Guide · Tulum · Region 11
Retorno San José: the real numbers, with dates.
Retorno San José is a development of residential, condominial and mixed-use lots in the San José area of Tulum, west of Avenida Quinta Sur (Region 11). It is sold directly by HH Luxury Real Estate, no middlemen: Phase 2 lots from MXN $3,300 per m², up to 24 months at 0% interest, and a title deed from day one. This guide covers what you would otherwise have to ask over WhatsApp.
What it is, in short
A gated community planned in three phases: two residential and a third, commercial one. First-stage urbanization is delivered — streets laid out, sidewalks finished, underground power and fiber — and homes are already built and lived in. Phase 1 is nearly sold out; active sales today are Phase 2.
Lots typically run from 250 to 487 m² across three typologies (detailed below). Site plans, live availability and the 360° tour are on the development page; this guide is for deciding whether it deserves your visit.
Official list · as of June 2026
What it actually costs — not what a portal says.
- Phase 2 from MXN $3,300 per m².
- Example: Lot 40 (166.67 m²) — MXN $633,346.
- Example: Lot 17 (262.56 m²) — MXN $866,448.
- Direct developer financing: up to 24 monthly payments, 0% interest.
Prices are subject to change and availability; they are confirmed against the current list on the day you reserve. If you saw a different price on a portal or through a broker, it is almost always an old list or a lot that no longer exists: HH manages the list because sales are direct. Live availability on the development page.
Where it is, and how far everything sits
San José area, west of Avenida Quinta Sur (cadastral Region 11). Not the remote jungle of generic renders: these are drive times measured by car, off-peak.
What you can build
Residential
Single-family lots, typically 250 to 487 m². The dominant use in Phase 1 and Phase 2.
Condominial
Lots zoned for low-rise vertical projects: ground floor plus two levels. For buyers building rental or resale product.
H4 · Mixed use
Housing and commerce on the same lot: retail at street level, living or office space above. Phase 3 of the master plan is commercial.
The legal side, no fine print
In Tulum the number-one risk isn’t price: it is buying ground that cannot be titled. Retorno San José sells titled, ready to deed, free of liens — and we will still put the folio, the lien-free certificate and the Public Registry check in front of you before you sign, because that is how land is bought in Quintana Roo.
If you want the full method for verifying any lot (this one or a competitor’s), it is published in how to buy without fraud and in our guide to investing in Tulum. The house rule is simple: if a lot fails the legal filter, we don’t sell it.
Frequently asked questions
What buyers ask before visiting.
- How much does a lot at Retorno San José cost?
- The official price list starts at MXN $3,300 per square meter in Phase 2 (as of June 2026). Two real examples from that list: Lot 40, at 166.67 m², priced at MXN $633,346; and Lot 17, at 262.56 m², at MXN $866,448. Prices move with availability, so confirm against the current list before reserving.
- Why do portals and brokers show different prices?
- Because Retorno San José is sold directly by HH Luxury Real Estate, with no middlemen, and HH manages the price list. Third-party portals sometimes publish outdated lists, lots that already sold, or numbers they put together on their own. The price that counts is the official list on the day you reserve, and you get it in writing.
- Do the lots come with a title deed, or is it an assignment of rights?
- Lots are sold titled — ready to deed immediately and free of liens; they are not offered as an assignment of rights (cesión de derechos). Even so, do what any careful buyer does with land in Quintana Roo: request the folio, the lien-free certificate, and verification at the Public Registry before signing. At HH that verification is part of the process, not a favor.
- Where exactly is Retorno San José?
- In the San José area of Tulum, west of Avenida Quinta Sur, in cadastral Region 11. By car at off-peak hours: 5 minutes to Quinta Avenida Sur, 6 to La Veleta, 10 to Aldea Zama, 12 to the hotel-zone beaches, 15 to the Maya Train station, and 25 to Tulum airport.
- Is financing available?
- Yes, directly with the developer: up to 24 monthly payments at 0% interest. Reservation takes a deposit, and the exact schedule depends on the lot and phase. Ask for the payment schedule of the lot you’re considering and we’ll send it with the current list.
- What can I build on a lot?
- There are three typologies: residential for single-family homes (typical lots of 250 to 487 m²), condominial for ground-plus-two-level projects, and H4 mixed use allowing housing and commerce on the same lot. Phase 3 of the master plan is set aside for commercial use.
- Does buying land in Tulum make sense after the market correction?
- The hard correction hit vacation-rental condos; patrimonial land plays a different game — you are buying ground, not an occupancy promise. As an April 2026 reference, San José listed at around USD $175 per m² while neighboring Tulum developments ranged from USD $180 to $1,283 per m². Buying well below the neighborhood, with a title deed, is the conservative way to invest in Tulum.
Methodology and sources
Prices from the development’s official list as of June 2026 and the current sales folder; drive times measured by car at off-peak hours; per-m² comparison from an April 2026 audit of active listings. Prices move with availability: confirm the current list before reserving.
Ask for the current list and your lot’s payment schedule.
We’ll send same-day prices, real availability and the site plan of the lot you’re considering. Direct sales, no middlemen.
Request the current list →