Luxury villas in Felipe Carrillo Puerto
Design, licensing and construction of high-end villas, with remote control for the owner.
Luxury in Felipe Carrillo Puerto is land: estates of several hectares with forest, a cenote or a private trail, an hour from the beaches of Tulum and the lagoon of Felipe Carrillo Puerto, at a price that buys a small lot on the coast. The villa is a modern hacienda rather than a beach house.
A hacienda on a large plot
Large plots allow a house spread out on one level, around courtyards and verandas, with a long pool, guest pavilions and gardens that blend into the forest. We plan the layout around shade, the east breeze and the views into the trees, and keep the footprint where the SEMA authorisation allows clearing.
Full ownership, not ejido rights
Rural estates are where ejido land is most common. The plot must have full ownership and a registered title before the purchase closes; we review the file with your notary and surveyor so that the land you build on is the land you own.
Self-sufficient by choice
Outside town, grid power and water may be limited. Solar with batteries, a deep well with treatment, rainwater storage and a treatment plant make the estate independent; with low salt exposure, the equipment and finishes last far longer than on the coast.
Cost ranges in Felipe Carrillo Puerto
| Project type | MXN/m² | USD/m² |
|---|---|---|
| Full renovation | $8,000–$14,000 | $435–$765 |
| New high-end villa | $19,000–$28,000 | $1,035–$1,525 |
| Ultra-luxury, front row | $28,000–$38,000+ | $1,525–$2,070+ |
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.
These are our lowest luxury figures: local crews, low salt and no tourist-zone premium. Off-grid systems, large verandas and imported finishes take an estate to the top of each band; land and access roads are budgeted separately.
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 Felipe Carrillo Puerto: what it imposes on the project
- Municipality: Felipe Carrillo Puerto
- Environmental regime: SEMA (state) + municipal; CONANP inside Sian Ka’an
- Ground: karst limestone with thin red soil
- Water table: mid depth
- Salt exposure: low
Much of the land is ejido: before buying, confirm full ownership (dominio pleno) and a registered title. The eastern part of the municipality lies in the Sian Ka’an biosphere reserve.
- Ejido land: confirm dominio pleno and a title registered in the Public Property Registry before paying anything; a transfer of ejido rights is not a deed.
- Inland heat without sea breeze: orientation, deep eaves, cross-ventilation and roof insulation do more than extra air-conditioning tonnage.
See the 47 mapped zones of the corridor in the zone checker.
Frequently asked questions
Is Felipe Carrillo Puerto a good place for a luxury estate?
For owners who want land, forest and privacy an hour from the beaches and Felipe Carrillo Puerto, yes. The same budget that buys a small coastal lot buys hectares here.
Can a rural estate run off-grid?
Yes: solar with batteries, a well with treatment, rainwater storage and a treatment plant make it independent, with a generator as backup.
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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