Siwá Tulum & Siwá Élevé
Two sister buildings from the same developer, one street apart in Región 15. Siwá Tulum sold out years ago and now trades only as resale; Siwá Élevé delivered in 2025 with a handful of units still listed, and the two share a unit-numbering scheme that has already produced one mix-up.
Siwá Tulum and Siwá Élevé are two separate condominium buildings on adjoining blocks in Región 15, Tulum, built by the same developer, SPI-Spazio Inmobiliario S.A. de C.V., to a near-identical architectural template. Siwá Tulum, on Manzana 259, was the first of the two: 46 boutique units, sold out roughly ten months after launch according to the developer’s own company profile, and today its only inventory is resale. Siwá Élevé, on Manzana 283 directly across the block, followed with 64 units plus 5 commercial spaces and has since delivered, with a documented handful of units still on the developer’s own price list. The two share amenities on at least one side (Élevé owners get access to Tulum’s), a similar unit-naming scheme by module and floor, and, at times, the developer’s own marketing: Élevé’s brochure lists Siwá Tulum’s website as its own contact. One page covering both, saying explicitly which fact belongs to which building, is safer than two pages that could each borrow the other’s photo or price by accident.
Sources: SIWA_BROCHURE.pdf (2021) and CV DESAROLLADOR SPI-SPAZIO.pdf for Siwá Tulum; FAQ SIWA ÉLEVÉ.pdf and BROCHURE SIWÁ ÉLEVÉ.pdf for Siwá Élevé. Captured 26-Aug-2026.
It fits you if
You want delivered, furnished-ready inventory rather than a pre-construction promise: both buildings are built and occupied, not renderings of something to come.
You’re comfortable buying resale rather than from the developer. On Siwá Tulum that’s the only route left; even on Siwá Élevé, most of the building is already sold and what remains is a small, documented slice.
Your budget fits Siwá Élevé’s own listed range, USD 265,812–539,935 on the developer’s 5-Jun-2026 price list. Siwá Tulum has no developer price list left to publish; a resale would be priced between you and a seller, not off a range.
You want private plunge pools, jungle-canopy views and a shared amenity package (gym, spa, restaurant, beach-club transport) over walkable urban convenience: Región 15 offers the first and not the second.
It doesn't if
You need a single, unambiguous price list. Siwá Élevé publishes one; Siwá Tulum, sold out, doesn’t, and the two buildings share a unit-naming scheme that has already produced one mix-up. Every figure on this page names which building it belongs to; a verbal quote that doesn’t should be treated as incomplete.
You need paved roads and municipal water and drainage at your front door. Región 15, per FEUDO’s own zone research, still runs largely on dirt roads, private wells and on-site biodigesters. Neither brochure mentions this; see below.
You need legal or trust documentation on file before you’d move forward. Neither Drive holds a condominium regime, deed or trust document for either building.
You’re relying on a developer FAQ dated years ago. Siwá Élevé’s own original delivery date (mid-2024, per the developer’s 2022 company profile) slipped roughly a year past what the developer itself projected, on both buildings.
Región 15: quiet, unconsolidated, and honest about it.
Región 15 sits east of La Veleta, across Avenida Kukulcán from Aldea Zama, roughly midway between Tulum’s town centre and the Hotel Zone. It is one of the quietest, least built-up parts of Tulum: scattered villas and boutique condo projects set in low jungle, an investor- and vacation-rental-heavy buyer profile, and very little of its own commercial strip. The opening of Avenida Kukulcán, sometime around 2020–2022, improved the connection to both the town and the Hotel Zone, but the streets branching off it inside the zone are still mostly unpaved, and multiple independent sources describe roughly 99% of them as dirt as of the most recent research.
There is no municipal water network and no municipal drainage in the zone. Water comes from private wells; wastewater is treated lot by lot with a biodigester or septic system. That is not a temporary gap on the way to full service, it is the operating norm here, and the zone’s researched sources flag it as a cost foreign buyers commonly underestimate: well maintenance, road upkeep and private drainage are recurring expenses that do not show up on a price list. Independent sources also name Región 15 specifically, by name, among zones where ejido (Mexican communal land, held collectively rather than under individual title until formally regularized) title disputes and questionable land deals occur, which is a reason to confirm chain of title with a notary regardless of which of these two buildings is under discussion.
Source: FEUDO zone research, Región 15 dossier (researched 9-Jun-2026, confidence rated "baja" by its own methodology for lack of Tier-A resident sources), drawing on tuluminvestor.com, thelatinvestor.com, yourtulumconcierge.com and municipal drainage-coverage reporting (CAPA 2025). It describes the zone, not either building specifically.
