Siwa Tulum B2-101
The only unit in Siwa Tulum sold with a private plunge pool and a private two-level rooftop combined, delivered, furnished, and ready to close.
FEUDO listing. FEUDO holds a non-exclusive sale mandate on Siwa Tulum B2-101 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.
Siwa Tulum B2-101 is a 56 m² (603 sq ft), 1-bedroom, 1-bathroom unit inside Módulo B-2 of Siwa Tulum, a Región 15 development built by Spi Spazio and delivered in 2024. It is built to the development’s Jungle Plus typology: a private plunge pool on the lower terrace and a private two-level rooftop, sold as one combined unit rather than the rooftop added on separately, which is how the development originally offered it. The unit is sold turnkey, furnished, with the current owner having put an additional ≈$280,000 MXN into its décor beyond the base purchase. Asking price is USD $285,000 (≈ $4,834,940 MXN), the only one of FEUDO’s eight mandated listings priced in dollars.
Source: FEUDO’s curated listing data; FEUDO’s own system, FEUDO’s own system; FEUDO Ficha Técnica FE10212025 (28-Apr-2026); Levantamiento de Propiedad, Inverstarter, signed 27-Mar-2025. Captured 29-Aug-2026. Surface corrected to 56 m² by the owner directly; see the diligence question below.
It fits you if
You want a finished, furnished Tulum unit you can use now, not a pre-construction bet on a calendar. FEUDO’s curated data records an escritura (title deed) on file for B2-101, delivered and decorated beyond its base finish.
You want the private plunge pool and the private rooftop, not the shared, swim-up version most Siwa units sell as standard. B2-101 is the one unit built to that combined typology, not a unit with an amenity bolted on after the fact.
You’re buying for personal use, occasional stays, or a Mexican-in-the-US buyer’s second home, and you’re not counting on rental income to justify the price. FEUDO’s own system logs this unit as sitting idle on rentals by the owner’s own choice, not as a producing asset.
You’re comfortable being one of a narrow buyer pool at this price. FEUDO’s own broker-request monitor shows zero recorded demand in this listing’s exact price band for Región 15 apartments, which tracks with FEUDO’s own read that interest here has come from affinity with the project more than investment logic.
It doesn't if
You’re shopping the Región 15 1-bedroom market on price per m². At USD 5,089/m², this listing prices above every development in FEUDO’s own zone monitor, including the highest tracked there.
You expect a rental track record. No rental income, occupancy or yield figure exists for this unit in the material FEUDO reviewed, by the owner’s own decision not to operate it as a rental.
You need the legal file complete before you’ll even look. FEUDO’s curated data calls the unit escriturado, but FEUDO’s own system still logs the fuller NOM-247-SE-2021 package (escritura, freedom-of-liens certificate) as pending. Ask for the documents directly rather than taking either characterization on its own.
You’d rather buy new. A newer building, Siwa Eleve, sits directly across from this development and is the specific competing pressure FEUDO’s own system names on this sale.
Quiet, unpaved, and closer to the sea than it feels.
Región 15 sits east of La Veleta, across Av. Kukulcán from Aldea Zama, in low jungle with a density of construction well below its neighbours. It has no supermarket, restaurant or café corridor of its own; anything beyond the development runs on a car or a scooter, roughly 10 to 15 minutes to Tulum’s town centre. Most internal streets are still unpaved sascab, though some stretches have been improved; there is no municipal drainage or piped water in the zone generally, so wells and biodigesters carry that load lot by lot outside a constituted development like this one. The dominant buyer profile skews investment and vacation-rental, and independent zone research flags Región 15 by name among areas where questionable land deals and oversupply, more new units than confirmed demand, are reported.
None of that is a defect specific to Siwa Tulum, which sits inside a constituted, gated development with its own condominium regime, and it doesn’t reach B2-101’s own legal standing. It is the honest backdrop a buyer should hold while weighing the price: this is a unit inside a finished building in a zone that is, itself, still emerging.
Source: FEUDO zone research, Región 15 dossier (compiled 09-Jun-2026, confidence: baja per its own methodology, no Tier A resident source found). Describes the corridor, not this unit specifically.
The project pulls more attention than any of FEUDO’s other seven listings.
Across the roughly seventeen months this listing has been in market, FEUDO’s own site analytics record 1,535 website views and 11 leads on B2-101, more than the other seven mandated listings combined. That traction hasn’t converted at the rate the number suggests, and FEUDO’s own quick-read on this listing says why in plain terms: interest so far comes more from affinity with the Siwa Tulum name and its Jungle Plus concept than from investment logic, in a market where most buyers are still pricing 1-bedrooms well under what B2-101 asks.
