Xpu-Ha Selvamía
Lots nearly double the size of Oasis, the other section of this same resort, and a build ceiling less than a third as large. The 20-meter rear setback that causes that gap is the number the brochure never puts in a headline.
Selvamía is a residential-lot stage of Xpuha Beach Residential Resort, spread across manzanas (platted city blocks) MZ-10, MZ-11, MZ-12, MZ-13 and MZ-15, sold by Desarrollo Xpuha Beach, S.A. de C.V., part of Grupo Entorno, through master broker Zold58. Lots run roughly 877-1,600 m² / 9,440-17,222 sq ft, well above the 600-660 m² / 6,458-7,104 sq ft lots in Oasis, the resort’s other, more built-out section, and sit inside a condominium legal structure once fully constituted, not ejido (communally held land) or usucapión (a legal claim built on long, uncontested possession). The product is the serviced lot: a buyer commissions their own house, or one of the developer’s referred builders, inside the design guidelines detailed below. Its own escritura (public deed) is still pending, detailed further down.
Source: LINEAMIENTOS DE DISEÑO - SELVAMIA. Actualizado.pdf (Feb-2025); price lists per manzana (Jun-Aug 2026); SELVAMIA MACHOTE.pdf contract template (6-Dec-2024). All developer or master-broker issued. Checked 26-Aug-2026.
It fits you if
You want privacy and green space over density: a 20-meter rear setback and 2-meter side setbacks on every lot, twice and two-and-a-half times Oasis’s own numbers, are what actually space one house from the next, more than the percentage figures do.
You want the financing side documented in numbers, not a verbal pitch: the developer’s own Jan-2025 payment policy lays out three financed structures beyond cash, all with a 3-year interest-free component. All five modalities are counted below, including the one this project’s own paperwork gates.
You’re comfortable buying against an urbanization schedule with a specific date still ahead, not finished streets today: manzanas opened more recently (MZ-13, MZ-15) still show utility and paving milestones several months out.
You want a large lot and are building later rather than immediately: the 30% C.U.S. ceiling caps total construction well below what the same money buys in square meters of lot.
It doesn't if
You need Selvamía’s own condominium regime already constituted today. Its sales contract template states that regime was still being authorized as of Dec-2024, and no escritura for it exists in this Drive. See the diligence question below: this gates bank financing specifically.
You were told the pool counts inside the 15% building coefficient. The developer’s own Feb-2025 guideline says the opposite. The document outranks the verbal answer; see below.
You want to build a large house on a large lot. A ~950 m² / 10,226 sq ft lot here caps out around 285 m² / 3,068 sq ft of total construction across two levels, well under half of what a similarly priced lot in Oasis permits in total buildable area.
You want beachfront or near-beach: Selvamía’s own manzanas sit roughly 3 km from the coast, twice Oasis’s 1.4-1.5 km, per the sales advisor’s own account and consistent with the two sections’ positions on the developer’s masterplan.
15% of the lot, on the ground. Never more.
The developer’s own design guideline (LINEAMIENTOS DE DISEÑO - SELVAMIA. Actualizado.pdf, dated February 2025) sets two coefficients. C.O.S. (Coeficiente de Ocupación del Suelo, the ground-floor building coefficient) is capped at 15%, described as the surface "contemplando todas las áreas construibles en planta baja, SIN EXCEPCIONES" (counting every ground-floor buildable area, with no exceptions). C.U.S. (Coeficiente de Utilización del Suelo, total buildable area across every level) is capped at 30%, on a maximum of two levels and 7.50 meters of height.
On a 904.71 m² / 9,737 sq ft lot (Manzana 13, Lote 1, from the current price list), that works out, by our own calculation, to roughly 136 m² / 1,464 sq ft of ground-floor footprint and 271 m² / 2,917 sq ft of total construction across both levels. Both figures are ours, derived from the developer’s own published percentages applied to a real, price-listed lot; neither number appears written as such in any document.
The setbacks matter as much as the percentages, and get less attention. There are three, not two: 5.0 meters at the front (for any construction and for habitable surface alike), a 20.0-meter rear setback, and 2.0 meters on both sides. The rear and the side strips carry identical wording in the guideline: "NO SE PERMITIRÁ NINGÚN TIPO DE CONSTRUCCIÓN" (no construction of any kind is permitted) and "SE DEBERÁ CONSERVAR EL 100% DE LA VEGETACIÓN EXISTENTE" (100% of the existing vegetation must be preserved). The 100% rule is not only the rear: it binds the sides too. At the front the guideline asks for "la mayor parte de la vegetación existente" (most of the existing vegetation), and all three carry a "revisar ficha individual" note, meaning each lot's own sheet can tighten this further and has to be read before buying. Four bedrooms maximum per house, plus a service room. A technical committee (comité técnico) reviews every design and an oversight committee (comité de vigilancia) approves it. What the guideline does not do is state a consequence for exceeding the coefficients: it names who reviews and who approves, and stops there.
