30 boutique apartments in the heart of the Mexican Caribbean. Delivered 100% furnished. Use your apartment whenever you want — and the day you decide to rent it, the same complex manages it through the vacation platforms. Just bring your clothes.
The concept
Kutz is a 30-unit boutique development in Cozumel, designed from the owner's perspective. Each unit is delivered 100% turn-key: furniture, appliances, decor, linens, towels, kitchenware. Just bring your clothes.
You reserve the dates you want to use your unit. The rest of the year, the management included in the maintenance fee operates it as a boutique hotel: bookings handled on Airbnb/Booking, digital check-in, maintenance, cleaning, supervision. No management commission. No friction.
“We design Kutz from the owner's perspective, not the developer's perspective.”
The experience
Kutz is much more than an apartment: a space designed so daily life feels like permanent vacation, on an island with its own life waiting for you outside.
Every amenity was designed for daily use. If it adds value to the owner, it's in. If it's just decorative, it stays out.
Cenote-style pool
Kids splash pool
Sun deck
Grill area
Pickleball court
Cowork + reading area
Private storage for sports gear
Driver service included
Jacuzzi · 8-10 pax
Mini equipped gym
Personal wine cellar per unit
24/7 security · 100+ cameras
An island with its own life. World-class diving on Palancar and Columbia, local gastronomy in San Miguel, cycling on the east coast, 30-minute ferry to the Riviera Maya. The best supply-demand ratio in the Mexican Caribbean: high barrier to entry (building on an island) protects the first quality developments.
01
Palancar, Columbia, and Santa Rosa Wall reefs. Top 5 dive destinations worldwide.
02
International events for diving, triathlon, cycling, and watersports — growing and constant.
03
North Americans who already know and visit the island repeatedly — buyer profile familiar with the destination.
04
4 min to the international airport · 8 min to the ferry · 2 min to the shopping center.
07
During the first year post-delivery, Aurea Homes manages the complex and directly oversees the on-site team: resident manager, maintenance technician, cleaning staff, and driver based at the development. Afterward, the condominium assembly continues the operation with documented manuals.
Why Kutz
“What would I need to buy after I receive my unit?”
Nothing. Your apartment arrives fully equipped: furniture, appliances, TV, washer-dryer, decor, linens, towels, kitchenware. Furnishing in Cozumel means importing everything from the mainland. We solve it for you, included in the price.
“How much do you charge to manage rentals?”
Nothing extra. Professional management is already included in the maintenance fee. Competitors charge 20-30% of gross rental income. Kutz doesn't. The operation is the product, not an add-on service.
“Why Cozumel instead of Tulum or Playa del Carmen?”
While Tulum is oversupplied, Cozumel has a scarcity of boutique developments. The island hosts international diving, triathlon, and cycling events year-round. The barrier to entry (building on an island) protects the first quality developments.
“What about my dive gear? How do I get around the island?”
Each unit includes a private ground-floor storage room for sports equipment (diving, cycling, paddleboard). The development also includes driver service to the airport, ferry, and beaches — with owner priority over guests.
“I don't want to be one more in a mega-development.”
Deliberate boutique scale: 2 towers, 30 units. Protects owner experience, project exclusivity, and resale speed. A small community operated like a boutique hotel — not an anonymous tower.
Unit types & features
Each unit is delivered ready to live or operate. Finishes, technology, and sustainability thought through from the first blueprint.
66.82 m² interior · 14.65 m² terrace · 7.3 m² storage
MX$3,750,000
Floor 1
MX$3,750,000
Floor 2
MX$3,925,000
Floor 3
MX$4,000,000
6 units · capacity 4 adults · ideal for getaways and high-rotation vacation rental.
75.26 m² interior · 18.5 m² terrace · 7.3 m² storage
MX$4,150,000
Floor 1
MX$4,150,000
Floor 2
MX$4,300,000
Floor 3
MX$4,375,000
18 units · capacity 6 adults · most requested type with the strongest nightly rate.
80.38 m² interior · 19.8 m² terrace · 7.3 m² storage
MX$4,100,000
Floor 1
MX$4,100,000
Floor 2
MX$4,175,000
Floor 3
MX$4,250,000
6 units · next to elevator · the largest units of the development.
Every detail designed so day-to-day feels like the first day.
01 · Interiors
02 · Technology
03 · Sustainability
Real-time availability
Select a unit to see its type, price, and status. Prices show the base floor (before payment-scheme discount).
27
available
1
reserved
2
sold
Floor 3
Floor 2
Floor 1
Select a unit
Click any apartment above to see its details.
Availability updated in real time. Reserved units require signing the purchase promise within 15 calendar days. Prices before payment-scheme discount.
Project gallery
Final images from the architect. Amenities, model unit, and terrace as they will be delivered.
11 imágenes · Final images from the architect
Project 3D model
Walk through the official architectural model of the development. Identify the two towers, three levels, and each unit's orientation toward the pool and amenities.
Controls
Official architectural model of the project (KUTS_ARQ_01_MODELADO). Web-optimized version.