That’s a different sales problem than a listing nobody notices. The eye is already on it; what filters people out is the price against a Región 15 studio market, and the absence of a rental story to lean on. The buyer this unit is built for is someone who wants Siwa Tulum and this exact combination specifically, not someone comparing 1-bedrooms by the square metre.
Sources: FEUDO’s own site analytics for FE10212025 (website_views, lifetime_leads), checked 29-Aug-2026; quick_read and active_strategy_doing, FEUDO’s own system,.
Six questions to settle before you sign.
Each one comes straight out of FEUDO’s own curated data, FEUDO’s own system, or the signed field survey on file. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 6
Is this unit 56 m² or 66 m²? Every document before this one says 66.
It’s 56 m². The owner corrected the figure directly, and every prior document, FEUDO’s own included, still carries the old number.
Read the reasoning +Close −
FEUDO’s curated listing data, its published Ficha Técnica (28-Apr-2026), and its own internal system all state 66 m². The owner corrected this directly with FEUDO: the unit is 56 m². Comparable units nearby in the same Jungle Plus family run closer to 50 m², which is consistent with 56 and not with 66.
Why it moves the decision
Surface sets price per m², and the correction moves it in the direction that matters least to a seller: a smaller unit at the same USD 285,000 asking price prices out higher per m², not lower. At 56 m² this listing runs USD 5,089/m², measurably above every Región 15 development in FEUDO’s own broker-request monitor, including the priciest one tracked there. A figure correction that happens to help a seller is exactly the kind of number worth re-checking twice before trusting; this one moves against the seller, which is one reason to treat it as a real correction rather than a convenient one.
How it gets settled
Get the exact interior surface from a current architectural plano or a fresh measurement before closing. No document reviewed re-derives the 56 m² by area type (interior, exterior, parking), only the total.
Source: Owner’s direct correction to FEUDO, communicated 25-Aug-2026; FEUDO’s curated listing data (overrides, prior figure 66 m²); Ficha Técnica FE10212025, 28-Apr-2026.
Question 2 of 6
What exactly is a "Jungle Plus" unit, and why is B2-101 the only one?
It’s the development’s typology with a private plunge pool and a private two-level rooftop combined. The rooftop was sold separately by the developer; this owner bought both together.
Read the reasoning +Close −
The development’s own unit index places B2-101 in Módulo B-2. Its own typology isometric, labelled "Jungle Plus + Roof Top," shows a lower level with a private plunge pool opening onto the jungle canopy and an upper rooftop level with a covered dining and lounge pergola, matching what FEUDO’s own photography of this specific unit shows. FEUDO’s direct account of this unit’s history, confirmed 25-Aug-2026, is that the rooftop was originally sold as a separate add-on by the developer; the current owner purchased it together with the base unit, at a combined price, and furnished it on top of that.
Why it moves the decision
This isn’t a unit with an extra tacked on. It’s a combination the developer didn’t sell as a standard package, assembled by the current owner at the point of purchase, which is why FEUDO reads it as the actual differentiator rather than a marketing line: no other unit in the development was built or bought this way.
How it gets settled
Confirm in writing, against the escritura, that the rooftop and the base unit are titled as one single property rather than resting on separate instruments (see the gap noted below).
Source: MASTER PLAN SIWA - NUMERACIÓN UNIDADES.pdf (developer, unit index); 14-JUNGLE PLUS + ROOF TOP.png (developer, typology isometric); FEUDO’s own account of the unit’s purchase history, confirmed directly with the owner, 25-Aug-2026.
Question 3 of 6
FEUDO calls this unit "escriturado." Its own system still shows the legal package as pending. Which is it?
Both, and they answer different questions. The title exists; the fuller NOM-247-SE-2021 legal package that should back it up hasn’t been fully collected yet.
Read the reasoning +Close −
FEUDO’s curated listing data for this unit states legal_status: escriturado. FEUDO’s own internal system carries a different field, also called legal_status, as pendiente_confirmar, and logs contract_status as pending with the same next_action recorded for every one of FEUDO’s eight mandated listings: request the owner’s escrituras, freedom-of-liens certificate and supporting documentation to complete the file required under NOM-247-SE-2021.
Why it moves the decision
This is a documentation gap, not necessarily a title problem: a titled property can still have an incomplete file at the brokerage handling it. But a buyer shouldn’t take "escriturado" on FEUDO’s word alone when FEUDO’s own system says the underlying paperwork isn’t fully collected yet.
