Pre-sale properties in the Riviera Maya: what to know before buying new construction
Thinking of buying a pre-construction condo in Playa del Carmen, Tulum, or beyond?
Buying pre-sale — also called new construction or off-plan — can be a smart way to get into a high-demand development early, often at a price well below market value. But just like any real estate investment, it comes with considerations and risks that buyers should fully understand before making a commitment.
Here’s a step-by-step overview of how it typically works — and what you should keep in mind along the way.
How the process works
When you purchase a new unit from a developer in the Riviera Maya, this is the typical payment structure:
Holding deposit: Usually around $5,000 USD to temporarily reserve your unit during due diligence.
Initial payment: 30–40% of the total price is due about two weeks later when you sign the promissory contract.
Staged payments: As construction progresses, you’ll make additional payments aligned with building milestones (e.g. foundation, structure, finishes).
Final payment: The remaining 10–20% is paid at closing, once the property is complete and ready for delivery.
Key things to consider when buying new construction
1. Research the developer
Not all developers operate to the same standards. Before moving forward:
Check their completed projects
Ask for buyer references
Look for verified reviews
Confirm financial stability
Reputable developers will be transparent and have a proven track record of delivering on time and as promised.
2. Understand the risks
Buying before completion can bring value — but also risk. Common issues include:
Delays in construction
Changes to the final project
Developer cash flow problems
Work with a legal advisor to ensure your contract includes protections and that funds are managed properly (ideally through escrow).
3. Plan your finances carefully
Pre-sale purchases involve multiple payments over time. Be sure to:
Understand the full payment schedule
Budget for closing costs, taxes, and fideicomiso setup (if you’re a foreigner)
Be ready for currency fluctuations or additional costs that may arise
Financial preparation is essential to avoid stress during construction.
4. Get in early for the best deals
One of the main benefits of pre-construction is pricing: buyers often secure units 30–40% below market value. You may also get early selection of floorplans, views, or unit positions — before the best options are gone.
5. Lock in legal protections
Your purchase agreement should clearly outline:
Estimated delivery date
Payment terms and stages
Remedies in case of delays
We strongly recommend working with an attorney familiar with Mexican real estate law, especially if you’re buying from abroad.
Why consider pre-sale opportunities in the Riviera Maya?
Better pricing compared to completed units
Customization options for finishes or layout
High appreciation potential as projects near delivery
Priority access to sought-after units in popular developments
Buying pre-sale can be a fantastic way to invest in the Riviera Maya — but only if you do your research, ask the right questions, and work with experienced professionals. If you’re considering this path and want help identifying reputable developers and secure projects, BuyPlaya Real Estate Advisors is here to guide you every step of the way.
Aarón is a born and raised "chilango". After finishing his university studies, what started as a social service trip became his new home and where he started a family in Playa del Carmen. He enjoys the delicious food and culture of the Yucatan peninsula with his wife, daughter, and son. As a professional, he has made a career as a specialist in social networks and electronic media, helping the companies he has worked for to efficiently achieve all their objectives in the medium.