Xcacel: a coastline worth caring for
Nearby Xcacel–Xcacelito is a protected coastal sanctuary associated with sea-turtle nesting. Its importance is part of what makes this stretch of the Caribbean so special.
Your land in the
Mexican Caribbean.
Ecological Off Grid lots from 1,500 m² in the Chemuyil jungle, between Tulum and Akumal. Property title, 24/7 controlled access and 5 minutes from Xcacel.
See lots and prices
1,500+ m²Private lots
USD 66,000Starting price
5 minTo Xcacel beach*
15 minTo Tulum*
Live simpleA life with
A life with
room to grow.
Chemuyil offers a different kind of luxury: generous land, a natural setting and a home shaped around the way you want to live.
Create your own residence with support from Cielo Azul Studio and our architectural network, or explore an approach suited to your needs.
The essentials
- Ecological Off Grid lots from 1,500 m²
- Property title
- Custom construction possibilities
- Private access with 24/7 access control
- Off Grid living · Your own solar system
- Architectural and design support available
Your home makes its own energy with solar panels and batteries. We budget the system together with the house.
Chemuyil · Off Grid living
Your energy. Your own rhythm.
Living in Chemuyil means a closer connection to nature and greater autonomy. Design your home with its own solar energy and battery system, adapted to the way you live.
- Your own solar energy system
- Battery storage tailored to your project
- Architecture designed for life in nature
Connected, yet a world apartThe Riviera Maya,
The Riviera Maya,
at your doorstep.
Between Tulum and Akumal, with beaches, cenotes and local life close by.
5 minXcacel
7 minAkumal
15 minTulum
15 minXpuha
*Indicative driving times; actual travel depends on route and traffic.
Explore Chemuyil on the map
The place and its surroundings
The Caribbean, at a different pace.
Between Tulum and Akumal, Chemuyil offers a more intimate way to experience the Riviera Maya: a village, the Mayan jungle and the sea within the same everyday landscape.
Village life, jungle mornings
Chemuyil brings a local scale to life in the Riviera Maya. Start slowly, spend time outdoors and return to a home with room for gardens, privacy and your own rituals.
Water is part of the landscape
Cenotes, limestone and underground waters give the Riviera Maya its distinctive character. Discovering this landscape also means caring for its water and natural habitats.
A wider world close by
Akumal, Xpuha and Tulum bring different coastal experiences, dining and culture within reach. Our indicative connections are 5 minutes to Xcacel, 7 to Akumal and 15 to Tulum or Xpuha; routes and traffic vary.
Around you
A region to discover.
From Chemuyil and Sanctuary, explore the quieter coast between Akumal and Tulum. From Tulum, discover the region at your own pace. These are regional excursions; access, journeys and reservations depend on your starting point and the operator.
Xcacel–Xcacelito
Protected beach and sea-turtle nesting sanctuary. A place to enjoy quietly, following conservation rules and current access conditions.
Akumal & Yal-Kú
Caribbean bays and the Yal-Kú lagoon invite you to discover coastal waters. Choose responsible local guides and respect marine wildlife.
Cenotes & underground water
Tulum & Cobá
The walled coastal city of Tulum and Cobá's inland archaeological landscape offer different encounters with Maya heritage. Plan each as its own cultural visit.
Sian Ka’an & Muyil
A wider excursion south of Tulum: protected ecosystems, lagoons and Maya history. Explore through authorized operators and check current access before travelling.
Village life & days outdoors
Chemuyil village, Tulum's dining and design scene, the Riviera Maya coast and Xel-Há's natural inlet offer different ways to spend a day. External experiences are booked separately.
Jungala Aqua Experience
A day of water attractions, pools and relaxation at VidantaWorld Riviera Maya. An entertainment option to enjoy with family or friends. Check the official website for opening times and admission.
Official websitePhotograph credits
Jungala Aqua Experience · Resized; displayed with a cropNo places in this category.
Cielo Azul Chemuyil · First collection
Choose your lot. Group 1 ready to reserve.
Ten ecological Off Grid lots. Group 1 can be reserved today with USD 1,000; Group 2 is in pre-sale, with a free priority list.
Lots fromUSD 66000
Price per m²USD 43.5/m²
Cash reference · Same price per m² across the collection.
10Lots in the collection
3Sold lots
7Available lots
1,500+ m²Lots from
Group 1
Group 2
Select a lot to see its fact sheet, explore your plan or reserve it.
Your selected lot
Availability kept up to date by Cielo Azul. Area and price are confirmed in your contract.Lot
Reference cash price:
Your land. Your own pace.
Plan your payment.
Compare cash and monthly scenarios for a Chemuyil lot. Adjust the reference cash price, term and initial payment to explore your next step.
USD
Select a lot to load its cash reference, or enter a custom quote.20%50%
Model: the price increases by 8% of the cash price for each 12 months. The initial payment is calculated on that plan’s total. This is a price schedule, not an annual interest rate. Changing the initial payment redistributes the balance without changing the total price.
Enter a price between USD 1,000 and USD 1,000,000.
Monthly paymentOne payment
USD
0 fixed monthly payments
Pay the full cash price in one payment.
