Protection Layer
Pre-Sale Risk Radar
Project-level delivery risk for active pre-sale developments across the corridor. Before you wire money, know the risk.
1 HIGH RISK2 MODERATE3 LOW RISK
Laguna Shores Phase 2 — bacalar — Municipal construction permit LAPSED — no active permit on file
DELIVERY CONFIDENCE
72%
Construction Progress0% · $2,800/m2
Intelligence Signals
→ Permit pending final municipal approval
→ Developer track record: 4/5 projects on time
→ Strong pre-sale absorption (38% sold in 60 days)
Riviera Audit Verdict
PROCEED WITH STANDARD DUE DILIGENCE
Aldea Zama Extension
Inmobiliaria Tulum SA · 96 units · Q2 2027
DELIVERY CONFIDENCE
61%
Construction Progress67% · $3,200/m2
Intelligence Signals
→ Zone ejido dispute active — adjacent lots affected
→ Construction at 67% — on track
→ Developer has 1 prior delay (6 months, Q1 2024)
⚠ Red Flags
! Adjacent ejido dispute Block 7-A — title exposure possible
! AMPI agent listing project found with lapsed certification
Riviera Audit Verdict
PROCEED WITH ENHANCED DUE DILIGENCE
Laguna Shores Phase 2
Desarrollo Bacalar SA · 180 units · Q4 2026 (DELAYED)
DELIVERY CONFIDENCE
89%
Construction Progress12% · $1,100/m2
Intelligence Signals
→ Construction permit lapsed May 15 2026 — not renewed
→ Developer has 2 prior projects with delays >12 months
→ PROFECO complaints filed by 3 buyers
⚠ Red Flags
! Municipal construction permit LAPSED — no active permit on file
! Developer Desarrollo Bacalar SA has open litigation with prior buyers
! NOM-247 consumer protection breach likely if delays continue
Riviera Audit Verdict
HIGH RISK — LEGAL REVIEW REQUIRED BEFORE ANY PAYMENT
Playacar Residences
Grupo Playacar Desarrollos · 144 units · Q1 2027
DELIVERY CONFIDENCE
68%
Construction Progress48% · $3,800/m2
Intelligence Signals
→ Construction at 48% — within normal range for timeline
→ Developer track record: 3/3 projects delivered on time
→ Playacar Phase II established legal framework
⚠ Red Flags
! Highway 307 noise increase will affect north-facing units post-2027
Riviera Audit Verdict
PROCEED WITH STANDARD DUE DILIGENCE
DELIVERY CONFIDENCE
84%
Construction Progress81% · $3,100/m2
Intelligence Signals
→ 81% construction complete — high delivery confidence
→ FONATUR backing provides institutional guarantee
→ Puerto Cancun legal framework established and clear
Riviera Audit Verdict
LOW RISK — STANDARD CLOSING PROCESS
Cozumel Reef Villas
Isla Desarrollos Cozumel · 48 units · Q2 2028
DELIVERY CONFIDENCE
52%
Construction Progress0% · $2,400/m2
Intelligence Signals
→ Pre-sale only — no construction started
→ Developer has 1 completed project (small scale)
→ Island logistics premium on construction costs — schedule risk
⚠ Red Flags
! Long delivery timeline (2028) — significant market exposure
! Small developer — limited financial reserve documentation
Riviera Audit Verdict
ELEVATED RISK — ESCROW RECOMMENDED
Pre-sale risk assessments are based on publicly available permit records, developer track records, PROFECO filings, and zone intelligence signals. They are not legal opinions. Always engage a licensed Mexican notario and attorney before any real estate transaction.