Bahía Tankah vs Bahía Solimán: beachfront costs about the same per sq m

In Bahía Tankah (Tankah Bay) and Bahía Solimán (Soliman Bay), two bays just north of Tulum, beachfront space costs practically the same per square meter: about $5,700 USD. What changes is when you get the keys and how much you need to buy in. In our illustrative calculation of available condos as of October 7, 2026, the median is $5,832 USD per sq m in Bahía Tankah and $5,639 in Bahía Solimán. Everything we measured in Bahía Tankah is already built; in Bahía Solimán, Maranta is a pre-construction project with delivery in spring 2028, at the same price per sq m.

We split the coast into three stretches, from north to south: Bahía Solimán, Paraíso Tankah (the open-sea stretch between the two bays) and Bahía Tankah.

The short answer, in one table

The two bays are practically tied per sq m; what sets them apart is delivery date and starting price. Paraíso Tankah comes out higher, but that figure comes from a single development.

The samples are small (Bahía Tankah: 6 condos from 3 developments; Bahía Solimán: 14 from 2 developments), so we read the gap between the two bays as a tie, not as a difference. Also, what we measured in Bahía Tankah is priced in US dollars and what we measured in Bahía Solimán in pesos, so the gap between the two moves with the exchange rate.

Move-in ready or pre-construction?

In Bahía Tankah, all six condos we measured are already built and move-in ready. Bahía Solimán has both: NEEA is move-in ready, and Maranta is a pre-construction project with delivery in spring 2028, according to its listing, at the same price per sq m.

In the two bays, finished and pre-construction condos cost practically the same: Kaoba comes to $6,000 USD per sq m, NEEA to $5,622 and Maranta to $5,655. Combining what is already delivered in the two bays (9 condos), the median is $5,665; what is in pre-construction, Maranta in Bahía Solimán and Nautila in Paraíso Tankah (17 condos), comes to $5,663.

What does change is what you can see before you sign. Kaoba is a finished boutique building, and The Bespoke consists of two finished buildings already operating as a hotel. With a pre-construction purchase, you review floor plans, renderings and construction progress: Nautila, for example, documents its progress with dated aerial photos. With any pre-construction purchase, ask what delivery date the contract sets.

How much do you need to buy in each bay?

The lowest starting price of the three stretches is in Bahía Solimán: Maranta, from $6,250,000 MXN (≈ $347,647 USD), for a one-bedroom condo with a mangrove view, in pre-construction. For a finished home, prices start at $595,000 USD in Bahía Tankah (Kaoba) and at $10,500,000 MXN (≈ $584,047 USD) in Bahía Solimán (NEEA).

Two details from the listings: Kaoba is priced in US dollars, and if you pay in pesos its price list dated February 17, 2026 sets a floor rate of 18.00 pesos per dollar (from $10,710,000 MXN). Maranta, NEEA and Nautila each take a $100,000 MXN reservation deposit; at Nautila, the down payment starts at 30%.

Paraíso Tankah: the open-sea stretch between the two

Paraíso Tankah is the open-sea stretch between Bahía Solimán and Bahía Tankah, and its median comes to $6,609 USD per sq m (≈ $118,823 MXN), but that figure comes from a single development, Nautila Beachfront Flats, with 6 condos available.

With only one development, the figure describes Nautila more than the stretch: treat it with caution. Nautila has 15 two-bedroom condos on 4 levels, each with a private pool on its terrace; it is in pre-construction, and its sales material does not publish a delivery date. In its penthouses, the published area includes a 70 to 81 sq m rooftop.

What doesn't the price per sq m tell you?

It does not tell you which square meters are counted, what the price includes, what it costs to maintain the home or which way it faces.

• Terraces and rooftops. Each developer adds them up differently: PH 16 at The Bespoke measures 173.1 sq m indoors and 305.33 sq m in total. On interior area alone everything goes up and Bahía Tankah comes out somewhat higher: $7,277 USD per sq m (5 condos), against $6,674 in Bahía Solimán (14). That check leaves out Kaoba's one-bedroom, whose price list gives 80 sq m for both interior and total area, and Paraíso Tankah, because we do not have Nautila's interior areas documented unit by unit.
• Furniture. At The Bespoke, the offer price includes the furniture; NEEA is delivered furnished; Maranta is delivered fully equipped, and its furniture packages are quoted separately.
• HOA fees. At The Bespoke they are $820 USD a month for Villa 4 and $1,890 USD for PH 16, according to the developer's September 2026 flyers. At Kaoba, we confirm the fee in writing once you choose a unit.
• Ocean view or mangrove view. At Maranta, the 4 one-bedroom condos face the mangrove; the two-bedroom condos, with ocean views, start at $10,320,000 MXN, according to its listing.

