Authorities Warn Buyers Away From Ocean Tulum Over Missing Permits

Tulum, Quintana Roo – Quintana Roo’s urban development authority has issued a public warning against buying, selling or renting property at Ocean Tulum, saying the unfinished condominium project lacks required permits and authorizations.

The warning was released by the Secretariat of Sustainable Territorial Urban Development, known as SEDETUS, in coordination with the Tulum municipal government. It identifies Grupo VINSA Construcción y Gerencia de Proyectos, S.A. de C.V. as the company responsible for the development.

Ocean Tulum is located in Region 011, block 895, lot 003, on Calle 2 Sur between avenues 15 Sur and 10 Sur in Tulum.

According to the official notice, the project does not have the rulings, certificates, permits and authorizations required under state and municipal development regulations. Authorities also said it is subject to judicial and administrative proceedings, although they did not identify the courts, agencies or specific disputes involved.

The public was urged not to enter into any purchase, sale, rental or promise-to-purchase agreement connected to the development.

“Those who do so would be contributing to crimes against urban development and putting their assets at risk,” the notice said. SEDETUS invited people seeking to verify a development’s documentation to contact the agency at atencion@sedetus.gob.mx.

View the SEDETUS notice

Warning does not announce a formal closure

Although some social media accounts have described Ocean Tulum as “clausured,” the official notice does not announce a formal closure, fine or enforcement date. It is a public warning against conducting transactions involving the property.

Ocean Tulum was marketed beginning in 2022 as a large resort-style condominium complex containing 272 apartments, studios and penthouses. Promotional materials advertised commercial space, restaurants, more than 20 amenities and a 2,100-square-meter swimming pool with an artificial beach.

An archived sales listing gave an estimated delivery date of December 2024, with prices beginning at approximately 2.04 million pesos. Other marketing materials reportedly offered staggered delivery dates extending into June 2025.

The project was promoted by Grupo VINSA and marketed extensively through Maya Ocean Real Estate and other brokers. A 2023 sponsored profile described Maya Ocean as the master broker for Ocean Tulum and presented the 272-unit project as a resort-living investment opportunity.

Buyers report years of delays

Purchasers began making their complaints public before SEDETUS issued its warning. They say promised delivery dates passed while sections of the project remained at the bare-concrete stage and construction activity stopped.

Some buyers claim more than 100 purchasers from Mexico, the United States, Canada and Europe are affected. That figure has not been independently confirmed. One organized group reportedly includes approximately 20 investors who say they possess contracts, payment receipts and records of complaints filed with consumer authorities.

Several purchasers have also said they paid substantial portions of their units’ purchase prices but have received neither completed apartments nor promised refunds. One buyer reported investing approximately 1.77 million pesos, while another said her family reached a refund agreement that expired without payment.

The total amount at stake has not been established by authorities. Claims that the collective losses reach tens of millions of dollars remain estimates from affected buyers rather than a confirmed government figure.

Developer says it remains committed to the project

In a statement posted on the Ocean Tulum website in June, before the SEDETUS warning, the company acknowledged buyers’ concerns about the project’s schedule.

The statement said technical, administrative and financial work was underway to create conditions for construction to resume. It did not provide a revised completion date or explain the prolonged interruption.

“Our commitment to strengthen the patrimonial value of our clients and bring Ocean Tulum to a successful and sustainable conclusion remains in effect,” the company said.

As of August 8, the project’s website continued advertising presale condominiums and did not display a response to the SEDETUS warning. Authorities have not announced what will happen to the unfinished buildings or how the warning may affect pending refund claims and legal proceedings.