Three more rules from the same guideline land on the build and on the annual budget, and they are the ones buyers tend to find out about late. Fences and gates are prohibited on the street frontage ("NO SE PERMITEN REJAS O PORTONES"), which rules out walling off the front of the lot the way plenty of houses in the corridor do. That prohibition is on the street edge only: between one lot and the next, the same guideline does allow a block wall for the first meter, then railing up to one more meter, or railing with hedges up to two meters total, with the wall and railing covered in vegetation. The vehicle entrance through that front strip is capped at 3.50 meters wide in the setback table, and at 3.0 meters in the guideline's own vegetation section further down the same document. The two figures are the developer's, not ours, and they do not match; the narrower one is the safer assumption until the comité settles it. Parking is set by how much you build: 2 spaces per dwelling for 150 to 250 m² / 1,615 to 2,691 sq ft of construction, 3 spaces above 251 m² / 2,702 sq ft, plus at least one visitor space per lot, and those spaces have to fit inside the same 15% ground-floor coefficient and outside all three setbacks. And the maintenance quota is stated as 1.50 USD per m² per year, labeled by the developer itself as a "cálculo paramétrico" (parametric estimate), which on a 904.71 m² lot is roughly 1,357 USD a year by our own arithmetic. That is the identical figure and the identical wording the Oasis guideline carries, and in Oasis it is already contradicted by the same developer's own FAQ; treat it as provisional until the condominium sets it.
The guideline runs well past the coefficients and the setbacks, and the rest of it lands on the house itself. Trees are protected across the whole lot, not only inside the setback strips: outside the driveway, only clearing undergrowth is permitted, trees of 20 cm diameter and 3.5 meters of height are not to be removed, and anything over 10 cm has to be relocated within the property at a rate of at least 85%. Four construction styles are named (minimalist, Mexican contemporary, Mediterranean contemporary, and rustic with palapas (open-sided structures under a thatched palm roof) and light structures), every one of them subject to committee approval, with sloped slabs, tiles, domes and ornamental elements ruled out on the main facade, and no two adjacent lots allowed to repeat a facade. Colors are limited to white, light grey and beige. Air-conditioning compressors, antennas, solar panels and water tanks have to be screened from every facade. And each house carries its own utilities: a mandatory 2,000-liter potable-water cistern and its own wastewater treatment plant, with pool and rain water barred from being injected into it. Those are build-cost lines a lot brochure never carries.
Source: LINEAMIENTOS DE DISEÑO - SELVAMIA. Actualizado.pdf, dated February 2025, read in full from the master broker's own Drive on 27-Aug-2026, not from the partial crop this page previously showed. Lot size: Lista de precios Mza.13. Junio 18.pdf.
What the sales team said in February, and the February document, disagree. The document wins.
A member of the development’s sales team, on a call dated 13-Feb-2026, said that in Selvamía the pool already has to be included inside the 15% C.O.S. The developer’s own design guideline, filed the year before and never amended in this Drive, says the opposite: a pool needs only a 2.0-meter setback from the lot line and "PUEDE ESTAR FUERA DEL PERÍMETRO DE CONSTRUCCIÓN PERMITIDO PARA LA VIVIENDA" (may sit outside the construction perimeter permitted for the house), so long as it still respects the 20-meter rear and 2-meter side setbacks. The document outranks what gets said verbally: it is dated, filed by the developer, and never contradicted by anything else in this Drive.
Source: LINEAMIENTOS DE DISEÑO - SELVAMIA. Actualizado.pdf (Feb-2025), "RESTRICCIONES DE CONSTRUCCION" table; a member of the development’s sales team, by phone, 13-Feb-2026.
Almost double the lot. Less than a third of the building.
Oasis and Selvamía are two sections of the same resort, and the number that separates them is not the price per square meter: it is how much of that square meter you get to build on. A typical Selvamía lot runs 900-1,000 m² / 9,688-10,764 sq ft, nearly double a typical 600 m² / 6,458 sq ft Oasis lot. But Oasis permits 105% C.U.S. across three levels, while Selvamía permits 30% across two, a 3.5-times difference in the coefficient itself. On a similarly priced pair of lots, Oasis’s 105% ceiling out-builds Selvamía’s 30% ceiling by more than three to one.
