Villa Las Dunas is an exclusive beachfront residence in Cancun’s Hotel Zone, offering stunning views of Isla Mujeres. Perfect for families and groups of couples seeking relaxation, privacy, and elegance. The villa includes a housekeeper and butler, a pool with heated jacuzzi, gym, snorkeling, and paddleboarding equipment. Parties and external visitors are not allowed, ensuring a calm and secure environment. Ask about our option to include a private chef at an additional cost. The space Villa Kun beach front is an exquisitely crafted luxury beachfront villa, designed with vacations in mind. Every detail was carefully considered to provide families with a luxurious and sustainable travel experience. The villa's architecture seamlessly connects with nature, allowing walls to slide open and closed for a perfect cross breeze, enhancing harmony with the surroundings. The shared spaces, including the dining area, sofas, tv/music room, gym, office, pool, and terraces, radiate a vibrant and joyful ambiance, fostering togetherness and making social gatherings truly delightful. Additionally, the four master bedrooms offer both ample space and privacy, each showcasing a distinct personality to cater to the preferences of every individual in your group. Guest access Guests can use all the house except for the service room. Guests are not allowed to move the furniture without host’s authorization. Guests are also not allowed to remove any weights or equipment from the gym. Other things to note Villa Las Dunas is conveniently positioned, merely 20 minutes north of the Cancun Airport, a short 5-minute drive to Puerto Cancun, and just 30 minutes from Isla Mujeres (Ferry to Isla Mujeres is less than five minutes walking distance from Villa Kun). Its strategic location offers easy access to various attractions, and wonderful views of the Cancun Bay and Isla Mujeres, ensuring that your stay is filled with both relaxation and exploration. Our hot tub is heated with solar panels that warm the water only when there is sunlight.

## The Space

Villa Las Dunas is an exclusive beachfront residence in Cancun’s Hotel Zone, offering beautiful views of Isla Mujeres. It is ideal for families and groups of couples looking for relaxation, privacy, and elegance.

Villa Kun is an exquisitely designed luxury beachfront villa created with memorable vacations in mind. Every detail was carefully considered to offer families a luxurious and sustainable travel experience. The architecture blends seamlessly with nature, with walls that open and close to create a refreshing cross breeze and strengthen the connection with the surroundings.

The shared areas create a vibrant and welcoming atmosphere, making time together especially enjoyable. These spaces include:

- Dining area
- Sofas and lounge areas
- Television and music room
- Gym
- Office
- Pool
- Terraces

The villa also features four spacious master bedrooms, each with its own distinct character. They provide both comfort and privacy while accommodating the different preferences of everyone in your group.

## Amenities and Services

- Housekeeper
- Butler
- Swimming pool
- Heated jacuzzi
- Gym
- Snorkeling equipment
- Paddleboarding equipment
- Optional private chef at an additional cost

The jacuzzi is heated using solar panels, which warm the water only when sunlight is available.

## Guest Access

Guests may use the entire house except for the service room.

For the protection of the property and equipment:

- Furniture may not be moved without the host’s authorization.
- Weights and other gym equipment may not be removed from the gym.

## House Rules

Parties and external visitors are not permitted. These policies help maintain a calm, private, and secure environment for all guests.

## Location

Villa Las Dunas is conveniently located:

- Approximately 20 minutes north of Cancun International Airport
- A 5-minute drive from Puerto Cancun
- Approximately 30 minutes from Isla Mujeres
- Less than a 5-minute walk from the ferry to Isla Mujeres

The villa’s strategic location provides easy access to local attractions, along with wonderful views of Cancun Bay and Isla Mujeres, allowing guests to enjoy both relaxation and exploration.

This quiet luxury beachfront villa in Cancun offers stunning ocean views, privacy, and ...

Patricio

Bedrooms

Bathrooms

Maximum Occupancy

4BR villa in Cancun

Villa Kun Beach Front Luxury for families - Villas for Rent in Cancún, Quintana Roo, Mexico

I would prefer more towels, or to be allowed to wash the towels daily. My family like fresh towels every morning and I wash the towels every night when I rent an AirBnb, here I was not allowed and towels were not enough for all of us to show and use by the pool. To go down to the beach is very rocky and steep. I though there was a walking path. The house was beautiful and the service great (besides the towels).

Thank you, Mercedes, for your 5-star review. We are very happy you found the house beautiful and our service great. We were surprised by the towel comment, so we would like to clarify what happened. Our staff informed us that you were asking them to personally wash all your towels every day. Given the size of the villa and their regular responsibilities, this level of daily personal service was simply not possible. Nevertheless, we gladly made a special accommodation and offered fresh towels every two days, to which you replied, “Thank you. Every 2 days is fine.” At no time were you prohibited from washing towels yourself. Regarding the beach, the access is natural and somewhat rocky, but there is a walking path. My parents are in their 80s, fortunately very fit for their age, and regularly walk up and down several times a day. We truly enjoyed hosting you and appreciate your stay.

