top of page
akumal banner.jpeg

New Apartments & Condos for Sale in Akumal - 2024 Edition

Welcome to Akumal, a hidden gem nestled between Playa del Carmen and Tulum along Mexico's stunning Riviera Maya.

Known as the "Place of the Turtles" in the Mayan language, Akumal is famous for its crystal-clear waters, pristine beaches, and abundant marine life, including the sea turtles that nest along its shores.

This tranquil paradise offers a unique blend of natural beauty, cultural richness, and a relaxed atmosphere, making it an ideal destination for both tourists and real estate investors.

AKUMAL CONDOS FOR SALE

NEED HELP RELOCATING???

 Whether you're relocating to the Riviera Maya or investing in a new property, we are here to provide personalized support every step of the way.

Get in touch today, and let us help you settle in smoothly and stress-free.

1. Introduction to Akumal

​The Allure of Akumal

Located approximately 37 kilometers south of Playa del Carmen and 26 kilometers north of Tulum, Akumal is a small beachfront community that offers a serene and laid-back lifestyle. Akumal is renowned for:

  • Pristine Beaches: Soft white sands and turquoise waters ideal for swimming, snorkeling, and diving.

  • Marine Life: Home to abundant sea turtles, colorful fish, and vibrant coral reefs.

  • Natural Beauty: Surrounded by lush jungle, cenotes (natural sinkholes), and mangroves.

  • Cultural Heritage: Rich Mayan history and close proximity to archaeological sites.

  • Tranquility: A peaceful environment away from the hustle and bustle of larger tourist hubs.

​

Growth as a Real Estate Hotspot

As of 2023, Akumal has become an attractive destination for real estate investment due to:

  • Increasing Tourism: A growing number of tourists are drawn to Akumal for its natural attractions and relaxed atmosphere.

  • Property Appreciation: Steady annual property value increases averaging 7% to 9%, driven by demand and limited development.

  • Rental Potential: High occupancy rates due to eco-tourism and a desire for authentic experiences.

  • Sustainable Development: Emphasis on eco-friendly and sustainable building practices.

​

2. Why Invest in Akumal Condos?

Booming Tourism Industry

  • Visitor Statistics: In 2023, Akumal welcomed over 1 million visitors, reflecting a steady increase in eco-tourism.

  • Eco-Tourism Appeal: Attractions like snorkeling with sea turtles, exploring cenotes, and visiting nearby Mayan ruins.

  • High Occupancy Rates: Vacation rentals boast occupancy rates averaging 70% to 85% annually.

  • International Recognition: Featured in travel publications as a top destination for nature lovers and families.

​

High Return on Investment

  • Rental Yields: Investors can expect net ROI between 7% to 11% annually.

  • Property Appreciation: Average condo value increases of 7% to 9% per year due to high demand and limited supply.

  • Strong Rental Market: Demand from both short-term vacation rentals and long-term residents.

  • Low Vacancy Rates: Consistent tourist flow ensures minimal downtime between rentals.

​

Quality of Life and Amenities

  • Peaceful Lifestyle: Ideal for retirees, families, and those seeking a relaxed environment.

  • Natural Surroundings: Beaches, jungles, and cenotes provide abundant recreational opportunities.

  • Community Feel: Friendly locals and a growing expat community create a welcoming atmosphere.

  • Sustainability: Emphasis on preserving natural habitats and eco-friendly living.

AKUMAL.jpg

  • STUDIO CONDO IN TULUM

3. Understanding Akumal's Neighborhoods

1. Akumal Bay

Overview:

The heart of Akumal, offering direct access to the main beach and vibrant marine life.

  • Location: Central Akumal, along the main beach.

  • Characteristics:

    • Beachfront Living: Condos with immediate beach access and ocean views.

    • Snorkeling Paradise: Proximity to areas rich with sea turtles and coral reefs.

    • Amenities: Close to restaurants, shops, and dive centers.

  • Condos:

    • Types: 1-bedroom, 2-bedroom, and luxury condos.

    • Prices (2023):

      • 1-bedroom units: From $220,000 USD.

      • 2-bedroom units: Starting at $300,000 USD.