Every drop in that private pool came from a well.
Both buildings sell the same fantasy, and both deliver it: a private plunge pool on your own terrace, jungle canopy on every side, an observatory or a spa a short walk away. It is real, photographed, not a rendering. What neither brochure says in the same sentence is where the water in that pool comes from, or where it goes after you drain it. In Región 15 there is no municipal pipe on either end. The pool fills from a well on the lot, and whatever leaves the building’s plumbing is processed by a biodigester on the same lot, not carried away by a network anyone maintains centrally.
That is not a defect unique to Siwá; it is the norm for this entire zone, and a buyer comparing these two buildings against a project in Aldea Zama or the Hotel Zone should price in the difference: well and biodigester maintenance is a private, recurring cost that a municipal-serviced building simply does not carry. It also means the finish quality inside a unit, granite counters, tzalam-wood cabinetry, floor-to-ceiling glazing, all documented in Siwá Élevé’s own finishes memo, sits on top of infrastructure a buyer from a serviced city would never think to ask about.
Sources: private well and biodigester norm from FEUDO zone research (Región 15 dossier, 9-Jun-2026). Finish materials from SIWA ÉLEVÉ DESCRIPTIVA ACABADOS Y ACCESORIOS.pdf. Neither building’s own marketing material mentions its water source.
Four questions that only exist because there are two buildings.
Each one comes from comparing the two developments’ own documents against each other. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 4
Both projects use a code like "B2-101." Does that identify one building?
It identifies a module, block and floor inside a building, and both developments use the same scheme.
Read the reasoning +Close −
Siwá Élevé’s own 5-Jun-2026 developer price list lists a "B2-101" in module B2, a 91.5 m² / 985 sq ft suite with pool and roof deck, listed at USD $273,940.56, and its own floor plan on file is named "B2-101 RIVER PA + ROOF.pdf." Siwá Tulum’s 2021 brochure and master plan use the same module-and-floor naming template, side by side near-identical to Élevé’s own, for its six unit types (Jungle, Lagoon, Beach, Reef, Sky, Mangrove). Because both developments share the scheme, a code like "B2-101" can exist in both buildings at once, describing two different units at two different prices.
Why it moves the decision
A broker or a buyer working from a floor-plan PDF, a screenshot, or a verbal quote that doesn’t carry the project name can end up discussing the wrong unit in the wrong building, at a different size and price, without realizing it. Every reference to a unit like this, on this page and in any offer, has to carry the building name, not just the code.
How it gets settled
State the full identifier every time: "Siwá Tulum [code]" or "Siwá Élevé [code]." Never the code alone.
Source: SIWA_BROCHURE.pdf (2021) and master plan, Siwá Tulum; PRECIOS Y DISPONIBILIDAD SIWA ÉLEVÉ 05:06:2026.pdf and "B2-101 RIVER PA + ROOF.pdf", Siwá Élevé.
Question 2 of 4
Siwá Élevé’s own FAQ says it delivers in 2025. Is that the first date the developer gave?
No. The developer’s 2022 company profile projected mid-2024. The delivery slipped roughly a year past the developer’s own original date, on the sister building too.
Read the reasoning +Close −
SPI-Spazio’s company-profile PDF, dated by its own file metadata to 24-Aug-2022, lists Siwá Élevé as "Preventa" (pre-sale, sold before construction finished), construction starting 2022, "Entrega: mediados de 2024." The same document lists Siwá Tulum’s original target as "Entrega: Diciembre 2022." Neither date held: the FAQ (a much newer file, 8-Jun-2026) instead states March 2025 for Élevé’s first 56 units and December 2025 for its remaining 8 suites and 5 commercial spaces, roughly a year past the developer’s own original target on that building too.
Why it moves the decision
Both projected dates, on both buildings, slipped by twelve to eighteen months. That is not unusual for Riviera Maya pre-construction, but it is a track record specific to this developer and this site plan, and it bears directly on the one Élevé promise that has not been independently confirmed yet: the December 2025 commercial spaces and remaining suites. That date is now eight months in the past relative to today and this Drive has no document dated after 5-Jun-2026 confirming it happened.
How it gets settled
Ask the developer directly whether the 8 remaining suites and 5 commercial units (Jungle Market) at Siwá Élevé have in fact delivered, and ask for photographic or notarial confirmation dated after December 2025, not a verbal update.
