Our Philosophy

We started investing in Real Estate in 2005 with the aim in long term returns based on Location and a targeted Market.

Location Location Location

The classic real estate philosophy of location, for obvious reasons, with the twist of the right value. Great location warranty high rate of occupancy. The right value assures the returns and a profitable exit (disinvestment) if desired.

In depth Market Research

Once we set our sights on a location, we commence an in depth study of the property and rental markets to determine it´s potential and the most attractive segment.

Rental market

What separates us from most developers is that we study the rental market primarily and then the overall Property market. Starting from local legislation for short term rentals to assets and the possibility of changes in legislation in the future. We assess the risks/viability of short term rentals in comparison to long term.

Property market

  • Class A+ properties
    This is not our area of investment due to its limitations, i.e. the investment very high, client pool limited, hence ROI is low.
  • Class C and D properties
    We do not invest in these properties because they are located in less desirable locations, tend to have low rental rates and accordingly difficult to get good tenants in place -> higher vacancy and defaults rates. In our experience, even with low prices are risks too high for our philosophy.
  • Class A properties
    We are interested in these properties because they are in prime locations, top quality buildings and finishes, high-income earning tenants and good CAP Rates. We do realize from experience that Class A properties are extremely difficult to find at reasonable prices hence we have decided to become proactive and create our dream homes at the best locations.
  • Class A–, B+, B and B– properties
    These are the properties we are very interested in because they are in prime locations, very good quality or well-maintained buildings, good income tenants and the highest CAP Rates. We see these properties as “value-add” investment opportunities because they can normally be upgraded to Class A properties.

Long term investors

After our market research we gather all data to determine the highest CAP Rate locations, the profitability per category, a rental average price per subcategory in these locations and a property average price/sqm per subcategory in these locations. The data is analyzed accordingly to determine the most attractive segment and the long term stability. If we are satisfied with our results, we commence our search for properties 15% under “our” market value.

If you can’t find the product… create it!

In our opinion when you cannot find what you want, get creative and bring your vision to life. This is where we brainstorm, design and construct from the ground up until the last unit is creating cash flow.

Our Paradise’s Journey

WE ARRIVED TULUM AS TOURISTS

LOVE AT FIRST SIGHT. After only one visit with my girlfriend Sophia (nowadays my wife) we fell in love with Tulum. Just a minute in Tulum was enough to forget Cancun’s massive constructions and Playa del Carmen’s chaos. We had found the paradise we were looking for! White sandy beaches, clear turquoise waters, a green jungle, Mayan Ruins’ energy, tens of cenotes to swim in and explore new worlds…

WE CAME BACK AS INVESTORS

It was already decided when we came back from our vacation, that we wanted to be part of Tulum. I immediately called Juan, a long term friend and fellow investor and we began to brainstorm and analyze the market in Tulum. We researched prices, cycles, profitability, Riviera Maya´s economy, the existing Real Estate developments, etc.

One week later we were boarding back to Paradise with a full agenda and a clear objective to invest in Tulum. We occupied our days with back to back meetings to find out as much as possible about Tulum, its current state as well as its market potential. Our dinner´s at Burrito Amor with two ice cold Coronas so exhausted, barely exchanging two words…

Five years ago Tulum used to be just a day tour from Cancun or Playa del Carmen to explore the Mayan Ruins, the beach and its cenotes. Since 2015 it has become a vacation destination for the elite after many International investors realized the potential it had and started to buy and develop part of the land.

Tulum´s captivating nature, low density and high sustainable development plan (growth potential over the next 20 years), made us realize that it is the ideal place to invest. 

WE STAYED AS DEVELOPERS

Although we wanted to invest in Tulum, it wasn´t easy to find the perfect development which would fulfill all our expectations. After more than a decade in the business, we had a clear vision of the kind of property we wanted, it had to be perfect.

We soon realized that at the rate Tulum was developing, we had to ensure that our investment would be kind stand the test of time… but we couldn’t find it. So we went ahead and created it! Our own development which fully completes our desires as investors.

Our vision was to design and build an exclusive and private property with all amenities but not overcrowded, elegant design, large swimming pools, at the same time functional, integrated with nature and real luxury (not only in the “advertisement”). It followed many trips to Tulum, uncountable hours designing and redesigning every single detail. Meetings with architects, interior designers, engineers, the mayor, municipality, etc. Finally, after many months of hard work, we have the pleasure to introduce BLACK & WHITE Tulum:

  1. Location
    La Veleta south, the natural development of Tulum with direct access to the beach via Avenida Kukulkan. Just next to the city but 360º surrounded by new developments.

  2. Property
    Our Luxury means:
    • Exclusivity Only 15 units! When we travel to paradise, it is to relax… away from big and overcrowded developments.
    • Privacy Each apartment has it´s own terrace with Jacuzzi, or garden with large swimming pool.
    • Top facilities Long infinity pool, submerged sunbeds, bar with sofas, chill-out beds, Gym/Yoga loft, etc.
    • Hotel Services: Front Desk, security, cleaning, laundry, breakfast, massages, concierge services, etc.
    • Design Elegant and functional design inviting nature and light. With a unique design layout, smooth lines and durability.
    • Turnkey Project! Fully furnished by European interior designers. No time to lose and nothing to worry about.
    • Superb finishes and top of the line materials
    • Elevator to all the apartments
  3. Our neighbors
    We want to share our dream development with persons who wants a part of paradise and to share it with prime travelers.