      • Luxury condos/penthouses: Can exceed $600,000 USD.

    • Features: Ocean views, balconies, modern finishes.

  • Ideal For:

    • Beach lovers.

    • Investors targeting tourists interested in snorkeling and diving.

    • Those seeking central location and convenience.

​

2. Half Moon Bay

Overview:

A quieter area known for its crescent-shaped bay and tranquil environment.

  • Location: North of Akumal Bay.

  • Characteristics:

    • Peaceful Setting: Less crowded beaches with calm waters.

    • Natural Beauty: Ideal for snorkeling and kayaking.

    • Boutique Properties: Smaller developments with a personal touch.

  • Condos:

    • Types: Studios, 1-bedroom, and 2-bedroom units.

    • Prices (2023):

      • Studios: Starting from $150,000 USD.

      • 1-bedroom units: Up to $250,000 USD.

      • 2-bedroom units: Up to $350,000 USD.

    • Features: Beachfront access, terraces, communal pools.

  • Ideal For:

    • Those seeking a quieter lifestyle.

    • Investors in niche rental markets.

    • Nature enthusiasts.

​

3. Jade Bay

Overview:

An exclusive area offering luxury properties and seclusion.

  • Location: South of Akumal Bay.

  • Characteristics:

    • Luxury Living: High-end condos and villas.

    • Privacy: Secluded beaches and gated communities.

    • Natural Surroundings: Lush vegetation and pristine beaches.

  • Condos:

    • Types: Luxury condos and penthouses.

    • Prices (2023):

      • Luxury condos: Starting at $400,000 USD.

      • Penthouses: Can exceed $800,000 USD.

    • Features: Private pools, high-end finishes, ocean views.

  • Ideal For:

    • High-net-worth individuals.

    • Investors in luxury rentals.

    • Those seeking exclusivity and tranquility.

​

4. South Akumal

Overview:

A gated community known for its upscale properties and serene environment.

  • Location: South of Jade Bay.

  • Characteristics:

    • Security: Gated access with 24-hour security.

    • Luxury Homes: Beachfront condos and villas.

    • Peaceful Atmosphere: Minimal commercial activity.

  • Condos:

    • Types: 2-bedroom and 3-bedroom units.

    • Prices (2023):

      • 2-bedroom units: From $350,000 USD.

      • 3-bedroom units: Up to $600,000 USD.

    • Features: Spacious layouts, private beach access, amenities.

  • Ideal For:

    • Families and retirees.

    • Those seeking a secure and quiet community.

    • Investors targeting upscale renters.

​

5. North Akumal

Overview:

An area offering a mix of residential properties and natural attractions.

  • Location: North of Half Moon Bay.

  • Characteristics:

    • Proximity to Yal-Ku Lagoon: A natural aquarium ideal for snorkeling.

    • Eco-Friendly Developments: Emphasis on sustainability.

    • Quiet Streets: Limited traffic and noise.

  • Condos:

    • Types: 1-bedroom and 2-bedroom units.

    • Prices (2023):

      • 1-bedroom units: From $180,000 USD.

      • 2-bedroom units: Up to $320,000 USD.

    • Features: Access to lagoon, eco-friendly designs, communal areas.

  • Ideal For:

    • Nature lovers.

    • Investors in eco-tourism.

    • Those seeking a peaceful setting.

​

6. Akumal Pueblo

Overview:

The local town area offering affordable properties and authentic Mexican culture.

  • Location: Inland, west of the highway.

  • Characteristics:

    • Local Community: Predominantly local residents.

    • Affordable Living: Lower property prices.

    • Convenience: Access to local markets, schools, and services.

  • Condos:

    • Types: Studios and 1-bedroom units.

    • Prices (2023):

      • Studios: Starting from $80,000 USD.

      • 1-bedroom units: Up to $150,000 USD.

    • Features: Basic amenities, potential for customization.

  • Ideal For:

    • Budget-conscious buyers.

    • Investors in long-term rentals.

    • Those wanting to integrate into the local community.

​

7. Sirenis Community

Overview:

A gated community offering modern amenities and a mix of property types.

  • Location: North of Akumal, along the coastline.

