Villa in State of Quintana Roo
14 guests · 4 bedrooms · 5 baths
Reasons to book
Guests love it hereGuests give this property a top rating
Top-tier experienceA high end property in this area
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About this villa rental
Enjoy your vacation, and experience the Tulum vibe designed into Villa II'k by Casa Xuul Tulum. Chef service from menu by request, and daily cleaning included (except Sundays and holidays).
From the breathtaking views of turquoise waters to the soothing ocean breeze, this ocean front villa is designed to be an ideal gathering place for friends and family, or any special occasions.
Casa Xuul waterfront property holds 2 sister villas, this listing is for Villa II'k. It can accommodate up to 14 people.
The space
Villa II'k is a private oceanfront modern villa with its own ground infinity pool facing the ocean, lounge areas, and jacuzzi on the rooftop. The ground area is divided by its natural landscaping. The roof-top clear bottom plunge-in pool is shared and connects both villas with amazing views!
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 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 blinds for the days that you rather sleep in. One bedroom located on the ground level, with a separate room with bunker 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.
- Daily Housekeeping included (Mon-Sat, no Sundays or holidays -- staff day off)
- Chef service from menu by request -- option to order service Mon-Sun & holidays.
- 1 oceanfront villa, 4 bedrooms each with en-suite bathrooms + 1 bunker bed separate room. All with AC and ceiling fans.
- Central AC in social areas + bedrooms.
- Gated property with parking area.
- Snorkeling gear, water shoes, kayak, paddle board
The neighborhood
We are located in a stretch between the sea and the jungle, in the area of Tankah, Tulum (about 1 hr 45min from Cancun, 15 to 20 min from Tulum town and Tulum beach/hotel area). There are some small boutique hotels, and mainly houses.
Situated at the northern tip of Tankah bay, Villa II'k is one of two villas at Casa Xuul Tulum waterfront property facing a reef. The area is protected by the Mesonamerican Reef system offering privacy; calm and shallow water in the bay of Tankah to the south (great for snorkel), and Soliman bay to the north. Water shoes provided so you can explore the tip of the bay, bring extra if all want to explore at the same time. Kids and grown-ups alike, love to explore and find sea life between the rocks.
For accurate location/distances, check Google maps, you'll find us as Casa Xuul Tulum.
- Tulum Mayan Ruins (10 min by car) - See these famous ruins still standing from the 13th century,
- Cenote Manati (5 min walking) - Do snorkel and/or dive via the underground river that connect directly to the Caribbean Sea .
- Cenotes Dos Ojos (30 min by car) - Enjoy amazing Tulum cave diving!
- Tulum Downtown (20 min by car) - Explore restaurants and bars, and the Tulum beach with all its fashionable places.
- Offical PGA Bahia Principe Golf Club created by Robert Trent Jones II (25 min by car) - Tee off at one of the best golf resorts in Mexico!
- Playa del Carmen (45 min by car)
- Cancun (1hr 45 min by car)
- Chichen-Itzá (2 hours by car) - Visit one of the most famous areas of Mexico and see ruins standing since 600 AD.
Nearby you can also enjoy famous sites such as Xel-Ha and Akumal and several adventure parks.
Before your arrival, you will receive our suggested favorite places in Tulum.
View more on our website casaxuultulum.com
Follow us Instagram at @casaxuultulum
Guest access
Villa II'k by Casa Xuul Tulum sits amidst the trees on a gorgeous tropical oceanfront property. Villa II'k is one of the sister villas by Casa Xuul Tulum.
The property is landscaped for privacy between each home. Guests enjoy a private residence with shared common sky pool on the rooftop, and beach area. Shade and beach loungers are on the beach for you to use. The villa has its own infinity pool at ground level with lounge areas, and Jacuzzi/lounge area on the rooftop too.
Getting around
If you'd like to be free to explore all Tulum has to offer and move around easily, getting a rental car will be best. You can park inside the property. If you need transportation from the airport and during your stay, we'll provide you with a recommendation that takes care of our guests.
Interaction with guests
Our staff will provide daily cleaning of the villa -- Mon-Sat, except Sundays (it's the staff day off). Latest to have cleaning is 2pm, and changing of bedding is every 4th day.
