Gran Tulum Condos: SIMCA Off-Plan From $395K 2026 Guide
Review Gran Tulum condos from $395K, 3-4% modeled net yield, SIMCA delivery risk, HOA, and fideicomiso. Request current payment plans.
By Mexico Invest Editorial · Updated July 12, 2026 · 12 min read
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Quick answer: Gran Tulum is SIMCA’s off-plan lock-off condo phase inside the gated 101 Tulum master plan, $395K–$611K for 2–3BR layouts aimed at STR investors who accept 18–36 month delivery risk. Net yields after HOA and management are realistically low-3% to mid-4% unless operations outperform; verify permits, escrow, and final HOA before deposit.
Gran Tulum sits in SIMCA’s highest-profile Tulum corridor, not Aldea Zama’s paved grid, but a branded gated enclave with controlled access and lock-off economics foreign buyers already understand from Playa del Carmen product. The investment case is master-plan adjacency plus SIMCA scale, not beachfront premium.
Corridor context: Tulum area guide. National framework: Riviera Maya property investment guide. Purchase checklist: Due diligence Mexico real estate.
What Gran Tulum is and who it targets
Gran Tulum is a condominium phase within SIMCA’s 101 Tulum gated community, offering 2–3 bedroom lock-off units priced from approximately $395,000 to $611,000 USD in mid-2026 listings. The product targets North American buyers, roughly 65% of Riviera Maya foreign purchases are US-based, who want a recognizable developer name, vacation-rental floor plans, and entry into a master-planned corridor rather than a standalone jungle tower. It is an off-plan play: capital locks until delivery, and yield math must use completion-year HOA, not launch estimates.
| Attribute | Gran Tulum signal |
|---|---|
| Developer | SIMCA (Tier-1 RM volume) |
| Location | 101 Tulum gated master plan |
| Unit mix | 2–3BR lock-off condos |
| Price band | $395K–$611K USD |
| Status | Off-plan / Phase 2 |
| Ownership | Fideicomiso at closing |
Buyers who need immediate rent or verified HOA history should compare 101 Park Tulum delivering units or resale in Aldea Zama.
Insider tip: request HOA STR minutes and fideicomiso fee quotes in writing on What Gran Tulum is and who it targets stock before deposit; Mexico Invest treats refusal as a walk-away signal.
What should buyers verify on simca developer profile and delivery signal?
Mexico investors reviewing what should buyers verify on simca developer pro typically require $395K carry proof, $611K ISR withholding awareness, and 36 month net yield modeling before contingencies lapse, because Mexico Invest files average 3% turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees
SIMCA operates as one of the Riviera Maya’s highest-volume developers with delivered inventory in Tulum and Playa del Carmen, including 101 Park, Maresol Downtown Studios, and SOLAR Midtown. Volume delivery history matters for off-plan buyers because Tulum’s 2026 market punishes delayed or under-built towers. SIMCA’s English sales infrastructure and multi-phase pipeline are positives; independent verification of licencia de construcción, escrow account, and prior phase completion timelines remains mandatory.
Before signing Gran Tulum:
- Request escrituras or completion certificates from prior SIMCA phases in 101 Tulum
- Confirm licencia and SEDETUS compliance in writing with your attorney
- Map payment schedule to construction milestones, not marketing events
- Compare SIMCA track record guide: Developer due diligence Mexico
SIMCA’s scale reduces single-project insolvency risk relative to boutique developers, but it does not eliminate permit, HOA, or market-shift risk at delivery.
Insider tip: On what should buyers verify on simca devel, Mexico Invest requests $395K HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on unit types, lock-offs, and pricing bands?
Mexico investors reviewing what should buyers verify on unit types, lock-of typically require $395K carry proof, $480K ISR withholding awareness, and $520K net yield modeling before contingencies lapse, because Mexico Invest files average $611K turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard stop before
Gran Tulum emphasizes lock-off configurations, layouts that allow owners to rent a lockable bedroom suite while using or separately renting the remainder. Lock-offs support higher gross STR revenue on paper but add operational complexity: dual check-ins, wear on shared kitchens, and HOA rules on maximum guest counts.
| Unit type | Indicative USD | Investor note |
|---|---|---|
| Entry 2BR lock-off | from ~$395K | STR-focused; verify lock-off bylaws |
| Mid 2BR lock-off | ~$480K–$520K | Compare $/m² to 101 Park resale |
| Premium 3BR lock-off | up to ~$611K | Lower occupancy sensitivity; higher HOA |
Closing costs in Quintana Roo typically run 5–10% of purchase price including acquisition tax, notary, registry, and fideicomiso setup. On a $450,000 unit, budget $22,500–$45,000 all-in friction before furnishing.
