Independent Mexico project reviews
Independent reviews of 63 named Mexican developments, from $130K. These are not listings and we do not take a commission on any of them, which is why several of the reviews below conclude that the project is priced for the developer rather than the buyer.
Each review works the same way: what the asset actually is, who built it and what they have delivered before, the unit mix and real price band, and net yield rebuilt after HOA, management, lodging tax and vacancy rather than the gross number on the sales deck.
Prices and delivery dates move. Every page carries the date it was last reviewed, and every figure is worth confirming with the developer or an AMPI-licensed broker before you act on it.
63 pages across 4 sections. Last updated October 5, 2026.
Riviera Maya and Quintana Roo
Quintana Roo: the deepest short-term rental market in the country, and the one with the most active permit enforcement.
-
from $130K Off-plan Apartment · Puerto Morelos Mukta 369 Mukta 369 Puerto Morelos, jungle condos from $130K USD, budget Riviera Maya entry, yields, car dependency, fideicomiso, and investor due diligence. -
from $130K Completed Apartment · Playa Del Carmen SOLAR Midtown SOLAR Midtown by SIMCA near Fifth Avenue Playa, completed studio rental pool, entry-tier pricing, program terms, yields, and investor checklist. -
from $140K Completed Apartment · Aldea Zama Tulum Amaru Inka Amaru Inka Tulum, delivered Aldea Zama 1-2BR condos $140K-$227K, yield model, HOA, vs NHOA/Kabana, and 2026 investor checklist. -
from $147K Off-plan Apartment · Tulum Amara Tulum Amara Tulum by Grupo Emerita in Region 8, $147K-$340K pre-con condos, delivery timeline, yield risks, HOA traps, and 2026 investor checklist. -
from $165K Off-plan Apartment · Tulum Mistiq Tulum Mistiq Tulum pre-construction condos from $165K USD, Tulum jungle entry, STR yields, fideicomiso ownership, and 2026 pre-construction investor guide. -
from $175K Off-plan Apartment · Tulum Omara Tulum Omara by Grupo Emerita in Tulum, lock-off pre-construction condos, mid-market pricing, STR model, delivery risks, and buyer checklist for 2026. -
from $175K Off-plan Apartment · Gonzalo Guerrero Playa Paravian Paravian by Grupo Emerita, Gonzalo Guerrero lock-off condos from $175K to $340K, walkable to 5th Ave, STR yields, pre-con risks, 2026 guide. -
from $179K Off-plan Apartment · Playa Del Carmen Distrito Xcalacoco Distrito Xcalacoco Beach in Playa del Carmen: condos from $179K, Phase 1 targeting Nov 2026, conservative net yield near 4.2%, HOA and off-plan risks. -
from $195K Off-plan Apartment · Tulum Anah Tulum Anah Tulum classic lock-off condos from $195K USD, dual-key STR strategy, Tulum off-plan, investor yields, fideicomiso, and 2026 buyer checklist. -
from $195K Delivering Apartment · Puerto Morelos NALU Sea Living NALU Sea Living in Puerto Morelos, walk-to-beach condos delivering 2026, mid-market pricing, STR thesis, developer DD, and buyer checklist. -
from $198K Off-plan Apartment · Cozumel Cozumel Beach Condos Cozumel beach condos from $198K-$420K USD. Island STR, world-class diving, ferry access, yields, hurricane risk, and due diligence for foreign buyers. -
from $198K Off-plan Apartment · Playa Del Carmen The City Playa The City Playa del Carmen from $198K USD. Urban towers, walkable STR, fideicomiso, yields, and investor due diligence 2026. -
from $206K Off-plan Apartment · Cancun Cancun Huayacan Condos Condo Cancun investment 2026: Huayacan corridor condos from $206K, long-term rental net yield near 5.5%, closing costs $11.8K-$19.4K, ejido checks. -
from $225K Delivering Apartment · Tulum Holistika Tulum Holistika Tulum wellness residences from $225K, delivering 2026, jungle amenities, lock-off potential, yields, and due diligence vs Region 15. -
from $245K Off-plan Apartment · Playa Del Carmen Ocean Village Playa Ocean Village Playa del Carmen from $278K USD. Beach condos, STR yields, fideicomiso, HOA, and investor due diligence 2026. -
