Town Center Zamá
A finished and delivered mixed-use community in the most consolidated part of Tulum, photographed as built in April 2026, with roughly twenty of its residences left.
Town Center Zamá is a built and delivered community inside Aldea Zamá, the most consolidated part of Tulum, developed by Andcar Proyectos S.A. de C.V. Eight low-rise buildings of three levels plus rooftop hold one and two-bedroom residences and penthouses with private plunge pools, over twenty ground-floor commercial units, with a pool, gym, screening room, coworking floor, playroom, event hall and rooftop decks. This is not a rendering: the developer’s own folder holds 144 photographs of the finished complex, camera-dated April and May 2026. Of 156 residences, its July 2026 broker sheet says 20 remain. A separate program markets a guaranteed rental return through a third-party operator, treated on its own terms further down rather than folded into this summary as fact.
Source: Town Center Zamá brochure (2026); “ENTREGA INMEDIATA” price lists, May and July 2026; Promociones Brokers TCZ, July 2026; Smart Flex 5 años, June 2026; folder 13-Fotos y Videos, EXIF-dated 28-Apr, 30-Apr and 18-May-2026. All developer-issued. Captured 25-Aug-2026.
It fits you if
You want floor area for your money. Against 26 other Aldea Zamá projects this one asks the second-lowest price per square meter, because its units are large rather than because the address is cheap.
You want something that exists. The developer photographed the finished complex in April and May 2026, and 136 of its 156 residences had sold by its own July count.
You want documented terms, not a handshake. Three financing structures are in writing, plus a legal folder with the deed, the registry entry, a lien cancellation and the construction licence.
You want Aldea Zamá specifically: paved streets, bike lanes and a year-round commercial strip. Not the beach. It is about 4.8 km inland.
It doesn't if
You’d treat the “6 to 8 percent guaranteed return” as a yield. Its own document, dated July 2024, says it is a one-year lease with a third party, renewable only if both sides agree.
You need to know what the property costs to hold. No condominium fee appears anywhere in 481 files, and the amenity package is heavy.
You want the deed at move-in and would still use the five-year plan. Under Smart Flex possession starts on day one and the unit is deeded at month 60.
You need certainty the complex is finished. The 2026 material says 156 residences; the developer’s own 2024 document describes 198 across three stages.
Aldea Zamá is inland, and that is the whole point.
Precision first, because the names get used loosely. This is a private community inside Aldea Zamá, a planned neighborhood inside the town of Tulum, inside the municipality of Tulum, Quintana Roo. Aldea Zamá is not Tulum beach. Playa Paraíso is about 4.8 km away: 15 to 20 minutes by bike, 10 to 15 by car. Anyone who wants to walk to the sea from their door should be looking at the hotel zone, not here.
What it is instead is the most finished residential zone in Tulum: paved streets, underground services, bike lanes, and a strip of cafés, yoga studios and boutique restaurants that stays open year round. An internal architecture committee caps buildings at three levels, which is why the skyline stays under the trees. The population skews heavily international, digital nomads, couples and retirees, with little permanent local presence. One long-stay resident described it as feeling like the United States: no street taquerías, no neighborhood meeting points.
And three things it asks in return +Close −
None of the three is in any brochure. Construction noise is the most consistently reported daily complaint here, logged by independent sources from 2014 through 2026, with work typically running 7am to 5:30pm Monday to Saturday and intensity depending entirely on which lot is next to yours. Power cuts are periodic, worse in the rainy season, and when the power goes the water pressure usually goes with it, because the tanks run on electric pumps. And no public transport enters the zone at all, so a bike, a scooter or a car is not optional.
Source: FEUDO zone research, Aldea Zamá dossier, compiled 22-May-2026 from seven independent resident and long-stay sources, cross-checked against the Tulum municipal risk atlas (2023), CENAPRED-based academic work and ZOFEMAT sargassum data. It describes the neighborhood, not this building.
The list price has not moved in two years.
The July 2024 rental document quotes a one-bedroom at MXN 3,542,175 and the three-bedroom penthouse at MXN 7,894,320. The July 2026 list table in the same folder runs from MXN 3,542,175 to MXN 7,894,320. Identical at both ends, two years apart. And the discounted cash sheet dated the same month sells that one-bedroom for MXN 3,299,999, below where the list stood in 2024.
