Enjoy and experience of Tulum vibe designed into Villa Kiin by Casa Xuul Tulum. Chef service and daily cleaning included (except Sundays & Mexican holidays), Starlink Internet and power generator back up in case of a power outage. Breathtaking ocean front Villa Kiin with views of turquoise waters and soothing ocean breeze, located in the area of Tankah, Tulum. Designed to be an ideal gathering place for friends, family and special occasions. The space Casa Xuul waterfront property holds 2 sister villas, this listing is for Villa Kiin, for up to 14 guests. Villa Kiin is a private oceanfront modern villa with its own ground infinity pool facing the ocean, lounge areas, and jacuzzi in the rooftop. The ground area is divided by its natural landscaping. The roof-top clear bottom plunge-in pool is shared and connects its sister villa with amazing views for unreal photo-shoot! You'll know you are on vacation as soon as you walk up to the front door and feel the ocean breeze. Modern clean lines décor let the unobstructed ocean view be the center piece!. Lounge in the living room, sip your favorite drink at the kitchen island, or gather around the dining table. The openness of the house is perfect for gatherings, or you can get away and take a nap in a hammock. Open the sliding doors to the outdoor lounge area with infinity swimming pool facing the ocean, swings, and a BBQ area. Spread out in 3 levels with 4 bedrooms all with en-suite bathrooms, and black out curtains for the days that you rather sleep in. One bedroom located on the ground level, with a separate room with bunk beds for more sleeping options with a sliding door for extra privacy. Three bedrooms on the second level, one with a king size bed and two bedrooms with 2 queen size beds each. The roof top has its own hot tub + lounge/sitting area, and a clear bottom plunge-in pool that connects to its sister villa. All bedrooms have A/C with power backup generator. - Included is daily housekeeping (Mon-Sat, excluding Sundays and Mexican holidays), that maintaining the grounds clean and orderly. - Chef service is included - Additional services available, per request, not included in the rate are bartender, massage, decoration, and grocery delivery. - 1 oceanfront villa, 4 bedrooms each with en-suite bathrooms + 1 bonus room bunk bed separate room. All bedrooms with AC and ceiling fans. - Starlink Internet - AC in living room, dinning room and kitchen area. - Generator back up for power outages. - Gated property with parking area. - Snorkeling gear, water shoes, kayak (upon availability at check in) Guest access The villa is nestled among the trees on a stunning tropical oceanfront property, infused with a Tulum flair. The property is landscaped for privacy between each villa. Guests enjoy a private residence and beach area complete with a BBQ and al fresco dining area. There's also a shared sky pool on the rooftop. Shade and beach loungers are available on the beach for your use. The villa features its own ground-level infinity pool with lounge areas, as well as a Jacuzzi and lounge area on the rooftop with stunning ocean views. Other things to note - Included is daily housekeeping (Mon-Sat, excluding Sundays and Mexican holidays), in addition to maintaining the grounds clean and orderly. - Additional services available per request, not included in the rate, are chef, bartender, massages, decoration, and grocery delivery. - Early check-in/late check-out is $150/each, depending on calendar availability, will need to have 2-day notice to confirm. - Non-smoking inside the villa & no pet friendly property, please see house rules. - Generator back up for power outages. - Waterfront property located at the tip of the Mesoamerican Barrier Reef, featuring a rocky beach and situated less than a 5-minute drive from Cenote Manati. - Just about 350 feet away is Tankah Bay, made unique by a protective reef that creates calm waters, ideal for swimming and snorkeling. - This area is not touristy and offers privacy. - Renting a car offers a more cost-effective alternative and the freedom to explore at your own pace. Given that many Tulum roads are not paved, opting for a mid-size or 4x4 vehicle is advisable for the best experience.

## The Space

Villa Kiin by Casa Xuul Tulum offers an authentic Tulum experience with a modern oceanfront design. This stunning villa is located in the Tankah area of Tulum, featuring breathtaking views of turquoise waters and a refreshing ocean breeze. It is designed as an ideal retreat for friends, family, and special occasions.

The property includes two sister villas, with this listing specifically for Villa Kiin, accommodating up to 14 guests. Villa Kiin is a private, contemporary oceanfront villa with a ground-level infinity pool facing the sea, multiple lounge areas, and a rooftop jacuzzi. The outdoor spaces are naturally landscaped, creating a serene environment.

A unique feature is the rooftop clear-bottom plunge pool, which is shared and connects Villa Kiin with its sister villa, offering spectacular views perfect for memorable photos.

Inside, the villa boasts modern, clean-lined décor that highlights the unobstructed ocean panorama. The open-plan living room, kitchen island, and dining area provide comfortable spaces to relax, socialize, or enjoy meals. Sliding doors open to an outdoor lounge with an infinity pool, swings, and a BBQ area.

The villa spans three levels and includes four bedrooms, each with en-suite bathrooms and blackout curtains for restful sleep. One bedroom is on the ground floor, accompanied by a separate bunk bed room with a sliding door for added privacy. The second floor houses three bedrooms: one with a king-size bed and two with two queen-size beds each. All bedrooms are equipped with air conditioning and ceiling fans, supported by a power backup generator.

The rooftop features a hot tub, a lounge area, and the clear-bottom plunge pool.

