Riviera Maya · Municipality of Tulum
Legally constituted as Bahía Príncipe Residencial Golf Resort
We know this development: its blocks, its internal building code, the Comité Técnico, the suppliers who work there and the building methods that hold up in this climate. Before designing your house, the first thing is to know what your lot allows.
That is why the configurator asks you for those figures if you have them at hand. If you do not, we still show you everything that can be calculated, and we help you read them once you get your deed.
Extracts from the development's internal building code, with the article each one comes from. These are the rules that change a project the most.
4.1.1
Every Unidad Privativa has an EDUC defined and marked on the plan attached to its deed. The house must sit inside the EDUC, and the footprint must not exceed the area resulting from applying the COS. Designs that do not comply with the EDUC, the COS and the CUS will not be approved.
4.2.1
The maximum height of buildings is specified in the table of restrictions and depends on the block and the land use, measured from the natural or modified ground level to the highest point of the building. For condominiums the maximum height is 16 metres.
4.1.1
The COS and the CUS of each Unidad Privativa are set out in its public deed of ownership. The front, side and rear setbacks are described in that same deed and on the lot plan.
4.1.1 A · 4.2.9
The area of structures such as swimming pools, plant rooms, palapas, kiosks or caretakers' rooms is included within the COS and CUS area, and has to sit inside the EDUC.
4.2.1
The 2014 internal building code set two storeys for houses. The 2024 and 2025 lot sheets authorise up to three storeys on the newer keys, with a maximum height of 10.50 m. The figure that applies is the one on the land-use key of your lot, which appears on your lot sheet. On Unidades Privativas with a steep slope an extra storey may be authorised provided the façade planes, windows and openings do not show it, with the approval of the Comité Técnico.
4.1.1 A.3
No swimming pools, walls, footpaths or golf-cart ramps may be built in the rear setback. The construction of palapas, kiosks, covered terraces, carports and plant rooms in that setback is strictly prohibited. The whole area is to be native jungle.
4.1.1 A.1
Only the strictly necessary footpaths and vehicle ramps may be built in the front setback. The rest is to be native jungle, treated according to the General Landscape Architecture Plan.
4.2.6
The colour of the exterior walls must be white on at most 75 % and combined with stone on at least 25 %, subject to the approval of the Comité Técnico. Exterior materials have to be approved with physical samples.
4.2.6
The external application of reflective metal elements and cladding, vinyl, reflective surfaces, asbestos and PVC is not permitted.
4.2.6
Mirrored glass in any shade is not permitted, nor is polarised or smoked glass. Only clear or transparent glass, green tints and frosted or acid-etched glass are allowed.
4.2.2
Playing with wall and roof planes may be used to give movement and visual interest; the use of domes is prohibited.
4.2.5
Roofs may not be painted in bright colours or in any colour other than the natural colours of the materials. Finishes and materials must be authorised in advance by the Comité Técnico.
6.5
Before any conceptual planning, the Comité Técnico must be consulted to verify the specific location of the EDUC. The project goes through a preliminary meeting, an initial presentation, an evaluation, a final presentation and final approval before the building licence.
6.1
Owners and their builders must post a bond to guarantee compliance with the building code, for $200,000.00 MXN, updated at the start of the works at a rate equal to the INPC published by the Bank of Mexico.
6.1
If the construction departs from the approved project or is left unfinished for 18 months from the start date, the bond will be called in to correct the departures and finish the works.
6.6
No works may begin without the final approval of the Comité Técnico, the municipal building licence, and the corresponding bond and insurance. Every site must be hoarded from the outset with attractive elements that block the view from outside; the use of construction timber for the hoarding is prohibited.
Anexo C 3.14
Monday to Friday from 7:00 to 18:00. Saturdays from 7:00 to 14:00. Sundays and the public holidays of the Federal Labour Law are not working days.
4.1.1 A.5
The COS area is delimited within the Unidad Privativa and clearing is permitted only inside it. The rest of the lot is kept as native jungle in accordance with the General Landscape Architecture Plan and the authorised plant palette.
2.2
Being located in the Municipality of Tulum, the Building and Urban Services Regulations of the Municipality of Tulum must be observed and complied with for everything the condominium's internal building code does not cover.
Building code
The perimeter wall is optional and may not exceed 1.20 m in height.
Each block can have a different maximum height under the development's table of restrictions, and each lot its own COS, CUS and setbacks.
COS is the percentage of the lot you may cover with the ground floor of your house. A COS of 0.35 on 400 m² allows a 140 m² footprint.
CUS is the total built area you may add up across all storeys.
EDUC is the polygon drawn on your lot plan within which the house has to sit. It is not the same as the COS: the COS tells you how many square metres, the EDUC tells you where.
The perimeter setbacks are the metres you must leave clear against each boundary, and in this development that strip is kept as native jungle. In practice they are usually what limits a project the most.
One detail that surprises many people: here the pool, the palapa, the kiosk and the plant room count towards the COS and the CUS. They are not extra area: they take square metres away from the house. The configurator calculates it that way from the start.
The information on this page is a summary of the development's internal regulations. For legal purposes the original document and whatever the Comité Técnico resolves are what govern.