from $265K Completed Apartment · Playa Del Carmen Playacar Phase II Playacar Phase II gated condos from $265K, classic Playa del Carmen beach community, yields, HOA, fideicomiso, investor due diligence 2026. -
from $280K Off-plan Apartment · Playa Del Carmen Ceiba at 25 Ceiba at 25 Condo Paradise by SIMCA in Playa del Carmen, upper-mid pricing, active sales, yield model, vs SOLAR/Maresol, and 2026 investor checklist. -
from $285K Off-plan Villa · Bacalar Bacalar Lagoon Homes Bacalar lagoon villas from $285K USD, Lake of Seven Colors frontage, eco-luxury, foreigners via fideicomiso, yields, risks, and due diligence. -
from $285K Off-plan Apartment · Cancun Costa Mujeres Costa Mujeres Cancún condos from $285K, north hotel zone expansion, off-plan units, fideicomiso, yields, and buyer due diligence. -
from $290K Delivering Apartment · Tulum 101 Park Tulum 101 Park Tulum by SIMCA, $290K-$850K delivering condos in 101 master plan, lock-off options, STR yields, HOA risks, and 2026 buyer checklist. -
from $295K Off-plan Villa · Holbox Holbox Lagoon Homes Holbox Lagoon Homes from $295K-$580K USD. Island lagoon villas, STR demand, fideicomiso, yields, and foreign-buyer diligence 2026. -
from $300K Off-plan Apartment · Akumal TAO Santamar TAO Santamar Akumal, TAO Mexico luxury condos $300K-$800K, turtle bay positioning, family STR yields, fideicomiso, and investor due diligence. -
from $310K Off-plan Apartment · Puerto Morelos Puerto Aventuras Marina Puerto Aventuras Marina gated community condos from $310K USD. Marina lifestyle, dolphin center, Riviera Maya midpoint, STR yields and 2026 buyer guide. -
from $310K Off-plan Apartment · Playa Del Carmen The Fives Playa The Fives Playa del Carmen resort residences from $310K USD. Managed rental, fideicomiso, yields, and investor due diligence 2026. -
from $350K Off-plan Villa · Tulum Sian Ka'an Biosphere Homes Sian Ka'an eco villas $350K-$780K USD near UNESCO biosphere, Tulum. Strict legal DD required, environmental permits, ejido, biosphere buffer rules explained. -
from $380K Off-plan Apartment · Playa Del Carmen Saint Marine Saint Marine by SIMCA, seafront Playa del Carmen pre-con condos, premium pricing, beach proximity yield model, vs Ceiba/SOLAR, 2026 checklist. -
from $385K Off-plan Apartment · Playa Del Carmen Hard Rock Riviera Maya Hard Rock Riviera Maya branded residences from $385K in Playa del Carmen, Hecho rental program, fees, yields, and 2026 investor guide. -
from $395K Off-plan Apartment · Tulum Gran Tulum Review Gran Tulum condos from $395K, 3-4% modeled net yield, SIMCA delivery risk, HOA, and fideicomiso. Request current payment plans. -
from $400K Completed Apartment · Playa Del Carmen Aldea Thai Aldea Thai condo-hotel in Centro Playa, completed units $400K to $1M+, rental pool yields, HOA, program fees, vs standard STR condos. -
from $420K Off-plan Apartment · Tulum Tulum Country Club Tulum Country Club golf condos from $420K USD, branded Tulum corridor, HOA, yields, fideicomiso, and investor due diligence 2026. -
from $440K Delivering Villa · Tulum Junglar at Kaybé Junglar at Kaybé, Grupo Emerita townhouse development $440K-$635K, Tulum region, delivering phases, jungle integration, and 2026 investor analysis. -
from $450K Off-plan Apartment · Aldea Zama Tulum Luum Zama Luum Zama by Zamá Desarrollos, Aldea Zama master-planned condos from $450K to $1.45M+, yields, HOA, delivery risk, and 2026 buyer checklist. -
from $480K Off-plan Apartment · Playa Del Carmen Corasol Playa del Carmen Corasol Playa del Carmen / Mareazul off-plan residences from $480K USD. North Playa position, yields, fideicomiso, developer diligence, buyer fit 2026. -
from $500K Completed Apartment · Gonzalo Guerrero Playa Oceana Residences Oceana Residences, completed Gonzalo Guerrero boutique condos $500K-$700K near Mamitas Beach, STR yields, HOA, resale liquidity, 2026 analysis. -
