Riviera Audit/Scoring Methodology

Riviera Audit Standard

Scoring Methodology

Every score on this platform is an auditable object. This page explains exactly how zone scores are constructed, what data sources we use, how confidence labels are assigned, and how often scores are updated.

Version 2.4 — July 2026Updated: Weekly10 Primary Sources

Zone Score Formula

Zone Score (0–100) =
Supply Risk Score (0–25)
+ Regulatory Risk Score (0–25)
+ Market Momentum Score (0–25)
+ Infrastructure Score (0–25)

Higher scores indicate lower composite risk and stronger market fundamentals. A score of 83 (Cancun) reflects strong infrastructure, low ejido exposure, and positive momentum. A score of 58 (Bacalar) reflects elevated ejido risk, pre-sale delivery concerns, and thin liquidity — not that the market is bad, but that the risk profile requires more careful due diligence.

Score Components

Supply Risk

25 pts

Measures oversupply risk, pre-sale delivery track record, and active pipeline vs absorption rate.

Signals Measured

→ Active pre-sale units vs historical absorption

→ Developer delivery track record (on-time %)

→ Stalled or permit-lapsed projects

→ New supply announcements vs current demand

Data Sources

• Municipal permit records

• CANADEVI developer filings

• PROFECO consumer complaints

• Riviera Audit field research

Regulatory Risk

25 pts

Measures legal title clarity, ejido exposure, coastal permit stability, and AMPI compliance density.

Signals Measured

→ Active ejido disputes or pending PROCEDE conversions

→ SEMARNAT coastal permit status

→ AMPI certification density among active agents

→ Foreign ownership restriction flags

Data Sources

• RAN ejido registry

• SEMARNAT permit database

• AMPI chapter membership lists

• Notario public record filings

Market Momentum

25 pts

Measures demand signals, price trajectory, STR occupancy trends, and foreign buyer flow.

Signals Measured

→ 90-day price per m2 trend

→ STR occupancy rate vs 12-month average

→ Tourism arrivals (CUN airport PAX data)

→ Foreign buyer transaction volume

Data Sources

• SECTUR tourism statistics

• ASUR airport passenger data

• Airbnb/VRBO public occupancy signals

• Notario transaction filings (RPPC)

Infrastructure

25 pts

Measures road connectivity, utility reliability, healthcare access, and planned public investment.

Signals Measured

→ Road quality and connectivity index

→ CFE power reliability score

→ Proximity to hospitals and international schools

→ Active public infrastructure projects

Data Sources

• SCT road infrastructure records

• CFE service area maps

• IMSS/ISSSTE facility registry

• FONATUR investment announcements

Confidence Labels

Every data point on this platform carries a confidence label. This tells you how much independent verification sits behind the signal.

VERIFIED

Signal confirmed by two or more independent primary sources within the last 90 days.

Example: Google Business rating with 50+ reviews + AMPI membership confirmed via chapter registry.

INFERRED

Signal derived from one primary source or corroborated indirect signals. Directionally reliable.

Example: Price per m2 estimate derived from 3 active listings with no closed transaction confirmation.

SYNTHESIZED

Signal produced by AI synthesis of multiple inputs. Reviewed but not individually source-verified.

Example: Zone narrative summary generated from permit data, news monitoring, and field reports.

ESTIMATED

Signal based on modeled data or historical analogy. Lowest confidence. Use for directional context only.

Example: STR yield estimate for a new zone with limited comparable transaction history.

Alert Signal Types

Alerts are forward-looking signals. They surface information that may not yet be reflected in official records but is material to a buying decision.

LEGAL

Title disputes, ejido challenges, permit revocations, litigation flags

SUPPLY

New project launches, stalled developments, delivery delays, oversupply signals

COMPLIANCE

AMPI certification lapses, agent licensing issues, regulatory violations

CONSTRUCTION

Nearby development that may affect views, noise, or access

EJIDO_EXPIRY

PROCEDE regularization expiry dates and renewal uncertainty

NOISE

Infrastructure projects that will permanently increase ambient noise levels

INFRASTRUCTURE

Road, utility, and public investment changes affecting zone accessibility

OPS

Positive operational signals: permit approvals, infrastructure completion, capacity upgrades

RISK

Fraud indicators, unregistered operators, consumer complaints

MACRO

Currency, interest rate, tourism flow, and cross-border capital signals

Data Sources

Source	Type	Use
RAN (Registro Agrario Nacional)	Primary	Ejido status, PROCEDE regularization records
SEMARNAT permit database	Primary	Coastal development permits, environmental impact declarations
RPPC (Registro Público de la Propiedad y del Comercio)	Primary	Property ownership records, fideicomiso filings
AMPI chapter registries	Primary	Agent and agency certification status
ASUR (airport authority)	Primary	CUN passenger volume data (quarterly)
SECTUR tourism statistics	Primary	Hotel occupancy, tourist arrivals, seasonality
Google Business Profile	Secondary	Participant ratings, review counts, operational signals
Municipal permit records	Secondary	Construction permits, land use authorizations
PROFECO	Secondary	Developer consumer complaints, breach of contract filings
Riviera Audit field research	Proprietary	On-ground verification, local source interviews, site visits

Update Frequency

Daily

Alert signals, participant scores, macro indicators

Weekly

Zone score composite, price per m2 estimates, STR occupancy

Monthly

Full zone AI synthesis, infrastructure scoring, supply pipeline

Quarterly

Data source audit, methodology review, institutional brief publication

Important Limitations

!Scores are not investment recommendations. A high score does not guarantee returns.

!Scores are not legal opinions. Always engage a licensed Mexican notario and attorney before any transaction.

!Scores do not replace due diligence. Use this platform as a starting point, not a final answer.

!Participant scores reflect publicly available signals. A high score reflects observable evidence, not a personal endorsement.

!Alert signals may lag real events. We publish as soon as signals are confirmed, but we are not a real-time monitoring service.

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