Source: CV DESAROLLADOR SPI-SPAZIO.pdf (metadata 24-Aug-2022); FAQ SIWA ÉLEVÉ.pdf (metadata 8-Jun-2026).
Question 3 of 4
Élevé’s FAQ promises access to "all of Siwá Tulum’s amenities." Does it run the other way?
Not on paper. Only Élevé’s FAQ makes the promise, and only in one direction.
Read the reasoning +Close −
Siwá Élevé’s FAQ, answering "what amenities/agreements," states: "Acceso a todas las amenidades de SIWA TULUM para los propietarios" (access to all of Siwá Tulum’s amenities for [Élevé’s] owners). Siwá Tulum’s own 2021 brochure, the only marketing document this Drive holds for that building, was produced before Élevé existed and says nothing about a reciprocal arrangement, because it could not have.
Why it moves the decision
A Siwá Tulum owner (or the buyer of the FEUDO exclusive) should not assume they can use Élevé’s gym, spa or Jungle Market on the strength of Élevé’s brochure. The promise on file runs one way: Élevé residents into Tulum. Whether it was ever made symmetric in a later document neither Drive contains is exactly the kind of verbal claim this page will not repeat as fact.
How it gets settled
If cross-access matters to a specific buyer, get the reciprocal grant in writing from the developer or the condominium administration, dated, before relying on it.
Source: FAQ SIWA ÉLEVÉ.pdf, item 4.1; SIWA_BROCHURE.pdf (2021), full text, no reciprocal clause present.
Question 4 of 4
Siwá Élevé lists 8 units with a price. Is that "a couple," or is that the real number?
The document says 8. The most recent verbal read says roughly 2. Neither replaces the other here.
Read the reasoning +Close −
The developer’s own 5-Jun-2026 price-and-availability list carries a price on 8 of Siwá Élevé’s 64 residential units (A1-101, C1-003, C1-102, C2-004, and four in module B2 including B2-101); every other unit is marked "$-," which on this developer’s own inventory format means sold. Separately, and more recently, the read from the ground is "a couple" of units left.
Why it moves the decision
An eleven-week-old document and a more current verbal read disagree by a factor of four. Both could be true if three or four of the eight priced units sold between 5-Jun and today without a refreshed list ever reaching this Drive, which is the normal way a sales sheet goes stale, not a sign either source is wrong. What a buyer should not do is treat either number as current without asking.
How it gets settled
Request an availability sheet dated this month before treating any of the 8 listed units, B2-101 included, as actually open.
Source: PRECIOS Y DISPONIBILIDAD SIWA ÉLEVÉ 05:06:2026.pdf; verbal read reported 26-Aug-2026.
You can settle this without them
- Whether Región 15’s streets around this specific block are paved or still dirt: a short drive settles it, and conditions vary block by block.
- Whether either building’s well water and biodigester setup has had any documented issue: ask current owners directly, something a resale listing or a developer FAQ has no incentive to volunteer.
- What comparable units in the zone are actually asking today, on public portals, against the two ranges this page reports.
Only they can answer this
- Both developers’ registered water source and sewage treatment for each building specifically (well depth, biodigester capacity, service contract), not the zone-level generality this page can source independently.
- Whether the December 2025 delivery of Siwá Élevé’s remaining 8 suites and 5 commercial spaces actually happened, with dated proof.
- On Siwá Tulum resales specifically: what the HOA fee actually runs and whether it is uniform across the building or unit-specific; no schedule for this building is in this Drive.
Two Drives, counted separately.
Siwá Tulum’s shared folder is thin because it is old: a sold-out, delivered building has no reason to keep a live sales kit. Siwá Élevé’s is the fuller of the two because it still has inventory to move. Neither gap below means the document doesn’t exist anywhere, only that it wasn’t in the folder shared with FEUDO.
Siwá Tulum
As shared by the developer/broker · checked 26-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
1 file, e.g. SIWA_BROCHURE.pdf (2021)
Floor plans
No unit-level floor plans in this Drive; the 2021 brochure shows 6 named layouts (Jungle, Lagoon, Beach, Reef, Sky, Mangrove) with sizes but no unit-by-unit spec sheets.
Construction / delivery status
Not applicable: the developer’s own company profile dates this project’s construction to 2021, sold out in 10 months, no longer under build.
Price list
No developer price list in this Drive: the project is sold out at the developer level, and no resale price sheet for this building has been shared here.
Legal / trust documentation
No trust, deed or condominium-regime document in this Drive.
