What You Need to Know Before Investing in a Presale Property in the Riviera Maya
Presale properties in the Riviera Maya — especially in high-demand areas like Playa del Carmen, Tulum, and Bacalar — are often marketed as golden investment opportunities. And in many cases, they are. Early buyers often benefit from discounted pricing, attractive capital gains by the time construction is complete, and access to exclusive units before they hit the open market.
But here’s the truth most glossy brochures and sales offices won’t tell you: not all presales are created equal. Behind every shiny rendering and brochure lies a complex web of legal, financial, and developmental structures — and knowing how to vet them properly can mean the difference between a smooth investment and a long, frustrating legal mess.
In this article, I’ll help you identify which green flags and red flags to pay attention to when vetting a presale deal. I’ll also walk you through two of the most important — but often overlooked — concepts that every savvy investor needs to understand before buying into a presale development: land contribution agreements and bridge loans.
👉 Scroll down for Your Presale Due Diligence Checklist
What to Watch Out For: Red Flags in Presale Projects
Unfortunately, not all presale projects are as secure as they may seem. In a market as dynamic and fast-moving as the Riviera Maya, some developers cut corners, rush the permitting process, or make verbal promises that aren’t backed by legal documentation.
Here are some warning signs to keep an eye out for:
The land title is not yet in the developer’s name and the agreement with the landowner is informal.
Permits and licenses are “in process” but not yet granted.
Construction begins before financing is secured or before a manifestación de construcción (construction license) is issued.
Plans do not respect zoning laws. For example, in Playa del Carmen you cannot build more than 6 floors and while some projects have gotten around the zoning laws, others have run into problems.
There’s no mention of a fideicomiso or escrow structure protecting your payments.
The developer has no completed projects or poor reviews from past clients.
Just because a project has a beautiful showroom or impressive digital renderings doesn't mean it's secure. Always dig deeper.
Green Lights: What a Strong Presale Project Looks Like
So how do you know when a presale project is worth your consideration? Here are a few green flags to look for:
The land is fully titled and clear of disputes, with the agreement legally registered.
The developer has a bridge loan or institutional financial backing.
Municipal permits and environmental licenses are already granted.
The developer has a track record of delivering completed, high-quality projects on time.
Payments are made through a fideicomiso, escrow, or trust account.
There's full transparency on timelines, contracts, and obligations.
A good developer will gladly share documentation and answer your questions. A great one will make sure you understand the risks and protections in place.
What Is a Land Contribution Agreement?
In many Riviera Maya developments, the developer doesn't actually own the land. Instead, they enter into what’s called a land contribution agreement (terreno en aportación) with the original landowner. In this deal, the landowner contributes the land for the project, and in return, receives a certain percentage of the finished units or a share of the revenue once construction is complete.
This is especially common in areas where families or individuals have owned land for generations but don’t have the expertise or capital to develop it themselves. Developers, in turn, offer to handle the construction, marketing, and sales — often financing the initial stages through presales.
Why Should You Care?
Because how that agreement is structured can make or break the entire project.
When a land contribution deal is formalized, transparent, and legally registered, it can be a win-win for everyone. But when it’s handled informally — or worse, when there are internal disputes among landowners — it can lead to serious delays, legal conflicts, and even full project cancellations.
As an investor, here are a few critical questions you should ask about land contribution:
Is the agreement legally notarized and registered with the local authorities?
Is the land fully titled and free of disputes or ejido claims?
Have the municipal permits been obtained?
Has this developer successfully completed other projects using the same structure?
If you can't get clear answers to these questions — or if the sales team avoids them altogether — consider that a red flag.
What Is a Bridge Loan (Crédito Puente)?
A bridge loan is a type of interim financing that developers can secure from a bank to fund construction while the project is still in the presale phase. Essentially, the bank is betting on the success of the project and is advancing funds to help get it off the ground.
Here’s why this matters to you as an investor: a bridge loan is a major green flag.
It signals that:
The project has gone through financial and legal due diligence by a bank.
There’s an established business plan with clear construction milestones.
The developer is being held accountable for how the funds are spent.
In many cases, projects with a bridge loan also operate under a fideicomiso (bank trust) or escrow structure, which adds a crucial layer of protection. These structures ensure that your payments go directly toward the construction of the unit — not marketing, sales commissions, or the developer’s operating costs.
Why This Matters More Than Ever
In the Riviera Maya, presale properties make up a large portion of the real estate inventory — especially in new and growing areas. And while the opportunity for return on investment is real, so is the risk if you don’t know what to look for.
Over the years, we’ve helped countless clients navigate presales — some of whom made outstanding returns, and others who came to me after running into complications. My goal is to help you avoid the latter. Whether you’re looking for a vacation home, an income property, or a long-term investment, you deserve peace of mind throughout the process.
Your Presale Due Diligence Checklist
If you’re considering buying a presale unit in Playa del Carmen, Tulum, Cancun, or anywhere else in the Riviera Maya, here’s a checklist to guide your due diligence:
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Is the land titled and legally registered?
Is there a land contribution agreement? If so, is it notarized and dispute-free?
Have you reviewed the title deed or land trust (if applicable)?
Is the land free of ejido or communal land claims?
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Are all construction and municipal permits obtained?
Is there a manifestación de construcción in place?
Has construction started, and if so, under what conditions?
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as the developer completed other similar projects?
Are there client testimonials or reviews available?
Are there any pending lawsuits or public complaints?
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Have you received and reviewed the purchase contract in full?
Are timelines, penalties for delays, and refund terms clearly outlined?
Have you received full pricing, floorplans, and finish specs in writing?
Considering a Presale Property?
Investing in a presale property in the Riviera Maya can be a smart, profitable, and exciting move — but only if you go in informed. Don’t rely solely on brochures or sales pitches. Dig into the structure, financing, legal documentation, and track record of the developer.
Ask the tough questions. Hire a legal team (we offer that in-house). And remember: a beautiful render means nothing without a solid foundation beneath it.
If you're exploring options and want help reviewing a project, I’d be happy to support you through the due diligence process. At Paradise Listings, we only work with developments that meet strict legal and financial vetting criteria — because we know your peace of mind is worth more than any commission.
Reach out today, and let’s make sure your next investment is as smart as it is beautiful.
