (52 residences plus 3 commercial locales) and marks each one VENDIDO, RESERVADO or DISPONIBLE. Counting that sheet directly: 30 units sold, 4 reserved, 21 available. The low end is a 30 m² / 323 sq ft studio; the high end is either of two 146 m² / 1,572 sq ft 3-bedroom penthouses. No promedio is published here on purpose: averaging a 30 m² studio against a 146 m² penthouse would erase the size difference the price is actually tracking.
Delivery: every fact sheet states “ENTREGA INMEDIATA,” and the legal folder backs it with a Licencia de Terminación (Total) from the Ayuntamiento de Tulum, authorized 27-Mar-2025 for the whole 5,500.59 m² project. That is a government sign-off, not just a developer’s adjective, though it doesn’t substitute for walking your specific unit before closing.
Financing terms are unusually explicit for this set: 30% down with the balance in cash or bank credit, or 40% down with 60% financed over 24 months (12 months interest-free, 12 months at 5.9%). Both schemes appear in the fact sheets (3-Oct-2025) and a January 2026 promotion, which is worth taking as a snapshot rather than a standing offer: the price list itself has since moved three months forward, and every fact sheet carries its own “sujeto a cambio sin previo aviso.” How financing works here is a separate page; this is only what is specific to this project.
What this page cannot state as fact: brokers have quoted a further, unwritten 40% discount off this same list every few weeks since 28-Jul-2026, computed exactly to the peso against the cheapest unit of each size. No developer document confirms it. See "Is the developer's current price list actually the price on the table?" below.
Maintenance fee: CUOTAS DE MANTENIMIENTO NARAI.pdf (30-Sep-2025) lists a monthly figure for 28 of the 55 units, from $1,638.82 to $5,981.69. The sheet never states a currency; this page reads it as pesos given every other document prices the same units in MXN, but that is an inference, not a label the developer wrote down.
Where this sits in what the zone actually moves.
Not a valuation and not a comparables table. Where Narai’s asking price stands against other built projects in Aldea Zamá, and whether buyers are actually asking in the bands its units fall into.
Asking price per m², Aldea Zamá projects
Narai’s figure here is FEUDO’s own broker-monitor read, not the developer’s price list. It lands within 3% of what this page computes directly from that list (see below).
- Constelada6,044
- Rio5,203
- Piramides Tulum4,757
- Mayaliah4,725
- Akua Reserve4,175
- Anemona Tulum4,169
- Narai4,163
- Akua Signature3,907
- Aflora3,838
- Casa Chichil3,826
- Arthouse Signature3,802
- Urbano by Sundara3,760
- Macondo Tulum3,650
- Ophelia3,498
- Ardeh Tulum3,471
- The Curve3,277
- Estela Tulum3,171
Squarely mid-pack: seventh of about twenty-seven Aldea Zamá comparables tracked. Computing it directly from the 7-Apr-2026 price list gives a median of roughly USD 4,155/m² across available units (converted at Banxico FIX 16.94, 25-Aug-2026), with the smallest studios pricing highest per square meter and the penthouses lowest, the usual pattern for a small-format building.
This chart, and the median above, are both built on the developer’s written list price. Multiple brokers have quoted Narai at 40% below that same list every few weeks since 28-Jul-2026, a figure no developer document confirms; see "Is the developer's current price list actually the price on the table?" in the diligence section above. Most of the other projects charted here are read the same way, from list, so an unlisted discount specific to Narai would move it lower on this chart, not the reverse.
Buyer requests in Aldea Zamá, by price band
May–June against July–August 2026. The bands Narai’s own MXN range falls into once converted at the same Banxico FIX rate.
USD 150–250k
studios and 1-bedrooms, most of the available inventory
USD 250–400k
2-bedroom lock-off units
USD 400–700k
the 3-bedroom penthouses
The band most of Narai’s available inventory sits in, studios and 1-bedrooms, is the one softening fastest in Aldea Zamá. The penthouse band is the one growing, and it’s also the smallest slice of what’s left: 3 of the 21 available units.
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 fact sheets and its January 2026 promotion both price this route explicitly: 30% down with the balance in cash or bank credit, and the promotion added a 30% discount for cash or bank buyers who sign within 15 days. On a building the price list already shows 34 of 55 units sold or reserved, cash is also the strongest position to negotiate the remaining 21 from.
- Bank mortgageConditional
The municipality’s own cadastral record already treats each unit as a titled "unidad privativa de régimen en condominio" with its own cadastral key, and a full-building Licencia de Terminación (Total) is on file, both better signals than most projects in this set carry. What is not in the folder is the condominium regime’s own constitutive deed, which is what a bank actually reviews. Ask for it directly before counting on an appraisal-based mortgage.
- Pre-construction instalmentsNot available here
There is no construction calendar left to pay against. The municipality’s Licencia de Terminación, box "B) Terminación Total," closed the file on 27-Mar-2025 for the whole 5,500.59 m² project.
- Developer financingOpen
The most explicit of the five here, and rare to see stated at all: 40% down, 60% financed over 24 months, the first 12 interest-free and the second 12 at 5.9%. Two dated documents agree on the structure (fact sheets, 3-Oct-2025; a January 2026 promotion added a further 6% discount on top of it). Both also state the price is "sujeto a cambio sin previo aviso," and the price list itself has since moved to 7-Apr-2026, so confirm the terms are still live before relying on the rate.
- Infonavit / co-financingNot offered in writing
Every unit here is priced and payable in pesos, and the lower end of the range sits close to where an Infonavit-linked co-financing scheme can reach for a qualifying Mexican buyer who contributed formally to the system. Nothing in the folder confirms the developer accepts it, and it does not exist for a foreign buyer regardless of price.
Each verdict below comes from the project's delivery state and from what the developer's own folder and the municipality's filings contain, judged against the five ways property is paid for in Mexico. They are not quotes, and no market rate appears here: the 5.9% figure is this specific developer's own stated second-year rate, a fact about this counterparty, not a market average.
The developer never publishes a coordinate, only a legal description. The pin below was triangulated from that description and cross-checked independently; it locates the block, not the exact building footprint.
Avenida Kukulcán, Lote 55, Manzana 25, Condominio Aldea Maya, Aldea Zamá, Tulum, Quintana Roo, México
Open the full mapPin triangulated from the property's own cédula catastral (“Av. Kukulcán, Lote 055, entre Av. Juanek y Ixchel”), located at the midpoint between Avenida Kukulcán's closest approach to each of those two named cross streets on OpenStreetMap. Checked 26-Aug-2026. Cross-checked 28-Aug-2026 against the Google Maps place listing for “NARAI”.
How far to what
- Chedraui, Avenida Cobá2.9 km5 min
- Costamed hospital3.6 km6 min
- Tulum archaeological site (the ruins)5.6 km10 min
- Playa Paraíso, Tulum’s hotel-zone beachRoutes around the built-up strip rather than straight through it, which is why the drive runs longer than the straight-line distance suggests.6.2 km11 min
- Tulum International Airport (TQO)The federal highway loops well south before doubling back; there is no direct road across the selva between here and the airport.40.7 km44 min
Road distances and drive times routed on OpenStreetMap's street network (OSRM) from the triangulated pin above, 26 August 2026. Times assume clear roads.
Worth being precise about what sits inside what: this is one building, Lote 55 on Avenida Kukulcán, inside the Condominio Aldea Maya, inside the Aldea Zamá masterplan, inside the town and municipality of Tulum. “Tulum” on its own describes a municipality far larger than this project, and Aldea Zamá itself is not the beach, whatever the name evokes.
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