track record
Meet the Founder
Julio César Sánchez Navarro
Founder of ZEPTO - Architect and Real Estate Developer
Designing spaces focused on contemporary living and long-term value.An architect specializing in contemporary tropical architecture and luxury real estate development in Tulum. For the past several years, he has led the design, development, and marketing of real estate projects in Tulum that have generated over $50 million in revenue, establishing a unique approach that integrates signature architecture, strategic investment, and a conscious lifestyle.
Proyectos desarrollados dentro del ecosistema Consciente: Villa Aqua, Kahaal, Villa Wabi Sabi, Villa Mamba. Bitol, Xeelenja, Casa Viva
Proyectos residenciales en Tulum
+50M USD
Operaciones inmobiliarias acumuladas
+2,000 m2
Arquitectura construida
Developing with care since 2017A curated selection of completed developments and successful investment opportunities.
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AQUA
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PALMA Y ARCO
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BITOL
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JABIN
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CASA VIVA
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HACIENDA 21
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KAHAAL
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Brutalist romance
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HACIENDAA BABYLON
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FOLKLORE
BITOL
2025 | Venta
Luxury Villas | Consciente Tulum.
BITOL
Grounded Architecture in Dialogue with Water and Forest
Villa Bitol is an exploration of solidity, depth, and connection to the land. Defined by strong volumes and a restrained material palette, the architecture expresses a quiet strength that feels rooted in its surroundings. Water becomes a central element—guiding movement, reflecting light, and shaping the experience of space. Here, architecture is not only seen, but felt. A composed environment where shadow, texture, and nature create a sense of permanence and retreat.
AQUA
2025 | Venta
Luxury Villas | Consciente Tulum.
AQUA
Spatial Sculpture
Villa Aqua is conceived as a spatial composition where movement, form, and water define the architecture.
At its center, a sculptural staircase unfolds as the main gesture, connecting levels through a continuous, fluid motion.
More than circulation, it becomes experience a moment of pause, encounter, and perspective. The house is not organized by rooms, but by sequences of space, light, and interaction.
HACIENDA 21
hacienda 21
Tropical Living, Reimagined
Hacienda 21 is a contemporary interpretation of tropical living— where architecture is open, breathable, and deeply connected to its surroundings.
Defined by clean volumes, natural materials, and generous outdoor spaces, the project prioritizes light, air, and flow. Vegetation, water, and texture become essential elements— not as decoration, but as part of everyday life. The name evokes tradition, while the architecture redefines it through simplicity and modern living. A place designed to be lived slowly, openly, and naturally.2025 | Venta
Condo - Hotel | La Veleta, Tulum.
KAHAAL
kahaal
Warm Continuity
Villa Kaahal is defined by continuity of material, light, and space.
Rather than a singular gesture, the architecture unfolds through a quiet sequence of moments. Each space flows into the next, creating a calm and immersive living experience.
2025 | Venta
Luxury Villas | Consciente Tulum.
PALMA Y ARCO
palma y arco
A Dialogue Between Shadow, Water and Warmth
Palma y Arco is an exploration of atmosphere—where architecture is shaped through light, texture, and repetition.
Defined by earthy tones, rhythmic arches, and linear compositions, the project creates a strong yet inviting identity.
Water, vegetation, and filtered light soften the geometry— transforming solid forms into a sensory experience. The name reflects its essence: the vertical presence of palms and the sculptural language of arches. Here, architecture is both intimate and immersive. A living experience guided by light and calm.2025 | Venta
Condo - Hotel | Región 15, Tulum.
Luxury-Villas | Consciente
CASA VIVA
2025 | Venta
CASA VIVA
Living Architecture
Casa Viva is an exploration of stillness, light, and material presence— where architecture becomes a quiet backdrop for living.
Defined by soft volumes, natural textures, and filtered light,
the project dissolves boundaries between interior and exterior.
Stone, wood, and fabric are not finishes, but atmosphere— shaping spaces that feel warm, grounded, and timeless.
The house does not impose— it accompanies life with calm precision.
A place designed to be felt, not just seen.
Condo-Hotel | Región 15, Tulum.
HACIENDA BABYLON
2025 | Venta
hacienda babylon
Timeless Warmth Rooted in Nature
Hacienda Babylon is a contemporary interpretation of the traditional hacienda—where architecture, nature, and materiality exist in quiet harmony. Defined by warm textures, natural stone, and generous proportions, the project embraces a grounded and timeless language. Yet, it is elevated through openness, light, and spatial fluidity.
The name evokes a sense of richness and experience— a place where nature, architecture, and life converge.
Here, architecture is both rooted and refined. A living experience where tradition becomes contemporary.
co tulum
FASE DE ENTREGAS
Residencial.
Región 10. Tulum, Qroo.