## Amenities

- Daily housekeeping service (Monday to Saturday, excluding Sundays and Mexican holidays)
- Chef service included
- Additional services available upon request (not included in the rate): bartender, massage, decoration, grocery delivery
- Starlink internet access
- Air conditioning in all bedrooms, living room, dining room, and kitchen
- Power backup generator for outages
- Gated property with parking space
- Snorkeling gear, water shoes, and kayak available upon check-in (subject to availability)

## Guest Access

Villa Kiin is set among lush trees on a private tropical oceanfront estate with a distinct Tulum vibe. The property is landscaped to ensure privacy between the two villas.

Guests have exclusive access to a private residence and beach area, which includes a BBQ and al fresco dining space. The rooftop sky pool is shared between the villas. Beach loungers and shaded areas are provided for guest comfort.

The villa’s ground-level infinity pool and rooftop jacuzzi offer relaxing spots with stunning ocean views.

## Location

The villa is situated on the edge of the Mesoamerican Barrier Reef, featuring a rocky beach and located less than a five-minute drive from Cenote Manati. Approximately 350 feet away lies Tankah Bay, known for its calm waters protected by a reef, making it ideal for swimming and snorkeling.

This area is quiet and private, away from tourist crowds.

## Additional Information

- Early check-in and late check-out are available for $150 each, subject to availability and requiring a two-day notice.
- Smoking is prohibited inside the villa.
- Pets are not allowed.
- The villa has a power backup generator.
- Renting a car is recommended for exploring the area, with mid-size or 4x4 vehicles preferred due to unpaved roads in Tulum. This option is more economical and offers greater freedom to explore.

Chef service and daily cleaning included (except Sundays & Mexican ...

Casa Xuul Tulum

Bedrooms

Bathrooms

Maximum Occupancy

5BR villa in Tulum

Oceanfront Villa TULUM, PrivateChef•Staff•Hot Tub - Villas for Rent in Tulum, Quintana Roo, Mexico

This was our second stay at Casa Xuul and it was more amazing than the first time, which we didn’t think was possible. The house is exactly as pictured. Property is well maintained with everything you need to enjoy your time there. The staff was very responsive to all of our needs and always available if we had a question. We highly recommend utilizing the chef services as well. They are all so easy to work with! Food was absolutely amazing and such a treat. They easily made accommodations for our son who doesn’t eat seafood. We are looking forward to our next stay and already trying to plan when that will be!

Casa Xuul is absolute perfection! We traveled as a group of 6—my wife, 3 grown children, and my second mom—and this was honestly one of the best family vacations we’ve ever had. The villa itself is breathtaking, even better than the photos. It perfectly balances luxury with a relaxed, tropical vibe. The kids had a blast in the pools, treasure hunting the shoreline, and there was enough space for all of us to spend time together or find a quiet corner to unwind. A huge thank you to Victor and the entire staff—they were kind, professional, and made us feel so taken care of, especially with the chef service! Having daily cleaning and amazing homemade meals took all the stress out of the trip. If you are looking for a safe, beautiful, and accommodating place to stay in Tulum with family, look no further. We will absolutely be back!

Victor and team were such great hosts, very responsive and helpful with all our needs and to ensure we had a great experience. The house is beautiful and clean, staff came every day to tidy. There are neighbors right next door, but that was fine for us, can rent two homes for large groups! The pool was fantastic. You can walk 5-10 minutes along the cost for the bay to snorkel (house has water shoes and snorkel gear). Overall fantastic experience!

Casa Xuul was a wonderful experience for our entire group. The house is beautiful and located about 30 minutes off the main hotel zone. The beach is rocky and not really for swimming but nonetheless a beautiful feature of the home especially when lounging at the pool during sunset. Victor was an amazing host and was very helpful throughout our entire stay. He periodically came and checked in on the home but was not intrusive at all. Big thanks to the staff and chefs for accommodating us. I’d happily recommend this spot to anyone.

The house is spacious, the rooms are large and comfortable, the view is spectacular and it has luxury amenities

La casa es amplia, las habitaciones son grandes y cómodas, la vista es espectacular y tiene amenidades de lujo

We had a great time at Casa Xuul, enjoyed all the spaces, each more beautiful than the last, we were delighted thanks to the cook services offered, and we felt well looked after thanks to the availability of Victor and his willingness to meet all our expectations, or even exceed them ;) Thanks to the whole Casa Xuul team!

Nous avons passé un excellent séjour à Casa Xuul, avons profité de tous les espaces, tous plus beaux les uns que les autres, nous sommes régalés grâce aux services de cuisinier proposés, et nous nous sommes sentis bien entourés grâce à la disponibilité de Victor et sa volonté de combler toutes nos attentes, voire de les devancer ;) Merci à toute la team de Casa Xuul !

My family and I love staying at the Xuul house, the place is amazing, the roof top is perfect for enjoying the sunset, the wifi and the ambient sound could be better, we created family memories that we will never forget, the host Victor was very attentive, chef Angie and her assistant Sonia were very dear, great cleaning.

Eu e minha familia amamos nos hospedar na casa Xuul, o local é incrível, o roof top é perfeito para curtir por do sol, o wifi e o som ambiente poriam ser melhores, criamos memórias em família que jamais esqueceremos, o anfitrião Victor muito atencioso, chef Angie e sua assistente Sonia muito queridas, limpeza otima.

What an amazing time at Casa Xuul! The pictures don’t do this place justice. Everything is spotless, well-kept, and beautifully designed. The beds are plentiful and comfortable, and the views are both breathtaking and calming. With two pools, you can enjoy the sun from sunrise to sunset. The ground-level pool is perfect for mornings, while the rooftop pool is unbeatable for afternoons and sunset views. The service team comes daily, keeping the home so clean it truly feels like staying at a luxury hotel. The host is also incredibly responsive and attentive at any time of day. The highlight of our trip, though, was Chef Sony and Chef Angie! Their food is authentic, fresh, and absolutely delicious. They were so thoughtful in accommodating our requests, especially with kids in our group, and even adjusted to our schedule changes with ease. Their kindness and attentiveness made us feel welcome every single moment—they are truly the heart of the home.