What is for sale today?

Here is a selection of what we offer today in the three stretches: homes in five developments (Kaoba, The Bespoke, Nautila, Maranta and NEEA), two beachfront villas and two beachfront lots. The full picture of the area is in our Tankah and Bahía Solimán guide.

Bahía Tankah

• Kaoba: a finished boutique building with 3 condos from the developer's own inventory, with 1, 2 and 3 bedrooms (80 to 195 sq m of total area). Move-in ready, from $595,000 USD.
• The Bespoke: a beachfront hotel with residences, a member of Small Luxury Hotels of the World. Villa 4 and PH 16, furnished and move-in ready, from $899,000 USD including furniture (offer price as of October 7, 2026).
• Beachfront lots: two lots sold separately, lot 40 (1,309 sq m) and lot 12 (1,780 sq m), from $2,600,000 USD.

Paraíso Tankah

• Nautila Beachfront Flats: 6 two-bedroom condos available, in pre-construction, from $10,802,167 MXN (list price in pesos).

Bahía Solimán

• Maranta: 1- to 3-bedroom condos in pre-construction, with delivery in spring 2028, from $6,250,000 MXN (list price in pesos).
• NEEA: 3 furnished, move-in ready units (two 3-bedroom condos and a penthouse with a pool), from $10,500,000 MXN (list price in pesos).
• Palacio del Mar: a 6-bedroom beachfront villa, a furnished, move-in ready resale, listed at $7,000,000 USD.
• Sueño del Mar: a 6-bedroom beachfront villa, listed at $3,999,950 USD.

So which one should you choose?

With the price per sq m practically the same, choose based on three things: when you want the keys, how much you want to spend, and which stretch of coast you prefer.

• Delivery date. To move in now: Kaoba and The Bespoke in Bahía Tankah, and NEEA in Bahía Solimán. In spring 2028: Maranta. Nautila: pre-construction with no published date.
• Budget. The lowest starting price is Maranta's (a one-bedroom facing the mangrove); for a finished home, Kaoba, from $595,000 USD.
• Stretch. Bahía Tankah and Bahía Solimán are bays; Paraíso Tankah is the open-sea stretch between them. The beach in front of each property is worth seeing in person.

All three stretches are in the municipality of Tulum, so the acquisition tax (ISAI) is 4% in any of them; estimate the rest of your closing costs with our closing-costs calculator. For more on Bahía Solimán itself, see our Bahía Solimán guide. If you want the unit-by-unit breakdown, message us on WhatsApp.

How do we measure?

We use the Nautilus Real Estate inventory: the available units in each development, at the developer's list price (at The Bespoke, our offer price as of October 7, 2026), plus one resale published on our site. It is our own measurement, not an official index: it measures asking prices, not what anything sold for.

The figures in this article are an illustrative calculation as of October 7, 2026, outside the published cutoff of our open dataset: available condos only, on the total floor area each developer publishes, median rather than average, checked against interior area and converted at Banxico's FIX rate of 17.978 pesos per dollar, from October 7, 2026. They are illustrative because no stretch reaches the minimum our dataset requires to publish a sublocation (8 units and 3 developments). Left out: villas and houses (some are measured by built area and others by lot size), Bahia Tulum (its price list does not say whether its square meters are interior or total) and the lots (a lot has no comparable price per sq m). We measure condos in beachfront developments: in Bahía Solimán, 2 of the 14 (the available one-bedrooms at Maranta) face the mangrove.

We do not measure ACALAI Beach Residences. Status as of October 7, 2026: the developer reports construction paused until December 2026. Not independently confirmed.

In the published September 21, 2026 cutoff, Bahía Tankah stood at $141,324 MXN per sq m (22 units, 6 developments) and Bahía Solimán at $118,222 (16 units, 4 developments): that measurement grouped Paraíso Tankah within Tankah, mixed floor-area bases (for condos and villas) and included developments we no longer measure, and it stays as published. Nautilus does not publish appreciation, occupancy or return projections.