101 Park Tulum Review: SIMCA Master Plan Condos 2026
101 Park Tulum by SIMCA — $290K–$850K delivering condos in 101 master plan, lock-off options, STR yields, HOA risks, and 2026 buyer checklist.
By Mexico Invest Editorial · Updated June 7, 2026 · 13 min read
Quick answer: 101 Park Tulum is SIMCA’s delivering anchor in the 101 Tulum gated master plan — $290K–$850K for 1–2BR condos with lock-off options and near-term keys. Net STR yields realistically land ~3.0–4.2% after HOA and management if operations execute; verify actual HOA on delivered towers, not pre-con brochures, before closing.
101 Park matters because it converts the 101 Tulum concept from rendering to operating asset — buyers can inspect finished units, interview managers, and negotiate resale while later phases like Gran Tulum remain off-plan.
Context: Tulum · Riviera Maya investment guide · Due diligence Mexico.
What 101 Park Tulum is
101 Park is a multi-phase condominium development within the 101 Tulum gated residential corridor, developed under SIMCA’s Riviera Maya portfolio. The project spans 1–2 bedroom layouts — including lock-off configurations — with June 2026 pricing from approximately $290,000 to $850,000 USD depending on phase, floor, and finish level. Status is delivering: buyers can acquire units approaching or past completion, which shifts diligence from construction risk toward HOA verification and STR performance — a different risk profile than off-plan Gran Tulum.
| Snapshot | 101 Park Tulum |
|---|---|
| Developer ecosystem | SIMCA / 101 Tulum |
| Unit types | 1–2BR, lock-off options |
| Price range | $290K–$850K USD |
| Status | Delivering 2025–26 |
| Target buyer | STR investor, vacation owner |
| Title path | Fideicomiso |
Master plan position in the 101 corridor
The 101 Tulum master plan clusters SIMCA phases behind gated access north of Tulum centro — a branded alternative to both Aldea Zama’s urban grid and Region 15’s anonymous tower rows. 101 Park functions as the operational anchor: earliest deliveries, manager relationships, and resale comparables that later phases will reference.
Investors should map:
- Distance to beach road and town — car dependency is common
- Internal amenities: pool, security, parking escritura
- Count of identical STR units in your building — under 25 competing identical layouts is a healthier signal per Tulum building checklist
Zone comparison: Invest in Tulum. Pre-con vs resale: Pre-construction vs resale Tulum.
Unit mix and pricing logic
101 Park’s wide $290K–$850K band reflects studio-to-premium 2BR spread across phases — not arbitrary list inflation. Entry units compete with Amara Tulum on ticket but not on zone. Premium 2BR lock-offs approach Gran Tulum pricing with advantage of deliverability.
| Segment | Price signal | STR profile |
|---|---|---|
| Entry 1BR | ~$290K–$380K | Higher occ sensitivity |
| Standard 1BR lock-off | ~$380K–$520K | Dual revenue stream |
| Premium 2BR | ~$520K–$850K | Lower occ %, higher ADR |
Negotiation: delivering phases in buyer-friendly 2026 Tulum may offer 5–12% discount on motivated resale — verify DOM on comparable listings. Developer final inventory may hold firmer pricing.
Location and connectivity
101 Park sits in the 101 gated corridor — not inside Aldea Zama but sharing Tulum’s broader tourism demand drivers: Felipe Carrillo Puerto airport long-term tailwind, wellness brand, and US buyer dominance. Walkability is limited relative to Aldea Zama commercial village; budget for guest parking and transport in STR listings.
| Location factor | 101 Park implication |
|---|---|
| Gated access | Security premium; Uber reliance |
| Beach distance | Car or bike typical |
| Town services | Short drive to centro dining |
| STR demand | Brand-driven; not business travel |
| Competitor supply | Lower than Region 15 towers |
Area profile: Tulum area guide.
Rental economics (hedged)
Use delivered-unit economics, not launch pro forma. Illustrative $380,000 all-in 1BR lock-off:
| Cost line | Annual USD |
|---|---|
| Gross (63% occ, $155 ADR) | ~$35,600 |
| Management 27% | −$9,612 |
| Cleaning | −$2,000 |
| HOA $480/mo | −$5,760 |
| Trust, insurance, misc | −$1,500 |
| NOI | ~$16,728 |
| Net yield | ~4.4% — strong case |
Conservative case (58% occ, $135 ADR, $600/mo HOA): net toward 3.0–3.4% — aligned with Aldea Zama’s 3.4% benchmark and above Region 15’s 2.6% floor. Marketing 6–7% gross is not net cash in your pocket.
Guides: Mexico rental yield · Property management costs · STR rules Riviera Maya.
Who should buy 101 Park
Good fit: STR operator wanting keys within 12 months; buyer comparing SIMCA delivered product to Aldea Zama resale; investor who values lock-off revenue and gated branding.