I stayed here with 8 other girls for my Bachelorette Trip & it was with out a doubt the best trip ever! I can confidently say none of us have experienced a vacation like this! The house was AMAIZNG. The pools & hot tub were awesome & well maintained. The views at this house are to die for we legit could not stop taking pictures. The chefs Armando & Angie are what completed our trip, the meals they prepared were out of this world, I could not recommend them enough!! They prepared every meal for us during our stay besides two dinners & honestly wish we didn’t go to restaurants that’s how amazing they were. Not to mention thon they were so accommodating, we ran out of alcohol a few times & they didn’t hesitate to run to the store and grab more for us!!! The house is down a long VERY bumpy road like stated in past reviews but most of Tulum roads are like that so nothing you can do there. The location of the house is in a gated community as well. There are a few bars we walked to from house

The house is beautiful—modern, stylish, and spacious. The private chef was amazing and a highlight of our trip. The tequila tasting the host recommended was a perfect indoor activity on a rainy day. The house administrator was kind and tried to relay our concerns to the host. That said, our experience didn’t match expectations or the price. If it rains, expect indoor flooding(not a leak)—we woke up to water inside the villa and soaked luggage, spending part of our vacation cleaning it up. The host offered a different villa, but it was flooding too, so not a real solution. We also had a broken shower head and no hot water in some bathrooms. While the host attempted to fix things (the shower head was fixed the day before checkout) and relocate us, the other villa had the similar issues(some bathrooms lacked hot water). This just wasn’t the experience we paid for. We made the best of our time here, but definitely won’t be returning in the future.

The home was exactly like the photos. Staff were very helpful and accommodating! Just note there is not swimming easily in the ocean from the home due to the rocks and seaweed. Also, a car is recommended- it is about 20-25 minutes to get to Tulum downtown.

I think this was one of the most amazing stays I’ve ever had down to the details of the property to how quick communication was and how easy they made the experience from start to finish by answering all of our questions providing so many options and amenities I would definitely rebook & recommend full heartedly

My husband and I travelled with 2 of our boys, ages 13 and 6, and my in-laws (early 80’s) joined us mid-week. I cannot speak highly enough of the property and the attentiveness to our needs by the staff. Everything as pictured and then some. We absolutely loved our stay and would come again in a heartbeat. We are currently trying to plan our next stay. The private area along with convenience to a cenote, town, a grocery store - we did not feel like we missed a thing and everything we needed was so close! I wouldn’t hesitate to stay here and would highly encourage you to. I worried our boys wouldn’t like it, but they had so much fun in the pool, along the shore in tide pools, hunting for crabs at night, watching the birds - it was all amazing. Definitely in our top 3 vacations and we hope to go again!

Myself and some friends went down for my birthday and had an incredible time. The house was beautiful and the staff is very responsive. The house is unique, architecturally beautiful, and has incredible personality, while being comfortable and livable. It doesn’t feel like staying in an uncomfortable museum where there isn’t space to really get comfortable and hang out. The staff was very attentive and communicative, especially Kevin. Anytime we had questions about little things like ice or how to use an appliance, they responded immediately. The only real note I would give to those intending to book is to make sure you hire the right kind of car- SUV or above, because the roads there can be bumpy for a smaller car.

This was my second Airbnb experience and a first for many in the group and we all absolutely loved the experience. All of the photos were completely accurate and then some. The home was clean and welcoming as soon as we walked in the door. The pictures don't express enough how nice the home is. If you are looking for a beach experience this is not the place, but if you want beachfront privacy with a great view of the of the waves this place will not disappoint. The infinity pools and hot tub are more than enough. My favorite part of the experience was the ease of communication and the recommended vendors. The chef was excellent and very professional. After a long day of travel there is nothing better than arriving to the house to the smell of a delicious lunch prepared by chef Jisus. The airport transport service, balloon vendor, and excursion vendors were all top notch. I could spend days expressing how good of an experience this was. I would highly recommend this property to anyone

Had such a lovely stay here. Joanna was a wonderful host. The chef/bartender services were impeccable. The views were the best part. Such a beautiful home, location, etc.

Stayed here with a large group (12 people total) and had an awesome time! The house was beautiful and looks exactly like the photos. The staff worked so hard to have the house clean everyday. Johanna was quick with communication and helpful when problems arose. The dirt road to the house is something that needs to be considered when making plans! It takes 20-30 minutes JUST to get to the main road because there are many potholes and you have to drive VERY slow. We were a larger group in a transportation van so it might be an easier/faster drive if you were in a jeep or another 4 wheel drive vehicle. We did stay here a week after a hurricane hit, so that might have contributed to the condition of the road. The chef and the massages were top notch. Overall, had a great time and would recommend!

Stayed for a Bachelorette trip and had the time of our lives! The house was stunning and all services arranged through Johanna and Fabiola were perfect. We enjoyed the chefs, bartenders, and various excursions/outings. The only caveat about this property is that it is difficult to get to and far from the airport. The last 20 minutes of the drive is down an unpaved road once you get off the highway... and the rain definitely made it worse! Other than the drive, we had a fantastic time.