How it gets settled
Request the escritura and a current freedom-of-liens certificate (certificado de libertad de gravamen) directly, before relying on either FEUDO’s or the owner’s characterization of the legal status.
Source: FEUDO’s curated listing data (legal_status: Escriturado); FEUDO’s own system.
Question 4 of 6
FEUDO’s own monitor shows zero broker requests at this exact price. Is that a red flag?
It’s a real signal, but not the kind that kills a deal on its own: it says the buyer pool at this price is narrow, which the listing’s own strategy notes already say in different words.
Read the reasoning +Close −
FEUDO’s own broker-request monitor logs zero recorded buyer requests for a Región 15 apartment in the USD 250,000–400,000 band, this listing’s own band, in either of the two most recent periods measured. The adjacent bands aren’t empty: under USD 150,000 and USD 150,000–250,000 both show recorded demand.
Why it moves the decision
FEUDO’s own active-strategy notes for this listing say plainly that the ticket "se percibe por encima del promedio para un 1 BDRM" against the rest of the market, and that interest so far has come more from affinity with the project than from investment logic. The zero-demand band and that internal read point the same direction: the buyer for this specific unit is someone who wants this exact combination, not someone shopping the Región 15 1-bedroom market broadly.
How it gets settled
Weigh the price against what the unit actually offers (the pool-plus-rooftop combination, delivered and furnished) rather than against the broader Región 15 studio and 1-bedroom market, where this listing simply doesn’t compete on price per m².
Source: FEUDO’s own broker-request monitor, Tulum Región 15 apartment listings, checked 29-Aug-2026; FEUDO’s curated listing data (active_strategy_doing, active_strategy_constraints, quick_read), FE10212025.
Question 5 of 6
There’s a newer building right across from this one. Does it compete with B2-101?
Yes, directly. Siwa Eleve is new inventory from the same brand, and FEUDO’s own system names it as the specific pressure on this sale.
Read the reasoning +Close −
FEUDO’s own system records "competencia de nuevo stock Siwa Eleve en frente del desarrollo" as market context for this listing, and names the same competing project again under the blocking factors it’s actively managing: buyers tend to prefer a new unit over a resale even at a higher price, which lowers urgency and presses on what this listing can ask.
Why it moves the decision
A buyer comparing B2-101 against Siwa Eleve is comparing a delivered, furnished, and already-decorated resale against unbuilt or newer inventory from the same name. That’s a real choice with real tradeoffs (furnished and ready now versus new and unfinished), not a reason to assume this listing is inferior, but it is the direct comparison a serious buyer will actually make, and FEUDO’s own strategy already assumes they will.
How it gets settled
If comparing directly against Siwa Eleve inventory, price the difference between move-in-ready furnished and unbuilt or newer stock explicitly, rather than comparing sticker price alone.
Source: FEUDO’s own system.
Question 6 of 6
Two different street addresses show up for the same unit. Which one is right?
Unresolved. The signed field survey and FEUDO’s own published ficha name different streets for the same Manzana 259 (city block).
Read the reasoning +Close −
The signed Levantamiento de Propiedad (Inverstarter, 27-Mar-2025) records the street as "Calle 35 Pte. Supermanzana 15 Manzana 259." FEUDO’s own published Ficha Técnica (28-Apr-2026) records it as "Av. Kukulcán, Mz 259." Both name the same Manzana (259) and the same colonia (Región 15); neither document explains the difference.
Why it moves the decision
This is unlikely to affect the property itself, Región 15’s internal streets are recent and inconsistently mapped (FEUDO’s own zone research notes Google Maps shows routes there that don’t exist on the ground), but a wrong street name on a formal document is exactly the kind of small mismatch that slows a notaría (notary) down at the worst possible time.
How it gets settled
Confirm the exact address against the escritura or a current predial (property tax) receipt before it goes on any contract.
Source: Levantamiento de Propiedad, Inverstarter, signed 27-Mar-2025; Ficha Técnica FE10212025, FEUDO, 28-Apr-2026.
What exists on this unit, counted.
Most of what FEUDO holds on this unit comes from its own curated listing data and its own internal system, not from a developer document specific to B2-101, since the development’s materials are organized by project, not by unit.