Had a great stay with family. Miguel and Clara were amazing and the hosts were responsive and respectful.

Very nice house and excellent property manager and house crew. Very attentive and always  available to help with any questions. Thank you for everything Pamela, Miguel and Clara!

Thank you very much Tara! We hope you are enjoying your stay in Cozumel.

Everything was excellent. Easily accessible. Always an excellent place. Thank you, Patricio and Pamela. Regards.

Todo excelente bien comunicado siempre excelente lugar gracias Patricio y Pamela abrazo

Thank you! We hope to see you back very soon. Regards

Casa Kun was exactly what we were looking for for our family vacation: a spectacular house with all the amenities and a simply amazing ocean view. Pamela was an excellent host. From before our arrival and throughout our stay, she was always attentive and available to answer any questions or needs. We also want to thank Dani, Clara and Miguel, who made the experience even better. Dani prepared delicious meals for us (an excellent recommendation from Pamela), while Clara and Miguel kept the house spotless every day, with clean towels ready for the pool or the beach and everything perfectly taken care of. The pool and hot tub are spectacular and were definitely among our favorite places to enjoy as a family. We would definitely stay here again. Highly recommended.

Casa Kun fue exactamente lo que buscábamos para nuestras vacaciones en familia: una casa espectacular, con todas las comodidades y una vista al mar simplemente increíble. Pamela fue una excelente anfitriona. Desde antes de nuestra llegada y durante toda la estancia estuvo siempre atenta y disponible para resolver cualquier duda o necesidad. También queremos agradecer a Dani, Clara y Miguel, quienes hicieron que la experiencia fuera todavía mejor. Dani nos preparó comidas deliciosas (una excelente recomendación de Pamela), mientras que Clara y Miguel mantuvieron la casa impecable todos los días, con toallas limpias listas para la alberca o la playa y todo perfectamente cuidado. La alberca y el jacuzzi son espectaculares y fueron, sin duda, de nuestros lugares favoritos para disfrutar en familia. Sin duda volveríamos a hospedarnos aquí. Ampliamente recomendado.

Thank you so much for your kind comments Fernando. We're very pleased that you had a great time, and we look forward to seeing you back soon. Regards

I can’t say enough good things about our stay. Patricia met us upon our arrival. The staff kept the home clean and got us whatever we needed. Dany cooked us fresh meals we all raved about. Thank you for a great vacation!

Thank you very much Michael! We hope to see you back soon.

Beautiful home. Pool and hot tub were the main attractions during our stay. Easy access to the beach and the sargassum seaweed was not an issue. It was there but 50-100’ from the beach leaving plenty of clear water. Host was very responsive, polite and helpful.

The house is amazing and the staff super friendly and helpful.

loved the location (close to everything but secluded), ac worked well despite floor to ceiling windows everywhere, beach was amazing (getting down the uneven steps was a bit of a challenge but doable)

Thank you for your comments David we hope to see you back soon.

Great place. Great service. 100/10. Thank you.

Our family had a great time at Patricio and Pamela’s house. The home itself is lovely and nicely decorated. Pool and grounds are very nice. My only warning would be if someone in your party has any mobility or balance issues the beach access is a little tricky. Patricio met us at the house was great and very helpful. Her and Pamela were always very quick to respond to any questions. Miguel and Clarita who took care of the outside and inside of the house respectively and were both wonderful! We really enjoyed the location near Playa Tortugas which had a very local vibe with almost no other tourists and ate lunch at both the little beachfront restaurants that were good. Patricio recommended Krudo which is about a 10 minute walk on Kulkulkan Blvd and we had an excellent dinner there one night. The Marina Puerto Cancún mall is a 10 minute Uber ride and it is really nice, more like something in South Florida than you would expect in Cancun. Overall we had a great trip and it’s a great house

Thank you so much for your feedback. Hope to see you again soon.

We took a family trip to Patricio’s home and everything was amazing. The house is stunning and Danny and Miguel were amazing. We will definitely book again.

Thank you so much for your feedback, Celia. I hope you'll be back very soon.