Absolutely beautiful house, even more beautiful than the pictures. Johanna and her team were phenomenal from beginning to end!  The house is definitely off the beaten path, so you will want to have a car, and know it is VERY dark on a dirt road, when returning at night. It was fine with no issues, but something to know.   Hire the chef!  incredible! We only did the taco bar, which was top notch, and I wish I had hired him for other meals. Also, wish I had booked a massage for the morning of checkout! Would have been a great way to end the trip!  As mentioned in the listing, the beach is rocky and the water is not really accessible, though when we were there everyday was very windy so the water was too rough anyway.  The many infinity pools make you feel like you are in the ocean anyway, absolutely amazing location and house!  Worth every penny! Highly recommend if you dont want to be in Tulum proper (which we are so glad we weren't because yuck!) but still want to experience the area!

Casa Xuul Tulum was an overall awesome experience! Johanna and her staff (Ellie and Margarita) welcomed us with fruits and drinks. Johanna responded to all our communication quickly and provided great recommendations. If you can dream it, they can make it happen. The house was clean and supplied with all the items you would need. The modern-rustic beach feel was exactly what we needed. The pools were great and the sound of the water was amazing to wake up to daily. We will definitely be back. If you are traveling to Tulum make Casa XUUL a must stay!

This was our most beautiful and memorable experience on Airbnb. The pictures don't do the place justice in how nice this beachside villa is in person. Considering all of this, the place was actually a very good value compared to other potential beachside listings I was able to find. Our host was very proactive with communication to ensure our stay was relaxing. Would definitely come back to this place the next time we are around.

Our experience at Villa Kiin exceeded all expectations! Johanna, our gracious host, went above and beyond to ensure our stay was perfect. She was incredibly helpful, friendly, and responsive to all our inquiries, offering valuable suggestions and assistance with various activities. The house itself surpassed our wildest dreams. Tucked away from the hustle and bustle of Tulum, it provided a serene oasis with stunning decor and breathtaking views. We were treated to mesmerizing sunrises and sunsets from multiple vantage points, and the access to two pools and ample outdoor seating was a delightful bonus. For an unforgettable culinary experience, we highly recommend Chef Jesus. His delicious meals and delightful company added an extra layer of enjoyment to our stay. He even shared some fantastic dining recommendations with us. We can't speak highly enough of this Airbnb gem and can't wait to return for another incredible getaway!

Johanna and her team are simply amazing! We had such a great time staying at Casa Xuul and felt very safe and comfortable our whole trip. We will definitely book this location again in the future!

This place is definitely a jewel! Absolutely gorgeous with breathtaking views from every corner. Beautiful and unique decorations are all over the villa. Johanna was a very great host, she stayed in touch with me in every step. She was so responsive, so professional and passionate. All staff worked so amazingly, villa was sparkling clean every day. Girls were so nice and respectful. I loved the location, well it was 20-40 min from Tulum, but we we were looking for peaceful place, so we got exactly what we wanted. It was dreamy to be there, hear ocean waves. Highly recommend this gorgeous villa.

Gorgeous villa with all the amenities. Very well done and felt luxury. Highly recommend Chef service and the nearby cenotes. Tulum is a bit of a drive so be prepared for expensive 40 minute taxi rides to go out.

Thank you Alex for taking the time to share your experience. We are thrilled to hear you found the villa luxurious, and that you enjoyed our chef service, and exploring the nearby cenotes. Regarding the drive to town, we appreciate your feedback. It typically takes about 20 minutes, depending on the destination within the town. We understand that taxi fares can add up, and have recommended considering a car rental for a more cost-effective transportation option. Ultimately, the choice is with our guests to choose the transportation method that best suits their needs.

The home was beautiful and very well-appointed. The location is great... close enough to Tulum to enjoy the town but far enough out to avoid crowds. It would have been a perfect stay except for a few issues that were communicated and working to be remedied; just didn't have them fixed for our time at the house.

This place is absolutely beautiful and I enjoyed it!!! Johanna helped me  schedule with the Chef Jesus whom I also highly recommend to cook for you while you stay!!! She also helped me to schedule fabulous massages at the Airbnb ocean view!!! This place has beautiful views!!!! Definitely in the top 5 Airbnbs I’ve stayed at and I’ve stayed at alot!!!

Overall an amazing property and great and responsive host. would definitely recommend.

Awesome villa! So nicely decorated, so great views, highly recommended

Beautiful place on a private road. Amazing chef! Great place to unwind, relax, and forget about your day to day problems! You will be glad you did!

it's an amazing house, It felt cozy, The view from the house was breathtaking. my entire family enjoyed their stay. Johanna was very responsive and helpful. hope to come back again! Thank you 👍

I fell in love with this location! This Airbnb is absolutely spectacular. It has everything you need for a DREAM vacation. The architecture is unique. The decor is inviting and welcoming. A kitchen for a chef and for those who are not the private chef is worth it! I can’t say enough about this beach home but it’s worth the drive from the airport. Everyone with the support staff attentive and helped us in all the ways we needed. I can’t wait to come back again.

We had an amazing stay at Villa Kiin by Casa Xuul Tulum. Johanna and Victor were great hosts. A group message was created before arrival to help make sure everything went smoothly. Victor greeted us at the Villa and had welcome margaritas waiting and proceeded to give us a tour of the entire Villa. The villa is even nicer than represented in the photos. The interior design and lighting was really well done. The rooftop jacuzzi and pool were also a great place to sit back and look up at the stars. We had a private chef (Jesus) come cook dinner for us one night at the Villa. This was all arranged through Johanna and Victor. It was a really fun and memorable experience and I would definitely recommend it. The villa is the perfect place for a peaceful and relaxing vacation, away the hustle and bustle of Cancun and Playa del Carmen. I would definitely come back to stay at Villa Kiin for future visits.