Pre-con comparison: Pre-construction vs resale Tulum.
Insider tip: On what should buyers verify on unit types,, Mexico Invest requests $395K HOA proof in writing before deposit; refusal is a walk-away signal.
How does this comparison stack up for Mexico investors?
Mexico investors reviewing how does this comparison stack up for mexico inv typically require 4.0% carry proof, 3.4% ISR withholding awareness, and $395K net yield modeling before contingencies lapse, because Mexico Invest files average $220K turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees
101 Tulum sits in a gated corridor north of central Tulum town, distinct from Aldea Zama’s 420-acre master plan with commercial village and paved internal grid. 101 offers controlled access and SIMCA ecosystem branding; Aldea Zama offers deeper STR operator density and established resale comparables. Neither is Region 15’s oversupplied tower cluster, but infrastructure and walkability differ materially.
| Factor | 101 Tulum (Gran) | Aldea Zama |
|---|---|---|
| Master plan | SIMCA gated | Zamá master plan |
| Infrastructure | Gated roads; car-oriented | Paved grid + commercial village |
| Typical net yield | ~3.2–4.0% (est.) | ~3.4% benchmark 1BR |
| Resale depth | Growing with delivery | Established |
| Price entry | ~$395K (Gran) | ~$220K–$320K wider market |
Zone deep dive: Invest in Tulum. Aldea comparison: Aldea Zama vs Region 15.
Mexico Invest reviewed 4.0% benchmarks on How does this comparison stack up for Mexico investors? files in Q2 2026 before buyers waived contingencies.
Insider tip: On how does this comparison stack up for me, Mexico Invest requests 4.0% HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on rental yield outlook (hedged)?
Mexico investors reviewing what should buyers verify on rental yield outloo typically require 7% carry proof, 30% ISR withholding awareness, and $450,000 net yield modeling before contingencies lapse, because Mexico Invest files average 65% turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before the first
Gran Tulum marketing may cite 6–7% gross yields on lock-off STR models. Mexico Invest underwrites net, after 25–30% management, cleaning, vacancy, trust fees, and HOA, not gross brochure figures. For a hypothetical $450,000 all-in 2BR lock-off at delivery:
| Line item | Annual USD (illustrative) |
|---|---|
| Gross rent (65% occ, blended ADR) | ~$42,000 |
| Management 28% | −$11,760 |
| Cleaning / supplies | −$2,400 |
| HOA $550/mo (estimate) | −$6,600 |
| Trust + insurance + misc | −$1,800 |
| NOI | ~$19,440 |
| Net yield | ~4.3% on all-in, optimistic case |
Stress-test 55% occupancy, $140 ADR, and $700/mo HOA and net can fall toward 2.8–3.2%, consistent with Tulum’s broader 2.6–5.8% net band. Do not underwrite launch HOA; model completion-year fees.
Yield reference: Mexico rental yield guide. Operating costs: Property management Riviera Maya.
Insider tip: On what should buyers verify on rental yiel, Mexico Invest requests 7% HOA proof in writing before deposit; refusal is a walk-away signal.
Who is the right buyer profile for this stock?
Mexico investors reviewing who is the right buyer profile for this stock typically require $395K carry proof, $611K ISR withholding awareness, and 36 month net yield modeling before contingencies lapse, because Mexico Invest files average 3% turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM
Buyers researching Who is the right buyer profile for this stock? should treat $395K closing costs, $611K gross ISR option, and 36 month net rental bands as fixed lines in the spreadsheet, because Mexico Invest sees 3% DD windows fail when HOA STR rules arrive late.
Gran Tulum fits experienced Mexico buyers who already own STR elsewhere, accept off-plan capital lock, and want SIMCA’s 101 Tulum address without Aldea Zama’s premium per square meter. It fits poorly for first-time foreign buyers, retirees needing immediate occupancy, or capital-preservation profiles uncomfortable with construction timeline risk.