Although, there's no housekeeping on Sundays, a team member takes care of pools, and decks on Sundays. Feel free to let him know if there's anything that comes up that need attention.
Other things to note
- Daily housekeeping (Mon-Sat, no holidays). In addition, our on-site property caretakers keep the grounds clean and in order.
- Chef service from menu by request -- option to order service Mon-Sun & holidays.
- Early check-in/late check-out is $150/each, depending on calendar availability, will need to have 2-day notice to confirm.
- Construction is very common in Tulum nowadays. Neighbors have started building, noise is unpredictable and building site starts taking shape.
From the breathtaking views of turquoise waters to the soothing ocean breeze, this ocean front villa is designed to be an ideal gathering place for friends and family, or any special occasions.
Casa Xuul waterfront property holds 2 sister villas, this listing is for Villa II'k. It can accommodate up to 14 people.
The space
Villa II'k is a private oceanfront modern villa with its own ground infinity pool facing the ocean, lounge areas, and jacuzzi on the rooftop. The ground area is divided by its natural landscaping. The roof-top clear bottom plunge-in pool is shared and connects both villas with amazing views!
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 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 blinds for the days that you rather sleep in. One bedroom located on the ground level, with a separate room with bunker 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.
- Daily Housekeeping included (Mon-Sat, no Sundays or holidays -- staff day off)
- Chef service from menu by request -- option to order service Mon-Sun & holidays.
- 1 oceanfront villa, 4 bedrooms each with en-suite bathrooms + 1 bunker bed separate room. All with AC and ceiling fans.
- Central AC in social areas + bedrooms.
- Gated property with parking area.
- Snorkeling gear, water shoes, kayak, paddle board
The neighborhood
We are located in a stretch between the sea and the jungle, in the area of Tankah, Tulum (about 1 hr 45min from Cancun, 15 to 20 min from Tulum town and Tulum beach/hotel area). There are some small boutique hotels, and mainly houses.
Situated at the northern tip of Tankah bay, Villa II'k is one of two villas at Casa Xuul Tulum waterfront property facing a reef. The area is protected by the Mesonamerican Reef system offering privacy; calm and shallow water in the bay of Tankah to the south (great for snorkel), and Soliman bay to the north. Water shoes provided so you can explore the tip of the bay, bring extra if all want to explore at the same time. Kids and grown-ups alike, love to explore and find sea life between the rocks.
For accurate location/distances, check Google maps, you'll find us as Casa Xuul Tulum.
- Tulum Mayan Ruins (10 min by car) - See these famous ruins still standing from the 13th century,
- Cenote Manati (5 min walking) - Do snorkel and/or dive via the underground river that connect directly to the Caribbean Sea .
- Cenotes Dos Ojos (30 min by car) - Enjoy amazing Tulum cave diving!
- Tulum Downtown (20 min by car) - Explore restaurants and bars, and the Tulum beach with all its fashionable places.
- Offical PGA Bahia Principe Golf Club created by Robert Trent Jones II (25 min by car) - Tee off at one of the best golf resorts in Mexico!
- Playa del Carmen (45 min by car)
- Cancun (1hr 45 min by car)
- Chichen-Itzá (2 hours by car) - Visit one of the most famous areas of Mexico and see ruins standing since 600 AD.
Nearby you can also enjoy famous sites such as Xel-Ha and Akumal and several adventure parks.
Before your arrival, you will receive our suggested favorite places in Tulum.
View more on our website casaxuultulum.com
Follow us Instagram at @casaxuultulum
Guest access
Villa II'k by Casa Xuul Tulum sits amidst the trees on a gorgeous tropical oceanfront property. Villa II'k is one of the sister villas by Casa Xuul Tulum.
The property is landscaped for privacy between each home. Guests enjoy a private residence with shared common sky pool on the rooftop, and beach area. Shade and beach loungers are on the beach for you to use. The villa has its own infinity pool at ground level with lounge areas, and Jacuzzi/lounge area on the rooftop too.
Getting around
If you'd like to be free to explore all Tulum has to offer and move around easily, getting a rental car will be best. You can park inside the property. If you need transportation from the airport and during your stay, we'll provide you with a recommendation that takes care of our guests.