The house was so beautiful the staff was very attentive the house looks even better in person. We had a wonderful stay and would definitely visit again. The  concierge did a great job on my welcome birthday dinner and the chefs food was amazing definitely 5 star!

Amazing, a great experience, everything was more than perfect.

Increíble una gran experiencia todo estuvo más que perfecto.

We had a lovely week in Tulum. House is gorgeous and even better than the pictures. Hosts were extremely responsive and helpful. We have usually stayed on Tulum main beach, but it’s become too much of a scene with music going all night. This house was lovely and tranquil and easy driving distance to the restaurants and shopping, although traffic and tourist congestion can sometimes make a short car trip take over an hour. There are restaurants and a cenote within walking distance of the house and we made the most of them. This is not the house to throw a party in or to entertain new friends. There are cameras on the property and hosts are watchful. We felt safe and protected and we would definitely go back.

super beautiful place 100% recommending the staff very efficient and working and very accommodating to us customers, I can't wait to come back again...

súper bello el lugar 100% recomendando el personal muy eficiente y trabajo y muy complacientes con nosotros los clientes, no veo la hora de volver de nuevo...

This is the most beautiful trip ever! A beautiful villa, the landscape is magnificent, the staff are more than EXCELLENT. We loved it more than ever! Heaven on earth…. We can't wait to go back:) M-

C’est le plus beau voyage à vie! Une très belle villa, le paysage est magnifique, le personnel sont plus que TOP. Nous avons plus que adoré! Le paradis sur terre…. Nous avons hâte d’y retourner :) M-

This place was everything and more, communication was amazing! The staff was so respectful loving and caring! The chefs food was amazing!! I definitely suggest you use the services!!

The Casa Xuul is one of the best Airbnb villa we’ve ever stayed at. It is just what it looks like in the pictures. Waking up to the ocean view with an infinity pool were just too amazing. They also provided baby crib and high chair for my baby so you don’t need to bring your own extra baby stuff. Johanna was quick with responses and Victor (on site host) was there to help you anytime you needed. We also had personal chef and the cookings were really great. They also had cleaning service everyday just like hotels. Everything about this villa is amazing. We are missing this place already. For anyone looking for a ocean front view house, this one is highly recommended!

Perfect! Beautiful view, beautiful house. Nothing else to say. Very nice stay, thank you.

Parfait! Belle vue, belle maison. Rien à redire. Très joli séjour, merci.

My friend and I needed a relaxing, stress free getaway. Johanna and her team exceeded our expectations. Johanna was very responsive and accommodating. She provided everything we needed, so we did not need to leave the villa once we checked in.  Round trip Airport transfers, massages on site,  daily house keeping and meals prepared by a personal chef.  Wished we could have stayed longer but we will definitely visit again.

My family and I really enjoyed our stay here at this home and Tulum as a whole! The staff was really great! Victor was more than Amazing!! The communication with the host was on point every time! We were short of nothing! The home was clean when we arrived and the staff came to clean everyday! Beautiful home and location right on the water was Amazing!!! There was nothing we asked for that they did not try to oblige. The one and only complaint we would have was the roadway to our villa! From the entrance to the home, the traveling in and out was horrible due to the non pavement of the roads! Absolutely Nothing had to do with the villa or staff itself but traveling was ridiculous! Other than that, we Loved every minute of our stay! Thank you to Johanna and her team, we would definitely recommend!

This place is AMAZING! We booked this villa for my bachelorette and it was everything we imagined. Johanna and Vic were so great about communication. Definitely hire the chefs! They are soooo good! Thanks for an awesome weekend!

This trip was amazing ! Couldn’t ask for a better host. Very responsive with everything we need during our trip. This is a must stay for anybody that wants to get treated amazing and have no problems during your trips.

When I saw the pictures of this home, I knew I had to celebrate my birthday here. When we arrived this place was more beautiful then the pictures. Everything was perfect, the host made sure we had everything we needed from chef service to transportation to all the events. Everyone was so nice and accommodating to me and my party this was the best birthday thank you to Johanna and her staff.

I rented this house to celebrate my sister’s 30th birthday and it was absolutely amazing. Johanna helped coordinate decorations, transportation, chef, grocery delivery and more. And once we arrived to the property Vic was also so helpful making sure me and my guest had everything we needed. The property was breath taking, very well kept. Cleaning people came daily and the pool was very clean. I would recommend doing the private chef. We used them for breakfast and dinner and everything they served was absolutely delicious and the chefs were so nice and friendly. My guest and I had a wonderful time on the property and would definitely come back again. Thank you for such a great experience!

Our family had an incredible time on our vacation!  Johanna was phenomenal, and all the vendors she recommended were excellent. Every little detail was perfect from the day we arrived to the day of our departure. I highly recommend this villa!

The house is beautiful. It is fully equipped and serviced. Everything is there, from towels to water shoes, kayaks etc.. It's also very clean and serviced daily. Johanna was super responsive about the booking. Vic, the house manager is always here to help and is super friendly. If you have a large party, ask them about booking the adjoining house that shares the roof. You can have an amazing stay. The only slight negative thing is the location. It's incredible to be on the beach and hear and view the ocean, but it is about 30-45min away from Tulum center and Tulum beachfront. If you don't have a car or don't want to drive at night, taxis will be quite expensive to get by. Think about $100 each way. It adds up. But if you are happy to spend some time at the house, Johanna can organize chef service so you can have great food and evenings without leaving the house. There is also a cenote and some beach clubs much closer, but if you are looking for all the Tulum action, you'll have to get there.