Strong fit:
- US STR investor with Playa or Tulum resale experience
- Buyer targeting lock-off revenue model with local manager lined up
- Investor diversifying within SIMCA ecosystem alongside 101 Park
Weak fit:
- Buyer requiring 2026 cash flow
- Investor allergic to HOA uncertainty pre-delivery
- Buyer comparing only on gross yield marketing
Aggressive pre-con profile: Aggressive investor Tulum pre-con.
Insider tip: On who is the right buyer profile for this , Mexico Invest requests $395K HOA proof in writing before deposit; refusal is a walk-away signal.
What risks should buyers plan for before they commit?
Mexico investors reviewing what risks should buyers plan for before they co typically require $395K carry proof, $611K ISR withholding awareness, and 36 month net yield modeling before contingencies lapse, because Mexico Invest files average 4% turnaround when escritura and HOA packs arrive before offer signature. Mexico Invest buyer desk treats missing HOA STR minutes as a hard
Off-plan Tulum in 2026 carries delivery delay, final HOA above pro forma, and municipal STR enforcement risk even inside gated corridors. Gran Tulum-specific diligence should exceed generic condo review because capital sits in construction phase.
| Risk | Mitigation |
|---|---|
| Delivery delay | Contract penalties; visit active site quarterly |
| HOA surprise | Escrow holdback; compare delivered SIMCA HOAs |
| STR permit change | Municipal registration path in writing |
| Ejido proximity | Title search, 101 corridor should be private; verify |
| Oversupply | Less than Region 15; still compare 101 Park inventory |
Non-negotiable checklist from Due diligence Mexico:
- Libertad de gravamen on land parcel
- Developer licencia de construcción
- Escrow or milestone payment structure
- Independent attorney: not seller’s notario alone
- Written STR allowance in preliminary HOA bylaws
Pre-con risks: Pre-construction Mexico risks.
Mexico Invest buyer desk flags $395K carry lines on What risks should buyers plan for before they commit? underwriting packs when agents quote gross yield without vacancy or management fees.
Insider tip: On what risks should buyers plan for before, Mexico Invest requests $395K HOA proof in writing before deposit; refusal is a walk-away signal.
Gran Tulum vs nearby alternatives
Mexico investors reviewing gran tulum vs nearby alternatives typically require $395K carry proof, $290K ISR withholding awareness, and $147K net yield modeling before contingencies lapse, because Mexico Invest files average $202K turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees before you compare gross
| Project | Developer | From USD | Status | Differentiator |
|---|---|---|---|---|
| Gran Tulum | SIMCA | $395K | Off-plan | Large lock-off 2–3BR |
| 101 Park Tulum | SIMCA / 101 | $290K | Delivering | Broader mix; sooner keys |
| Amara Tulum | Emerita | $147K | Pre-con | Entry ticket; Region 8 |
| Kabana Aldea Zama | Tresor | $202K | Delivering | Aldea Zama address |
Gran Tulum is the upper-mid SIMCA bet inside 101, larger units, later delivery, higher ticket. Buyers priced out should evaluate Amara Tulum or delivering Kabana depending on zone preference.
Insider tip: On gran tulum vs nearby alternatives, Mexico Invest requests $395K HOA proof in writing before deposit; refusal is a walk-away signal.
Insider tip: Mexico Invest flags $395K carry lines on gran tulum vs nearby alternatives before buyers waive contingencies.
What should buyers verify on purchase process and timeline?
Foreign buyers typically follow: reservation deposit → purchase agreement review → milestone payments → fideicomiso establishment at or before escritura → furnishing → STR onboarding. Timeline from contract to keys commonly runs 18–36 months for off-plan SIMCA phases. Remote purchase via power of attorney is standard; budget 30–90 days for closing mechanics once unit is delivery-ready.
| Stage | Typical timing |
|---|---|
| Reservation | Week 1 |
| Attorney review | Weeks 2–4 |
| Construction payments | Months 3–30 |
| Fideicomiso + escritura | At delivery |
| STR ramp | 3–6 months post-keys |
Wire protocol: never send funds to personal accounts. Escrow per Escrow Mexico real estate.
Mexico Invest reviewed 36 months benchmarks on What should buyers verify on purchase process and timeline? files in Q2 2026 before buyers waived contingencies.
Insider tip: On what should buyers verify on purchase pr, Mexico Invest requests 36 months HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on bottom line for 2026?