What actually causes that gap is not the percentage on the page: it is the 20-meter rear setback, two and a half times Oasis’s 8-meter figure, plus 2-meter side setbacks against Oasis’s 1.5. Stack those margins on a lot and the buildable rectangle shrinks from most of the property to a fraction of it, well before the coefficient math even applies. That is also the setback that keeps one house from overlooking the next, which is the actual product Selvamía is selling: privacy and green cover, not maximum house.
A buyer comparing the two sections purely by asking price per square meter is comparing the wrong thing. The honest comparison is what each dollar buys in buildable area, and by that measure they are two different products for two different buyers, not one section undercutting the other. Neither is presented here as the better deal.
| Figure | Oasis | Selvamía |
|---|---|---|
| Typical lot size | 600-660 m² / 6,458-7,104 sq ft | 877-1,600 m² / 9,440-17,222 sq ft |
| C.O.S. (ground-floor coefficient) | 35% | 15%, "no exceptions" |
| C.U.S. (total buildable, all levels) | 105% | 30% |
| Levels / height | 3, incl. roof garden · 10 m | 2 · 7.50 m |
| Front setback | 5.0 m, habitable surface only | 5.0 m, any construction and habitable surface alike |
| Rear setback | 8.0 m | 20.0 m |
| Side setbacks | 1.50 m | 2.0 m, both sides |
| Vegetation to preserve | Its guideline sets no vegetation rule inside the setback strips | 100% in the rear and side strips, most of it at the front |
| Fences and gates | Prohibited at the frontage, with no width figure in that line | Prohibited at the frontage; vehicle entrance 3.50 m max. |
| Parking | 2 spaces (150-250 m² built), 3 (over 251 m²), plus one 2.50 x 5.00 m space in projection | 2 spaces (150-250 m² built), 3 (over 251 m²), plus 1 visitor space per lot |
| Perimeter lots (colindancias) | 12.50 m free of construction on any lot bordering the condominium perimeter | Deferred to each lot’s own individual sheet; no figure given |
| Maintenance quota | 1.50 USD/m²/year, parametric estimate | 1.50 USD/m²/year, the identical figure and wording |
| Pool, per the design guideline | 1.0 m setback; silent on whether it counts toward the coefficients | Outside the footprint allowed, 2.0 m setback |
| Roofs and facade | Slope of 15% minimum, domes and vaults; no palapas on the main structure | No sloped slabs, tiles or domes on the main facade; palapas and light structures allowed |
| Tree relocation | At least 75% of trees over 10 cm diameter, within the property | At least 85%, within the property |
| Bedrooms | 4 max + service room | 4 max + service room, the identical wording |
| Distance to the beach | 1.4-1.5 km | ~3 km |
| Stage | Final phase, ready to build now | Earlier-stage presale, urbanization ongoing by manzana |
Source: LINEAMIENTOS DE DISEÑO OASIS.pdf (April 2023) and LINEAMIENTOS DE DISEÑO - SELVAMIA. Actualizado.pdf (February 2025), both the developer’s own design guidelines, each read in full on 27-Aug-2026 from the Drive its own section was shared from. Every Oasis cell above is what that document states or, where the row says so, what it leaves unaddressed; none of them is inferred from what the rest of this catalogue publishes about Oasis. Lot-size ranges from each section’s own current price lists. Distance to the beach: stated by the development’s sales team, by phone, 13-Feb-2026, consistent with each section’s position on the developer’s own masterplan.
Where this sits in what the zone actually moves.
Not a valuation. Where land in this corridor asks per square meter, and where Selvamía’s own documented price range falls against it.
Asking price per m², land in the Akumal / Xpu-Ha corridor (n=5)
Built condo product excluded: price per m² is not comparable between a lot and a finished unit. Of these five, four are Preconstrucción (pre-sale, before the developer has finished building): Lunara, Xpu-Há Beach Residential Resort (general), Nahal Akumal and Amarés Riviera Maya. Only Oasis, the resort’s other section, is marked Venta (a finished, deliverable product) in this same monitor. Selvamía does not appear as its own row: its presales, if counted at all here, sit inside the general Xpu-Há Beach Residential Resort line, whose implied lot size (roughly 600 m²) matches Oasis more than Selvamía’s own larger lots. This monitor’s full catalogue runs 336 Preconstrucción against 179 Venta listings, so the imbalance in this chart’s five comparables matches what the wider zone looks like too.