Set that against what the 2024 document was selling: that buying here means capital appreciation as the property gains value over time. And against what the 2026 five-year plan leads with, that the price stays frozen against inflation, appreciation and the exchange rate. A frozen price is a benefit when you are the one paying it in instalments. It is also, read plainly, the developer’s own record of what its list did over the period it was promising the opposite. Flat in nominal pesos across two years is a decline in real terms.
What that does and doesn’t prove +Close −
Three qualifications, so the finding is not overread. List prices are asks, not closed transactions, and what units actually traded for is not public. A discount campaign on the last of an inventory is a sales decision, not necessarily a market repricing. And 136 of 156 residences did sell in that window, which is the opposite of a project that cannot move product.
The useful conclusion is the one the sales material cannot draw. A price that stayed still while the building finished is exactly why this project sits second from the bottom of its own neighborhood on price per square meter. If what you want is floor area in the most consolidated part of Tulum, that is the real case for this building, and a better one than the yield headline. If what you want is appreciation, the developer’s own two documents are the first evidence you should weigh, and they do not support it yet.
Sources: Programa Rentas Vacacionales Garantizadas (July 2024), “Propuesta 1” and “Propuesta 4”; “ENTREGA INMEDIATA (PRECIOS PROMOCIÓN JULIO 2026)” list table; Promociones Brokers TCZ (July 2026); Smart Flex 5 años (June 2026). All four are the developer’s own documents, from the same shared folder. Per-m² position from FEUDO’s own project set, charted below.
A town center whose town hasn’t moved in yet.
The name is the thesis. Twenty commercial units on the ground floor are what make this a town center rather than eight buildings with a pool, and they are what the walkability pitch, the rental program and the resale story all quietly lean on. By the developer’s July 2026 count, eighteen of the twenty had sold. In its own photographs of the same corridor, taken weeks earlier, every unit is a finished, glazed, lit and landscaped shell with no tenant, no signage and no fit-out.
Sold is not open, and the distance between the two is the part nobody prices. It is normal to photograph a project before its retail trades, and eighteen buyers is real evidence that operators intend to come. What the folder cannot say is when, or what they will be. Whether you get a café and a market or a corridor of empty glass is the difference between the building you toured and the one you live in.
Why the low season makes this sharper +Close −
Aldea Zamá empties from June through October: several established businesses in the zone close or cut hours, because the neighborhood has few permanent residents and a lot of seasonal ones. New retail is fragile everywhere, and more fragile in a place with a five-month low season. That same seasonality sits underneath the guaranteed return, which is contractually a one-year lease. Year one is the operator’s risk. Year two is yours, and it lands on a ground floor whose commerce may or may not have taken by then.
None of this is a reason to walk away. It is the question to ask on the visit, and it is answerable in an afternoon: go and count how many of the twenty are trading today. That single observation tells you more about the next five years here than any document in the folder.
Sources: folder 13-Fotos y Videos / 09_ÁREAS_COMERCIALES and 01_FACHADA_Y_EXTERIORES, EXIF-dated 28-Apr and 18-May-2026; Promociones Brokers TCZ (July 2026), current availability; Programa Rentas Vacacionales Garantizadas (July 2024), lease mechanism; low-season pattern from FEUDO zone research, Aldea Zamá dossier, May 2026.
Six questions to settle before you sign.
Each one comes straight out of the developer’s own documents. Open any for what they say, why it moves the decision, and how it gets settled.
Question 1 of 6
How big is this complex, and is the rest of it still coming?
Four published figures: 156, 180, 198 and 118. The 198 comes with the explanation, and it is a construction calendar.
Read the reasoning +Close −
The 2026 brochure and the developer’s own website both say 8 towers, 156 finished residences and 20 commercial units. Its July 2024 rental document says something different and more specific: 198 apartments and 28 commercial units across eight towers on a 10,098 m² site, built in three stages, and it lists the split stage by stage. Third-party portals carrying the project say 8 towers and 180 apartments. A scrape of every active listing at this address counted 118 units.
Why it moves the decision
Read as a contradiction it is trivia. Read against the 2024 document it is a calendar: 156 may be what stands today and 198 what the site is zoned and planned for, which would put roughly forty more apartments and eight more commercial units still to be built inside your complex. That is the difference between buying into a finished community and buying into stage one of three. It decides whether you get construction next door, whether the amenities you toured stay as uncrowded as they looked, and what the condominium fee is divided by. In this specific zone the stakes are higher than usual: construction noise is the most consistently reported daily complaint in Aldea Zamá across independent resident sources from 2014 through 2026.