Absolutely loved our stay!  Great location with beautiful views from almost every room.  Family of 5 and everyone had their own space to escape to after enjoying the day.  House is as listed and has all the amenities you need.  Pamela is an excellent host and really made our trip great with recommendations and timely communication.  Miguel was always onsite and eager to help.  We decided to have Clarita cook for us and it was definitely worth it as she is an amazing cook and the house was cleaned each day.  The house is great and Pamela was very responsive to make sure we had a great vacation.  Highly recommend.

Thank you for your kind words, and thank you very much for choosing our place!

Amazing location. The house was perfect for our group of 7. Clara and Miguel took great care of us. The food was delicious. Would absolutely return .

Thank you very much for your kind words. We would love to host you again. Thanks again !

This property is one of the best spots we have stayed for our yearly friends trip.  The house is top notch, and exactly as reflected in the pics.  Our main contact, Pamela, help with every thing from airport transfers, setting up massages at the house,  to having Chefs for several nights.  Miguel was our on property "butler" who helped us from taking all the luggage up and down, helping when deliveries were made, and kept the property in tip top shape.   We had a house keeper through out the day, Clara, and she was wonderful helping keep the house in order.  Pamela, Miguel, and Clara made a great team, making our week easy and relaxing.   If your group likes to stay active, they have all you need.  It was easy to get a run in along the main street, we had a couple Pilates sessions by the pool, and a some HITT sessions in the sand all over looking the turquoise waters!    Only minor downside a couple in the group had were the beds were very firm.   We all had an excellent week! Thank U!

Thank you very much for your kind words and for being great guests. Thanks again!

The Villa and beach was lovely, we enjoyed it there

This was an amazing experience, the best vacation property we've been to. We woke every morning to stunning views of the Caribbean and Isla Mujeres. The house is modern, comfortable, and perfectly maintained. The outdoor area is simply beautiful, with a pool and hot tub and a lovely seating area. The indoor living room is surrounded by sliding glass doors that can be used to open the room up to the pool area (very cool!) To get to the beach, you can just walk out the rear gate and navigate a few steps and rocks down to the water. I like to swim, so I loved that the water is calm on the north side of Cancún. We had never been to Cancún before, and I'm so glad we stayed here. We don't like the artificiality of resorts. We prefer making day trips to less touristy towns and beaches. In this location, we were close to the restaurants and "vibe" of the hotel strip, but also didn't have to go far for a more relaxed experience. I would return again in a heartbeat.

Thank you very much for your kind words. They mean a lot to us. Patricio

Villa Las Dunas mixes indoor and outdoor living very well. The rooms are spacious and well appointed. The staff are excellent

Pamela was an absolute pleasure to deal with as our host, friendly, welcoming, and responsive throughout our stay. Both Pamela and Miquel greeted us at the property, which made us feel comfortable and well looked after from the moment we arrived. Miquel was fantastic and truly a standout. He lives on site and was available pretty much 24/7 as on-site security and caretaker. As we were a large group of 10 people, his help with our suitcases was greatly appreciated. He also brought up filtered water every day and was always happy to assist with anything we needed, which made our stay even more enjoyable. The property was exactly as described and offered amazing views of the beach, which we absolutely loved. While the property may require a bit of TLC at some point, this did not affect our experience at all. The cleaning lady was also very pleasant, though there were a couple of occasions where toilet rolls were not replaced. Overall, we had a wonderful stay and would happily recommen

Thank you very much for your kind review and for taking the time to share your experience. We’re delighted to hear that you enjoyed the views, the location, and your overall stay. We truly appreciate your understanding regarding the small details mentioned, and we sincerely apologize for the occasions when the toilet paper was not replaced as expected. This has already been addressed with our housekeeping team to ensure it does not happen again. It was a pleasure hosting you, and we would be more than happy to welcome you back anytime. Warm regards, Patricio

5 stars is not enough.  From the house and it's amenities and location, to the host, the property manager, and the staff on site, this is truly one of the best experiences we've had. People make the difference. The Host, Patricio, was very helpful in my initial planning to have a surprise 60th birthday for my girlfriend (now fiance) and several of her friends and their husbands.  The property manager Pamela helped with airport transfers, initial provisioning, various coordinations and recommendations, and was truly wonderful to talk with.  On site, Clara and Miguel covered daily housekeeping, hot tub requests and just about anything we needed.  The house and location...."wow" isn't enough.  Right on the beach, amazing views, roll-open full panel windows/walls - the inside was outside - truly amazing.  The beds were great (I travel a lot for work and a firm bed and good pillows are must). Office for work. The art work throughout the house was beautiful. Just do it - stay here.

Thank you so much for your kind words, and for choosing us for such an important moment. Congratulations for your future marriage! You were amazing guests and we hope to have you back soon.

One of our best travel experiences ever.  Very professional and truly interested in our wellbeing.  The added full time staff was an unexpected surprise that made this the best place to stay.