- XPUHA OASIS (other section, this resort)387
- Xpu-Há Beach Residential Resort (general)336
- Lunara, Akumal283
- Nahal Akumal253
- Amarés Riviera Maya, Puerto Aventuras215
- Selvamía (our own calc., available lots)~190-220
Selvamía’s own range is FEUDO’s calculation from its actual Jun-Aug 2026 price lists across all four manzanas with available inventory, converted at Banxico’s FIX rate, not a monitor row. It runs below every comparable in this corridor, including the resort’s own other section: consistent with a raw, larger lot bought for lower density rather than a finished, smaller one bought for immediate use.
Source: FEUDO’s own broker-request monitor (asking price per m² in USD, by development). 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.
Earlier phases of the same resort are already reselling below list.
Xpuha Beach Residential Resort sells nine named phases that no single public source numbers in full order: Estrella de Mar (confirmed as the first), Coral, Duna, Palma, Brisa, Arrecife, Caracol, Selvamía and Oasis. The developer’s own masterplan places Selvamía’s manzanas in a distinct northern section marked "Etapa 2," set apart from Duna, Palma, Brisa, Arrecife, Coral, Estrella de Mar, Caracol and Oasis, all grouped closer to the coast and the highway access as "Etapa 1." Selvamía itself is in presale; its own price lists date as recently as August 2026.
A broker offer circulated 14-Aug-2026 lists Estrella de Mar lot 47 (707.55 m²) marked down from $4,200,000 to $2,900,000 MXN, a 31% cut, and Coral lot 90 (602 m²) from $3,900,000 to $3,200,000 MXN, an 18% cut. That is resale activity inside the same resort Selvamía belongs to, at prices below what the developer originally charged for those same lots, in phases that opened years before Selvamía did. None of it is mentioned in Selvamía’s own sales materials, and there is no reason it would be: it isn’t this section’s inventory to disclose.
None of this says Selvamía is priced wrong, and an early-phase discount is not automatically Selvamía’s own future: earlier phases are smaller, denser lots closer to the beach, a different product from Selvamía’s larger, lower-density lots. What it says is narrower: a resort that markets a rising price ladder from phase one to phase nine also has resale activity moving the other way inside that same ladder, and a buyer comparing only against Selvamía’s own brochure is missing that half of the picture.
Source: phase order and status from a WAM broker-offer monitor, Feb-Aug 2026 (master broker Macbeth García, 2-Jul-2026, and a Top Investments resale offer, 14-Aug-2026); Selvamía’s own masterplan position from "MASTERPLAN XPU-HA BEACH ETAPA 1 Y 2 - FEBRERO 2025.jpg" (the file’s own name; its printed cartela reads Septiembre 2024), filed in this project’s own Drive.
Five manzanas, its own gate, one shared road in.
The developer’s own masterplan (dated September 2024, filed in this project’s own Drive) shows Selvamía as a distinct northern cluster: manzanas MZ-10, MZ-11, MZ-12, MZ-13 and MZ-15, each marked with its own small shared-pool icon, bracketed together under "ETAPA 2" and set apart from Duna and the rest of the resort’s earlier phases to the south. A separate site plan (Plano de Conjunto) shows those shared amenity nodes distributed across the development rather than gathered into one central clubhouse: a pool and barbecue station near each cluster, plus a shared yoga deck, pet park, playground, outdoor gym and security gate.
Selvamía’s own contract confirms one more thing the map alone does not show: buyers here are entitled to use a beach club on a separate parcel adjacent to Xpu-Ha beach, held through a fideicomiso de garantía (a guarantee trust), even though Selvamía’s own manzanas sit roughly 3 km inland from that same coastline.
Source: "MASTERPLAN XPU-HA BEACH ETAPA 1 Y 2 - FEBRERO 2025.jpg" (the file’s own name; its printed cartela reads Septiembre 2024) and "Plano de Conjunto.pdf," both filed in this project’s Drive under "6.- Mapa de Ubicacion" and "7.- Plano de Conjunto"; beach-club trust arrangement per SELVAMIA MACHOTE.pdf, Declaración Octava.
Four 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 4
The lot is 15% buildable. Does the pool count inside that number, or outside it?
Outside, per the document. The sales team said the opposite in Feb-2026.