From FEUDO’s own curated data, its own system, and the FEUDO 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. SIWA_BROCHURE.pdf, the developer’s general brochure for the Siwa Tulum development
Floor plans
2 files, e.g. MASTER PLAN SIWA - NUMERACIÓN UNIDADES.pdf (the development’s own unit index; confirms B2-101 sits in Módulo B-2)
Price list
1 file, e.g. FEUDO Ficha Técnica FE10212025 (28-Apr-2026), listing USD $285,000
HOA & fees
1 file, e.g. FEUDO Ficha Técnica FE10212025, HOA / mantenimiento $3,024 MXN
Construction / delivery status
Not applicable: the unit is delivered (immediate delivery, 2024). No avance-obra material was reviewed or would be relevant.
Legal / trust documentation
FEUDO’s curated listing data records this unit as escriturado (titled). FEUDO’s own system still carries this listing’s legal_status as pendiente_confirmar and its contract_status as pending, with the same next_action logged for every one of the eight exclusives: request the owner’s escrituras, freedom-of-liens certificate and supporting documentation to complete the NOM-247-SE-2021 package. No escritura, no libertad de gravamen certificate, and no signed sale contract for this unit were found in the material reviewed.
Payment terms
No payment-plan or financing document specific to this unit was found. It is a delivered, resale unit, not an active pre-construction schedule.
Purchase contract
No signed sale contract or offer-letter template specific to B2-101 was found in the material reviewed.
4 smaller gaps, worth knowingopen +close −
How the corrected 56 m² breaks down by area. FEUDO’s curated listing data still carries an old breakdown, 36 m² interior plus 17 m² exterior plus 13 m² parking, that sums to 66 m², the figure the owner corrected. No document reviewed re-splits the corrected 56 m² by area type.
Whether Beach Club, spa and restaurant access the development’s own amenities fact sheet lists follow a unit bought by resale the same way they follow one bought new from the developer. Nothing seen confirms this either way for B2-101 specifically.
Whether the private rooftop is recorded as part of this unit’s single escritura, or rests on a separate arrangement from when the rooftop was originally sold apart from the base unit and the current owner combined the two. FEUDO’s own account is that he bought both together, at one price; nothing reviewed shows the legal instrument that ties them.
Which address is correct for this unit. The signed Levantamiento de Propiedad (27-Mar-2025) names the street as Calle 35 Pte., Supermanzana 15, Manzana 259; FEUDO’s own published Ficha Técnica names it Av. Kukulcán, Mz 259. Both cite the same Manzana 259. Confirm the exact address against the escritura before relying on either for anything formal.
B2-101, photographed
Photography of this specific unit, sourced from FEUDO’s own Drive folder for B2-101. Furnished as shown; not a guarantee that every item pictured transfers with a sale.
The only one of FEUDO’s eight priced in dollars.
Asking price
USD $285,000
≈ $4,834,940 MXN at Banxico FIX 16.9647 (25-Aug-2026), this page’s own conversion
Surface
56 m² 603 sq ft
HOA / maintenance
$3,024 MXN per month
Delivery
Immediate delivered 2024, turnkey furnished
Where these figures come from, and the number FEUDO’s own base still gets wrong +Close −
USD $285,000 is the figure in FEUDO’s curated listing data, checked against its own site analytics as the listed price for FE10212025. FEUDO’s internal deal-tracking system still carries an older $4,950,000 MXN figure for this listing, used there to model exit scenarios; that number predates the USD price being confirmed and is superseded by it here, flagged rather than silently dropped in case anyone downstream is still working from it.
56 m² is the owner’s direct correction, replacing the 66 m² figure that appears in every document reviewed before it, FEUDO’s curated data, its published Ficha Técnica, and its own system. See the diligence question above for why that correction is treated as real rather than convenient.
Financing follows what is actually for sale: a delivered, titled unit in a constituted condominium regime, not a pre-construction contract. 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 way to close on a titled, delivered unit: pay the negotiated price, cover closing costs, and sign at the notaría (notary). FEUDO’s curated listing data records B2-101 as escriturado, which is what makes a straightforward cash close possible here in a way it wasn’t on FEUDO’s land listings.
- Bank mortgageConditional
A Mexican bank lends against a registrable title in a constituted condominium regime, and this unit’s curated data says both exist. The condition is on the buyer, not the property: a foreign, non-resident buyer paying in USD typically needs to document income and credit from abroad, and not every Mexican bank has a product for that profile. Ask which banks in Tulum actually underwrite a non-resident foreign buyer before assuming the property itself is the obstacle.
- Pre-construction instalmentsNot available here
There is no active instalment plan to join. Siwa Tulum delivered in 2024 and this is a resale of a finished, furnished unit, not a fresh pre-sale contract with the developer.
- Developer financingNot offered in writing
Nothing seen says whether the developer, Spi Spazio, offers financing terms on a resale it is not itself selling. This is the current owner’s unit to sell, not remaining developer inventory, so developer financing is a question to ask directly rather than an assumption either way.
