Xtsunuum
Dawn at the freshwater canals. Mayakoba is the master-planned community where the residents wake up to the egrets, the silent boats on the canal system, the El Camaleón fairways still in the shade — the small luxury kitchens of the resort hotels already firing up for the day.
Mayakoba is one of the most distinctive resort and residential addresses on the Riviera Maya — a 2,000-acre master-planned community spread across a mile of white-sand beach, organized around 595 acres of jungle, lagoons, and freshwater canals. The El Camaleón Golf Course, designed by Greg Norman, became the first golf course in Latin America to host an official PGA Tour event in 2007. The community is anchored by five luxury hotels — Rosewood, Banyan Tree, Fairmont, Andaz, Conrad — with shared access to a dive center, twenty restaurants and bars, and the beach. The resort's residences trade on the strength of the brand vocabulary and the master-planned setting: butler service, the canal system, the mangrove backdrop, the PGA-grade golf. Mayakoba reads as the part of the Riviera Maya the residents who came for the most considered version of luxury chose deliberately.
Inside Xtsunuum, the architecture takes the resort setting seriously. Each residence spans 1,574 square feet — two or three bedrooms, balcony space drawn for actual outdoor living, full-height openings that pull the natural light deep into the interior, kitchens scaled for someone who actually cooks rather than reheats. The materials are honest — wood, stone, glass — and the building's amenity floor inherits the operational vocabulary of the Mayakoba lineage.
Fourteen residences in total, thirteen still available, delivery set for December 2027. Entry pricing begins at $7,145,550 MXN. Xtsunuum sits inside the master-planned community at the rare scale of a fourteen-residence boutique project on the resort grounds — an intimate footprint that the larger Mayakoba projects cannot replicate. For the buyer who came to the Riviera Maya for the most considered version of luxury at the family scale, this is one of the most distinctive addresses on the coast.
Amenities & Features
Unit Collection
Mayakoba, Playa del Carmen
Mayakoba is the master-planned ultra-luxury resort and residential community 10 km north of Playa del Carmen, anchored by four flagship hotels (Banyan Tree, Fairmont, Rosewood, Andaz) and the Greg Norman-designed El Camaleón golf course (PGA TOUR Mayakoba Classic host until 2023). Private residential offerings include the Mayakoba branded residences and a small number of single-family homesites. Real estate here represents the highest tier of Riviera Maya luxury — branded residences trade in the $1.5M-$8M+ range with hotel-tier amenities, jungle/lagoon settings, and access to the private beach club. Best for buyers seeking world-class branded residences with hotel services, golf, and the most prestigious address in the Riviera Maya.
Location Highlights
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Our Take
Xtsunuum is a small, boutique-scale Mayakoba-area project with just 14 units total — a stark contrast to the 200+ unit towers that dominate the Riviera Maya market. That low density is the entire pitch: you get neighbors you'll actually recognize, an HOA budget spread across fewer households, and a building that feels more residential than hotelized. At Mexico Luxury Properties we see this format working especially well for second-home buyers who plan to use the unit personally rather than running it as a high-rotation rental — the small floor count limits the short-term-rental churn that erodes quality of life in larger projects. The 7% commission is one of the highest in our PDC pipeline, which signals a developer motivated to close. Honest consideration: with only 14 units, resale liquidity is thinner than in the major developments, and the boutique appeal cuts both ways — fewer amenities to maintain, but also fewer to enjoy. The Avenida Cristo Rey location keeps you a short drive from Mayakoba beaches and Fifth Avenue without paying gated-community premiums.
Frequently Asked Questions
María Herrera
At Mexico Luxury Properties, we provide personalized guidance through every step of your purchase. Contact us for a private consultation, virtual tour, or to request the full development brochure.