Book a walk-through with an advisorTorre A
A01 – A15
3 niveles × 5 departamentos por piso · 15 unidades por torre. Los estudios ocupan la posición 05, 10 y 15; los esquineros la 01, 06 y 11; el resto son departamentos tipo.
Torre B
B16 – B30
3 niveles × 5 departamentos por piso · 15 unidades por torre. Los estudios ocupan la posición 05, 10 y 15; los esquineros la 01, 06 y 11; el resto son departamentos tipo.
Calculator
Choose your unit type and how many nights per year you'd use it personally. We'll show projected rental income, ROI, and payback period.
Unit price: MX$4,150,000
Annual gross income
MX$683,919
Annual net income
MX$618,223
Annual ROI
13.9%
Payback
7.2 years
Payment schedule
Five options. The faster you pay, the greater the discount off list price.
Month 0
Upon signing the purchase agreement
Months 1–24
24 fixed monthly installments during construction
Delivery
Against delivery of your unit
Choose your payment scheme
The 24 monthly installments during construction are fixed and equal. Discounts apply to the list price at the time of reservation. F&F: additional 8% on the first 5 units.
Projected figures, not guaranteed. Based on occupancy, nightly rate, and operating expense assumptions. For complete details and terms, see the personalized proposal.
Friends & Family stage · active
The F&F stage is active and closes before the open launch. The first 5 buyers enter at the lowest price of the project and get immediate contractual appreciation: the following batches go up +5% to +7% per stage.
Reserve my F&F spotAvailability limited by construction phase. Subject to financial capacity verification.
Why you can trust us
We give you a destination with data, a defined operating model, and a solid legal framework. Beyond the Caribbean promise.
Cozumel in numbers
Comparative market analysis performed by Aurea Homes.
Complete operating terms in personalized proposal.
Complete legal package available for review by your advisor.
Location
Calle Miguel Marrufo Orozco · Cozumel, Q.Roo. Unmatched connectivity: 4 minutes to the international airport, 8 minutes to the ferry, 2 minutes to the shopping center, and 15 minutes to the pristine eastern beaches.
Cozumel · Quintana Roo · Mexico · 20°29'39.5"N 86°55'35.1"W
Thirty units. One single chance.
The team behind
Kutz is developed by Aurea Homes with a consortium specialized in hospitality, tropical architecture, and managed vacation rental operation in the Caribbean.
Architecture
01Studio with previous projects in the Mexican Caribbean. Confidentiality reason: we release the name in the personalized proposal under letter of intent.
Bioclimatic design · local materials
Construction
02Company with track record in coastal vertical developments · already has Tower A steel structure raised and Tower B foundation complete.
Earthquake-resistant structure · active build
Operator
03Due to the legal obligation for hidden defects, Aurea Homes manages rental operations for the first year. From year two, the condominium assembly elects the definitive operator using a documented operating manual.
Resident manager · driver · no-commission management
Trustee
04Trustee bank being decided between two tier-1 institutions. Foreign-buyer funds are deposited in trust from pre-sale for legal certainty.
Trust under Art. 27 · 50 years renewable
The full consortium detail is delivered in the personalized proposal and documented in the legal review package. NDA available if your legal advisor requires early access.
Developer
Aurea Homes
Aurea Homes is the owner, developer, and builder of the project. Capital committed as of June 2026: $17.5M MXN contributed by the founding partners as the project's patrimonial guarantee.
Request consortium details →Trust
Land use
Granted
Construction license
Granted
Environmental Impact Statement
Authorized
Water and energy feasibility
Obtained
Founder capital committed
$17.5M MXN
Buyer funds in trust from pre-sale
Tier-1 bank
All documentation is reviewable by your legal advisor before signing the purchase promise.
Construction progress
We sell a tangible development: permits granted, Tower A steel structure already raised, Tower B foundation complete, and pool foundation ready.
Structure raised
Central core · elevator and stairs
Construction permits
Land use · permit · EIA · water and energy feasibility
Projected delivery
All 30 units
Construction progress
2 torres · estructura metálica
Photo · June 2026
Painting + finishes
Construction progress photos are updated monthly. Founder buyers receive access to a private logbook with weekly photo updates.
The project journey
Completed
Land acquired (~1,760 m²)
Completed
Architectural design + renders
Completed
Full permits · land use, license, EIA
Completed
Tower A and Tower B foundations complete
Completed
Tower A steel structure raised
Completed
Tower A central core · elevator and stairs
Completed
Pool foundation complete
In progress
Social area and model units
Next
Tower B structure + finishes
TBD
Condominium regime + delivery Dec 2027
Founder investors enter before construction permits are finalized and access pre-sale pricing, preferred placement, and extended payment terms. Limited availability per construction phase.
Frequently asked
Each unit is delivered fully equipped: furniture, appliances, TV, washer-dryer, decor, linens, towels, and kitchenware. Just bring your clothes. This is critical because Cozumel has no furniture stores — furnishing would require importing everything from the mainland.
Have another question? Write to us directly →
Contact
Tell us where you are in your process. We respond within 24 hours with a tailored proposal.
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