Awesome stay.  Attentive staff, beautiful property.  Beware of seaweed.

This house was stunning!!! Even more stunning in real life! The staff was prompt, super helpful and kind. All services were great!

Book it.  You won’t regret it.  Perfectly appointed and designed bringing the outdoors inside.  With wide open glass walls that can be removed for sea breeze.  Practical flooring and countertops perfect for beach living.  Master has an indoor and outdoor shower!  Very comfortable bedding.  Blackout curtains that run the length from floor to ceiling when you want to sleep in.  Great!  We loved it all.  The staff was attentive and solved every problem effortlessly.

Beautiful home, great staff/chef, and so helpful! Wi-Fi was spotty at times but enjoyed the home so much! Perfect for a good time with the girls or a bachelorette trip!

Amazing house! Very well located and away from the big chains.

Casa increíble! Muy bien ubicada y lejos de las grandes cadenas.

Victor, concierge, was AMAZING. We were super impressed with the team’s responsiveness. In particular our chef was SIMPLY THE BEST! House was stunning. Didn’t realize it was in the perfect location for us. Can’t wait to visit again soon!

I stayed here for my 24th birthday with a group of 8. Our stay was PERFECT. Johanna was extremely helpful and communicative from the moment I booked. So many aspects of the trip were handled weeks before the trip including transportation, chef meals, massages, the boat day, etc. By the time we got to the house, everything went so smoothly. The pictures also don’t the house justice, it was so much more breathtaking in person! It’s like staying in paradise. Yes, it’s a bit further than other houses to the main strip but it was definitely worth it. Renting a car also helps with this. 10/10 stay, the perfect first time in Tulum!

Absolutely loved every part of this Airbnb! Highly recommend!

What an incredible vacation! Photos do not give this place justice, it’s so beautiful we never wanted to leave. The place was perfect for our needs and I would definitely choose to come back again. The host had excellent communication with us and made it easy to schedule excursions/cabs into town. We opted for the private chef option which was well worth it - Jesus is an amazing chef and had food available for us at all times

Very nice Villa, 20 mins away from Tulum, but very comfortable and well equipped. We were there on a family vacation and it was perfect. Only thing to consider is that the pool is not heated, water was too cold and the weather didn’t help at all.

This place is fantastic! Be ready for the “Woah effect” as soon as you arrive. It’s like Disneyland for adults. Every corner of the house is designed for you to have a good time with your beloved ones. My friends and I had an amazing time celebrating my 33rd birthday in this house. We were 10 and were incredible comfortable. Johanna and her team are so responsive. Amazing hospitality! Chef Jesus is a STAR! His food is so authentic and delicious. He gave us way more that we expected. He is such a talented chef. Thank you for the great moments. I hope to be back soon. Cheers!

House was gorgeous but we were not fans of the location at all. It was nearly an hour taxi ride to Tulum hotel zone and when there was an event downtown, it took even longer. If you plan to stay only at the house and not do anything else this is a great place. If not book, elsewhere. Also, pro tip...the massages down the beach are cheaper than the ones they book you at the house and on a dock above the water, so I'd go there. Also, if you want a beach or to go in the ocean at all, this isn't the place for you. There is no beach and the kayaks would have been impossible to use in that surf. Convinced that they are just for looks. :) Otherwise we enjoyed the stay. Just wasn't what we were hoping for in terms of location.

Thank you for staying with us, and appreciate your honest feedback. Events in Tulum creates congestion to get to the hotel zone, this unfortunately affects everyone in the area. Regarding massages, there are several options in the area. Our prices are competitive which reflect the convenience, and security of having this service onsite (you can have it anywhere on the property including in front of the ocean). I also want to point out that Tankah bay although not directly in front, but a few minutes walking; it's a lagoon bay where snorkel, paddle board, and kayak swimming can be done safely. Many of our guests have enjoyed the kayaks and paddle boards provided.

I definitely recommend this space. The staff is beautiful and all its services and availability are the best. I would definitely return to this place ❤️👌🏽☀️😊

Sin duda recomiendo este espacio es hermoso el personal y todo su servicios y disponibilidad son los mejores sin duda regresaría a este lugar ❤️👌🏽☀️😊

The house was so beautiful! Pictures don’t do it justice! Vic was so helpful and friendly. We definitely would come back!

The house is amazing and even better than the pictures. Joanna and the staff were very attentive and responsive. The house is right on the ocean so that’s really nice although it’s very rocky not great for swimming. The location of the house is not ideal for people who want to be near all of the bars and restaurants. You can’t walk anywhere and it’s about a 10-15 minute EXTREMELY BUMPY I MEAN LIKE POT HOLES BUMPY drive/ride to the main road. And the front door does not close or open easily at all. The pools and outdoor areas were amazing. We had a group of 13 and everyone slept comfortably. It was kinda creepy that the hosts contacted me saying that they saw or “were told” that we had 2 additional girls come over one night. We made friends with sister villa next door to us and by the second to last night they came next door to party and we all went to the hot tub together. So we had no additional people staying with us and they were literally the people staying right next door. Oh and it was also weird that they asked us to keep the music down the first night that the sister villa complained but the sister villa was over at our place and they were blasting the music lol anyway just strange that they either have someone spying or cameras. Just a heads up. Also make sure to pay the extra money if you have more than 12 people staying, clearly they are strict about that

Everything about the house was amazing. It’s better than the pictures. Eight of us stayed and had more than enough space. Communication was excellent. Honestly couldn’t have asked for a better place and host. Johanna had so many great referrals that planning was super easy.  Victor was also beyond amazing and super helpful and sweet. The road leading up to the house could use a LOT of work, but obviously that’s not something the host can control and everything else about the home, the staff and the location made it worth it.  Would absolutely come back.

