Luxury villas in Chan Chemuyil
Design, licensing and construction of high-end villas, with remote control for the owner.
Luxury in Chan Chemuyil means space and privacy: large wooded lots in an established community, minutes from Akumal’s bays and Xel-Há, at a fraction of front-row prices. The villa is built into the jungle rather than onto the beach.
A house inside the canopy
Lots keep their mature trees, and the SEMA authorisation starts from a vegetation inventory. We place the villa, pool and terraces around the best trees, open the house to the shade and the breeze, and use the forest as the privacy screen that a beachfront villa has to build.
Karst under the lawn
The ground is karst with voids. A soil study with void verification comes before the foundation is priced, and pools and cisterns are positioned once the ground is known. A cavity found after the pour costs more than the whole study.
Less salt, longer life
With moderate salt exposure, finishes and hardware last longer than on the front row: 316 stainless outside, 304 acceptable indoors. That lets the budget go into space, joinery and landscape instead of into fighting corrosion.
Cost ranges in Chan Chemuyil
| Project type | MXN/m² | USD/m² |
|---|---|---|
| Full renovation | $11,000–$18,000 | $600–$980 |
| New high-end villa | $25,000–$35,000 | $1,360–$1,905 |
| Ultra-luxury, front row | $35,000–$46,000+ | $1,905–$2,505+ |
2026 reference figures for turnkey construction, excluding land and loose furniture. The high end is front row, a large brief and imported finishes; the low end is a sober inland project. A real quotation is made against drawings and a soil study, not against an average.
Chan Chemuyil sits below the front-row coast: moderate salt and larger, cheaper lots. Access surcharges for freight and concrete pumping on unpaved streets are included; extensive landscape and large glazing push towards the top.
How we run a villa at this level
A single contract covers concept, executive design and engineering, filings with the responsible engineer, construction with our own crews, special installations, pool, landscaping and handover with as-built drawings, datasheets and manuals. We coordinate the client’s architect or interior designer where one already exists; we do not insist on also being the authors of the design.
The budget comes out as line items with quantities and unit rates, and every change is priced and signed before it is executed. Payments go against verified progress on site, never against calendar dates.
Remote control and a handover ready to operate
Most of our clients are outside Mexico during construction: a weekly report with dated photographs, a fortnightly video call from site and a live budget available at any time. We work in Spanish, English, German, French, Russian and Chinese.
We hand over an operable house: equipment commissioned, a six-monthly maintenance plan, an inventory of critical spares and, if the property will be rented, the documentation the operator needs from day one. In the restricted zone a bank trust is the usual vehicle, and we coordinate notary and bank in parallel with the works.
The ground in Chan Chemuyil: what it imposes on the project
- Municipality: Tulum
- Environmental regime: SEMA (Quintana Roo state environmental authority)
- Ground: karst with native vegetation
- Water table: mid depth
- Salt exposure: moderate
Large lots with mature trees: the vegetation inventory drives where the house can sit.
- State SEMA authorisation comes before the municipal licence: without it the town hall will not open a file.
- Moderate salt exposure: 316 stainless outdoors, 304 acceptable indoors.
See the 47 mapped zones of the corridor in the zone checker.
Frequently asked questions
Is Chan Chemuyil a good place for a luxury villa?
For owners who want space, privacy and jungle a few minutes from the beaches of Akumal and Xel-Há, yes. Lots are larger and cheaper than on the coast.
Can I keep the trees on my lot?
You should, and the SEMA authorisation expects it. We map the vegetation first and design the villa around the trees worth keeping.
Will you work with the architect I already have?
Yes. We can come in purely as builder — reviewing the design, closing the engineering, pricing by line item and executing. We also do the full design when a single responsible party is preferred. We do not make the works conditional on also being the authors of the design.
What warranty do you give?
One year on services and finishes and five years on structure and waterproofing, with as-built drawings, datasheets and equipment manuals. We also offer a six-monthly maintenance plan, which in a coastal climate is what decides how the house reaches its fifth year.
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