HOA & fees
No HOA schedule for the building is in this Drive.
Payment terms
Not applicable to a resale market: there is no developer payment plan left to document.
Purchase contract
Not in the shared folder
Siwá Élevé
As shared by the developer · checked 26-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
1 file, e.g. BROCHURE SIWÁ ÉLEVÉ.pdf
Floor plans
13 files, e.g. B2-101 RIVER PA + ROOF.pdf
Construction / delivery status
26 files, e.g. IMG_4967.JPG (21-May-2025, EXIF)
Price list
1 file, e.g. PRECIOS Y DISPONIBILIDAD SIWA ÉLEVÉ 05:06:2026.pdf
HOA & fees
1 file, e.g. FAQ SIWA ÉLEVÉ.pdf (states 2.5–3 USD/m²/month, no fixed peso figure)
Payment terms
1 file, e.g. FAQ SIWA ÉLEVÉ.pdf, item 9 (three payment schedules with stated discounts)
Legal / trust documentation
No trust, deed or condominium-regime document in this Drive.
Purchase contract
A "Registro de Cliente" intake form exists; it is a lead-capture form, not a purchase contract.
Siwá Élevé, under construction
Each caption states whether the image is a photograph or a developer render. Siwá Tulum’s own shared folder holds a 2021 brochure and a master plan, no photography; every image below is Siwá Élevé, construction photos dated 21-May-2025 by EXIF plus one developer render.
Two ranges. Neither one describes the other building.
Siwá Tulum · Manzana 259
Market status
Sold out at developer level
Original target
Dec 2022 (developer’s own)
Price list
None: sold out, resale only
Unit-level detail
None on file for this building
Siwá Tulum has no developer price list left to publish: the building sold out roughly ten months after launch, per the developer’s own company profile, and today trades only between private sellers and buyers. No resale price sheet, HOA schedule or unit-level floor plan for this building is in this Drive. Anyone quoted a price, a fee or a size for a specific resale unit here should confirm it directly rather than assume it from another listing.
Source: SIWA_BROCHURE.pdf (2021); CV DESAROLLADOR SPI-SPAZIO.pdf, company profile.
Siwá Élevé · Manzana 283
Market status
Delivered, largely sold
Listed range
USD $265,812–539,935
Units with a price
8 of 64, per 5-Jun-2026 list
Delivery
Mar 2025 (56 units); Dec 2025 (8 suites + 5 commercial, unconfirmed)
The developer’s own price-and-availability sheet, dated 5-Jun-2026, marks 56 of 64 residential units "$-" (this developer’s own convention for sold) and prices the other 8, from USD $265,811.72 (two units in module B2) to $539,934.53 (a 2-bedroom Coral rooftop unit, C1-102). A more recent verbal read puts availability at "a couple" of units; that discrepancy is reported, not resolved, above. Maintenance runs 2.5–3 USD/m²/month per the developer’s FAQ, quoted directly in dollars, no conversion needed.
Source: PRECIOS Y DISPONIBILIDAD SIWA ÉLEVÉ 05:06:2026.pdf; FAQ SIWA ÉLEVÉ.pdf, items 6 and 13.
Where this sits in what the zone actually moves.
Not a valuation. Siwá Élevé prices at or above the top of already-built inventory in its own zone. Our own broker-request monitor lists 49 Región 15 comparables with a usable price-per-m² figure; 33 of those are built, already sold or resold, and the other 16 are still in preconstruction. Neither Siwá building is itself in that comparable set, so the two Élevé figures below are our own calculation (list price ÷ total m², interior plus terrace and parking, matching the developer’s own price-sheet convention), not a developer number. Siwá Tulum has no independent resale figure to plot here: it has no price list, and no resale figure in this Drive is documented well enough to calculate a comparable rate.
Asking price per m², Región 15 built comparables (top, middle, bottom of 33) vs. Siwá Élevé
FEUDO calculation for Siwá Élevé; developer/portal-sourced for the 12 named comparables, all already built and sold or resold, none in preconstruction. Methodology may not match unit-for-unit across sources.