Interaction with guests
Our staff will provide daily cleaning of the villa -- Mon-Sat, except Sundays (it's the staff day off). Latest to have cleaning is 2pm, and changing of bedding is every 4th day.
Although, there's no housekeeping on Sundays, a team member takes care of pools, and decks on Sundays. Feel free to let him know if there's anything that comes up that need attention.
Other things to note
- Daily housekeeping (Mon-Sat, no holidays). In addition, our on-site property caretakers keep the grounds clean and in order.
- Chef service from menu by request -- option to order service Mon-Sun & holidays.
- Early check-in/late check-out is $150/each, depending on calendar availability, will need to have 2-day notice to confirm.
- Construction is very common in Tulum nowadays. Neighbors have started building, noise is unpredictable and building site starts taking shape.
Amenities at Tulum Beachfront Villa - Weekly discount and staff included!
Non-smoking
No pets allowed
Family friendly
Map of State of Quintana Roo
Ratings and reviews
10 / 10Outstanding·Dec 2025
A perfect stay! We cannot say enough, good things about Casa Xuul. We returned on December 20 from a weeklong stay at the property. Stayed on the left-hand side villa, which is called Villa Il’k. We were six adults. The villa itself is stunning and has a wonderful location on a private, guarded drive. The oceanfront location is fabulous. We loved this villa, but we loved the staff even more. This was the best of both worlds. It was like staying in a hotel, but having your own private villa. Victor, the house manager was always available and did everything we needed and more. The housekeeping staff did a wonderful job every day. The meals served by Chef Angelica and her assistant were wonderful every day. We could not give a higher rating to this villa or this vacation. 10 stars out of 10. For those of you who prefer a very lively atmosphere, where you can walk to bars and restaurants, this is not the place for you. A rental car or a car and driver is needed if you want to venture off property. This was perfect for us as we did not wish to be in the hotel zone. The villa is not directly on a sandy beach, but it is an easy walk two minute walk to the beach. If you like a beach walk in the morning, you can easily walk for miles around Tankah Bay. The rooftop hot tub as well as the infinity pool was a real highlight of the home. Great communication with the host and staff. They met every need.
10 / 10Outstanding·Feb 2024
WORTH IT!
We had 11 women ages 28-55 and rented both sides...giving most their own bedroom. The House staff and Maria are friendly, attentive, and detailed. The location is perfect - so many amenities to enjoy... it would take a week+ to experience all! Iguanas would sun on the rocks on the beach during the day. The sun would set over the hot tubs each evening. The kitchens, pools, bathrooms, and sound systems are fantastic. The beds and linens are perfect. The house is stocked with anything you need. Reserve at least one night with the Chef's dinner - we so enjoyed it! Be prepared to be in awe of the sunrises and the lush beach style of the villas.
10 / 10Outstanding·Jan 2024
Casa Il’lk was even better than the pictures listed. We travelled to Tulum for my boyfriend’s 30th birthday and the space was perfect for the occasion. For 10 people the space was perfect, with room for more guests if needed. We loved the pools in the courtyard as well as the pool on the roof. Rooftop jacuzzi was so much fun. Kitchen is well equipped, we made dinner at the house one night. We also used their chef services for a taco night at home, food was amazing! We were close to cenotes and downtown was only 10-15mins away. House service came everyday to clean, which was excellent. The only slight issue we had was with inconsistent water temps with the showers in one of the bathrooms, but this was not a big deal and management was in contact with us the whole time. Maria did a great job of staying in touch and giving us recommendations everyday. So fun!
10 / 10Outstanding·Jun 2023
Our stay was absolutely beautiful! The pictures don’t do this place justice it’s much more beautiful in person if you can believe it! Our host was extremely accommodating and communicative we had 0 problems getting around and it was due to the host being so helpful! 10/10 experience! We had a bachelorette party and they even left party favors and complementary margaritas for the whole group of 11 girls!
$$$$
Top rated by guests
9.6Outstanding
(12 Ratings)
"A perfect stay! We cannot say enough, good things about Casa Xuul. We returned on December 20 from a weeklong stay at the property. Stayed on the left-hand side villa, which is called Villa Il’k. We..."
Kimberly S.Don't miss out! Price and availability may change