Read the reasoning +Close −
The developer’s own design guideline (LINEAMIENTOS DE DISEÑO - SELVAMIA. Actualizado.pdf, dated February 2025) gives ALBERCAS (pools) a dedicated line: a minimum 2.0-meter setback from the lot line, and the note "PUEDE ESTAR FUERA DEL PERÍMETRO DE CONSTRUCCIÓN PERMITIDO PARA LA VIVIENDA, CON EXCEPCIÓN DE LOS 20.00M DEL FONDO Y LOS 2.00 LATERALES" (may sit outside the construction perimeter permitted for the house, with the exception of the 20-meter rear setback and the 2-meter side setbacks). A member of the development’s sales team, in a call dated 13-Feb-2026, said the opposite: that in Selvamía, the pool already has to be included inside that 15%.
Why it moves the decision
On a roughly 950 m² / 10,226 sq ft lot, the 15% C.O.S. (Coeficiente de Ocupación del Suelo, ground-floor building coefficient) allows about 142 m² / 1,528 sq ft of footprint. Whether a pool eats into that number or sits alongside it, inside its own setback, changes how much house actually fits. The document is dated, filed by the developer, and explicit; what the sales team said was a verbal answer on a call. Per Vinny’s own standing instruction on this exact conflict: the document outranks what gets said verbally.
How it gets settled
Bring a copy of the February-2025 guideline’s ALBERCAS line to any conversation with the sales team, and get any verbal answer that contradicts it confirmed in writing before finalizing a house design around it.
Source: LINEAMIENTOS DE DISEÑO - SELVAMIA. Actualizado.pdf (Feb-2025), "RESTRICCIONES DE CONSTRUCCION" table; a member of the development’s sales team, by phone, 13-Feb-2026.
Question 2 of 4
Selvamía’s own condominium regime: constituted, or still pending?
Pending, as of the most recent contract version in this Drive. No escritura for it exists here.
Read the reasoning +Close −
The promise-of-sale contract template (SELVAMIA MACHOTE.pdf, version dated 6-Dec-2024) states, in its sixth developer declaration, that within the already-authorized master condominium ("XPU-HA BEACH, Condominio Maestro") sits lot 11, "en el cual se desarrolla un proyecto residencial denominado SELVAMIA... EL CONDOMINIO, en proceso de autorización ante las autoridades respectivas" (a residential project named Selvamía, in the process of being authorized before the relevant authorities). Unlike Oasis, whose Drive holds a notarized escritura constituting its own condominium regime (dated Nov-2024), no equivalent document for Selvamía’s own regime appears anywhere in this 397-file Drive.
Why it moves the decision
A pending sub-regime is not the same fact as no regime: Selvamía sits inside a master condominium that is already authorized and registered (per the same contract, protocolized via escritura pública número 41,089, 11-Feb-2022). What is unresolved is the specific instrument for Selvamía itself, the one a bank, a title search or a future resale usually asks for. The contract version on file is twenty months old at the time of this analysis; whether the regime was completed since is not something this Drive can answer.
How it gets settled
Ask directly for Selvamía’s own escritura constituting its condominium regime and its Registro Público de la Propiedad folio, not just the master regime’s. If it still does not exist, ask what stage the authorization is at and get a date in writing.
Source: SELVAMIA MACHOTE.pdf (contract version 6-Dic-2024), Declaración Sexta.
Question 3 of 4
A combo flyer prices a lot at $2.1M pesos. The official price list says $3.1-4.3M. Which one is current?
The price lists, almost certainly. But the gap is wide enough to ask, not assume.
Read the reasoning +Close −
A "Combo Lote + Casa" flyer for MZ-13 (Zold58 marketing material, file metadata no earlier than 10-Feb-2026) prices its lot at $2,109,100 MXN, cash. The four official manzana price lists this analysis reviewed (dated Jun-Aug 2026) show MZ-13 lots running $3,162,500 to $4,082,500 MXN, and no lot on any of the four lists prices below $3,162,000. The combo flyer’s lot could not be matched to a specific numbered lot on the current MZ-13 sheet.
Why it moves the decision
A 33-45% gap between a marketing flyer and the official price list is large enough that treating either number as current without asking would misstate the entry price by more than a million pesos. This analysis does not average the two or guess which is right.
How it gets settled
Ask the broker directly which document reflects today’s price for the specific lot in question, and get the answer against a dated price list, not a flyer.
Source: COMBO LOTE + CASA ZOLD58 1 MZ13.pdf (metadata-dated no earlier than 10-Feb-2026); Lista de precios Mza.13. Junio 18.pdf.
Question 4 of 4
Is the road to a specific lot actually finished, or still being built?
It depends which manzana. The developer’s own schedule says so, lot cluster by lot cluster.