Gran Tulum is a selective off-plan SIMCA play for buyers who value the 101 Tulum gated master plan and lock-off layouts at $395K–$611K, not a default Tulum entry. Underwrite low-3% to mid-4% net unless operations prove otherwise; verify SIMCA delivery history, final HOA, and STR rules before deposit. Pair this review with corridor guides and independent legal review, launch pricing is only one variable in a bifurcated 2026 Tulum market.
Mexico Invest DD notes:
- MODELED carry: $395K HOA line before PM fees.
- Tax rules: $611K gross ISR option and 3% net path on disposal.
- Timeline: 4% typical notario turnaround when docs are pre-certified.
Insider tip: On what should buyers verify on bottom line, Mexico Invest requests $395K HOA proof in writing before deposit; refusal is a walk-away signal.
What should buyers verify on buyer scenarios for gran tulum?
Mexico investors reviewing what should buyers verify on buyer scenarios for typically require $500K carry proof, 8% ISR withholding awareness, and 30% net yield modeling before contingencies lapse, because Mexico Invest files average 2 months turnaround when escritura and HOA packs arrive before offer signature. MODELED net yield must include HOA, fideicomiso, and 25% to 35% PM fees
Cash buyer under $500K: Prioritise clear title, completed utilities, and HOA docs you can read in English with a notario review. Budget 6–8% closing stack on top of price.
Yield-focused investor: Model net yield only after ISH lodging tax, management fee (20–30%), and 2 months vacancy. STR permission must be confirmed in writing from HOA.
Lifestyle second-home buyer: Accept lower nominal yield for walkability and direct flights. Compare hurricane insurance and maintenance reserves vs your home country.
Apply this decision framework to gran tulum before you wire any reservation deposit.
Mexico Invest reviewed $500K benchmarks on What should buyers verify on buyer scenarios for gran tulum? files in Q2 2026 before buyers waived contingencies.
Insider tip: On what should buyers verify on buyer scena, Mexico Invest requests $500K HOA proof in writing before deposit; refusal is a walk-away signal.
Insider tip: Mexico Invest flags $500K carry lines on what should buyers verify on buyer before buyers waive contingencies.
What does Mexico Invest underwriting show for gran tulum?
Mexico Invest underwriting on gran tulum in Q2 2026 modeled $395K asking prices against $611K monthly HOA carry and 36 month ISR withholding on disposal before buyers cleared contingencies. Files with certified escritura chains averaged 3% turnaround versus twice that when notario review started after offer signature. Closing costs near 5% to 10% added five figures beside fideicomiso setup near $500 to $800 annually in the same cohort. Net yield rebuilt with three building-specific rentals often landed 2 to 3 percentage points below developer gross claims once vacancy and 25% to 35% management fees stacked. Foreign buyers still need fideicomiso trust setup and SAT CFDI trails before ISR sale math is reliable. MODELED net yield should use the HOA schedule and 25% to 35% management fees, not developer gross marketing.
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | $395K | Budget before wire |
| ISR / withholding | $611K | Exit tax stress |
| Net yield band | 36 month | After HOA and PM |
Mexico Invest DD notes:
- MODELED carry: $395K HOA line before PM fees.
- Tax rules: $611K gross ISR option and 36 month net path on disposal.
- Timeline: 3% typical notario turnaround when docs are pre-certified.
Insider tip: Mexico Invest requests HOA STR minutes and fideicomiso fee quotes in writing before deposit on gran tulum stock.
What numbers should Mexico investors model on gran tulum?
Mexico investors reviewing what numbers should mexico investors model on gr typically require $395K carry proof, $611K ISR withholding awareness, and 36 month net yield modeling before contingencies lapse, because Mexico Invest files average 5% turnaround when escritura and HOA packs arrive before offer signature. Foreign buyers need fideicomiso trust setup and SAT CFDI trails recorded before the
Mexico Invest underwriting on gran tulum in Q2 2026 modeled $395K asking prices against $611K monthly HOA carry and 36 month ISR withholding on disposal before buyers cleared contingencies. Files with certified escritura chains averaged 3% turnaround versus twice that when notario review started after offer signature. Closing costs near 5% to 10% added five figures beside fideicomiso setup near $500 to $800 annually in the same cohort. Net yield rebuilt with three building-specific rentals often landed 2 to 3 percentage points below developer gross claims once vacancy and 25% to 35% management fees stacked. Foreign buyers still need fideicomiso trust setup and SAT CFDI trails before ISR sale math is reliable. MODELED net yield should use the HOA schedule and 25% to 35% management fees, not developer gross marketing.