How it gets settled
One question to the developer, in writing: is the 156 figure the completed project, or stage one of the three stages described in your own 2024 document, and what is planned for the rest of the 10,098 m²? Then verify it without them. The construction licence is in the folder and states what was authorised. The municipal permit record and the registered condominium regime say how many units the regime actually constitutes, and both are searchable in the buyer’s own name.
Source: Town Center Zamá brochure (2026) and towncentertulum.com, both 156; Programa de Rentas Vacacionales Garantizadas (July 2024), 198 apartments and 28 commercial across three stages; casasyterrenos.com and pincali.com listings, 180; FEUDO listings scrape, 118. Construction-noise context: FEUDO zone research, Aldea Zamá dossier, May 2026.
Question 2 of 6
The guaranteed 6 to 8 percent. For how long, and from whom?
For one year. The document says so plainly, and almost nobody quoting the percentage says it too.
Read the reasoning +Close −
The rental program document sets 6 percent annually for a one-bedroom, 7 percent for a two-bedroom or two-bedroom penthouse and 8 percent for the three-bedroom penthouse, calculated on the unit’s value, and gives the peso amount per month for each. The mechanism section states that the lease is signed with Balam Forest S.A. de C.V., a third party, for a guaranteed monthly amount for one year, with the possibility of extension if both parties agree to continue. The document is dated July 2024. Balam Forest S.A. de C.V. leaves no public trace as a rental operator anywhere on the open web.
Why it moves the decision
A percentage with a term attached is a completely different product from a percentage without one. Year one is a fixed lease. Year two is a negotiation with a counterparty whose track record you cannot look up, in a zone that empties from June through October. If the return is what makes the numbers work, then the honest way to read this is: one year guaranteed, and after that you own a furnished apartment in a short-term rental market and the performance is yours. That is a defensible thing to buy. It is not what a headline yield sounds like.
How it gets settled
Ask for the Balam Forest lease template before anything else, and read three things in it: the term, what renewal actually requires, and what happens to the guarantee if the operator stops performing. Ask who signs, the operator or the developer. Then check the operator’s work from outside: this building already has units in short-term rental under a condo-hotel brand, so nightly rates, occupancy patterns and guest reviews are public and can be held against the promised figure.
Source: Programa Rentas Vacacionales Garantizadas Town Center Zamá Tulum.pdf, July 2024, sections “Propuesta 1” to “Propuesta 4” and “¿Cómo funciona el mecanismo?”. Operator search: no citable public record found, checked 25-Aug-2026.
Question 3 of 6
Under the five-year plan, when does the deed reach your name?
At month 60. You take possession on day one, and the title follows five years later.
Read the reasoning +Close −
The Smart Flex document, dated June 2026 and effective from July 2026, sets out the plan: 20 percent down, possession of a finished residence from day one, 60 fixed monthly payments, and the remaining balance settled at month 60, at which point, in the document’s own words, the unit is deeded in your name. It states the monthly payment for each of three unit types and adds one condition in its list of five: the monthly is split 50 / 50 between capital and administrative fees and rights. It never states the frozen total price and never states the month-60 balance, and it notes explicitly that its frozen price is not the same as the single-payment price.
Why it moves the decision
This is the same risk structure FEUDO flags on unregularised land, arriving on a finished apartment. Possession is not title. For five years you are paying against a contract, and if the developer fails during that window you have paid without holding the deed. It is not an argument against the plan, which is legitimate and openly documented. It is an argument for knowing what you are signing. The 50 / 50 split compounds it: only half of each payment reduces the balance, so a buyer who has not been given the frozen price and the balloon cannot work out what the plan costs or how much will be owed at the end.
How it gets settled
Ask for three numbers in writing before signing anything: the frozen price for your unit under this plan, the exact balance due at month 60, and the total of everything paid across the 60 months. With those, compare the plan against the discounted cash price in the same folder. Ask separately what guarantees the deed if the developer does not reach month 60, and whether the contract can be registered so the sale is opposable to third parties in the meantime.
Source: Smart Flex 5 años, Town Center Zamá, June 2026: “Las cinco condiciones”, “Tres momentos de pago”, and the closing note that the frozen price does not correspond to the single-payment price.
Question 4 of 6
There are four prices for this building. Which one is the price?