Thank you very much Oscar we would love to host you and your family again.

Excellent house with great location. Clean and very comfortable. Highly recommended!

Excelente casa con gran ubicación. Limpia y muy cómoda. Muy recomendable!

The home was beautiful, and the pool was very inviting. The staff was extremely attentive. Miguel, the gentleman who stays on the grounds, is very helpful and makes you feel very secure. We had a large party of 7 with a 6 month old. The home also provides a playpen and crib if requested. Clara, the housekeeper does definitely goes up and beyond keeping the home tidy, beds made daily, and the kitchen kept clean.  Overall, it was a TEN.

Thank you for your visit George. You and your family are welcome to stay with us in the future. We are so happy that you considered that our property is a ten. Thank you for your comment.

Patricio and Pamela Were great hosts , the house is amazing very comfortable spacious and easy to Live in , Clarita and Miguel took care of all our needs . We re Ommens this house 100% and will look forward to going back there

Thank you for your visit, would love to host you again!

The villa was spectacular, exactly what you see in the pictures. Staff was friendly and very responsive. Access to the beach is a bit tricky and the beach itself was a bit dirty from locals hanging out and leaving trash behind.

Dear Alejandro, Thank you so much for your feedback, and for staying with us. We completely understand how important a clean beach is to our guests, and your comments give us the opportunity to clarify something helpful for future visitors. Our team performs daily beach cleaning every morning, and we are always happy to provide additional cleanings upon request at any time during your stay — just let us know, and we’ll take care of it promptly. While we didn’t receive any report of this during your visit, we truly appreciate you bringing it to our attention. It’s worth noting that the beach can be more active on Sundays, when local families enjoy the shoreline too — and we respond quickly to maintain the area in great condition for all. We hope to welcome you again in the future and offer you an even more perfect stay. Warm regards, Patricio

Our stay at Villa Cancun was absolutely incredible! The villa itself is stunning, comfortable, and perfectly maintained. The bed was extremely comfortable, making it easy to relax and truly enjoy our time here. What truly made our stay unforgettable was the exceptional service. Miguel, our butler, went above and beyond to make sure every detail was perfect, and Clara is hands down the best housemaid ever—she kept everything spotless and made us feel so well cared for. We couldn’t have asked for a better experience. Highly recommend Villa Cancun to anyone looking for luxury, comfort, and top-notch service!

We stayed at the villa for a chill, chic bachelorette weekend and it was everything we needed any more. The villa is just as listed. We did have some issues getting the AC on in the bedrooms, initially, but Miguel immediately addressed this and kept us cool. Clarita was the best chef and would highly encourage utilizing her services. We opted for traditional Mexican cuisine and every day was full of beautiful, fresh, local seafood and produce. Lastly, Pamela and Patricio were extremely responsive hosts and very helpful. We will definitely mark this spot for future trips.

Thank you CJ! Hope to see you again soon!

Thank you very much for staying with us, hope to see you soon!

This home was wonderful.  I really loved all the interesting art throughout the home  Very spacious with lots of rooms to gather in or sneak away for down time to read, etc.  Fantastic views all day & stunning sunrises.  We loved the open air patio living area around the pool.  It was perfect for hanging out with family to play cards, have drinks or coffee, conversation & laughs, sunning, swimming & soaking in the hot tub too.  I loved that we had our own sandy beach since the actual beach area is limited in space for lounging.  But the water was nice and we were lucky to have missed the seaweed that floated in everywhere else in Cancun.   We appreciated having Miguel on site to help with anything that we may have unexpectedly needed and it added a feeling of comfort knowing there was somebody there all day overseeing the home's security while were out adventuring around.  Clarita kept the home spotless and we didn't even know she was there.  Loved our time there.

Thank you so much for your kind words, you and your family have been amazing guests, and we are very grateful for taking care of our home as it was yours. As your mentioned We are lucky to be in a location where we are less prone to get seaweed, thanks for mentioning that and I am very happy that you enjoyed the villa’s art and our little sand area.  I hope to see you soon.

This villa was absolutely stunning and perfect for our stay in Cancún. There were 8 of us staying here, which is the perfect size group for the place. The pictures don’t do the villa’s beauty justice - from the first time entering the gate to the last time, each time we were blown away with how beautiful this property is. The groundkeeper Miguel and Clarita did a fantastic job and we cannot thank them enough for making sure we felt right at home and got to enjoy every minute of our stay here. We stayed here for my birthday and bachelorette weekend - our aim was to have a quiet place where we can just enjoy each others time and unwind for a few days, which this was just perfect for. Playa de tortuga is just 5 min away and so it’s super easy to catch the boat over to isla de la mujeres. the beach right in front of the house was also gorgeous (much nicer than the regular beach in cancun) and it was so fun to have both the option of the pool and beach. Thank you so much for everything!