Read the reasoning +Close −
Each manzana carries its own dated urbanization schedule (Cronograma de Obra, all dated March 2026). Mza. 10’s schedule sets "terminación de urbanización" and escrituración for July 2026, both already past; Mza. 13’s schedule sets the same two milestones for November 2026, still ahead as of this analysis, with "entrega de lotes para construcción" not until September 2026. The price lists corroborate this indirectly: Mza. 10 shows 34 of 35 lots already marked vendido, while Mza. 13 (opened to sale more recently) still shows the majority of its 36 lots available.
Why it moves the decision
A lot bought today in a later manzana is not bought against finished streets and utilities: it is bought against a schedule with a specific date still months out. That is not unusual for this stage of a development, but it is a fact a cash-flow plan or a build timeline should account for, and it is different for each manzana rather than a single fact about "Selvamía."
How it gets settled
Before signing, ask for the specific manzana’s own Cronograma de Obra and compare its "lotes con servicios" and "terminación de urbanización" dates against your own build timeline.
Source: Cronograma de Obra Mza. 10.pdf and Cronograma de Obra Mza. 13.pdf (both dated March 2026); Lista de precios Mza. 10 (7-Jul-2026) and Mza. 13 (18-Jun-2026).
You can settle this without them
- Whether Selvamía’s own condominium regime has since been authorized and registered, and under which folio real at the Registro Público de la Propiedad of Quintana Roo: a public-records search, independent of the developer.
- What Estrella de Mar and Coral, the resort’s earliest phases, are reselling for. Broker listings are public and can be checked against this project’s own current price lists without asking the developer anything.
- The municipal authorization behind the master condominium: Oficio MSOL/SOTMYS/DDUYF/SPU0042/2021 (25-Nov-2021) is cited inside Selvamía’s own contract template and can be requested directly from the Municipio de Solidaridad.
Only they can answer this
- Whether the pool counts toward the 15% C.O.S. ceiling in practice, in writing, given the conflict between the Feb-2025 guideline and a Feb-2026 verbal answer.
- The status of Selvamía’s own condominium regime authorization, and a copy of the escritura once it exists.
- Which of the two prices is current for any specific lot marketed through a combo lot-plus-house flyer.
Everything they shared, counted.
Everything the master broker shared for this project, counted below. No escritura for Selvamía’s own condominium regime and no standalone brand-asset file appear: the first is a documented pending step, not an omission; the second is broker tooling, not buyer diligence.
As shared by the master broker · checked 26-Aug-2026. This declares what exists, it doesn't vouch for what's inside.
Brochure / sales materials
8 files, e.g. Selvamia ESP.pdf / Selvamia ING.pdf.pdf, one broker-facing set and one client-facing set, each filed twice (once in its own root folder, once again inside a "CON FOTOS" copy), so 4 distinct documents across 8 files
Floor plans
209 files, e.g. One PDF per lot across all five manzanas (35 + 37 + 50 + 36 + 50 lots), plus Plano de Conjunto.pdf
Construction / delivery status
5 files, e.g. Cronograma de Obra Mza. 10 / 11 / 12 / 13 / 15.pdf, dated March 2026, one urbanization schedule per manzana
Price list
5 files, e.g. Lista de precios per manzana: MZ-10 (7-Jul-2026), MZ-11 (16-Dec-2025, marked sold out), MZ-12 (10-Aug-2026), MZ-13 (18-Jun-2026), MZ-15 (27-Jun-2026)
HOA & fees
3 files, e.g. LINEAMIENTOS DE DISEÑO - SELVAMIA. Actualizado.pdf (Feb-2025); Especificaciones Elementales de las Obras (ES + EN, Dec-2024)
Payment terms
1 file, e.g. Políticas de venta Selvamia.pdf (Jan-2025), four down-payment structures
Purchase contract
2 files, e.g. SELVAMIA MACHOTE.pdf / MACHOTE ING.pdf, the promise-of-sale contract template, version dated 6-Dec-2024
Legal / trust documentation
No escritura (public deed) or registered condominium regime for Selvamía itself appears anywhere in this 397-file Drive. Its own sales contract template says why: as of that template’s most recent version, Selvamía’s specific condominium regime was still "en proceso de autorización ante las autoridades respectivas" (in the process of being authorized). See the diligence question below: this is not an omission, it is a documented pending step.
