Luxury villas in Xpu-Há
Design, licensing and construction of high-end villas, with remote control for the owner.
Xpu-Há is one of the last wide, open beaches between Playa del Carmen and Tulum, with low density and few front-row lots. A luxury villa here is built on the dune, in full salt, and under federal rules for the shoreline.
Front row on an open dune
The beach faces open sea with no reef break close in, so wind and salt reach every façade. We set the villa back on the dune, keep anything in the federal strip demountable and design terraces and pool to sit behind the line, so the view is front row while the building is not.
Specified for severe salt
Here 304 stainless pits within two years. We use 316 throughout, concrete cover above the code minimum, sealed coastal window systems and finishes that tolerate salt and sun: chukum, stone and treated timber. A six-monthly maintenance plan is part of the handover, not an afterthought.
Very high water table
The water table sits just below the sand. A basement is off the table; we build on a compacted platform with a raft foundation, negative-side waterproofing and a pool anchored against uplift. Getting this right at the start is what keeps a front-row villa dry for decades.
Cost ranges in Xpu-Há
| Project type | MXN/m² | USD/m² |
|---|---|---|
| Full renovation | $14,000–$23,000 | $765–$1,255 |
| New high-end villa | $31,000–$42,000 | $1,690–$2,290 |
| Ultra-luxury, front row | $42,000–$58,000+ | $2,290–$3,160+ |
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.
Xpu-Há sits with the front-row coast: severe salt, a very high water table and federal shoreline filings push the figures up. Freight is easy from Playa del Carmen, so the difference is specification, not logistics.
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 Xpu-Há: what it imposes on the project
- Municipality: Solidaridad
- Environmental regime: SEMARNAT + ZOFEMAT (federal shoreline concession)
- Ground: sand over limestone
- Water table: very high
- Salt exposure: severe
Open beach with dune: setback and demountable structures on the front strip.
- Federal SEMARNAT filing: the environmental resolution is the project’s critical path. Budget 4–8 months before the first excavation.
- ZOFEMAT frontage: the federal strip is not yours even if you buy the lot — it is concessioned separately and paid for annually.
See the 47 mapped zones of the corridor in the zone checker.
Frequently asked questions
Can I build on the beach at Xpu-Há?
Not in the federal maritime zone, the first 20 metres from the high-tide line, which is concessioned separately and only allows demountable structures. The villa goes behind it, set back on the dune.
Why does a front-row villa at Xpu-Há need a maintenance plan?
Because salt exposure is severe. Hardware, glazing seals, pumps and finishes need inspection every six months; a maintenance plan keeps the villa’s value and warranty intact.
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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