Poor fit: Buyer needing Aldea Zama walkability; investor expecting 5%+ net without premium ADR proof; buyer unwilling to verify HOA on a specific delivered tower.
| Profile | Verdict |
|---|---|
| Experienced STR investor | Strong candidate |
| First Mexico purchase | Acceptable if attorney-led |
| Retiree immediate move-in | Verify noise, STR traffic |
| Flipper under 24 months | Thin resale data — caution |
Due diligence for delivering units
Delivering status shifts focus to operating building health — the same checks as resale in Due diligence Mexico:
- HOA financials — 24-month statements, reserves, delinquency
- Special assessments — pending votes on pool, elevator, facade
- STR bylaws — written permission, guest limits, lock-off rules
- Municipal permit — Tulum registration requirements evolving in 2026
- Occupancy proof — manager references from same building
- Parking escritura — included and registered
- CFDI chain — for future ISR cost basis on sale
Developer due diligence: Developer due diligence Mexico.
101 Park vs Gran Tulum vs Aldea Zama peers
| Option | From USD | Status | Zone |
|---|---|---|---|
| 101 Park | $290K | Delivering | 101 Tulum |
| Gran Tulum | $395K | Off-plan | 101 Tulum |
| Kabana | $202K | Delivering | Aldea Zama |
| NHOA | $236K | Delivering | Aldea Zama |
101 Park wins timing and operating data. Kabana and NHOA win Aldea Zama address at lower entry. Choose zone first, then building-level HOA.
Financing and closing timeline
Cash dominates foreign purchases (~70%+). Developer payment plans may apply on remaining developer inventory; resale requires standard fideicomiso closing 30–90 days. Mortgage for foreigners: 50–70% LTV at 9–14% rates — uncommon for STR investors.
| Step | Delivering resale | Developer final unit |
|---|---|---|
| Offer | Negotiable | List less flexible |
| DD period | 15–30 days | Milestone dependent |
| Closing | 30–60 days | At escritura |
| Furnish + list | 4–8 weeks | Same |
Process overview: How to buy Mexico property.
2026 market context
Tulum’s bifurcated 2026 market rewards buildings with verified operations — 101 Park’s delivering status is an advantage over off-plan promises in oversupplied pockets. Region 15 median 74+ days DOM does not define 101 Tulum, but identical lock-off competition inside your tower still compresses ADR. Select floor plan and building, not master-plan brand alone.
Tax and holding cost notes
Annual holding costs beyond HOA include predial property tax (typically 0.05–0.3% of assessed value), fideicomiso annual fee $500–800, insurance $300–1,500/year, and utilities during vacancy. US owners report rental income per IRS rules — see national tax guides on the site. Mexican ISR on future sale uses 25% gross or 35% net gain methods at closing — preserve CFDI acquisition documents from day one.
Capital planning should assume zero income during any remaining fit-out on quasi-delivered units and 3–6 months STR ramp after furnishing. Underwrite carry cost, not just purchase price.
Summary
101 Park Tulum is SIMCA’s delivering master-plan anchor at $290K–$850K — suited to buyers who want near-term keys, lock-off STR optionality, and gated 101 branding. Underwrite ~3.0–4.2% net with verified HOA; run full resale-style diligence on the specific tower. Cross-read Gran Tulum for later-phase pricing and Aldea Zama for zone alternative before offer.
Frequently Asked Questions
June 2026 listings show 101 Park from approximately $290,000 USD for entry 1-bedroom units up to roughly $850,000 for premium 2-bedroom configurations. Resale inventory in delivering phases may trade inside those bands depending on floor, view, and furnishing. Add 5–10% closing costs.
101 Park is in delivering status across 2025–2026 phases — some towers accept keys while others complete interior fit-out. Confirm your specific building's escritura readiness, HOA activation, and COA before wire transfer on resale or final developer payment.
101 Park is part of the SIMCA and 101 Tulum ecosystem — SIMCA is the volume developer behind multiple phases in the gated 101 corridor, with related product including Gran Tulum. English sales materials reference the 101 Tulum master plan as the anchor brand.
Gross marketing often shows 6–7%. Net yields on delivering 1BR units after 25–30% management and HOA $400–650/month commonly land near 3.0–4.2% for well-operated STR — lower if identical lock-offs flood the same building. Request 12-month operating statements from comparable units.
101 Park offers SIMCA gated branding and often larger lock-off layouts; Aldea Zama offers deeper STR infrastructure and established resale liquidity with typical 3.4% net on standard 1BR. Neither is Region 15 oversupply — choose based on HOA reality, walkability needs, and ticket size.
Yes via fideicomiso. Delivering units assign or establish trust at closing. Budget trust setup $2,500–4,000 and annual fees $500–800. Verify HOA foreign-owner rules and STR registration before offer.
101 Park delivers sooner with entry near $290K and 1–2BR focus. Gran Tulum is off-plan from $395K targeting larger 2–3BR lock-offs. 101 Park suits buyers needing keys or operating data; Gran Tulum suits later-phase entry pricing acceptance.
Resale-style checks apply: libertad de gravamen, HOA reserve study, delinquency rate under 10%, STR permit history in building, pending special assessments, and verified occupancy from manager — not developer pro forma alone.
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