4 smaller gaps, worth knowingopen +close −
A combo lot-plus-house flyer in this same Drive (Zold58 marketing material, file metadata dated no earlier than 10-Feb-2026) prices one specific MZ-13 lot at $2,109,100 MXN cash, well below the $3,162,000-4,301,000 MXN range in the Jun-Aug 2026 official price lists for MZ-10/12/13/15. This is either an older or promotional lot price that predates the current lists, or a different lot this analysis could not match to the price-list rows. The gap is flagged, not resolved into one number.
A Jan-2026 conversation with the sales team named a figure of "hasta 600 metros" buildable for a Selvamía house, which does not reconcile with that same conversation’s own 15% coefficient on a 960 m² / 10,333 sq ft lot (roughly 144 m² / 1,550 sq ft of footprint) or with the Feb-2025 design guideline’s 30% C.U.S. ceiling (roughly 288 m² / 3,100 sq ft across two levels on the same lot). The 600 m² figure most likely describes Oasis, discussed earlier in that same conversation, not Selvamía. It is not used anywhere on this page.
MHOMEN, the referred house-building company, appears throughout this Drive (a full house catalogue and four combo lot-plus-house fichas for MZ-13) despite an earlier review of 35 sales-team conversations never naming it. The company itself is confirmed; what is not confirmed is whether it is the only referred builder or one of several.
Not every lot has its own plano published in this Drive: the individual-lot-plan folder holds 50 plans for Mza. 12, against 60 lots on that manzana’s own price list, and 50 for Mza. 15, against 59 lots on its list, a combined gap of 19 lots. Mza. 10 and Mza. 13 each match their own lot counts exactly. This is separate from the 190-lot, 86-available figures quoted elsewhere on this page, which come only from the price lists, not from the plano count.
The site and its amenities, photographed and rendered
Aerial and ground photographs, plus developer renderings, from the master broker's own material. Renderings are marked as such in each caption and are not photographs of a finished structure.
Four manzanas, four price lists. Here is exactly what they show.
Manzanas with inventory
4 of 5 · MZ-11 sold out
Available today
86 of 190 lots on these 4 lists
Price range, available lots
$3.16M – $4.30M MXN
Lot size, these lists
877 – 1,600 m² 9,440–17,222 sq ft
Where these figures come from, and how we counted +Close −
Four dated price lists cover 190 lots: Mza. 10 (35 lots, 7-Jul-2026, 34 already marked vendido, one available at 1,007.75 m² / 10,846 sq ft for $3,250,000), Mza. 12 (60 lots, 10-Aug-2026, five available), Mza. 13 (36 lots, 18-Jun-2026, 26 available), and Mza. 15 (59 lots, 27-Jun-2026, 54 available). Mza. 11’s own list, dated 16-Dec-2025, is marked sold out in its own folder name and was not counted into the ranges above. Every lot on every list carries a size and, when available, a price; none are blank.
Lot size runs 876.95 m² / 9,439 sq ft (Mza. 13, Lote 2) to 1,600.48 m² / 17,228 sq ft (Mza. 12, Lote 60, a single corner lot facing a park, well above the rest of that list), and price runs $3,162,000 to $4,301,000 MXN across the four lists’ available lots, with corner or park-facing lots consistently priced higher regardless of manzana. The low end of the range clusters around larger, mid-block lots (1,050-1,170 m²) in Mza. 13 and Mza. 15; the high end clusters around corner and park-adjacent lots.
At Banxico’s FIX rate of 16.9647 MXN/USD (25-Aug-2026, one rate used throughout this page, our own conversion), the available range runs roughly USD 186,400 to USD 253,500. Dividing each available lot’s price by its own size gives roughly USD 190-220 per m² across the four lists, our own calculation, well below the master broker’s own development-wide entry figure of "desde $3,150 MXN/m²" (2-Jul-2026), which describes the resort’s smallest, cheapest lots rather than Selvamía’s own larger ones specifically.
Applying the developer’s own documented coefficients (15% C.O.S., 30% C.U.S.) to the 877-1,600 m² range on these four lists gives roughly 132-480 m² / 1,421-5,167 sq ft of buildable area across up to two levels: our own calculation from their two published percentages, not a figure either document states directly, and not evenly distributed since most available lots cluster near 900-1,050 m², not the 1,600 m² outlier.
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 Políticas de Venta (Jan-2025) lists 100% cash at signing as one of four payment structures. A separate, dated note from a Jan-2026 conversation with the sales team put a 30% cash discount on Selvamía at that time; that figure is seven months old by the current Aug-2026 price lists, which show no discount column, so it is published here as history, not a live offer.