Muchas gracias por su visita, me alegra mucho saber que la pasaron muy bien. Esperamos verlas de regreso muy pronto.

Everything was so nice. Anything we needed Patricio took care of. The house was beautiful!! Also the staff that cleaned up daily was a plus!

Muchas gracias por tu vista, eres bienvenida cuando quieras.

Beautiful view of the ocean and a lovely outside lounging space made Patricio's home a great choice for our family holiday in Mexico. Host Pamela was always responsive and quick to help with anything we needed. We look forward to staying again.

Muchas gracias Jon, ojalá vuelvan muy pronto.

Great house. Easy location. Exceptional staff and hosts.

I had an absolutely amazing experience staying at this beautiful villa in Cancun for a week. From the moment I arrived, the host went above and beyond to make sure I felt welcome and comfortable. His warm hospitality truly made the difference—he stayed in touch daily to check in on how things were going and was always available to assist with anything I needed. The staff at the villa were equally wonderful—professional, attentive, and always ready to help. The service was top-notch, and it really enhanced the whole experience. The host also helped arrange tours and take care of logistics, which made exploring Cancun effortless and enjoyable. I can’t thank the host and his team enough for their kindness and support throughout my stay. Highly recommend this place to anyone looking for an amazing and well-supported vacation in Cancun!

Thank you so much for your kind words. They mean a lot to us. We hope to see you again very soon.

The house is beautiful and has impressive views throughout. You can open sliding doors in the living room and you feel like youre outside, nice breeze coming in. The rooms are very nice, beds comfortable and bathrooms big. The furnishings are elegant and the house has  comfortable sofas, nice artwork. The kitchen has high end appliances and everything you need to cook. Miguel and Clara were very nice and helpful and were there every day to clean the house and outdoors. Pamela helped us out with recommendations for activities and restaurants and she was super nice. Fantastic place to spend a week away from the cold weather at home. Thanks Patricio and Pamela!

The villa was amazing; our family loved the privacy, while still being just an Uber away from great restaurants and activities. The beach was perfect, a little tricky to walk down to it, but no seaweed and great white sand. The beach was frequently in use by the locals, because the villa is just south of the public Playa Tortugas, but still quiet & no big, noisy spring break crowds. The hosts let us have an online Walmart order delivered a few hours before we arrived, so we walked into a kitchen already stocked with snacks, which was very nice of them. They also provided 5L jugs of filtered water, and plates/utensils/pots & pans, which the housemaid Clarita would come clean & wash about ~twice a day. The pool was a little cold, and the hot tub not super-hot, but our kids still loved both. We had previously stayed at "all inclusive" resorts but are never going back--the villa has more privacy, way more space, & much better food, once you Uber a well-rated restaurant.

Thank you very much for your visit, we hope you can come back soon. Best wishes, Patricio

Patricio's place is very beautiful, with stunning views. It's spacious and the outdoor space is so nice. The hosts are extremely responsive and service is very good.

Muchas gracias Nick, fue un placer recibirlos.

From beginning to end this was the best property we have stayed at. The communication with Pamela was almost instantaneous. Thank you so much! We asked for restaurant recommendations and all were perfect. The pizza from SIETE CIELOS As good as is in nyc and Naples. The Fish Market was a hidden gem upstairs from a grocery store. So good! Fresh. Well prepared with friendly service. Flor de Lis a go to for pozole and enchiladas mole. Catalina an Miquel keep the house in squeaky clean condition. We especially enjoyed that the dishes were washed after breakfast and lunch. The architecture is modern with lots of glass and beautiful wood. The art contributes to the vibe. Miquel was always available to help out with the grill and working the garage doors. Ok the scenery Spectacular! Beach right below. The youngest member really enjoyed the beach right on terrace. He played for hours in the sand and was safe. Our only regret is that the week we wanted for next year is already booked

Thank you so much Gayle! I hope you can come back very soon!

There are not enough words to describe this beautiful home. The photos are beautiful but the in person experience is even better. The hosts went over and beyond to communicate, grocery shop for us, book local experiences and set up private transportation. This house and the service provided was better than a 5 star hotel!! They made our group feel like family.  I cannot wait to visit again.