This house was so amazing. Great view. The rooms were a site to see.  There was some mishaps with the chefs team but nothing to do with The house and the staff. I loved every minute of it. Victor who was helping us majority of the time and he was excellent! I can go on for days on how helpful he was. If you’re looking for a home in Tulum. The locations wasn’t that far from anything we wanted to attend.

The house was amazing and the staff was very helpful. A must experience!

Book this house! The positive reviews live up to reality. Johanna and her team were amazing hosts. The house is as described. 11 old time friends made the trip to celebrate a 40th birthday. Our group was large, but the house offered enough space that we never felt on top of each other. Amenities were just what we needed from the kitchen to the bathrooms - all the comforts of home. We were a little far from downtown Tulum, especially if there is traffic, but our location was perfect - we never wanted to leave anyway. The chef meals and massages were excellent and a great touch to an already wonderful experience. We also had groceries delivered ahead of time, which was worth it. You don't want to waste a minute when in Tulum. There is enough privacy between the two villas, but even then, we ended up making friends with our neighbors, doubling the fun! Really can not say enough good things about our stay!

This is the place where dreams are made! The villa is absolutely amazing and the views are breathtaking that it almost makes it hard to leave. It really is luxurious. The villa comfortably fit our group of 7. It's not far from downtown or the hotel strip with all the bars/restaurants in Tulum. All of the recommendations that Johanna provides to help personalize your stay make the trip that much better and really elevates the vacation. Also, Johanna is very responsive so that if any issues arise she's available to troubleshoot and solve. I highly recommend Casa Xuul as the villa, host, and staff are truly unmatched. I don't think I could stay any where else when visiting Tulum.

This place is great for large groups plenty of space and privacy if needed. We used the chef most of our stay, and I highly recommend she’s the very best!! There are a couple hotels in walking distance, the views are breathtaking taking. Taxis were never hard to get, I recommend anyone coming to make sure you have plenty of cash it makes things easier here.  Also I recommend visiting Taboo beach club there are tons of bars and restaurants on the strip there. Although everything closes at 11 so be mindful of that .

Everything about this house is simply beautiful.

The house is gorgeous! We’ve stayed at several homes in the Tulum area and this was the most beautiful home by far. Our family of seven had more than enough room to roam. The house is well stocked with kitchen and beach supplies. The chef service was fantastic. The views and outdoor pool/lounge area are lovely. We plan on returning in the future! FYI, if you have not stayed in the Tulum area before, please note that there is always construction and that the roads along the beach are unpaved. This is the norm.

From start to finish everything was absolutely amazing. I am already trying to plan my return. Would 100% recommend. Thanks so much SLEN Partners & our extremely helpful host Johanna!

This house is everything Tulum dreams are made of. Every detail was covered and from the moment you walk in you won’t want to leave. The kitchen was a God send, the pools were amazing (make sure to read the hot tub instructions before using) & enjoy the sunrises & sunsets on the rooftop. Each room had its own flair & terrace. Get the yoga instructor & massages, because they were all so wonderful. The chef was just ok & we could’ve did without that, but again having the kitchen was awesome since we stopped at Costco in Cancun on our way to Tulum. The daily cleaning service was so appreciated. The house is very close to downtown Tulum & the hotel zone. Cenote’s are close & there’s one walking distance from the house. We were safe in the gated community & an additional gate in front of the house. Make sure you have the coordinates to use google to get to the house & have your WhatsApp up & running as soon as you get to Mexico to communicate with Johanna. She’s always available & quick to respond. Thank you for a lovely holiday. My sisters & our friends had the best time & I’m so glad I chose your home.

Casa Xuul was absolutely gorgeous! We had a wonderful time there. Johanna was always a available to answer questions. The chef and bartender recommended were excellent.

My friends and I traveled to Tulum to celebrate my birthday. We could not have been more happy with our stay. The house was exactly as advertised and  Johanna went beyond the call of duty to accommodate our requests during our stay. Book now! You will not be disappointed. 5 stars!

Pictures do not do this place enough justice! It was absolutely beautiful. Beautiful bedrooms, beautifully decorated. I celebrated my birthday here with a small group of friends, and we were welcomed with a nice “happy birthday” banner and some snacks and drinks. Johanna was ALWAYS quick to respond to any questions we had. She provided a very good check in guide, as well as other contact information like local chef, taxi, and mariachi band information. On my birthday we acquired these additional services through her, and the services provided were also amazing. The cleaning crew were very friendly and were also available for any additional questions we had. The only one negative we encountered was that the power went out almost every night, when this happened the pool lights weren’t on so it took away from time spent in the pool/jacuzzi at night. This also affected the internet connection in the Villa. It was in and out most of the time. There is a generator so the whole house still had power, but there was one night the water went out as well. I communicated this to the cleaning staff the next morning and johanna quickly responded shortly after.  The location of the villa is literally only minutes away from a beautiful cenote, and only about a 10 minute drive from the tulum strip/restaurants/bars. Honestly this is one of the nicest Airbnb’s we have stayed at, and it was nice to share the space with a group of friends. Plenty of space and room for you to have fun, and/or just be relaxed. The master bedroom upstairs had a balcony, and we even slept with the sliding door open. Hearing the waves at night was a nice romantic touch! Would recommend this Airbnb, and 100 percent would definitely come back to stay again!

