Excellence Luxury Villas · Tulum
Luxury Villa Rentals in Tulum
Sea-view villas and beachfront penthouses on the Caribbean, close to Maya ruins, cenotes and the reef
As featured in
A Maya city on a cliff, and the jungle behind it
At Tulum the Maya built a walled city on a limestone cliff above the Caribbean, and its temple, El Castillo, still stands at the edge of the drop, looking out over turquoise water. Behind the beaches lies flat jungle full of cenotes, the freshwater sinkholes the Maya saw as doorways to the underworld. To the south is Sian Ka'an, a vast biosphere reserve of lagoons, mangroves and empty shore.
Our Tulum collection runs to 45 properties. Many sit along the quieter coast just north of town around Tankah Bay, and they range from sea-view villas with private pools to beachfront apartments, roomy penthouses and larger houses with up to 12 bedrooms.
Below you will find how the coast divides, when to come and how to get here from Britain.
Tulum at a glance
- Villas
- 45 villas, penthouses and apartments, with up to 12 bedrooms
- Guide prices
- Typically £4,800 to £17,000 a week, from around £2,600
- Best areas
- Tankah Bay and the coast north of town; the beach road south towards Sian Ka'an
- Best time
- December to April for dry, settled weather; late spring and November are quieter
- Airports
- Tulum airport, around 30 to 45 minutes from town; Cancún, around two hours north by road
Villa numbers and guide prices are updated daily from our live collection.
Casa Chukum Tulum: Lavish 5-Bedroom Villa with Sea Views & Pool – Tulum5 bedrooms
Rent Casa Cuerda Mexico5 bedrooms
Rent Villa Cenote Mexico8 bedrooms
Villa Bermejo Coba Tulum: Luxury 4-Bedroom Apartment with Beachfront & Pool – Tulum4 bedroomsWhere to stay in Tulum
Tankah Bay for sea-view villas and calm water a few minutes north of town, the beach road and Jaguar Park for the ruins and beach clubs, and Playa del Carmen further up the Riviera Maya for livelier evenings.
Coves, mangroves and a cenote by the sea
A short drive north of town, Tankah Bay is a string of private houses rather than resorts. The reef shelters the water close in, which makes for easy snorkelling straight off the beach. Casa Cenote, also called Cenote Manatí, winds through the mangroves just behind the shore, and you can swim it with fish darting among the roots.
Further up the coast is Xcacel-Xcacelito, a protected turtle sanctuary with a long white beach and not a single building on it. Loggerhead and green turtles come ashore to nest here from roughly spring to autumn. Akumal, a little further on, is the place to snorkel alongside turtles grazing on the seagrass.
Browse villas in Tankah Cuatro
Ruins in the morning, the beach road at night
The ruins open at eight, and it pays to be at the gate then, before the coaches arrive from Cancún. These days the site sits inside Parque del Jaguar, a protected park that wraps around the archaeological zone and the beaches below it, Playa Santa Fe among them. After the walk round, the sand is right there for a swim.
Tulum has two sides. The pueblo, inland, is where you will find taquerías, local markets and the Tren Maya station. The beach road runs south along the shore, lined with candlelit restaurants, boutique hotels and beach clubs, and it grows quieter and wilder as it approaches Sian Ka'an.
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Cobá, Muyil and Sian Ka'an
Inland, the ruined city of Cobá spreads through the forest, and the best way round it is by bicycle along the old Maya causeways under the canopy. To the south, the small site of Muyil stands at the edge of Sian Ka'an. From there, boats cross a lagoon and you can float down an ancient canal through the mangroves.
Sian Ka'an itself is a UNESCO World Heritage Site covering well over a million acres of jungle, wetland and reef, and it is excellent for birdwatching. For swimming and diving, Gran Cenote and Dos Ojos are the best known of the many cenotes within easy reach of town.
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Cochinita pibil, ceviche and a dry winter
The cooking here is Yucatecan. Look for cochinita pibil, pork slow-cooked with achiote and bitter orange, as well as sopa de lima, fish tacos and ceviche eaten with your feet in the sand. In early November, the Day of the Dead brings altars, marigolds and candles to the town.
