Casa Bautista is an oceanfront residence at Boca Paila, inside the Sian Ka'an Biosphere Reserve —a UNESCO World Heritage Site— south of Tulum. It is one of the few privately titled properties within this protected coastal corridor —a point we verify with documentation as part of the transaction— set on a 16,753 m² (1.67-hectare / 180,330 sqft) parcel with two uncommon water frontages: 100 linear meters along the Caribbean beach and another 100 meters along the inner lagoon, with native low jungle between them that screens the house completely.
The house is the work of a Mexican architecture studio, and it shows in the material choices: a timber frame, regional stone, and chukum —the Maya lime plaster— all of which weather well against salt and humidity and let the building settle into its surroundings. Its 295.75 m² (3,183 sqft) sit on a single floor, so the whole home is walked at grade, with Caribbean views from nearly every room.
The layout holds four bedrooms, a studio, and three full bathrooms. In the primary suite, a freestanding soaking tub sits against full-height glazing that slides fully open, leaving nothing but air between the bath and the low jungle that wraps the property. Deep terraces drive constant cross-ventilation and natural shade through the day. There are two pools —one off the main living area and a second on the rooftop, the latter with a simultaneous panoramic view over both the sea and the lagoon.
Casa Bautista runs fully self-sufficient —by design and by location, since Sian Ka'an has no municipal utilities— on solar and wind power, with a backup generator and a biodigester handling wastewater. It is a house meant to be lived in near-total privacy, minutes from Tulum's beach-road restaurants and hotels yet entirely immersed in one of Mexico's best-preserved ecosystems. The list price is $4,650,000 USD.
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Specifications
Bedrooms4
Bathrooms3
Built area296 m²
Lot size16753 m²
100 m of Caribbean beachfront✓
100 m of lagoon frontage✓
16,753 m² (1.67 ha) parcel in Sian Ka'an✓
Designed by a Mexican architecture studio✓
Caribbean-contemporary architecture: timber, stone & chukum✓
295.75 m² single-level build✓
Frequently Asked Questions
What is the price of Casa Bautista, and what's included?
Casa Bautista is priced at $4,650,000 USD. It is a finished home with immediate occupancy; foreign buyers acquire through a Mexican bank trust (fideicomiso). Because the property sits inside a protected natural area, every transaction includes a full legal review of the title and ownership regime — a standard part of Nautilus's process.
Where exactly is Casa Bautista?
At Boca Paila, the coastal corridor south of Tulum's Hotel Zone, inside the Sian Ka'an Biosphere Reserve (a UNESCO World Heritage Site). It is a private parcel with 100 meters of Caribbean beachfront and 100 meters of frontage on the inland lagoon, wrapped in native jungle — a few minutes' drive from Tulum's beach-road restaurants and hotels, yet fully secluded.
Can a foreigner buy Casa Bautista?
Yes. Boca Paila lies within Mexico's restricted zone (50 km from the coast), so foreign buyers acquire through a bank trust (fideicomiso), the standard legal vehicle under the Foreign Investment Law. It grants full rights to use, rent, sell and bequeath, on a 50-year renewable term. Nautilus coordinates a bilingual notary and trustee bank.
Is private ownership inside Sian Ka'an actually possible?
Yes. Privately titled parcels predating the reserve's 1986 decree exist along the Boca Paila strip, and holding them is legal. What is heavily regulated is new construction, vegetation, and land use, under federal environmental law (SEMARNAT/CONANP). So with a property like this, what matters is verifying the title, the permit history of the existing structure, and the applicable regime. Nautilus runs that due diligence before closing — we don't describe a property as 'in order' without the documents to back it.
How do utilities work inside the reserve?
Sian Ka'an has no municipal grid, water main, or sewer, so homes here run off-grid. Casa Bautista was designed for exactly that: it generates its own power from solar panels and a wind turbine, has a backup generator, and treats its wastewater through a biodigester. That cuts recurring utility costs and is, at the same time, a requirement of the setting.
Can Casa Bautista be rented?
Given its scale, privacy and design, a villa like this has been used for high-end vacation rentals, photo shoots and private events. Renting inside Sian Ka'an is subject to environmental rules and the access regulations of the Boca Paila corridor, so it's best operated with local managers who know those conditions. Nautilus can connect buyers with specialized operators and model a realistic income scenario — no inflated numbers.