If there was a picture to define paradise it would be casa Xuul. Unreal home. Must stay.

The house is nice and the roof garden is cozy , the staff is very friendly. I recommend reading the house rules beforehand so there are no surprises 😅😅

La casa es linda y el roof garden es acogedor , el personal muy amable recomiendo lean antes las reglas de la casa para no llevarse sorpresas 😅😅

This was by far my favorite trip I’ve ever been on and that’s due to SLEN Partners. This villa was exceptional and I could not have asked for anything more! From the prompt responses to assistance with booking amenities for the trip, SLEN Partners exceeded my expectations. Aside from the gorgeous villa, I really enjoyed having the option to book a shuttle service, chef, bartender, massages and yoga all at the villa. This was by far the most stress free vacation I have ever been on and I look forward to my future stay with SLEN Partners.

Amazing villa and attentive staff! Will be back in the bear future :) Thanks

Incredible villa, stunning beach front property with great amenities. We’ve stayed in many villas in tulum this was by far the best. I would for sure stay here again!

Amazing villa, with great location and perfect great host

What a house!!! What a host!!! What a location!!! This vacation was truly perfect. If you’re looking for a modern home with a hint of tulum style to entertain yourself and your friends/family this is it. Incredible home, outstanding amenities, extremely clean. Johanna went above and beyond to accommodate us. Very responsive and extremely helpful. The staff were on point with everything. The only problem we found is one week wasn’t even enough. LOL. Deff coming back. Thank you for making this vacation such a memorable one.

Absolutely LOVED this villa. It’s even more beautiful in real life than in the pictures. Johanna is an amazing host and was always so quick to respond. I don’t know if we would’ve had a great trip without all her help. It’s secluded and full of space, and has so many beautiful little touches all around the house. We requested the private chef, bartender, and massages a couple of times.. all superb! They even helped me set up a surprise for my boyfriends birthday with a ballon set up and mariachi band in the morning!!! Gorgeous place, amazing hospitality, great staff... I could go on and on. All worth it! Don’t hesitate to book, you won’t regret it!

This place is incredible. A must rent spot. The staff at the house was amazing and the house itself was stunning. I have already suggested it to multiple friends. Hopefully, we get the chance to return and enjoy it again!

All I can say is WOW ! From the Second we walked in the front door till the second we walked out every time I turned around we found something that amazed us! I can not say enough about the experience Johanna has created in this home! TOP notch service all around and just simply an amazing home! I would HIGHLY recommend it to anyone looking for a 5 star vacation! Sincerely and thanks, Walker Family

The home is lovely, very clean and great staff. If you are visiting Tulum this is the place to stay.

The entire staff was sooooo sweet and helpful! The breakfast was amazing! Everyone was readily available to help! The house was amazing! The views were breathtaking. I cannot wait to visit this villa again!

Johanna is an incredible host who really went above and beyond to make sure we were looked after. We went for my 25th birthday and the house had cute thoughtful decorations saying happy birthday upon arrival they even got me a cake which was so lovely. Johanna was able to accommodate a slight discount for me at the beginning of my booking because I really wanted to stay there. We ended up being 4 instead of 10 people that I paid for, so she kindly organised 3 free 30 min massages for my guests. It was really sweet of her. Although I must say it was a little creepy at first how in the loop Johanna was about everything that was going on at the house, we got used to it. The team at the house were delightful and were at our beck and call all the time. We wanted to make a bbq one night and a member of staff appeared out of nowhere to help us start the grill. Next time if we come back, we’d come and stay only at the house and not leave for day time activities in town. Please do beware the road to the house has big potholes so in hindsight we were using the car much less than we thought we would. Taxis are super easy to get, though that road does take a while to get through.

The house itself is absolutely breath taking. The views are peaceful and the staff was very nice. At first the trip started off a little rocky, literally, as the road getting to the villa took 20 minutes and was very bumpy which in the end was ok bc the house was worth it. At checkin I was surprised with a cake and balloons for my 30th birthday which was such a nice gesture and was appreciated! The day of checkin I scheduled dinner to be cooked with and outsourced chef who was recommended. Unfortunately dates were mixed up and we weren’t able to experience our dinner but everyone was very accommodating and reimbursed me with no issues. The host was very nice, responded quickly and was easily accessible. The only downside that I can say about the villa is that we weren’t able to use rooftop pools/jacuzzi bc of these bugs that were inside of them. Great choice especially during Covid as we were isolated yet still had the beach, pool, and magnificent house. I would stay here again with out a doubt!

We are glad that you enjoyed our place Merissa. Thank you for the feedback. The Tulum area was recently hit by hurricanes, and tropical storms. Hence the condition of the road, which gets repaired periodically. Work has started now. Given that Tulum is in a tropical area, we may face these conditions along with sometimes not invited visitors. We hope to host you again in the future! Johanna

Spectacular place. Views upon views!! Wish it was closer to downtown Tulum, but besides that, perfect!

Beautiful place to stay while in Tulum! Surpassed my expectations! The cook was amazing and the housekeeper did a great job at keeping everything clean. They were in and out and I barely noticed when they were in the house. I would definitely recommend!

We had a fantastic time, the house was breathtaking a nice little getaway from downtown Tulum. Can’t wait to be back!

Thank you Abril for staying at Villa Kiin by Casa Xuul Tulum!, looking forward to hosting you back!  Johanna

5BR Villa