- Infonavit / co-financingConditional
FEUDO’s own system logs the buyer profile actively being pursued for this listing as a Mexican living in the United States who isn’t chasing rental return. For exactly that buyer, whether Infonavit applies turns on one fact: did they contribute formally to the Mexican housing system before emigrating. If so, a housing sub-account balance can sit unnoticed for years and is worth checking. If they were never formally employed in Mexico, this route doesn’t exist for them, same as for any foreign buyer.
Each verdict below comes from what’s actually for sale (a delivered, titled unit, not a pre-construction contract) and from FEUDO’s own curated and internal data, 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 apartments already delivered and for sale, not against unbuilt pre-construction inventory, and whether buyers are actually asking at that price point.
Asking price per m², Región 15 apartments, delivered product only
Venta only (33 of 51 monitored Región 15 developments); the zone’s 18 Preconstrucción rows are excluded, unbuilt inventory isn’t comparable to a delivered resale.
- This listing (Siwa Tulum B2-101)USD 5089
- Mistiq PremiumUSD 3521
- Hoja SantaUSD 3437
- Karanda TulumUSD 3382
- Selva ÁmbarUSD 3309
This listing prices above the top delivered Región 15 comparable in FEUDO’s own monitor, Mistiq Premium, by roughly 45%. That doesn’t make the price wrong, the pool-plus-rooftop combination has no exact match in the zone, but a buyer comparing on price per m² alone won’t find this listing competitive against anything else tracked there.
Broker requests for Región 15 apartments, by price band
May–Jun against Jul–Aug 2026. The band this listing’s price sits in shows no recorded requests in either period.
Under USD 150k
apartments in Región 15
USD 150–250k
apartments in Región 15
USD 250–400k
where this listing sits, no requests recorded either period
USD 400–700k
unrelated to this listing, shown for context
Demand for Región 15 apartments concentrates under USD 250,000. This listing’s own band, USD 250,000–400,000, shows zero requests recorded either period, consistent with FEUDO’s own read that this unit sells on the strength of the Siwa Tulum name and this specific combination, not on competing in the zone’s broader apartment market.
Source: FEUDO’s own broker-request monitor, apartment listings tagged Tulum 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.
FEUDO’s curated listing data carried a coordinate that falls in the ocean, roughly one degree of longitude off, evidently a typo (88° west instead of 87°). The pin below uses the coordinate from the signed field survey on file instead, cross-checked against Google’s own place record for Siwa Tulum, which lands within about 100 metres of it, well inside the margin for a development-level pin rather than a survey pin for the unit itself.
Siwa Tulum, Región 15, Tulum, Quintana Roo, México
Open the full mapPin: Google Maps listing “Siwa Tulum Wellness Villa Collection” (20.183176, -87.4663469), ~100 m from the coordinate in the Levantamiento de Propiedad (Inverstarter, signed 27-Mar-2025). The same listing has also appeared as “Siwa Tulum Unique Hotel & Spa” in links on file; verified 30-Aug-2026.
How far to what
- Tulum town centre (Av. Tulum)4.79 km11 min
- Chedraui Selecto (Av. Cobá, supermarket)5 km11 min
- CostaMed Tulum (private hospital)5.78 km12 min
- Tulum Hotel Zone beach (Playa Paraíso)6.5 km15 min
- Tulum International Airport (TQO)More than double the straight-line distance, consistent with the road running through Tulum town before turning onto the airport corridor, not a routing error (same pattern FEUDO already confirmed against a second routing source for a nearby listing in this same corridor).42.1 km49 min
Road distances and drive times measured from the pin above, routed on OpenStreetMap's street network on 29 August 2026. The pin marks the development, not this specific unit inside it, so these distances carry that same margin. Times assume clear roads.
Worth being precise about what sits inside what: B2-101 is one unit inside Módulo B-2 of Siwa Tulum, itself inside Región 15, inside the municipality of Tulum. Región 15 is not a formally bounded neighbourhood with fixed limits; it is a commonly used area name east of La Veleta, across Av. Kukulcán from Aldea Zama.
Start here
One unit,
one combination.
FEUDO holds the sale mandate on Siwa Tulum B2-101. Tell us what you want to know and we’ll follow up with what’s confirmed today, what we’d settle before an offer, and how closing actually works on a delivered, titled unit.
Or write directly to [email protected]
Tell us what you want to know.
FEUDO represents this listing. We’ll come back with what’s confirmed, what isn’t, and what an offer would look like.