  • Characteristics:

    • Security: Gated access with 24-hour surveillance.

    • Amenities: Beach club, spa, restaurants, and shops.

    • Modern Developments: Newer condos with contemporary designs.

  • Condos:

    • Types: 1-bedroom, 2-bedroom, and luxury units.

    • Prices (2023):

      • 1-bedroom units: From $150,000 USD.

      • 2-bedroom units: Up to $300,000 USD.

      • Luxury units: Starting at $350,000 USD.

    • Features: Pools, gyms, parking, access to beach club.

  • Ideal For:

    • Families.

    • Investors targeting resort-style rentals.

    • Those seeking amenities and security.

​

8. Aventuras Akumal

Overview:

A small beachfront community offering tranquility and natural beauty.

  • Location: South of Akumal Bay.

  • Characteristics:

    • Secluded Beaches: Less crowded, ideal for relaxation.

    • Marine Life: Excellent snorkeling opportunities.

    • Limited Development: Fewer properties, maintaining exclusivity.

  • Condos:

    • Types: 2-bedroom units and villas.

    • Prices (2023):

      • 2-bedroom units: From $300,000 USD.

      • Villas: Up to $700,000 USD.

    • Features: Beach access, spacious designs, privacy.

  • Ideal For:

    • Those seeking a secluded retreat.

    • Investors in niche vacation rentals.

    • Nature enthusiasts.

4. Types of Condos Available in Akumal

Studio Condos

Features:

  • Size: Typically 350 to 500 sq ft.

  • Layout: Open-concept living space combining bedroom, living area, and kitchenette.

  • Amenities: Basic facilities; may include access to community pools and gardens.

  • Ideal For:

    • Solo travelers or couples.

    • First-time investors.

    • Budget-conscious buyers.

  • Price Range (2023): $80,000 to $150,000 USD.

​

1-Bedroom Condos

Features:

  • Size: Approximately 500 to 800 sq ft.

  • Layout: Separate bedroom, living room, kitchen.

  • Amenities: Balconies, modern kitchens, access to building facilities.

  • Ideal For:

    • Singles or couples wanting more space.

    • Investors seeking balance between cost and rental income.

    • Long-term renters.

  • Price Range (2023): $150,000 to $250,000 USD.

​

2-Bedroom Condos

Features:

  • Size: Ranges from 800 to 1,200 sq ft.

  • Layout: Two bedrooms, larger living areas, often with en-suite bathrooms.

  • Amenities: Enhanced facilities like pools, security, parking.

  • Ideal For:

    • Small families.

    • Investors targeting families or groups.

    • Higher rental income potential.

  • Price Range (2023): $220,000 to $400,000 USD.

​

Luxury Condos and Penthouses

Features:

  • Size: Over 1,200 sq ft.

  • Layout: Multiple bedrooms with en-suite bathrooms, expansive living spaces.

  • Amenities: Private pools, rooftop terraces, concierge services, panoramic views.

  • Ideal For:

    • High-net-worth individuals.

    • Investors targeting premium clientele.

    • Those desiring the pinnacle of luxury living.

  • Price Range (2023): $400,000 USD and above.

PLAYA DEL CARMEN (1).jpg
Boat in the Sea

5. Akumal Condo Market Overview

Market Trends and Statistics

The condo market in Akumal is experiencing steady growth in 2023, driven by eco-tourism and a desire for authentic experiences.

  • Appreciation Rates: Condo values have appreciated by an average of 7% to 9% annually over the past five years.

  • Rental Market:

    • Occupancy Rates: Average annual occupancy rates range from 70% to 85%, with peak seasons often fully booked.

    • Rental Yields: Net rental yields can range from 7% to 11%, depending on location and condo type.

  • Buyer Demographics:

    • International Investors: Interest from buyers in the U.S., Canada, Europe, and increasingly from Asia.

    • Retirees and Families: Attracted by the tranquil environment and natural beauty.

    • Local Investors: Recognizing the potential in the growing eco-tourism market.

​

Condo Price Ranges (2023)

  • Studios: $80,000 to $150,000 USD.

  • 1-Bedroom Condos: $150,000 to $250,000 USD.

