What is Kaoba 302?
Kaoba 302 is a condominium development in Tankah Bay, Tulum, Quintana Roo, Mexico. Current status: Resale. Published price: $1,350,000 USD or approximately $23,247,405 MXN at the Banxico FIX rate of 17.2203 of 21 Sep 2026. It has 3 bedrooms and about 198 m². Bathrooms per unit: up to 3.5. Amenities include beachfront, pool, rooftop, sky lounge & bar, private terrace. For reference, the median price per m² in Tankah Bay is $141,324 MXN (~$8,334 USD, Banxico FIX 20 Aug 2026) across 22 available units in 6 developments, from the open Nautilus dataset, cut-off 2026-09-21. Coordinates: 20.2682067, -87.3889976. Half of the sub-zone's available inventory trades between $120,151 and $182,846 MXN per m² (p25-p75). Acquisition tax (ISAI) in the municipality of Tulum is 4%; a foreign buyer holds title through a fideicomiso bank trust. Nautilus Real Estate represents this property and publishes no appreciation, return or occupancy projections.
Kaoba is a boutique building of 11 beachfront residences in Bahía Tankah, about 15 minutes north of Tulum. The unit for sale is 302: three bedrooms, three full bathrooms and a powder room, with a private terrace, a plunge pool and the Caribbean straight ahead.
The floor plan splits the apartment into two wings. Facing the sea are the living room, the dining area and the master bedroom, which opens onto the terrace where the plunge pool sits; inland are the kitchen with its pantry, the laundry room and the other two bedrooms, each with its own bathroom. Entry is through a private vestibule beside the elevator. The floor plate measures 8.31 m across by 22.97 m deep.
The building was completed in June 2025 and is sold turnkey, fully furnished. Upstairs there is a rooftop pool, a sunset lounge with a bar, an outdoor kitchen with grill and pizza oven, a gym and a wellness area. At ground level, a beachfront pool, tropical gardens and direct beach access. The developer states solar panels, a backup generator, a water softener serving the whole building and a three-stage reverse-osmosis system in this unit's kitchen.
Bahía Tankah is a low-density stretch with no through traffic, between Akumal and Tulum. The seller's own material notes that the access road is under maintenance, with a full renovation scheduled: we mention it because you see it on arrival and we would rather it not come as a surprise.
What is in writing: the floor plan for unit 302 with its dimensions, the year of completion, the number of residences in the building, and the running costs — a $16,000 MXN monthly HOA fee and no property tax yet, as the property is new. What is still missing, and what we are asking for: the title and the condominium deed, and a floor area labelled by the architect, because the plan does not print one and the sales material gives three different figures. Nautilus does not publish appreciation, occupancy or return projections.
Specifications
Bedrooms3
Bathrooms3.5
Built area198 m²
Unit 302 · floor plate of 8.31 × 22.97 m per the plan✓
3 bedrooms · 3 full bathrooms + powder room · every bedroom en-suite✓
Private terrace with plunge pool and ocean view✓
Turnkey · fully furnished and equipped✓
Boutique building of 11 residences · completed in June 2025✓
Rooftop pool, sunset lounge and bar✓
Frequently Asked Questions
How big is unit 302?
We publish it at 198 sqm (2,131 sq ft), the figure it is being marketed with. It is worth knowing that the sales material is not consistent: its data sheet says 195 sqm total, while the body text says 165 sqm of interior plus a 24 sqm balcony, which adds up to 189. The architect's plan prints no floor area at all — only dimensions: the floor plate is 8.31 by 22.97 m — so we have asked for a labelled, signed area. Until it arrives, this is what there is, and we say so plainly.
What is on the private terrace?
A plunge pool and an outdoor living area under a palm-thatch roof, facing the sea. The plan labels it TERRAZA with the plunge pool drawn in the corner, and it opens straight off the living room and the master bedroom through floor-to-ceiling sliding doors.
What is the HOA fee?
$16,000 MXN per month, per the seller's material. Property tax does not apply yet because the property is new. We have asked for the condominium budget so we can tell you exactly what that fee covers and how it is apportioned.
What amenities does the building have?
On the roof: a pool, a sunset lounge with bar, an outdoor kitchen with grill and pizza oven, a gym and a wellness area. At ground level: a beachfront pool, a lobby open to the Caribbean, tropical gardens and direct beach access. The building states solar panels, a backup generator, a water softener and 24/7 security.
What is getting to Bahía Tankah like?
It is a low-density coastal stretch between Akumal and Tulum, about 15 minutes north of town, with no through traffic. The seller's material notes that the access road is under maintenance and that a full renovation is scheduled. We publish that because you notice it on arrival, and we would rather say it before the visit than during it.
Can a foreigner buy it?
Yes. Bahía Tankah sits inside the restricted zone — the 50 km coastal strip — so a foreign buyer acquires through a bank trust (fideicomiso): the bank holds title and the buyer is the beneficiary, with full rights to use, rent, sell and bequeath, for 50 renewable years. Setting it up runs around $2,500–4,000 USD, with roughly $600 USD a year to maintain it, depending on the bank. On top of that come closing costs, with a 4% transfer tax (ISAI) in the municipality of Tulum.
Can it be placed in a vacation-rental programme?
Yes, either with a professional management company or with whatever scheme the condominium runs. We do not publish the return you can expect: it depends on the nightly rate, on that unit's real occupancy, on the season and on the contract, so any general figure would be a promise nobody can keep. What we do is ask for the track record and go through the contract and the commission with you.