December to April is the dry season and the most settled time to come. The hurricane season officially runs from June to November. Sargassum seaweed can wash up in spring and summer, and how much varies from year to year and beach to beach. Our concierge can arrange transfers, guides for the ruins and Sian Ka'an, cenote dives and a cook for the villa.
Ask our conciergeFeatured villas in Tulum
Casa Cara Mexico10 bedrooms · sleeps 20From £16,526 a week
Casa Ceiba Tulum: 5-Bedroom Luxury Villa with Seaview & Pool – Tulum5 bedrooms · sleeps 12From £15,701 a week
Casa Cenote del Mar Mexico8 bedrooms · sleeps 16From £15,476 a week
Villa Xaman Tulum: Luxury 4-Bedroom Villa with Private Pool & Sea Views – Tulum4 bedrooms · sleeps 8From £15,407 a week
Casa Tulum Mexico3 bedrooms · sleeps 6From £14,779 a week
Casa Dena Mexico9 bedrooms · sleeps 18From £14,046 a week
Casa Miramar Mexico5 bedrooms · sleeps 10From £11,459 a week
Villa Solano Kantenah Tulum: Luxury 7-Bedroom Apartment with Infinity Pool – Tulum Beachfront7 bedrooms · sleeps 14From £11,004 a weekWhy book your Tulum villa with Excellence Luxury Villas
The right house, not the nearest one
Tulum's villas run from the quiet coves of Tankah Bay to the busy beach road, and we know which stretches have calm, swimmable water and which are well away from the evening crowds. With 45 properties in Tulum, we can usually find the house that suits you rather than the one that happens to be free. Search by size, pool, location and price, or tell us what you have in mind and we will put together a shortlist.
Book direct
You book with us directly, with no booking fees. Questions about access, parking, pool heating or how far it really is to the nearest beach go to people who can find out the answer.
A concierge who knows the territory
Private transfers from Tulum or Cancún airport, guides for the ruins, Cobá and Sian Ka'an, cenote snorkelling and diving, private chefs, restaurant tables and car hire. Our concierge team arranges all of it, leaving you free to decide which terrace to sit on.
A house for every kind of party
Couples, families with small children, three generations together or a crowd of friends celebrating a birthday: we match the house to the group, down to the number of bathrooms and whether the pool is fenced.
Frequently Asked Questions
Where is the best place to stay in Tulum for a villa holiday?
Tankah Bay, a few minutes north of town, is the best choice if you want quiet, sea-view villas and calm water for snorkelling. The beach road south of the ruins suits those who want restaurants and beach clubs nearby, and Playa del Carmen, further north, has livelier evenings.
When is the best time to visit Tulum?
December to April is the dry season and the most reliable time to come. The hurricane season officially runs from June to November. Sargassum seaweed can arrive in spring and summer, so ask us about current conditions before you book.
Can you swim in the cenotes around Tulum?
Yes. Gran Cenote, Dos Ojos and Casa Cenote are all good for swimming and snorkelling, and several also offer cavern diving with a qualified guide. Most cenotes ask you to shower first and skip sunscreen to protect the water.
Can you arrange a private chef at a villa in Tulum?
Yes. Our concierge can arrange a private chef for a single dinner or your whole stay, along with cookery lessons, guided visits, transfers and restaurant reservations.
How much does a luxury villa in Tulum cost?
Across our 45 villas in Tulum, weekly rates typically range from £4,800 to £17,000, with the most affordable from around £2,600 a week and the largest estates well above. Prices depend on the size of the property, its location and the season, with July and August the most expensive. These are guide prices based on current listings; each property page shows its own rates for your dates.
How do I get to Tulum from the UK?
There are no direct flights from the UK to Tulum, but British Airways and TUI fly direct from Gatwick to Cancún. From there, Tulum is around one and a half to two hours by road, or you can take the Tren Maya. Tulum's own airport, around 30 to 45 minutes from town, takes connecting flights via the United States. Our concierge can arrange transfers from either airport.
Are there villas in Tulum for large groups?
Yes. Our Tulum collection includes properties with up to 12 bedrooms. Tell us the size of your party and the occasion, and we will send a shortlist that suits it.
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Find your villa in Tulum
45 villas, penthouses and apartments on the Tulum coast, with our concierge on hand from arrival to departure