  • 2-Bedroom Condos: $220,000 to $400,000 USD.

  • Luxury Condos/Penthouses: $400,000 USD and above.

​

Investment Potential and ROI

Studios and 1-Bedroom Condos:

  • Rental Income: $10,000 to $18,000 USD annually.

  • ROI: Net ROI of 7% to 9%.

2-Bedroom Condos:

  • Rental Income: $18,000 to $30,000 USD annually.

  • ROI: Net ROI of 8% to 11%.

Luxury Condos and Penthouses:

  • Rental Income: $30,000 to $60,000+ USD annually.

  • ROI: Net ROI of 9% to 12%.

Factors Influencing Returns:

  • Location: Beachfront condos and those near popular attractions command higher rental rates and appreciation.

  • Amenities: Properties with eco-friendly features and premium amenities attract more renters.

  • Property Management: Effective management maximizes occupancy and rental income.

​

6. Luxury Condo Sector

Beachfront Condos

Features:

  • Exclusive Locations: Direct access to the beach with panoramic ocean views.

  • Amenities: Infinity pools, private terraces, high-end appliances.

  • Prices (2023): From $300,000 USD to over $800,000 USD.

Investment Potential:

  • High Rental Rates: Nightly rates ranging from $250 to $1,000 USD.

  • Occupancy Rates: Approximately 75% to 90% annually.

  • ROI: Net ROI of 9% to 12%.

​

Eco-Friendly Condos

Features:

  • Sustainable Design: Use of renewable energy, natural materials, and waste reduction systems.

  • Locations: North Akumal, Sirenis Community.

  • Prices (2023): Starting from $200,000 USD.

Investment Potential:

  • Market Appeal: Growing demand for eco-friendly accommodations.

  • ROI: Potential net ROI of 8% to 11%

.

Gated Communities

Examples:

  • Sirenis Community

  • South Akumal

Features:

  • Security: 24-hour gated access with surveillance.

  • Amenities: Beach clubs, spas, restaurants, communal pools.

  • Condo Prices (2023): Ranging from $200,000 USD to over $600,000 USD.

7. Buying A Condo In Akumal

Engaging a Real Estate Agent

  • Benefits:

    • Local Expertise: Insight into market trends, property values, and upcoming developments.

    • Negotiation Skills: Assistance in securing the best price and favorable terms.

    • Legal Guidance: Help navigating contracts, legal requirements, and due diligence.

​

Legal Considerations for Foreign Buyers

  • Restricted Zone: Akumal falls within the restricted zone (50 km from the coast), where foreigners cannot own property outright.

  • Fideicomiso (Bank Trust):

    • Setup Cost: Approximately $1,500 to $2,000 USD.

    • Annual Fees: Around $500 to $800 USD.

    • Ownership Rights: Full rights to use, sell, rent, or bequeath the property.

  • Mexican Corporation:

    • Used for Commercial Properties or owning multiple properties.

    • Setup Cost: Approximately $2,000 to $3,000 USD.

    • Annual Maintenance: $1,000 to $2,000 USD.

​

Financing Options

  • Cash Purchases: Preferred and most common among foreign buyers.

  • Developer Financing: Available for pre-construction condos; terms vary.

  • Mexican Banks: Limited mortgage options for foreigners; interest rates between 7% to 9%.

  • International Lenders: Some foreign banks offer financing for Mexican properties.

​

Closing Costs and Taxes

  • Closing Costs:

    • Estimated at 5% to 8% of the purchase price.

    • Includes: Notary fees, transfer taxes, appraisal, registration fees, and bank trust setup.

  • Property Taxes (Predial):

    • Approximately 0.1% to 0.2% of the assessed value.

    • Example: A $300,000 USD condo would have an annual tax of $300 to $600 USD.

​

Property Management and Rental Services

  • Services Offered:

    • Marketing: Professional listings on rental platforms.

    • Maintenance: Regular upkeep, cleaning, and repairs.

    • Guest Services: Check-in/out assistance, concierge services.

  • Fees:

    • Management Fees: Typically 15% to 25% of rental income.

buyingprocess.jpg

FAQ

8. Frequently Asked Questions

Can foreigners buy condos in Akumal?

