4-Bedroom Villa in Xpu-Ha Residences, Riviera Maya

Glass atrium, private pool, and an operational private beach club — 20 minutes from Playa del Carmen.

This four-bedroom villa in Xpu-Ha Residences is listed at $14,990,000 MXN (approximately $871,500 USD). The property offers 407 m² (4,379 sq ft) of construction across two levels, five bathrooms, a private pool, a covered garage for two vehicles, and a double-height glass atrium that connects both floors with open space from floor to ceiling. The lot sits on a quiet street within the community, surrounded by front greenery. It is move-in ready. Residents have access to an operational private beach club on Xpu-Ha Beach — ranked 35th best beach in the world — located 1 km from the property.

What distinguishes this villa within Xpu-Ha Residences?

The double-height glass atrium is the defining architectural feature — it connects the ground floor living spaces to the second level with open volume and natural light, and appears again in the TV room on the upper floor, creating two distinct vertical spaces that give the villa a sense of scale uncommon at this price point on the Riviera Maya. The lot’s green surroundings add a natural buffer that reinforces the privacy of the outdoor pool and covered terrace areas. At approximately $2,141 USD/m² ($199/sq ft) of construction, this villa sits below comparable gated-community product in Playa del Carmen, where luxury homes in Playacar and Corasol regularly exceed $2,500 to $3,500 USD/m² ($232–$325/sq ft), while offering direct access to a world-ranked private beach and a fully operational beach club.

What does life at Xpu-Ha Residences look like day to day?

The community is built around a “Beach Living” concept with three distinct club zones. The Sports Club includes a running track, tennis and padel courts, a semi-Olympic pool, gym, and soccer and basketball courts. The Social Club Palma features pools, a jacuzzi, sun terrace, lounge bar, and BBQ areas set within extensive gardens. The private beach club offers a restaurant, bar, sun loungers, and pool directly on Xpu-Ha Beach, accessible via an underpass tunnel by golf cart, bike, or car. The development is surrounded by over 8,000 m² (86,111 sq ft) of green spaces, a nature reserve with cycling paths, and 24/7 gated security with multiple checkpoints. HOA is $130 USD per month. Xpu-Ha sits 15 minutes south of Playa del Carmen and 20 minutes from Tulum.

What should I know before buying a villa in Xpu-Ha as a foreign buyer?

Foreign nationals can purchase residential property in the Riviera Maya with full ownership rights. The purchase process is conducted through a Mexican notary, who oversees the title search, due diligence, and deed registration. The right legal and ownership structure depends on the buyer’s country of residence, tax situation, and intended use — Heron Real Estate provides personalized advisory on this as part of every acquisition.