- Initial payment amount
- USD 66000.0
- Balance in installments
- USD 0
- Total price for this plan
- USD 66000.0
Compare all plans
| Plan | Initial payment amount | Monthly payment | Total price for this plan |
|---|
Your land. Your own expression.
Imagine the home that belongs here.
A lot is the beginning of a design conversation. Cielo Azul Studio can help explore a home around your lifestyle, the trees, the terrain and the applicable building requirements.
A compact jungle retreat
A focused home for quieter stays: generous shade, an open living space and a direct relationship with the garden. A possible design direction to explore with your architect.
A home for family and friends
More space to gather, with private bedrooms, indoor–outdoor living and a landscape that creates privacy. The plan starts with how you want to spend time together.
A personal sanctuary
A larger, bespoke residence with space for work, movement and long stays. Final size, pools, costs and configuration are developed through a separate architectural proposal.
Cielo Azul Chemuyil · HomesDesign your home
Design your home
in the jungle.
Three starting points. One personal vision. Explore the space, materials and details of your future home, with a reference estimate to start the conversation.
Your way of living. Your own sanctuary.
A first idea of your home
Casa Tropical
1 / 1
Illustrative layout; not an architectural drawing. Reference images and uploaded plans do not change with your selections.
- —
- m² built area
- —
- Bedrooms approx.
- —
- Levels
- —
- USD / m²
Architecture shaped by the place, its trees and how you live. Every proposal requires site, planning and permit review.
m²
Add an available lot in Chemuyil, or continue without land.
Availability and construction feasibility are confirmed when requesting a proposal.
Casa Tropical
- Extras
Estimated total · USD
To get started
- Lot down payment · 30%
- Home and extras deposit · 30%
- 6 construction-progress payments
- Estimated lot interest
- Estimated total with plan
Lot: 8% annually on the outstanding balance. Home and extras: remaining balance split across the stated progress payments, without interest, subject to a written proposal. Instalments are illustrative.
Reference estimate in USD, not a binding offer. Final prices, taxes, permits, detailed design and timing are confirmed in a written Cielo Azul Studio proposal. Furniture and notarial costs are excluded. All designs require site and regulatory review. Reference material photographs. Aluminium photo: Andrezadnik / Wikimedia Commons, CC BY-SA 3.0. Source: https://commons.wikimedia.org/wiki/File:Brushed_Aluminium.jpg · License: https://creativecommons.org/licenses/by-sa/3.0/
Estimated total
Cielo Azul Chemuyil · Vacation rentalExplore the potential
Explore the potential
of your residence.
A tool to explore vacation-rental scenarios. Adjust the value, nightly rate, occupancy and costs, and see how the result changes.
Assumptions, not promises.USD
Illustrative amount, not an approved sale price. Include purchase, furnishing and land costs in this value if you want to assess your total investment.
USD
Tulum market reference (AirDNA, 12 months to September 2026): average rate of USD 125 and 46% occupancy. This averages every property type; a three-bedroom residence with a private pool usually sits above it.
nights
05Costs and fees+
The initial 4% is an editable withholding assumption, not every owner's final tax liability. Applicable withholding depends on the taxpayer, Mexican tax ID and platform. VAT, lodging tax and final income tax are not calculated. Confirm their treatment with an accountant; use a rate excluding taxes charged to the guest.
Estimated result · first year
Review my scenario with an advisor
Net annual income · approx. per month
- Net yield
- Gross yield
- Simple payback
Gross rental income
Costs exceed gross income. The bar shows the cost allocation; the shortfall is shown in net income.
- Platforms
- Management
- Operations, property tax and insurance
- Assumed income tax
- Net to you
Break-even occupancy
Occupancy needed to cover the chosen costs, without debt. Simple payback excludes inflation, appreciation and resale value.
| Metric | Conservative | Base | Optimistic |
|---|---|---|---|
| Occupancy | |||
| Net per year | |||
| Yield |
Illustrative simulation based on the chosen assumptions. Not a promise or guarantee of returns, nor financial or tax advice. Net income deducts only the items shown; financing, extraordinary replacements and all taxes are not calculated. Actual results depend on market conditions, seasonality, operations and permits. Cielo Azul Tulum pricing will be shared once approved. Rental management is an optional service under evaluation.
A few useful answers
Can I build a custom home?
Custom design is part of the vision. Every proposal must meet the applicable planning, environmental and permitting requirements. The team can help you explore the design process.
Are Sanctuary amenities included with a lot?
Sanctuary is a separate future masterplan vision. Do not assume amenity access or membership is included in a lot purchase; ask for the written scope of your offer.
How do I confirm a lot is available?
Request the current availability plan, lot dimensions, title documentation and a written quotation through the inquiry page.
What happens to my reservation if I don't buy?
If you cancel within 30 days, we refund 100% to the same payment method. If you buy, it is credited to your down payment.
Which documents do I receive?
The lot plan, legal status, property title and your written payment plan.
Why is Group 2 in pre-sale?
Its subdivision is in process. Until it is completed we charge nothing: join the free priority list and we will let you know before anyone else when the lot can be reserved.
Can I buy as a foreigner?
Yes. You can acquire your lot as a foreign buyer through a structure suited to your project. There are two routes to consider, depending on the property's intended use:
We support you at every step, coordinating the documents and procedures with the notary, bank and legal advisers involved, so you can move forward with clarity.