Villa Xatá: 5-Bedroom Villa in Los Santos, Aldea Zama, Tulum

A five-suite villa with rooftop infinity pool in gated Los Santos

Inside Los Santos, the gated community within Aldea Zama, the established planned neighborhood at the center of residential Tulum. Villa Xatá is a five-bedroom luxury villa across two floors and a rooftop, with 13,239 sq ft of construction on a 9,580 sq ft lot. It holds five oversized bedroom suites, each with its own bathroom, walk-in closet, balcony, and safe, sleeps up to fourteen, and is offered at $3,950,000 USD, approximately MX$67,940,000 at current rates.

Aldea Zama sits between central Tulum and the coast, planned for cycling and walking, with the beach and the archaeological site a few kilometers away and the town center minutes north. Los Santos adds its own gated layer over that: 24/7 security and controlled access, a resort-style pool, gym, paddle court, clubhouse, and restaurant for residents. Tulum International Airport, opened in late 2023, is around twenty-five minutes south. More on the area is on the Tulum city page.

How the villa is arranged

The house is built across three living levels. The ground floor is the social core: open living and dining, a gourmet kitchen with pantry, a lap pool and private garden, an indoor spa with solarium, and outdoor dining. The bedrooms are the five suites, two of them masters with jacuzzis and double rain showers, each with a private balcony, so a household of fourteen has genuine separation. The rooftop turns the top of the house into a second center of gravity, with an infinity pool and jacuzzi, a ten-seat bar, a firepit lounge, an outdoor BBQ kitchen, a private office, and panoramic views across the jungle. Floor-to-ceiling glass runs through the interiors and keeps the planting in sight from the main rooms.

The case for Villa Xatá

At this scale the villa serves two purposes at once: a multigenerational home with room for fourteen and full separation between suites, and a high-capacity rental in a market where finished properties of this size are scarce. The systems back that up: solar power with a backup generator for energy independence, digital-code access, separate service quarters, and three parking spaces. A comparable Aldea Zama villa Villa Mao — 7-Bedroom Villa in Los Santos helps frame the price, with more Tulum homes in the same range.

To arrange a viewing of Villa Xatá, contact Heron Real Estate.

Last updated: May 2026