Le Cottage is a four-residence condominium in Aldea Zamá, the residential corridor linking downtown Tulum with the hotel zone. It is developed by aptiva, a Guadalajara-based group with more than eight years of track record, also behind Le Cottage San Miguel de Allende, Torres Acueducto 360 and a Hampton Inn & Suites. What sets it apart in Tulum is not the design, good as it is, but the timing: the building is finished. In a market where almost everything sells off-plan with two- or three-year handovers, here you buy a built residence, close the deed and move in. The buyer sees the actual finish before signing, not a render. There are four units and no two share a floor. The ground-floor residence has 223.36 m², three bedrooms, 3.5 bathrooms, a private garden and the largest pool in the building; its planters are distributed room by room. The three upper ones — levels 1, 2 and 3 — repeat a single 249.21 m² layout with four bedrooms, 4.5 bathrooms, a bar, a study and a terrace of its own. All four have a private pool, and the upper ones are reached by elevator. The finishes are documented piece by piece: a steel structure with HSS profiles and composite decking, Castel porcelain tile indoors and out, cedar and tzalam joinery, Eurovent and Española window systems with certified tempered glass, and Sukabumi stone imported from Indonesia in the pools. Kitchens are delivered fully equipped. This is not a beachfront property, and it is worth saying plainly: from the project's coordinates the hotel-zone shoreline is about 3.9 km away, which the developer translates into a ten-minute drive. In exchange you pay for land in Aldea Zamá — the part of Tulum with services, sidewalks and street lighting — rather than front-row square metres. Downtown is five minutes away and the Calavera and Gran Cenote cenotes, ten. Aldea Zamá is a planned subdivision with controlled density, and that rule is what underpins the scarcity argument of a four-unit condominium: nobody can build a tower next door. Transfer tax (ISAI) in Tulum is 4% of the transaction value, and a foreign buyer purchases through a bank trust (fideicomiso) because the property sits within the 50 km restricted zone.
Pool
Social dining
Lobby
Elevator
Parking
Green areas
Air conditioning
Bedrooms3–4
Bathrooms3.5–4.5
Built area223–249 m²
Only 4 residences · one per floor · private condominium with elevator✓
Ground floor: 223.36 m² · 3 bedrooms · 3.5 bathrooms · private garden and the largest pool✓
Levels 1, 2 and 3: 249.21 m² · 4 bedrooms · 4.5 bathrooms · bar and study✓
A private pool in each of the four residences✓
Amenities: pool clad in Sukabumi stone · social terrace · sitting areas✓
Italian kitchens delivered fully equipped · cedar and tzalam joinery✓
Le Cottage is in Aldea Zamá, Tulum, Quintana Roo, on Av. Juanek (block 008, lot 041, postcode 77666). Aldea Zamá is the planned subdivision connecting downtown Tulum with the road to the hotel zone. Downtown is about a 5-minute drive and the Calavera and Gran Cenote cenotes about 10.
No. From the project's coordinates the Tulum hotel-zone shoreline is about 3.9 km away, which the developer translates into a ten-minute drive. It is an Aldea Zamá property, not a front-row one, and the price reflects that location.
The July 2026 price list starts at $870,000 USD for the ground-floor residence, 223.36 m² with three bedrooms and 3.5 bathrooms. The three upper residences, 249.21 m² with four bedrooms and 4.5 bathrooms, run from $930,000 to $940,000 USD depending on the level. Prices are the developer's, in US dollars, and subject to availability.
The development is finished. This is not a pre-sale: all four residences are built and ready to close and occupy, which in Tulum is the exception rather than the rule.
Yes, all four. The ground-floor one also has a private garden and the largest pool in the building; the three upper ones have their own pool and terrace, and are reached by elevator.
The ground-floor residence has 223.36 m², three bedrooms, 3.5 bathrooms, a private garden and planters distributed room by room. Those on levels 1, 2 and 3 have 249.21 m², four bedrooms, 4.5 bathrooms and add a bar and a study.
Yes. Tulum sits within the 50 km restricted coastal zone, so a foreign buyer acquires through a bank trust (fideicomiso), with a renewable 50-year term. Transfer tax (ISAI) in Tulum is 4% of the transaction value, on top of notary, registry and appraisal fees.