In the heart of Tulum
COTulum blends iconic architecture, a strategic location, and a lifestyle centered around wellness, community, and connection. Located in Región 11 — one of the city’s fastest-growing and highest-value areas — it is just 2 minutes from the new shopping center and surrounded by established infrastructure, offering exceptional connectivity for both living and investing. The development features amenities designed to balance productivity and relaxation, including a calisthenics area, coworking spaces, pools, and lounge areas, creating environments made for connection, wellbeing, and everyday comfort. More than just a residential project, COTulum is a global meeting point where people from around the world come together to share experiences, with the added benefit of stable services and exclusive access to a private beach club. With layouts ranging from studios and one-bedroom units to two-bedroom lock-off options, COTulum represents a smart investment opportunity with strong vacation rental demand, while still preserving the authentic essence of Tulum. More than a development, COTulum is a community that embodies the modern lifestyle of Tulum.
xeleenja
EN VENTA
Luxury-Villas - 2026
Consciente. Tulum, Qroo.
Feel the Calm of Living Surrounded by Nature
Here, water and air are not just elements—they are the soul of the design. Mirrors of water and serene pools surround the villa, reflecting and softening sunlight before it reaches the walls. Gentle cross breezes flow through open spaces, naturally cooling each room and reducing energy use, creating an atmosphere as fresh as the jungle itself. The existing trees were never obstacles, but allies. Preserved with care, they cast shade, soften sound, and regulate heat, becoming a natural shield of comfort. Every space in Xeelenja is thoughtfully designed to breathe, connect, and invite calm. Built with regional materials Mayan stone, chukum, and fine local woods—the villa honors its environment while minimizing its footprint. With clean, minimalist lines, each façade opens outward, dissolving the boundary between indoors and nature. Villa Xeelenja is not just a place to stay—it is a quiet dialogue between design and the jungle.
Casa Jabin
ENTREGADO
Residencial
Región 11. Tulum, Qroo.
Big ideas, real impact.
Villa Jabín is conceived as the union of two homes living in perfect harmony, forming a duplex where architecture responds thoughtfully to the needs of its inhabitants. Rooted in a connection to nature, the project takes the Jabín tree as its central symbol. A hidden inner patio shelters this natural element, becoming a green heart that brings identity and serenity to both spaces. The layout balances privacy and connection, allowing each home to remain independent while maintaining a subtle dialogue with the other. Light, air, and vegetation flow throughout, shaping warm and functional environments.Villa Jabín is more than a residential concept—it is a tribute to nature and to a shared way of living.
FOLKLORE
ENTREGADO
Condo-Hotel
Región 15. Tulum, Qroo.
Projects in Progress
SKY GARDEN
mamba
Luxury-Villas
Consciente. Tulum, Qroo.
Mamba is is 70% constructed.
Villa Mamba: A bold fusion of architecture, design, elegance, technology, and innovation. This residence — inspired by the new Porsche ”Taycan Turbo” merges luxury with sustainability, creating a visionary living experience that redefines modern sophistication. Villa Mamba comes with a Porsche. 
WABI SABI
EN VENTA
Luxury-Villas
Consciente. Tulum, Qroo.
50% CONSTRUCTION PROGRESS
Wabi Sabi explores the relationship between structure and nature where architecture is not applied, but revealed through its own logic.
The project is conceived as a structural system that defines everything: space, façade, and atmosphere, allowing the building to express itself with clarity and coherence.
There is no separation between what supports and what is seen the structure becomes the language of the project, shaping its identity and presence within the landscape.
orbe
VENDIDA
Luxury-Villas - 2026
Consciente. Tulum, Qroo.
Big ideas, real impact.
Villa Orbe emerges softly within the jungle, where architecture and nature exist in quiet balance. Defined by warm tones, natural textures, and layered volumes, the villa feels grounded—yet open, light, and fluid. Its horizontal lines extend into the landscape, while lush rooftop gardens blur the boundary between built space and surrounding vegetation. As light moves throughout the day, it filters through large glass panels and open corridors, creating a constant dialogue between interior and exterior. Inside, double-height spaces and soft, earthy materials create an atmosphere of calm sophistication. Natural light pours in, illuminating wood, stone, and textiles, while carefully curated furnishings invite rest and connection. Every space flows effortlessly into the next, guided by openness and simplicity. The villa unfolds around its outdoor living areas—terraces, a serene pool, and shaded lounges—designed for slow living and immersion in nature. Villa Orbe is more than a home—it is a sanctuary where architecture breathes with the jungle, offering a refined yet deeply natural way of living.
TERRA ESSENCE
VENDIDO
Luxury-Villas - 2026
Consciente. Tulum, Qroo.
Balance between warmth, simplicity, and timeless design.
Here, creativity meets opportunity. Whatever you're building, we're here to help you take the first step with confidence. Driven by curiosity and built on purpose, this is where bold thinking meets thoughtful execution. Let’s create something meaningful together.
CASA LEO
ENTREGADO
Condo-Hotel
Región 15. Tulum, Qroo.