Muchas gracias por tus palabras Carrie, significan mucho para nosotros. Fue un placer hospedarlas y ojalá vuelvan muy pronto. Saludos, Pamela y Patricio

We were 6 adults and 6 children under 4 years old for our family vacation. The villa went way over our expectations. Pamela was one of the most responsive and kind host we ever had. She was a big help with everything during our stay, giving us a lot of recommandations and responding quickly to our questions. Also, Miguel and Clarita really helped us a lot with the everyday tasks, making our stay with the kids more enjoyable. The rooms were made everyday and the place was kept very clean. The villa had everything we needed and more. The view is stunning, the pool and the jacuzzi are great, the garden in the backyard is beautiful when the sun sets. The covered terrasse with the Bbq and the sliding doors in the living room made our days outside a charm. We all hope to be able to come back at this beautiful place and we certainly recommend this villa that looks even better in real life than on the pictures.

Muchas gracias Louis, ojalá vuelvan muy pronto!

A truly gorgeous location! The house is incredible, service is impeccable, and Patricio and company will make sure you enjoy your time in Cancun to the fullest.

Thank you very much for your kind words. We are very happy to know that you had a great time. We hope to see you again very soon. Best wishes, Patricio

We loved the house, we enjoyed it very much, excellent location with a spectacular beach. Pamela and Patricio are excellent hosts, always attentive to anything. 100% recommended.

Nos encanto la casa, disfrutamos muchisimo, excelente ubicacion con una playa espectacular. Pamela y Patricio son excelentes anfitriones, simpre pendiente de cualquier cosa. 100% recomendable.

Muchas gracias Arturo, ojalá regresen muy pronto. ¡Feliz 2025!

Our stay at this beautiful and spacious villa was absolutely unforgettable! The villa boasts an incredible view, which made waking up each day a dream. However, the highlight for us was undoubtedly the terrace, complete with a pool and jacuzzi—perfect for relaxing and soaking in the breathtaking scenery. The location was ideal, providing both convenience and a strong sense of safety throughout our stay. A huge thanks to Miguel and Clarita for their wonderful help with the villa and Pamela for her recommendations and assistance, which made our visit even more special. Their hospitality truly elevated our experience. If you're looking for a luxurious and comfortable getaway in Cancun, this villa is the perfect choice. We can't wait to return!

Thank you very much for your words Ziga. We hope you visit us again soon.

Gracias por tus comentarios Víctor. Saludos

The villa was nice and the people cleaning and maintaining it were very helpful. The beach access is very difficult to get to and should be improved. A lot of little things I would have finished before renting the villa, landscaping sand area by the pool . It was not pleasant to the eyes.Villa has amazing views of the ocean but glass was dirty. The TV room is not functional, should be moved to main living room and gym is not very well located. These are easy fixes and would greatly improve the experience at the Villa.

Hello Tracy and Tony, Thank you very much for your feedback. I’m sorry we couldn’t accommodate your request to exceed the guest limit. Our villa has a maximum occupancy of 10, and while I understand you wanted to host 14, we have to keep within this limit for both comfort and safety. I’ve reviewed the listing to ensure this is clearly communicated for all future guests. Regarding beach access, I’d like to mention that my parents, who are very fit for their age, Mom 78 and Dad 80, enjoy going to and from the beach multiple times daily when they stay, finding the walk manageable. I hope this helps provide some context for other guests who may have questions. As for the villa’s design, I truly respect your preferences. Our landscape and architecture were designed by one of Mexico’s prominent young architects with a strong focus on sustainability and conservation. The sandy area by the pool is native dune vegetation, carefully maintained to honor and protect the coastal ecosystem, which is why we haven’t introduced exotic grass or other plants. This feature has actually drawn several professional photo shoots, and many guests find the natural aesthetic to be charming. We also aim to ensure this unique feature is reflected accurately in our photos. In regard to the TV room, we intentionally placed it as a cozy space with a 65-inch TV, two sofas, and air conditioning—designed as a family or children’s nook for occasional entertainment. The main living area, on the other hand, emphasizes the beauty of the Caribbean and showcases works from renowned Mexican artists like Sergio Hernández, Vicente Rojo, José Luis Cuevas, and Francisco Corzas. This way, we maintain an environment where guests can fully appreciate the art and natural surroundings. Concerning the windows, I'm sorry to hear you found them unsatisfactory. During your stay, we experienced some unusually harsh weather, with rain and wind, which can lead to water marks on our 10-foot-high windows. Miguel and Clarita, who were always available, would have gladly cleaned them on request. We didn’t receive any feedback from you during your stay, but your comment helps us understand the importance of proactively offering this service in future rainy weather. Thank you again for sharing your thoughts. We’re constantly striving to enhance our guests' experience and will certainly take your suggestions into account as we continue to care for this special villa. Best wishes, Patricio

The pictures don’t do honor to this absolutely stunning property. We were a family of 6 adults and 2 kids and had a perfect stay, Pamela and Patricio are amazing hosts, and Clarita and Miguel will make your trip even more perfect. 5 stars for everything.

