Nautila Beachfront Flats

Nautila Beachfront Flats is a fifteen-unit building in Bahía Tankah, the stretch of coast between Akumal and Tulum where sand still alternates with rock and building density stays low. It sits on the sand: drone construction photos dated July 2026 show the four-level structure standing right at the beach, not a street back from it. The first thing worth knowing is what the building does not have. There are no studios, no one-bedroom units and no three-bedroom units. All fifteen are 2 bed. A building that gives up the small unit also gives up the buyer chasing the lowest entry ticket in the area, and that shapes who ends up next door. Seven layouts are spread across four levels. Ground, first and second levels hold flats of 90 to 110 sqm total with 2 bath; the top level holds three penthouses of 159 to 175.70 sqm with 2.5 bath and a private rooftop. Every unit without exception has a private pool on its terrace, and the ground-floor one has two. There is a detail about floor area worth reading slowly, because it changes any price comparison. The developer's unit sheets report area by adding interior, exterior and — in the penthouses — rooftop. Measured that way, the penthouses look like the cheapest units in the building: roughly $98,000 per sqm against $120,000 for the flats. But 70 to 81 sqm of that total is open rooftop. On interior area alone the ratio flips: flats run $146,000 to $156,000 per sqm, penthouses $199,000 to $219,000. This is not a flaw in the project, it is how the measurement is built — worth knowing before comparing against a building that reports interior area only. Management is unrestricted. On a coastline where much of the beachfront supply comes tied to a single hotel operator, here the owner decides whether to use the unit, rent it and through whom: listing on Airbnb, Booking or VRBO, setting their own rates and hiring the services they prefer. Nautilus Real Estate publishes no appreciation, return or occupancy projections. Common areas are scaled to the size of the building and are drawn on the ground-floor plan: reception, a covered circular lounge, three pool bodies stepping down toward the beach, outdoor showers, a sun-lounger area and a timber deck running down to the sand. Interiors are delivered with inverter mini-split air conditioning, parota hardwood joinery, granite countertops, an induction cooktop and ceiling fans. The building's name and geometry come from the Nautilus pompilius: the floor plate fans open following the proportions of its shell, which is why no unit repeats exactly the shape of its neighbour. Cenote Manatí is a few minutes away on foot. Transfer tax (ISAI) in the municipality of 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. Six of the fifteen units remain available. The developer documents construction progress with dated aerial photography but does not publish a handover date in the material supplied to us; we prefer to say so rather than quote a year we could not stand behind.