from $544K Delivering Apartment · Puerto Morelos Inna Beach Inna Beach Condos Puerto Morelos, Lavalle-Peniche condo-hotel from $544K, beachfront delivery 2025, STR model, yields, HOA, and buyer due diligence. -
from $650K Off-plan Apartment · Tulum Tankah Bay Tankah Bay Tulum eco-luxury residences from $650K USD. Off-plan coastal position, yields, fideicomiso, buyer fit, and full investor due diligence 2026. -
from $787K Off-plan Apartment · Playa Del Carmen Mayakoba Residences Mayakoba luxury residences Playa del Carmen from $787K-$1.4M USD. Branded resort living, managed rental programs, capital preservation, and due diligence. -
from $890K Delivering Apartment · Cancun Puerto Cancún Marina Puerto Cancún Marina from $890K, lagoon luxury, golf, HNW buyers, fideicomiso, yields, and due diligence for Cancún's premier address. -
from $1.2M pre construction Villa · Tulum Selva Zama Mondo Selva Zama Mondo, Zamá Desarrollos premium lots and multifamily from $1.16M, Aldea Zama positioning, pre-construction phases, and 2026 investor analysis.
Los Cabos and Baja California Sur
Baja California Sur: dollarised pricing, the highest entry tickets on this list, and hurricane exposure to underwrite.
-
from $299K Off-plan Apartment · Cabo San Lucas TAO Monte Rocella TAO Monte Rocella Los Cabos, TAO Mexico condos from $299K in El Tezal, Phase 2 delivery, fideicomiso, indicative yields, and 2026 investor due diligence. -
from $329K Completed Apartment · Cabo Corridor Mavila at Quivira Mavila Quivira Los Cabos, 1-3BR condos from $329K, Quivira golf access, resale market, fideicomiso, indicative yields, and 2026 investor DD. -
from $350K Completed Land · San Jose Del Cabo Fundadores Legacy Fundadores Legacy Puerto Los Cabos, marina homesites from $350K, 14 lots remaining, Nicklaus golf access, land buyer funnel, fideicomiso and build DD. -
from $395K Completed Apartment · Cabo Corridor Hacienda Encantada Hacienda Encantada Los Cabos from $410K USD. Resort residences, managed rental, fideicomiso, yields, and investor due diligence 2026. -
from $610K Completed Apartment · Cabo Corridor Copala at Quivira Copala at Quivira rentals: 2-5BR Los Cabos condos from $610K, net yield near 2.8-3.8% after $800-1,200 monthly HOA, plus resale and fideicomiso. -
from $720K Off-plan Villa · San Jose Del Cabo Palmilla San José Palmilla San José corridor luxury residences from $720K USD. Iconic address, Palmilla Bay beach access, managed rentals, fideicomiso, investor guide 2026. -
from $750K Off-plan Apartment · San Jose Del Cabo Puerto Los Cabos Marina Puerto Los Cabos Marina from $520K USD. Marina residences, golf community, fideicomiso, yields, and investor due diligence 2026. -
from $890K Off-plan Villa · Cabo San Lucas Pedregal Cabo Pedregal Cabo San Lucas hillside villas from $890K USD. Private gated community, Pacific views, concierge rental program, and 2026 investor guide. -
from $1.4M Completed Apartment · Cabo San Lucas Diamante Ocean Club Diamante Ocean Club, Diamante golf and lagoon condos in Cabo San Lucas from $1.35M, resale inventory, STR yields, HOA, and 2026 investor analysis. -
from $2.4M Off-plan Apartment · San Jose Del Cabo La Reserva at Querencia La Reserva Querencia San José, Tempo Development 3-4BR from $2.4M, Tom Fazio golf, boutique delivery Spring 2026, fideicomiso, and investor DD. -
from $4.0M Off-plan Villa · East Cape Baja Four Seasons Costa Palmas Review Four Seasons Costa Palmas villas from $4M, 2-3% net yield, fees, East Cape access, and due diligence. Request current availability. -
from $4.5M Off-plan Apartment · Cabo Corridor St. Regis Residences Los Cabos St. Regis Los Cabos real estate at Quivira: branded residences $4.5M-$13.5M, net yield 2.0-3.5% after programme fees, opening timing and buyer due diligence. -
from $6.0M Completed Apartment · Cabo Corridor Chileno Bay Residences Chileno Bay residences for sale from $6M: Auberge condos, villas and estates to $60M+, program fees 30-40%, net yield 2-3%, resale 12-24 months.