- Bank mortgageConditional
This is the modality Selvamía’s own paperwork gates, not FEUDO’s guess: its promise-of-sale contract template states the project’s condominium regime was, as of that template’s most recent version (6-Dec-2024), still "en proceso de autorización ante las autoridades respectivas" (in the process of being authorized). No escritura or registered regime for Selvamía appears anywhere in this 397-file Drive, unlike Oasis, whose Drive holds a notarized regime dated Nov-2024. A bank normally needs that constituted, registered instrument as collateral. Whether the regime has since been completed, twenty months later, is not confirmed by anything in this Drive: ask for the escritura and its Registro Público folio before assuming a mortgage is straightforward here.
- Developer financingOpen
The best-documented modality on this project, and the one an earlier note sourced from the sales team got wrong. The developer’s own Políticas de Venta (Jan-2025) lays out three financed structures beyond 100% cash: 50% down with 35% financed over 3 years interest-free and 15% due at lot delivery; 40% down with 40% financed over 3 years interest-free and 20% at delivery; and 30% down with 50% financed over 3 years interest-free and 20% at delivery. The smaller the down payment, the more of the balance the developer finances at zero interest. This matches the master broker’s own public 2-Jul-2026 message advertising "financiamiento directo hasta 3 años sin intereses" development-wide.
- Pre-construction instalmentsOpen
Unlike Oasis, where the developer states infrastructure is already installed, Selvamía’s own urbanization schedule is not yet finished: the Mza. 13 schedule (dated March 2026) sets "terminación de urbanización" and escrituración for Nov-2026, both still ahead as of this analysis. The 15-20% final instalment in every financed structure above is explicitly tied to "la entrega del lote" (delivery of the serviced lot), which is a payment staged against that same urbanization schedule, not a flat land price paid all at once.
- Infonavit / co-financingNot available here
Depends on formal contributions to the Mexican housing system, so it does not exist for a foreign buyer. Worth one check if you are Mexican and worked in Mexico at any point: a housing sub-account can sit unclaimed for years.
Each verdict comes from this project's own Políticas de Venta (Jan-2025), its promise-of-sale contract template (Dec-2024), and its per-manzana urbanization schedules (Mar-2026), judged against the five ways property changes hands in Mexico. No interest rate appears here except where the developer states none is charged: every financed structure names its 3-year term as interest-free, so there is no rate to convert or compare.
Neither Selvamía’s brochure nor its price lists publish a coordinate for its own gate. The pin below is the same shared highway and beach access point already used for this catalogue’s Oasis analysis, on the same Carretera Federal 307 frontage. It is not specific to Selvamía’s own manzanas, which the developer’s masterplan places further north and inland within the same resort. FEUDO could not confirm a coordinate for Selvamía’s own entrance from public sources; treat this as a shared reference point, not a confirmed pin, pending a specific placement from whoever coordinates this catalogue.
Carretera Federal 307 Cancún-Tulum, Predio San Miguel, Xpu-Ha, Municipio de Solidaridad, Quintana Roo, México
Open the full mapPin: Google Maps place listing for “Selvamia Xpu-Ha Beach”, read 28-Aug-2026.
How far to what
- Puerto Aventuras7 km6 min
- Hospiten Riviera Maya, Playa del Carmen24 km17 min
- Playa del Carmen (Centro)26 km21 min
- Tulum (Centro)Selvamía’s own manzanas sit further inland than this point; real drive time from its gate would run a little higher.42 km35 min
- Cancún International Airport (CUN)82 km65 min
Road distances and drive times routed on OpenStreetMap's street network (OSRM) from the shared access point above, 26-Aug-2026, reused from this catalogue's Oasis analysis on the same road. The developer's own Mapa de Ubicación for Selvamía independently states 5 km to Puerto Aventuras and 27.4 km (20 min) to Playa del Carmen and 42.2 km (30 min) to Tulum from the same highway crossing, within 1-2 km of these routed figures.
Worth being precise about what sits inside what: Selvamía is a lot stage spread across five manzanas inside Xpuha Beach Residential Resort, which is itself one development on the Xpu-Ha stretch of coast, inside the Municipio de Solidaridad. "Xpu-Ha" on its own names a beach and a tourist zone shared by several unrelated hotels and developments; a listing that leans on that name alone is describing the coastline, not this specific gated resort or this specific section of it.
Start here
Want everything
behind what you just read?
The documents, the ones still missing, and what we would ask before an offer. Independent analysis, not a substitute for the developer’s own disclosure and not a sales pitch.
Or write directly to [email protected]
Tell us what you want to know.
We’ll come back with what the documents confirm, what they don’t, and what we’d ask before an offer.