Where exactly is Xpu-Ha and how far is it from Playa del Carmen?

Xpu-Ha is located on the Riviera Maya coast, 15 minutes south of Playa del Carmen and 20 minutes north of Tulum. It sits along the Mayan Train route, which connects the region’s major destinations and has driven infrastructure investment and land appreciation throughout this corridor.

What amenities does Xpu-Ha Residences include?

The community offers three club zones: a Sports Club with tennis, padel, a semi-Olympic pool, gym, and sports courts; a Social Club Palma with pools, jacuzzi, lounge bar, and BBQ areas; and a private beach club on Xpu-Ha Beach. The development also includes over 8,000 m² of green spaces, a nature reserve with cycling paths, and 24/7 gated security.

Is this villa sold furnished?

No — the property is sold without furniture. This gives buyers full flexibility to furnish and configure it according to their intended use, whether as a primary residence, a second home, or a vacation property.

Can a US or Canadian citizen buy this property?

Yes. Foreign nationals can purchase residential property in the Riviera Maya with full ownership rights, including the ability to sell, rent, renovate, and pass the asset to heirs. The appropriate legal structure depends on the buyer’s individual situation — Heron Real Estate advises on this as part of the acquisition process.

Villa for sale Xpu-Ha Riviera Maya I Private Beach Club

Property Type
4-Bed Villa, Villa

4
Bedrooms

5
Bathrooms

2
Garages

3,649 Sq ft
Area Size

For Sale Ready to Move in

Villa for sale Xpu-Ha Riviera Maya – Private Beach Club

$755,000 USD

Description

Privacy at scale — 620 m² (6,674 sq ft) lot, 20 minutes from Playa del Carmen.

This 4-bedroom villa in Xpu-Ha Residences is listed at $12,990,000 MXN (approximately $755,000 USD) and sits 20 minutes south of Playa del Carmen on the Riviera Maya coast. The property offers 339 m² (3,649 sq ft) of construction on a 620 m² (6,674 sq ft) lot, five bathrooms, a private pool, and a covered garage for two vehicles. It was delivered in January 2025 and 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 makes Xpu-Ha Residences a compelling real estate investment?

Xpu-Ha Beach stretches 4 km (2.5 miles) along the Riviera Maya coast and is consistently ranked among the world’s best beaches, yet it remains significantly less developed than Playa del Carmen or Tulum — giving buyers a rare combination of world-class infrastructure and room to grow. At approximately $2,227 USD/m² ($207/sq ft) of construction, this villa is priced below comparable gated-community product in Playa del Carmen, where luxury homes in Playacar and Corasol regularly exceed $2,500–3,500 USD/m² ($232–$325/sq ft). The lot size compounds that advantage: 620 m² (6,674 sq ft) of private land is increasingly difficult to find within 20 minutes of Playa del Carmen, where urban densification has pushed comparable lots well above this price point or eliminated them entirely. The private beach club is already operational, removing the delivery risk that affects most beachfront projects in the region.

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 from the community via an underpass tunnel by golf cart, bike, or car. The entire 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 approximately $130 USD per month.

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 the acquisition process.