List, discounted cash, the developer’s own website and the portals all differ, and the cheapest is not the list.
Read the reasoning +Close −
The July 2026 list table runs from MXN 3,542,175 to MXN 7,894,320 for units marked available. The July 2026 broker sheet in the same folder, headed as final prices with the discount applied, gives MXN 3,299,999 for a one-bedroom and MXN 6,669,999 for the three-bedroom penthouse. The developer’s website advertises a single anchor figure of MXN 3,332,999. Third-party portals list from MXN 3,299,000, and one quotes a 15 to 20 percent discount campaign by unit type. That same sheet puts current availability at 20 residences and 2 commercial units, out of 156 and 20.
Why it moves the decision
A buyer working from the list table is negotiating against a number the developer has already moved past in its own paperwork. The spread between the list and the discounted cash price is roughly a quarter of a million pesos on the entry unit and over a million on the penthouse. And the discount is running while 20 of 156 residences remain, which is the end of a sell-out rather than the start of one. Whoever walks in quoting the list table is negotiating against a number the seller has already left behind.
How it gets settled
Ask for the current availability sheet and the discounted cash price for the specific unit, dated this month, and put the list figure and the broker figure side by side. Then check resale asking prices at this address on public portals, which sit outside the developer’s control and are the honest comparison. Anything financed loses the furniture package and notary fees, so compare like with like.
Source: Promociones Brokers TCZ, July 2026; “ENTREGA INMEDIATA (PRECIOS PROMOCIÓN JULIO 2026)” list table; towncentertulum.com; casasyterrenos.com listing. All checked 25-Aug-2026.
Question 5 of 6
What is the condominium fee?
Not stated anywhere in 481 files. On a project sold as a net return, that is the missing half.
Read the reasoning +Close −
Fourteen folders, 481 files, and nothing on the condominium fee: no amount, no rate per square meter, no annual budget, no house rules, and no constituted condominium regime. The amenity list it would have to fund is long: two rooftop pool decks, a gym, a screening room, a playroom, a coworking floor, an event hall, gardens, parking, a pet area and a landscaped commercial corridor.
Why it moves the decision
The guaranteed return is quoted gross, as a percentage of unit value. The condominium fee is the largest recurring cost that sits against it, and without the figure the return cannot be turned into a number a buyer can bank. It matters twice over on this project: the amenity package is heavy for a low-rise, and the fee is divided by a unit count that four sources disagree about. If the complex is stage one of three, today’s fee per unit and tomorrow’s are not the same fee.
How it gets settled
Ask for the current monthly fee for the specific unit, the association’s annual budget, and the condominium regime, which is also a public-records document at the Registro Público de la Propiedad in Quintana Roo. Ask what the fee covers and what is billed separately, and whether units in the rental program are charged differently from owner-occupied ones.
Source: Absence verified across all 14 top-level folders and 481 files of the shared Drive, checked 25-Aug-2026. Amenity list: Town Center Zamá brochure (2026), chapter IV.
Question 6 of 6
Where exactly is it? Not the neighborhood, the address.
No document states a street, and the developer’s own website does not either. The deed names a lot number.
Read the reasoning +Close −
Every document places the project in Aldea Zamá, Tulum, and stops there. The brochure has a coordinates block on its location page, but it is set in a decorative font and extracts as glyphs rather than character data. The developer’s website gives a phone number and “the heart of Aldea Zamá” and carries a picture of a map rather than a map. Third-party portals disagree with each other: one gives Av. Central, two others give Parques Zama with postal code 77765. The one precise identifier in the whole set is inside the legal folder, where the deed is titled for Terreno 1027.
Why it moves the decision
For a delivered building that is easy to find in person, a missing street address is a small thing on its own. It stops being small at the notary: what you sign for is a lot and a unit inside a registered regime, not a neighborhood. Being able to tie the deed in this folder, lot 1027, to the physical block you visited is how a buyer confirms that the documents describe the building they stood in. It is also a fair read on how tight this developer’s public documentation is, which is worth knowing before you rely on it for anything else.
How it gets settled
Ask for the official address as it appears in the deed and in the construction licence, and for the lot and block identifiers of the condominium regime. Both are in documents the developer already has. Then check the lot against the public registry entry, which is in the folder as a boleta and can be pulled in full independently.
Source: Escritura Terreno 1027 Town Center Zama.pdf and Boleta de inscripción en el RPP del terreno.pdf (developer’s legal folder); brochure location page, chapter II; towncentertulum.com; pincali.com and abigailsolis.com listings. Checked 25-Aug-2026.