- Siwá Élevé, highest price/m² unit (C1-003)4,417
- Siwá Élevé, lowest listed units (B2-001/003)3,781
- MISTIQ PREMIUM3,521
- HOJA SANTA3,437
- KARANDA TULUM3,382
- SELVA AMBAR3,309
- MANTA3,155
- HOMA KAH2,877
- ZIBA TULUM2,865
- NAIA NAAY2,809
- NAIA TULUM2,757
- MIZU BY AREIA1,671
- DUNE TULUM1,495
- AREIA PLAZA1,249
Both Siwá Élevé calculations land above every one of the 5 highest built comparables FEUDO tracks in Región 15, including the single highest, Mistiq Premium at $3,521/m². The zone's preconstruction units go higher still, up to $4,151/m² at Afrodita Retreat, the top of the 16 still being built, none of them a finished building a buyer can walk today. Measured against what is already standing and already sold, not against what is still being poured, a buyer comparing Siwá Élevé against "the zone average" is comparing against a number well below where it actually sits.
Buyer requests in Región 15, apartments by price band
May–June against July–August 2026. The bands Siwá Élevé’s listed range touches.
USD <150k
below Siwá Élevé’s listed range
USD 150–250k
below Siwá Élevé’s listed range
USD 400–700k
touches Siwá Élevé’s top listings
The middle of Siwá Élevé’s own range, roughly USD 250–400k, has zero recorded apartment requests in either period in FEUDO’s own monitor for this zone. That is an absence of recorded data, not evidence of zero demand, and it is reported as such rather than rounded into one of the adjacent bands.
Source: our own broker-request monitor and comparable-project set for the Región 15, Tulum zone. It measures what brokers wrote down, which skews toward what circulates between agents, not the whole market. A read on direction, not a valuation; 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
Open on both. On Siwá Tulum it is the default: every unit left is a resale, so there is no developer payment plan to opt into either way. On Siwá Élevé, the developer’s own June price list shows the cheapest available units at roughly a 4% discount for a 35/65 schedule, so cash (or a fast, front-loaded schedule) is the one variable a buyer can actually move on price.
- Bank mortgageConditional
Siwá Élevé’s own FAQ states mortgages are accepted "solo para el saldo contra entrega" (only for the balance due at delivery), which implies the bank route is contemplated. Neither Drive holds a condominium regime or a complete legal file for either building, and a bank will not lend without one. That gap sits behind both buildings equally: ask for it before assuming financing is available, not after.
- Pre-construction instalmentsNot available here
Both buildings are delivered. There is no construction calendar left to pay against on either one.
- Developer financingOpen
Documented for Siwá Élevé only: its FAQ lists three payment schedules on remaining inventory, 30/40/30, 50/40/10 (4% discount) and 80/0/20 (8% discount), which functions as developer-extended terms even on a delivered building. For Siwá Tulum, nothing in this Drive offers or rules it out; it is a resale market now, so any instalment arrangement would come from the reselling owner, not the developer, and would need its own contract.
- Infonavit / co-financingNot available here
Requires formal contribution to the Mexican system, so it does not exist for a foreign buyer on either building.
Verdicts below are judged separately for each building where the two differ, and named as such in the detail. Neither Drive holds a rate: in bank credit the rate is set by the bank and in developer financing by the developer, so it is a fact about your counterparty, not the market.
Neither developer publishes a coordinate for either building. The pin below marks Región 15’s access point on Avenida Kukulcán, not either manzana specifically. Treat this as a zone-level location pending a confirmed building-level pin.
Avenida Kukulcán, Región 15, Tulum, Quintana Roo, México (zone-level pin; Siwá Tulum sits on Manzana 259, Siwá Élevé on Manzana 283, directly across the block)
Open the full mapPin: Google Maps place listing for “Siwa Tulum Wellness Villa Collection”, read 28-Aug-2026.
How far to what
- Chedraui Selecto supermarket, Av. Cobá2.1 km5 min
- Tulum town centre (El Pueblo)2.4 km6 min
- CostaMed Tulum, private hospital2.5 km6 min
- Nearest Hotel Zone beach access5.2 km10 min
- Tulum International Airport (TQO)42.8 km48 min
Road distances and drive times routed on OpenStreetMap’s street network (OSRM) from the zone-level pin above, 26-Aug-2026. Because the pin is zone-level, not building-precise, actual distances from either manzana could run a few hundred meters to a kilometer shorter or longer. Times assume clear roads and paved surface; Región 15’s own interior streets are largely unpaved and slower in the rainy season.
Worth being precise about what sits inside what: these are two buildings on adjoining blocks (Manzana 259 and Manzana 283) inside Región 15, which is itself a district of the town of Tulum, in the municipality of the same name. “Tulum” on its own describes a town far larger and more varied than either building’s immediate surroundings, which are jungle and dirt road, not the walkable centre or the Hotel Zone strip.
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