What are the beachfront lots in Bahía Tankah?
Beachfront lots in Bahía Tankah are two plots of land that Nautilus Real Estate offers separately in Bahía Tankah, Tulum, Quintana Roo, Mexico. Lot 12 measures 1,779.66 sq m (19,156 sq ft), with 24.86 m (81.6 ft) of frontage on the federal maritime zone, and is priced at $3,250,000 USD; lot 40 measures 1,309.26 sq m (14,093 sq ft), with 25.60 m (84 ft) of frontage, and is priced at $2,600,000 USD. The areas come from their topographic surveys and the prices from the seller's list, downloaded on 7 October 2026. Lot 12 is near The Bespoke and lot 40 near Kaoba. The beach and the 20 m federal strip are not part of the sale. Acquisition tax (ISAI) in the municipality of Tulum is 4%; a foreign buyer purchases through a fideicomiso bank trust. Nautilus Real Estate publishes no appreciation, return or occupancy projections.
These are two beachfront lots in Bahía Tankah, north of Tulum, sold separately. Each runs from an access road, per its survey, to the federal maritime zone, and they are about 700 meters (2,300 ft) apart. Lot 12, the larger one, measures 1,779.66 sq m (19,156 sq ft) per its July 2021 topographic survey: 24.86 m (81.6 ft) facing the federal zone, 24.82 m on the road side and 70 to 73 m deep. The seller's material describes a sandy beach in front of it, which is what the photos on this page show. It is near The Bespoke. It is priced at $3,250,000 USD; the seller's list says 1,800 sq m, and we publish the surveyed area. Lot 40 measures 1,309.26 sq m (14,093 sq ft) per its March 2023 survey: 25.60 m (84 ft) facing the federal zone, 24.85 m on the road side and 51 to 54 m deep. It is near Kaoba. It is priced at $2,600,000 USD. For this lot we have the satellite image, and no photos yet. The beach and the 20-meter strip of dry land next to it, the federal maritime zone (zona federal marítimo terrestre), belong to the Nation and cannot be sold or acquired by prescription under the General Law of National Assets. The surveys measure each lot up to that strip, so it is not part of the area for sale, and using it requires a federal concession. What can be built on each lot is set by the land-use rules in force and is proven with the certificate issued by the municipality of Tulum. We do not publish densities or heights without that document: we go through it with you, together with the title deed and the certificate of no liens, before you put down a deposit. Because the lots are in the coastal restricted zone, a foreign buyer purchases through a fideicomiso bank trust, and the acquisition tax (ISAI) in the municipality of Tulum is 4%. Nautilus coordinates the document review, the trust and the notary. We publish no appreciation, occupancy or return projections.
The two lots
What is in writing and what we review with you
On a beachfront lot, what sets the value is in the paperwork. This is what we already have and what we go through with you before a deposit.
In writing
- The topographic surveys of both lots, with their boundary tables, side lengths and coordinates: 1,779.66 sq m (July 2021) and 1,309.26 sq m (March 2023).
- The location: we converted the survey coordinates, and both lots sit on Bahía Tankah, lot 12 near The Bespoke and lot 40 near Kaoba.
- The seller's price list: $3,250,000 USD and $2,600,000 USD. It is undated; we downloaded it on 7 October 2026.
- The satellite images are from Google, with an approximate outline of each lot. The beach photos show lot 12: three are taken from a video whose GPS location falls inside its survey. There are no photos of lot 40 yet.
Before a deposit
- The title deed and the certificate of no liens for each lot.
- The land-use certificate from the municipality of Tulum, which proves what and how much can be built.
- The federal-zone concession, if you want to use the beach strip.
- The written confirmation of the current price.
Surroundings
Approximate straight-line distance between the centers of the two surveys.