Yes, foreigners can legally purchase condos in Akumal using a Fideicomiso (bank trust) or by establishing a Mexican corporation.

  • Fideicomiso Setup Cost: $1,500 to $2,000 USD.

  • Annual Trust Fees: $500 to $800 USD.

  • Ownership Rights: Full rights to use, sell, rent, or bequeath the property.

​

What are the steps to buying a condo in Akumal?

  • Engage a Real Estate Agent: Find a reputable local agent experienced in Akumal properties.

  • Property Search: Identify condos that meet your criteria and budget.

  • Offer and Acceptance: Negotiate the price and terms; submit a formal offer.

  • Sales Agreement: Sign a promissory contract and pay a deposit (usually 10%).

  • Establish Fideicomiso: Set up the bank trust with a Mexican bank.

  • Due Diligence: Conduct legal checks on the condo's title, permits, and any liens.

  • Closing: Sign final documents before a Notary Public; pay the remaining balance.

  • Registration: The condo is registered in your name (or the trust) at the Public Registry.

​

How much are closing costs when buying a condo?

Closing costs typically range from 5% to 8% of the condo's purchase price, including:

  • Notary Fees: 1% to 2%.

  • Transfer Tax: Approximately 2%.

  • Appraisal and Registration Fees: 1% to 2%.

  • Bank Trust Fees: Initial setup of $1,500 to $2,000 USD.

​

Are property taxes high in Akumal?

No, property taxes are relatively low.

  • Annual Property Tax (Predial):

    • Rate: Approximately 0.1% to 0.2% of the assessed value.

    • Example: A condo valued at $300,000 USD would have an annual tax of $300 to $600 USD.

  • Discounts: Early payment discounts of up to 25% if paid in January.

​

Can I rent out my condo when I'm not using it?

Yes, you can rent out your condo.

  • Short-Term Rentals: Popular through platforms like Airbnb and VRBO.

  • Property Management: Local companies offer services to manage bookings, maintenance, and guest services.

  • Rental Income: Can provide significant ROI; ensure compliance with local regulations and tax obligations.

​

What are the ongoing costs of owning a condo?

  • Property Taxes: As detailed above.

  • Utilities: Electricity, water, gas, internet; costs vary based on usage.

  • HOA Fees: Ranges from $100 to $300 USD per month, depending on the complex and amenities.

  • Maintenance: Regular upkeep, potential repairs; budget for unexpected expenses.

  • Insurance: Condo insurance averages $300 to $800 USD annually.

​

Is financing available for purchasing a condo?

  • Mexican Banks: Limited mortgage options for foreigners; higher interest rates and strict requirements.

  • Developer Financing: Available for select properties, often with short-term payment plans.

  • Home Country Financing: Some buyers leverage home equity loans or financing from lenders in their home country.

  • Interest Rates: Typically between 7% to 12%, depending on the lender and terms.

​

What is the cost of living compared to the U.S. or Canada?

  • Lower Overall Costs: Generally 30% to 50% less than major U.S. or Canadian cities.

  • Example:

  • Monthly Expenses for a Couple: Comfortable lifestyle at $2,000 to $3,000 USD per month, including housing, utilities, food, transportation, and entertainment.

​

Are there any restrictions on renting out my condo?

  • HOA Regulations: Some condo complexes have rules regarding rentals; always check the homeowners association bylaws.

  • Local Laws: Ensure compliance with municipal regulations, including obtaining necessary permits and paying lodging taxes.

  • Permits: May require a business license or permit for short-term rentals; consult with a local attorney or property manager.

​

How secure is investing in Akumal condos?

  • Stable Market: Consistent growth and demand for condos.

  • Legal Protections: Proper use of a Fideicomiso provides secure ownership rights for foreigners.

  • Due Diligence: Working with reputable real estate agents, attorneys, and notaries minimizes risks.

  • Market Appeal: Akumal's unique blend of natural beauty and tranquility makes it a desirable market for both personal use and investment.

laura3.jpeg

Got Questions? We’re Here to Help!

Thanks for submitting!

bottom of page