Nine-bedroom villa in Tankah Bay
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— Located in Tankah Bay, Casa Xuul offers a peaceful setting with easy access to Tulum's attractions. The villa is set in a quiet area, providing privacy while being close to local dining and cultural spots. Guests can explore nearby beaches and cenotes, enjoying the natural beauty of the region.
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Casa Xuul is not one big house. It is a single waterfront lot at the northern tip of Tankah Bay with two matching villas on it, Villa Kiin (Sun) and Villa I’Ik (Wind), separated by landscaping. Each villa runs over three levels: three bedrooms on the second floor, one bedroom on the ground floor with an adjoining bunk room, and a roof terrace with its own hot tub and lounge. A clear-bottom plunge pool on the roof is shared and connects the two villas. Each villa also has its own ground-level infinity pool facing the ocean, a BBQ area and an outdoor dining space, and the owner lists each villa for up to 14 guests.
Daily housekeeping is included Monday to Saturday. The owner’s listing describes a private chef for breakfast and lunch, 9 a.m. to 3 p.m., with Sundays and Mexican holidays as staff days off, but the same listing elsewhere says a chef is not included, so we confirm meals in writing before you book. Groceries and the shopping trip are billed to you on receipt. Dinner can be added for a per-person fee plus ingredients. An on-site host helps with transfers, babysitting, massages and boat trips through the owner’s approved suppliers.
Be clear about the beach. The villas face the Mesoamerican reef and the shoreline in front is rocky, good for exploring tide pools in water shoes rather than for lying on sand. The calm, sheltered part of Tankah Bay, which the owner describes as ideal for swimming and snorkeling, is about 350 feet to the south. Shade and loungers are set out on the villa’s beach area.
Two more things to know before booking. Tankah Bay is a protected reserve and the access road is unpaved by regulation; it is graded about twice a year, rainy-season damage is common from May to early November, and the owner recommends an SUV or 4×4. The pools and hot tubs have no gate or lock, which matters if you are traveling with small children. The ground-floor bunk room in each villa opens off the king suite through a sliding door, so it suits children or a family rather than two unrelated couples.
The villas run on Starlink internet with an automatic backup generator, every bedroom has air conditioning, and the property sits inside a gated community with security at the entrance. Cenote Manati is under five minutes by car, Tulum town 20 minutes and Cancun airport about 1 hour 45 minutes.
The villa’s interiors feature an open-plan design with sliding glass walls that open to the pool deck, creating a smooth indoor-outdoor experience. The living spaces are adorned with limestone floors and wooden accents, providing a warm and inviting atmosphere. A media lounge and dining area offer ample space for relaxation and entertainment.
The outdoor areas of Casa Xuul include a private pool surrounded by tropical gardens and spacious terraces. Shaded seating areas and a dining space under a palapa roof provide ideal spots for enjoying the coastal breeze. The villa’s location offers direct access to the natural beauty of Tankah Bay, perfect for water activities.
Casa Xuul is two villas with the same layout. Per the owner, each has four en-suite bedrooms plus a bunk room:
Across both villas that is eight en-suite bedrooms and two bunk rooms. All rooms have air conditioning, blackout curtains and a safe.
Concierge Inquiry
Send your details and our concierge will confirm availability, share options, and tailor the stay around your group and dates.
Your inquiry goes directly to our concierge team. We match you with the right villas for your stay goals, not just what is available.
Amenities & Features
Premium amenities are highlighted; everything else supports a self-contained, well-staffed stay.
What Your Stay Includes
Location & Access
Casa Xuul is located in Tankah Bay, Tulum.
Below are our Tankah Bay villas. Tell us how many are traveling and whether snorkeling or easy swimming matters most, and we'll match the right home on the bay.
The Beach & Access
Frequently Asked
Casa Xuul sleeps up to 24 guests across 8 bedrooms, with 11 bathrooms. What a group can comfortably use depends on the room-by-room configuration rather than the bedroom count alone, so we confirm the layout against your party before you book.
Casa Xuul is in Tankah Bay, Tulum. We can confirm drive times from the airport and what is within reach on foot before you commit to the location.
The shoreline directly in front faces the reef and is rocky, so bring water shoes. The owner says the calm, reef-protected part of Tankah Bay, good for swimming and snorkeling, is about 350 feet to the south.
The owner's listing describes a private chef for breakfast and lunch (9 a.m. to 3 p.m., except Sundays and Mexican holidays), but another part of the same listing says a chef is not included. We confirm the current staffing, meal hours and grocery billing in writing before you book.
Casa Xuul works particularly well for families with children and large groups traveling together. Tell us how your group is made up and we will say plainly whether this villa fits, or point you to one that does.
Rates are quoted per stay rather than published as a single number, because they move with the season, the length of stay and the size of the group, and taxes and fees vary by destination. Send your dates and we confirm availability and the rate with the owner before anything is charged.
Two. Villa Kiin and Villa I'Ik are sister villas on the same waterfront lot, each with four en-suite bedrooms, a bunk room, its own infinity pool and its own rooftop hot tub. They share a clear-bottom plunge pool on the roof. The owner lists each villa for up to 14 guests, so you can book one or both.
Unpaved. Tankah Bay is a protected reserve where paving is not allowed, the road is maintained about twice a year, and rain from May to early November can damage it. The owner recommends an SUV or 4x4.
Itemized written quotation · Concierge from inquiry to check-out · Discreet, personal service
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