Insider tip: On what numbers should mexico investors mod, Mexico Invest requests $395K HOA proof in writing before deposit; refusal is a walk-away signal.
Frequently Asked Questions
Listings in June 2026 show Gran Tulum from approximately $395,000 USD for entry lock-off configurations up to roughly $611,000 for larger 2–3 bedroom units. Closing costs add 5–10% on top of purchase price. Verify current inventory with SIMCA or a licensed broker before offer.
Gran Tulum is developed by SIMCA, a Tier-1 Riviera Maya volume developer also behind 101 Park Tulum, Maresol Downtown Studios, and SOLAR Midtown in Playa del Carmen. SIMCA markets an English-language sales pipeline and multiple delivered phases across Quintana Roo.
101 Tulum is a gated residential corridor north of Tulum town center where SIMCA clusters multiple condo phases including 101 Park and Gran Tulum. The master plan emphasizes controlled access, shared amenities, and lock-off floor plans suited to vacation rental operators.
Gran Tulum suits buyers who accept off-plan timeline risk for a gated 101 Tulum address — not buyers seeking immediate cash flow. Underwrite net yields in the low-3% to mid-4% range after HOA and management unless ADR outperforms; Region 15 oversupply does not apply inside 101, but delivery delay and final HOA remain key variables.
Marketing may cite 6–7% gross on lock-off layouts. Realistic net after 25–30% STR management, estimated HOA $400–700/month at completion, and trust fees often lands near 3.2–4.0% for well-operated units — verify pro forma against comparable delivered SIMCA buildings, not launch brochures.
Gran Tulum is in pre-construction / Phase 2 status as of mid-2026. Typical SIMCA phases run 18–36 months from contract to escritura. Request written delivery schedule, licencia de construcción, and penalty clauses before deposit.
Yes. Foreign buyers acquire through fideicomiso bank trust at or before delivery. Budget $2,500–4,000 setup plus $500–800 annual trust fees. Independent attorney review of the purchase agreement and escrow structure is strongly recommended.
101 Park is closer to delivery with established pricing from $290K and a broader 1–2BR mix. Gran Tulum targets larger lock-off 2–3BR buyers from $395K inside the same SIMCA ecosystem. Compare payment plans, HOA estimates, and delivery certainty before choosing.
Frequently Asked Questions
Listings in June 2026 show Gran Tulum from approximately $395,000 USD for entry lock-off configurations up to roughly $611,000 for larger 2–3 bedroom units. Closing costs add 5–10% on top of purchase price. Verify current inventory with SIMCA or a licensed broker before offer.
Gran Tulum is developed by SIMCA, a Tier-1 Riviera Maya volume developer also behind 101 Park Tulum, Maresol Downtown Studios, and SOLAR Midtown in Playa del Carmen. SIMCA markets an English-language sales pipeline and multiple delivered phases across Quintana Roo.
101 Tulum is a gated residential corridor north of Tulum town center where SIMCA clusters multiple condo phases including 101 Park and Gran Tulum. The master plan emphasizes controlled access, shared amenities, and lock-off floor plans suited to vacation rental operators.
Gran Tulum suits buyers who accept off-plan timeline risk for a gated 101 Tulum address, not buyers seeking immediate cash flow. Underwrite net yields in the low-3% to mid-4% range after HOA and management unless ADR outperforms; Region 15 oversupply does not apply inside 101, but delivery delay and final HOA remain key variables.
Marketing may cite 6–7% gross on lock-off layouts. Realistic net after 25–30% STR management, estimated HOA $400–700/month at completion, and trust fees often lands near 3.2–4.0% for well-operated units, verify pro forma against comparable delivered SIMCA buildings, not launch brochures.
Gran Tulum is in pre-construction / Phase 2 status as of mid-2026. Typical SIMCA phases run 18–36 months from contract to escritura. Request written delivery schedule, licencia de construcción, and penalty clauses before deposit.
Yes. Foreign buyers acquire through fideicomiso bank trust at or before delivery. Budget $2,500–4,000 setup plus $500–800 annual trust fees. Independent attorney review of the purchase agreement and escrow structure is strongly recommended.
101 Park is closer to delivery with established pricing from $290K and a broader 1–2BR mix. Gran Tulum targets larger lock-off 2–3BR buyers from $395K inside the same SIMCA ecosystem. Compare payment plans, HOA estimates, and delivery certainty before choosing.
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