The home exceeded our expectations. Spacious with fantastic views from every room. We will definitely book again.

Thank you For your comments Isidro, we hope that you come back soon.

We were welcomed by Miguel who stays on the property upon arrival.  The Villa is absolutely beautiful and exactly what the pictures reflected.   We had everything we needed.  It is perfectly located.  The beach was amazing.  So clean and  Clarita made sure our linens  and towels were ready every morning.  We would definitely stay here again without hesitation!

Thank you very much Ornella, I hope you come back very soon.

Patricio and Pamela have a beautiful home in a beautiful location. Miguel and Clara are exceptional employees of Patricio and Pamela and they take care of the day to day maintenance and cleaning. Home was spacious, unique and well maintained. Very responsive - I’m talking near instantaneous responsiveness. We had to take my elderly mother to the ER, she fractured her elbow, and Pamela actually showed up at the hospital and helped translate!  She is awesome!

Fantastic stay. I was here with a small group for a birthday. The house is amazing and spacious with breathtaking views of the beach. The pool and hot tub combo walking distance from the beach is amazing and there’s even a fitness room for those so inclined. The team of people to help with things onsite as well as suggest places to eat were unrivaled and made the trip. They saved us from a wasted day as our tour plans fell through. I reached out to them and they were able to arrange transport all day for us to make the day as good if not better than expected.

Thank you for your comments Aleeph, you and your group were fantastic guests.

This villa is spectacular. The hosts, Patricio and Pamela, are incredibly responsive. They organized a private van for our party of 9 to and from the airport and provided options for chefs, excursions, and transportation. Pamela welcomed us at the villa and walked us through everything. Additionally, Clarita and Miguel ensured the villa was cleaned and well-maintained each day. They are both friendly and eager to help in any way. Our stay was perfect, even with Hurricane Beryl coming through Cancun. Patricio messaged us daily to ensure we had enough water and felt safe, while Miguel installed protective window coverings and removed all exterior furniture. The day after the hurricane passed, everything was back to normal. We shared the villa with another family and everyone enjoyed the amazing views, beautiful pool, Big Green Egg, open layout, and kitchen. There was plenty of room and everyone felt safe and secure. Could not be happier with our stay and will be back! A++

Thank you so much Brooks, we hope to see you back soon.

Thank you Thomas, you are always welcome to come back,

Great location, great host, beautiful house!

Thank you Linh! You are always welcome to come back.

My friends and I had the most incredible experience staying here. The views were absolutely breathtaking, and the house itself was nothing short of perfect. Patricio  was incredibly responsive and kind, making sure every detail of our stay was taken care of. The added security measures, such as the guard at the end of the street, the locked gate, and security cameras, made us feel completely safe and at ease. And let's not forget about the beautiful beach and amazing pool - it was like a dream come true. I couldn't have asked for a better place to celebrate my 30th birthday . Highly recommend this hidden gem for anyone looking for a luxurious and secure home.

Thank you very much for your kind words! It was a pleasure to have you and your friends in our Villa. Your are always welcome to come back.

Nice place to enjoy as a family as we did. During our stay we were assisted by the home staff who made our stay simpler. Very good location if the destination is Cancun. The place is included with amenities and supplies that made the most complete visit. Easy to get around the cd. in private and public transport. You can enjoy the pool and the jacuzzi with family with children. The public beach is just a short distance away. The house is spacious, bright and ventilated. Beautiful sunrises that can be contemplated. It's located in a private place. We were sure. We were very happy and will be back another time. Thank you Patricio and Pamela. Thank you Miguel and Clara

Un lugar agradable para disfrutar en familia como lo hicimos. Durante nuestra estancia fuimos asistidos por el personal de casa que hizo nuestra estancia más simple. Muy buena ubicación si el destino es Cancún. El lugar está incluido con amenidades e insumos que hicieron la visita más completa. Es fácil desplazarse por la cd. en transporte privados y público. Se disfruta de la alberca y el jacuzzi con familia con niños. La playa pública está a unos pasos. La casa es espaciosa, iluminada y ventilada. Preciosos amaneceres que se pueden contemplar. Está ubicada en un lugar privado. Estuvimos seguros. Estuvimos muy contentos y con gusto volveremos en otra oportunidad. Gracias Patricio y Pamela. Gracias Miguel y Clara

We had an unforgettable stay at this villa with a group of friends. The view and luxury are breathtaking.