Four of those you can settle without asking the developer for anything, and four only they can answer. See which +Close −
You can settle this without them
- The deed, the condominium regime, the registry entry for lot 1027 and any liens: a public-records search at the Registro Público de la Propiedad of Quintana Roo, in the buyer’s own name. The folder names the instruments, which makes the search short.
- Whether the rental thesis performs. Units here already list for short stays under a condo-hotel brand, so rates, occupancy and guest reviews are public and can be held against the promised 6 to 8 percent.
- What the building really trades for: resale asking prices at this address on public portals, next to the developer’s own discounted cash sheet.
- Whether the complex is finished. The construction licence is in the folder and the municipal permit record shows what was authorised since. A visit answers it faster.
Only they can answer this
- The condominium fee for the specific unit, today, and the association’s budget. Nothing in 481 files states it.
- The Balam Forest lease as it reads: term, renewal, who signs, and what happens to the guarantee in year two.
- Under Smart Flex: the frozen price, the balance due at month 60, and the total paid across the plan. None of the three is in the document.
- Whether 156 is the finished complex or stage one of the three the 2024 document describes, and what is planned for the rest of the site.
Everything the developer shared, counted.
Fourteen folders, 481 files, 217 images and 230 floor plans: an unusually complete kit, and one of the few that includes a real legal folder. Brand assets and broker paperwork are left out below. The one genuine hole is the condominium fee.
As shared by the developer · checked 25-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
1 file, e.g. Town Center Zamá Brochure, 12 pages, dated MMXXVI (2026)
Floor plans
230 files, e.g. 230 architectural floor plans, by tower and by level, inventoried but not opened file by file
Construction / delivery status
144 files, e.g. photographs and videos of the finished complex, camera-dated April and May 2026
Price list
4 files, e.g. “ENTREGA INMEDIATA” list table (Jul 2026), plus a discounted cash sheet the same month
Legal / trust documentation
13 files, e.g. Escritura Terreno 1027 (the deed, naming the lot), and the RPP registry entry
Payment terms
6 files, e.g. Smart Flex 5 años (Jun 2026), plus 18 and 36-month plans (Jul 2026), plus wiring details
Purchase contract
5 files, e.g. Buyer checklists and two offer-letter templates. No contract template, no condominium regime.
HOA & fees
No fee, rate, budget or house rules anywhere in the 481 files. The one real hole in this folder.
5 lighter caveats, same testopen +close −
The developer’s legal name is spelled three ways across its own files: “Andcar Proyectos S.A. de C.V.” in the rental-program text, “ANDACAR” in the corporate-charter filename, “ANDCAR” on the tax and address documents. Almost certainly one entity and inconsistent filenames. The exact legal name as it stands in the deed has not been confirmed letter by letter here; a notary will do that before you sign, and it is worth watching that they do.
The brochure claims the beach is 10 minutes away and the ruins 10 minutes by bike. Measured on the ground it is 4.8 km to Playa Paraíso, which is 15 to 20 minutes by bike and 10 to 15 by car. Both can be true depending on which beach access is measured. Aldea Zamá is an inland neighborhood, not a beachfront one, and that is the part worth carrying.
Unit areas do not reconcile between the project’s own documents. A one-bedroom appears at 47.19 m² / 508 sq ft, 50.17 m² / 540 sq ft and 72.66 m² / 782 sq ft across the May and July 2026 lists, and the website says areas start at 64 m² / 689 sq ft. Some of that is interior versus total including terrace and roof, and some is unexplained. Ask for the area schedule of the specific unit as it appears in the regime, since that is the number the deed uses.
The availability spreadsheet has broken cells: several rows carry #REF! errors, and at least one shows a per-m² figure that does not reconcile with its own peso total. It is good enough to confirm order of magnitude and not good enough to price a unit from. Ask for a clean sheet.
The 230 floor plans were counted by folder and tower rather than opened individually. The plan for any specific unit is almost certainly among them, and it has not been read here: ask for that unit’s plan by name.
The complex, as photographed
Photographs supplied by the developer for distribution, camera-dated 28-Apr, 30-Apr and 18-May 2026. They show the complex as built, which is why they appear here instead of the renders. Illustrative of the property, not a guarantee of any particular unit.
Four prices, and the list is not the cheapest.