Puerto Vallarta and Riviera Nayarit
The Vallarta corridor straddles Jalisco and Nayarit, so two sets of rental rules apply along one stretch of coast.
-
from $183K Delivering Apartment · Puerto Vallarta TAO Blue Gardens TAO Blue Gardens PV, TAO Mexico condos and bungalows in Zona Romántica from $183K, Dec 2025-May 2026 delivery, STR yields, and investor due diligence. -
from $310K Completed Apartment · Nuevo Vallarta Vidanta Nuevo Vallarta Vidanta membership cost at Nuevo Vallarta: contracts from $310K, annual fees $1,500-4,000 rising with the resort, membership not freehold, weak resale. -
from $520K Completed Apartment · Puerto Vallarta Garza Blanca Puerto Vallarta Garza Blanca Puerto Vallarta luxury condo-hotel from $520K, Tafer managed program, rental split, fideicomiso, investor due diligence 2026. -
from $4.0M Resale Villa · Punta Mita Four Seasons Punta Mita Four Seasons Punta Mita villas, $4M-$15M+ established ultra-luxury, proven rental operations, Punta Mita Resort integration, resale market analysis 2026. -
from $4.0M Off-plan Villa · Punta Mita Pendry Residences Punta Mita Pendry Residences Punta Mita: 32 branded homes by Montage International debuting 2026. Prices on request, comparables suggest $4M to $15M; resale risks. -
from $5.0M Off-plan Villa · Riviera Nayarit Rosewood Residences Mandarina Rosewood Residences Mandarina, from $4.95M USD branded villas, RLH Properties development, Mandarina Nayarit, hotel 2025, ultra-luxury analysis 2026. -
from $5.0M Off-plan Villa · Punta Mita Montage Residences Punta Mita Montage Residences Punta Mita, $5M-$18.5M branded homes opening 2027, DINE/LCA development, Pacific Nayarit, and HNW Mexico investment thesis analysis. -
from $7.8M Delivering Villa · Punta De Mita One&Only Mandarina One&Only Mandarina Nayarit, Kerzner branded villas $7.8M-$32M, rental program, owner access, fees, and ultra-HNW investor analysis 2026. -
from $8.0M Off-plan Villa · Riviera Nayarit Siari Ritz-Carlton Reserve Siari Ritz-Carlton Reserve, turnkey luxury from $8M+, Nauka Nayarit location, Thor Urbana development, Nov 2025 delivery, fideicomiso and ultra-HNW DD.
Yucatán and the Gulf
Lower entry prices and thinner rental demand. Mostly a lifestyle and appreciation play rather than a yield one.
-
from $155K Off-plan Apartment · Campeche Nara Country Club Nara Country Club Campeche from $155K, golf community, snowbird appeal, Campeche City proximity, fideicomiso, and investor due diligence. -
from $158K Off-plan Apartment · Campeche Torremar Country Club Campeche Torremar Country Club Campeche, off-plan golf community condos from $158K USD, Gulf coast country club lifestyle, yields, fideicomiso, investor review 2026.
Want three comparable projects with the numbers run?
Tell us the budget and the market. We come back with three to five options and the net yield maths behind each one, including the ones we would not buy.
Frequently Asked Questions
No. Mexico Invest does not list, sell or broker property and takes no commission on any development reviewed here. Each page is editorial analysis of a named project, including the parts a sales deck leaves out.
Net, not gross. A quoted gross yield is rebuilt after HOA fees, 25 to 35 per cent property management, municipal lodging tax, vacancy and the annual fideicomiso fee. That usually lands two to three percentage points below the number on the developer brochure.
Yes, with the structure depending on location. Everything on the Riviera Maya, Los Cabos and Vallarta coasts sits inside the restricted zone and is bought through a fideicomiso bank trust. Inland projects can be taken in direct title.