Nous avons passé un séjour inoubliable dans cette villa avec un groupe d'amis. La vue et le standing sont à couper le souffle.

Patricio and his team are kind and patient; we enjoy communicating with them. The accommodation is a wonderful place that has left a lasting impression on our trip. Thank you guys so much.

"The Villa Kun was the most amazing vacation we ever had. From the moment we arrived, we knew we were in for a treat. Patricio greeted us with a warm smile and showed us around the property. We were blown away by the stunning ocean views and lush tropical surroundings, which included a unique desert-inspired garden with sandy dunes, a surprise and delight in this tropical paradise! The villa itself was incredible. The rooms were spacious and comfortable, with a modern and sleek design that made us feel like we were in a luxury magazine spread. The best part? The entire house was one big sliding glass door, an 11-foot-high window that opened up to the views. It felt like we were living in a dream. We loved being able to step outside and take in the sights and sounds of the ocean. We also enjoyed the beach chairs by the beach, where we could relax and soak up the sun - having a suntan was an amazing experience! And the outdoor bathroom was a delightful surprise, making it convenient fo

wow, wow, wow, no words! it's a dream come true. amazing amenities, spotless clean, spectacular view. much much nicer than the pictures. everything is brand new I'm even staying for another few days.

Patricio’s home is one of a kind. The home is well taken care of and the view is spectacular. 10/10 service, I highly recommend!

Thank you very much David. Best wishes

villa kun was absolutely stunning and private! the host and all members of the staff were extremely helpful. Pamela immediately greeted us and showed us around and even gave us recommendations for 2 amazing masseuse’s. The villa is right off of the beach so not only do you have access to a huge pool/jacuzzi but the beach as well. One thing to note is that although our group didn’t speak any English, the entire staff was patient and accommodating. We highly recommend!

Thank you very much for your kind words. We were very happy with your visit, we hope to have you back very soon. Best wishes, Patricio

Excellent experience, we were very friendly, the property is very well located, with a very clean and quiet sea, spectacular views, everything is super clean (bedding and bath) and the house in general in excellent condition, very good hosts, always old to what we might need, we will return without hesitation, I highly recommend it!

Excelente experiencia, nos recibieron muy amables, la propiedad está muy bien ubicada, con una mar muy limpio y tranquilo, unas vistas espectaculares, todo súper limpio (ropa de cama y baño) y la casa en general en excelentes condiciones, muy buenos anfitriones, siempre antentos a lo que pudiéramos necesitar, regresaremos sin dudarlo, lo recomiendo ampliamente!!

Muchas gracias Arturo, nos dio mucho gusto tenerlos como huéspedes. Ojalá vuelvan muy pronto.

It's a great choice for a long vacation! The gym is ideal for not losing the pace for when you return home, it has a spectacular view from the pool both at sunrise and sunset! Greetings to Clarita and Miguel! Excellent people who are attentive to any need at the moment, definitely recommended, Patricio always on the lookout if everything goes well with the stay or if something is needed, see you soon again!

Es una excelente opción para una vacación larga! El gimnasio está ideal para no perder el ritmo para cuando se regrese uno a casa, tiene una vista espectacular desde la alberca tanto al amanecer como al atardecer! Saludos a Clarita y Miguel! Excelentes personas que están atentas a cualquier necesidad al momento, definitivamente recomendado, Patricio siempre al pendiente de si todo va bien con la estadía o si se necesita algo, nos vemos pronto nuevamente!

Mucha gracias Giovanni, los esperamos de regreso muy pronto.

Patricio's house is spectacular!!!, much better than what is shown in the photos. The view of the sea is incredible, the location within the hotel zone is perfect, direct access to a super nice beach, in general everything is new and impeccable (I was practically booked by the house) Patricio was always super attentive to all our needs, excellent host!!! As a super host, I'm fascinated by the attention of all your team. Definitely every time I can come back to this house!!!

La casa de Patricio está espectacular!!!, mucho mejor de lo que se muestra en fotos. La vista que tiene al mar está increíble, la ubicación dentro de zona hotelera es perfecta, acceso directo a una playa súper bonita, en general todo está nuevo e impecable (prácticamente me tocó estrenar la casa) Patricio siempre estuvo super atento a todas nuestras necesidades, excelente anfitrión!!! Yo como súper host quede fascinada con la atención de todo su equipo. Definitivamente cada vez que pueda regresare a esta casa!!!

Mil gracias Ana, como eres la madrina, con toda confianza mándame mensaje por esta vía y nos aseguraremos de darles un trato especial. Muchas gracias por tu opinión, significa mucho para nosotros.

4BR Villa