Discounted cash price, July 2026
MXN 3,299,999 – 6,669,999
Roughly USD 194,500 – 393,200 at the Banxico FIX of 25-Aug-2026, 16.9647. One-bedroom to three-bedroom penthouse, furniture package and notary fees included; the developer prices in pesos, so the dollar figure moves until you sign.
List price
MXN 3,542,175 – 7,894,320
Unchanged since July 2024
Available
20 of 156 residences
Plus 2 of 20 commercial units
Financing
18, 36 or 60 months from the developer
Delivery
Delivered photographed April 2026
Where these figures come from +Close −
The developer put four price documents in the same folder and they do not all say the same thing, so all four are listed here rather than blended into one. The list table, headed “ENTREGA INMEDIATA (PRECIOS PROMOCIÓN JULIO 2026),” runs MXN 3,542,175 to 7,894,320 for units marked available. The broker sheet of the same month, headed as final prices with the discount applied, gives MXN 3,299,999 for a one-bedroom, from MXN 4,399,999 for a two-bedroom, MXN 5,150,999 for the two-bedroom penthouse and MXN 6,669,999 for the three-bedroom penthouse, and from MXN 5,186,400 for a commercial unit. The developer’s website advertises one anchor figure, MXN 3,332,999. Third-party portals list from MXN 3,299,000 and quote a 15 to 20 percent discount campaign by unit type. Of the four, the discounted cash sheet is the most recent, the most specific and the cheapest, and it is also the one a buyer is least likely to be shown first. That is the figure quoted at the top of this section.
On the dollar figures: every price this developer publishes is in Mexican pesos. The developer’s own “INVENTARIO DISPONIBLE 14 DE MAYO” spreadsheet fills its USD column at a round 20.00 pesos to the dollar, which is nobody’s market rate on any particular day. The USD figures on this page are instead FEUDO’s own conversion at the Banxico FIX of 25-Aug-2026, 16.9647 pesos per dollar, so a reader who does not have a way to price pesos still has a dated, sourced reference. Either way, treat the dollar figures as reference, not contract: the price this developer sells at is in pesos, and if the real rate on your closing day differs, the dollar number moves with it while the peso figure does not.
On delivery: this one is not an inference. The brochure declares “entrega inmediata” at project level and leads with “architecture finished, not promised,” both 2026 price lists head every table the same way, and the folder holds 144 photographs and videos of the finished complex with camera dates of 28 April, 30 April and 18 May 2026, covering the facades, lobby, rooftop pools, gym, screening room, playroom, coworking floor, event hall, parking, the commercial corridor and the furnished interiors of two unit types. A dated site-progress report would have been weaker evidence than this.
On financing, three developer structures exist in writing, in two documents dated June and July 2026: 18 months at zero interest, 36 months with 8 percent annual interest from month 19, and a five-year plan with the balance settled at month 60. They are easy to miss, and worth knowing where to look for: they sit in the promotions folder, while the payments folder holds only bank-wiring details. A delivered building is not obliged to offer terms at all, and the absence of a plan on finished stock is not suspicious by itself. Here they exist. How financing works here is a separate page; this is only what is specific to this project.
On the guaranteed rental program: Andcar and a named operator, Balam Forest S.A. de C.V., market 6 percent annually for a one-bedroom, 7 percent for a two-bedroom or two-bedroom penthouse and 8 percent for the three-bedroom penthouse, calculated on unit value, with the peso amount per month stated for each. Its own mechanism section says the lease with the operator runs for one year, extendable only if both parties agree. The document is dated July 2024, two years older than everything else cited here. It appears here because a broker will quote it. It is not a yield: contractually it is a one-year lease, and it should be read as one.
Developer of record: Andcar Proyectos S.A. de C.V., spelled “ANDACAR” in its own corporate-charter filename and “ANDCAR” on its tax and address documents. No verbal statement from any seller should be relied on over the developer’s own documents, and no figure on this page was adopted without naming the document it came from.
Where this sits in what the zone actually moves.
Not a valuation. Where the asking price stands against every other Aldea Zamá project in FEUDO’s project set, and whether buyers are asking in that band.
Asking price per m², Aldea Zamá projects, USD
One external methodology applied to every project here, including this one, which is the only reason the comparison means anything.