  4. Price
    We offer the prices we would be looking for as investors. The best quality/price rate in Tulum.

  5. Property Management
    Experienced and flexible Property Managers and, of course, with no attachment (it is optional, not compulsory)

Our Property Management

BLACK & WHITE Tulum is a “boutique condo-hotel” focused on affluent clientele who wants to enjoy a luxury apartment with 5-star hotel services without giving up to privacy and exclusivity.

We have designed this vacation complex to ensure that guests have complete privacy while enjoying their apartment amenities (private terrace with Jacuzzi/ garden with private swimming pool). Our guests can also benefit from the common areas and top quality services.

  • Front Desk
  • 24h security
  • Breakfast Buffet with fresh and tropical
    products from 8 to 10 am by the Rooftop
  • Room Service breakfast
  • Rooftop bar with snacks, beverages,
    cocktails and fresh juices
  • Cooking class events twice per week
  • Yoga classes three times per week
  • Beach Club access and privileges
  • Concierge Services: airport meet and greet,
    car rentals, laundry, restaurant bookings, etc.

3 Rental Programs

  1. Property management by THE OWNER The owner, or the Company he designates, is fully responsible for managing the rental of his property.

  2. Property management by BLACK & WHITE TULUM with 7% minimum ROI guaranteed BLACK & WHITE TULUM manages the rental of the property sharing the risk/benefit with the owner. B&W TULUM manages the property´s rental and warranties under contract a 7% minimum ROI:
    • If the ROI is lower, B&W TULUM will cover up to 7%. I.E: Should the property be managed by B&W TULUM and it only obtains 5.5% ROI. As warrantied under contract, B&W TULUM will be liable for the 1.5% so the owner receives the warrantied 7% ROI.
    • If the ROI is higher, the owner and B&W TULUM will equally share the ROI above 7%. I.E: after a full year managing a property, B&W TULUM obtains a 15% ROI. The ROI above the minimum (8%) is shared by the owner and B&W TULUM (4% each). So the owner will received 11% ROI and B&W TULUM will keep 4%.
    3. B&W TULUM pays every 3 months the net benefit and in the last trimester the ROI is balanced. The owner can contract this rental program for 1, 2 or 3 years (extendable by mutual agreement).

  3. Property management by BLACK & WHITE TULUM with no guarantee BLACK & WHITE TULUM manages the rental of the property giving all the net benefit to the owner, no minimum ROI warrantied (owner 100% risk/benefit). B&W TULUM pays the owner every 3 months the net benefit of the rental.

BLACK & WHITE TULUM PROPERTY MANAGEMENT

The smart investment vehicle with the highest return

A single objective

Maximum profitability for our customers

Only one way

maximum satisfaction for our tenants

  • International Management experience in hospitality properties
  • Over a decade managing properties
  • More than 30 properties owned and managed
  • Lock-outs, hotel Suite style, to increase profitability
  • 10-19% estimated ROIs
  • 7% minimum ROI warrantied under contract
  • Approved for your IRA
  • Property Management Program is optional, not compulsory

BLACK & WHITE Tulum is designed for investors who want stable ROIs above 7% and, the icing on the cake, enjoying their property one or two weeks per year. When apartment owners vacation, they have the option to upgrade to a larger apartment and only pay the difference.

We take great pride in our experience, professional relationships and reputation. We have designed a transparent and flexible Property Management System to maximize occupancy levels and profitability. The management model chosen is the “Pool Management System” which consists on grouping each type of apartment together (Studios in one pool, Garden Duplexes in another pool and Penthouses). We then join all the incomes and expenses by pool and split the net benefit accordingly to the selling price of each unit. This system provides a hedge that stabilizes the long term return.

Standardizing decoration and furniture is a must. It improves flexibility with the marketing and maximizes bookings. The Garden Duplexes and the Penthouses can be advertised as full apartments and as independent hotel Suites at the same time (bedroom´s Lock-off system), widening the potential tenants.

This way:

  • there are no rental price battles among owners
  • there are no arguments between owners because one unit has more bookings than the other
  • risk sharing
  • we maximize the bookings
  • we get higher occupancy rates
  • everything translates to higher ROIs

With the guarantee of Elise Group, a team of professionals with over a decade of International Property Management experience. Managing and developing properties with the focus in satisfying owners and tenants.

ESTIMATED ROIs

Studio

Rental prices varies between $2-3 USD/night depending on the rented unit, except the Groun Floor Studio widch price is $10-15 USD/night cheaper. The estimated ROI ranges between 10-16% depending on the Payment Method. 7% minimum ROI warrantied under contract if managed by BLACK & WHITE TULUM Property Management.

Garden Duplex

Rental prices varies between $5-10 USD/night depending on the rented unit. The estimated ROI ranges between 9-17% depending on the Payment Method and the Lock-off system optimization. 7% minimum ROI warrantied under contract if managed by BLACK & WHITE TULUM Property Management.

Penthouse

Rental prices varies between $10-20 USD/night depending on the rented unit. The estimated ROI ranges between 11-19% depending on the Payment Method and the Lock-off system optimization. 7% minimum ROI warrantied under contract if managed by BLACK & WHITE TULUM Property Management.

Do you have any doubt?
Contact us for further information