- Constelada6,044
- Río5,203
- Pirámides Tulum4,757
- Mayaliah4,725
- Akua Reserve4,175
- Anémona 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
- Paramar Black3,263
- Solum Living3,213
- Estela Tulum3,171
- Hermitage Keej3,161
- Magnolia Tulum3,152
- Tamarah Tulum2,945
- Costa Caribe2,729
- Mareah2,687
- Baktún2,665
- Town Center Zamá2,460
- Ahimsa984
Twenty-sixth of twenty-seven, against a middle of the field near 3,500. This is not a cheap address, so the position comes from unit size rather than location: a one-bedroom here is larger than most of what the neighborhood sells, and you pay for that extra area at a lower rate. It is the strongest argument this project has.
Buyer requests for apartments in Aldea Zamá, by price band
May–June against July–August 2026. The bands this project’s range touches.
USD 150–250k
where the one-bedrooms sit · 19 in total
USD 250–400k
the two-bedrooms and penthouses · 4 in total
Under USD 150k
below this project’s range · 12 in total
The band the remaining one-bedrooms sit in is the busiest apartment band in the neighborhood, and it fell by five between the two periods. The band above it, where the two-bedrooms and penthouses land, is thin and also falling. These are small numbers in a small market and neither move is a trend on its own, but nothing here says demand is running toward this range right now. Total across all bands and types in Aldea Zamá: 91 requests.
Source: FEUDO’s own broker-request monitor and project set, captured August 2026. It measures what brokers wrote down, which skews toward what circulates between agents. A read on direction, 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 route the developer prices most aggressively. Its July 2026 broker sheet gives discounted single-payment prices for every type, all below the list table in the same folder, with the turnkey furniture package and notary fees included. It is also the strongest position to negotiate from on the last of an inventory the same sheet puts at 20 residences.
- Bank mortgageOpen
The kind of property banks lend on: delivered, with the deed, the registry entry, a lien cancellation and the construction licence all in the folder. Two caveats. The condominium regime is not among those 13 files and a bank will ask for it. And the developer’s own five-year plan offers help qualifying for credit at the end of the term, which positions a bank as the exit from its financing rather than the way in.
- Pre-construction instalmentsNot available here
For the residences on sale there is no construction calendar left to pay against. One qualification: the 2024 rental document did describe a payment plan for units then under construction, and describes a three-stage build-out. If stages beyond the delivered 156 are still coming, this could reappear for those, and no 2026 document says either way.
- Developer financingOpen
Documented in writing, in three shapes, all with 20 percent down. Eighteen months at zero interest. Thirty-six months, interest free to month 18 and 8 percent annual on the balance after. Or Smart Flex: 60 fixed monthly payments at a frozen price, possession from day one. Two conditions matter. Financing forfeits the furniture package and notary fees the cash price includes, and that package is the one the rental program requires. And under Smart Flex the deed passes at month 60, not at move-in.
- Infonavit / co-financingNot available here
Depends on having contributed formally to the Mexican system, so it does not exist for a foreign buyer. This project prices in pesos and sells domestically, so it is worth naming for a Mexican buyer: if you ever worked formally in Mexico, a housing sub-account may exist that you have never checked.
Each verdict is read from the project's delivery state and from what the developer's folder does and does not contain, against the five payment structures a buyer in Mexico can use. They are not quotes. No interest rate on a bank loan appears here because the bank sets it, and the developer's own rates are quoted above only where its documents state them.
Neither the developer’s folder nor its own website states a street address, and the brochure’s coordinates block is set in a decorative font that carries no readable data. For a finished building that is a small gap. It is still a gap, and the one precise identifier in the whole set is the lot number on the deed.
Aldea Zamá, Tulum, Quintana Roo 77765, México
Open the full mapPin: Google Maps place listing for “Town Center”, read 28-Aug-2026.
How far to what
- Tulum town centreThe pin marks Aldea Zamá, not the parcel, so short distances carry about a kilometre either way2 km5 min
- Chedraui, Av. Cobá3 km5 min
- Costamed hospital4 km6 min
- Tulum archaeological site6 km10 min
- Tulum International Airport (TQO)Twice the straight-line distance, because the road runs south down Highway 307 and doubles back. Confirmed against a second source41 km45 min
- Cancún International Airport (CUN)120 km97 min
Road distances and drive times measured from the pin above, routed on OpenStreetMap's street network on 25 August 2026. The pin marks the Aldea Zamá neighbourhood rather than the parcel, so the short distances carry that margin. Times assume clear roads.
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