Pre-sale and resale properties: what to know

Deciding between pre-sale and resale properties in the Riviera Maya can make a big difference in your return on investment (ROI), timeline, risk exposure, and even peace of mind. If you’re planning to invest in this region in 2025 or beyond, you’d better understand both sides of the coin.

In this post, we’ll explore:

• What pre-construction and resale really mean in our region
• The advantages (and risks) of each
• Real-life data and examples from Riviera Maya and nearby markets
• Key strategic tips to reduce risk and maximize return
• Which type might suit your style, budget, and objectives best

Let’s dive in!

What do we mean by pre-sale and resale

First, definitions to ensure we’re on the same page.

• Pre-construction / Pre-sale: When you buy a property before it is built or while it is being built (often during the planning or early construction phase). You may pay a deposit, then staged payments as the project progresses, and final payment on delivery.
• Resale: When properties are already built and being sold by current owners. You can inspect the unit, see it in real life, verify what exists, amenities, neighborhood, view, finishes, etc.

In Riviera Maya, both options are popular. Developers often release pre-construction projects in Playa del Carmen, Tulum, Cancún, and the coast; while resale is strong in older or more developed neighborhoods, gated communities, luxury condos, etc.

Advantages of pre-sale in Riviera Maya

Here are some of the biggest upsides for buying pre-construction in our region.

1. Lower entry price / Discounted pricing
   Pre-construction units often sell at 10-25% below what a comparable resale unit will cost in the neighborhood once completed. For example, data from recent Playa del Carmen market updates show pre-construction condos being priced 10-25% lower per square meter than resale counterparts.
2. Capital appreciation before completion
   Because you’re buying early, you get the benefit of value increase as the building finishes, amenities are delivered, infrastructure improves, and demand continues to grow. For example, Riviera Maya pre-construction projects have reported appreciation of 20-30% from contract signing to completion.
3. Flexible payment plans
   Developers often allow stepped payments over 12, 24, or 36 months (or even more), tying payments to construction milestones rather than requiring all cash up front. This helps with cash flow management and lets you spread out capital outlays.
4. Modern design, amenities & customization
   In many pre-construction projects, you can select finishes, adjust layouts, pick views, sometimes even upgrade things like flooring, appliances, sometimes include newer smart home systems. Amenities (gyms, pools, rooftops, co-working spaces) tend to be newer, more modern. When you buy resale, you’re often inheriting older systems, wear & tear, possible renovations.
5. Potential tax or cost savings
   Pre-construction sometimes allows certain cost savings: initial stages might have lower transfer taxes or closing costs (since the assessed value may start lower), better incentives from the developer (discounted furniture, waived closing costs, etc.). Also, early buyers may be able to take advantage of promotions.
6. Scarcity and future value
   As Riviera Maya develops, prime beachfront, ocean-view, or central location parcels become scarce. If you buy pre-construction in an emerging area close to new infrastructure (airport expansions, new roads, upcoming services), the future value tends to be higher because you’re acquiring before the area matures.

Risks of pre-sales (and how to mitigate them)

All that said, there are important risks with pre-construction. Knowing them helps you protect your investment.

Advantages of resale properties

Resale properties have their own strengths. Sometimes, the better choice depends on what you prioritize.

1. Immediate use / Immediate income potential
   With resale, once the deal closes, you can move in, rent out right away (especially vacation rental), start earning income, or occupy personally. No waiting for construction.
2. Lower risk & greater certainty
   You can see the actual unit: finishes, neighbor noise, views, traffic, and street condition. There is much less uncertainty about what you are buying. Also, you avoid risks of project cancellation or partial delivery.
3. Negotiation power
   Often, resale sellers are more open to negotiating on price, covering part of the closing costs, or including certain furniture or upgrades. There’s also an opportunity to find properties with already proven rental history, which helps in financial modeling.
4. Established neighborhood & infrastructure
   Resale units are often in mature neighborhoods: utilities, roads, local services (shops, internet, electricity) are functioning; you know the crime rates, traffic, and community of neighbors. This reduces “unknowns” in daily life.
5. Better for some financing options
   Sometimes, banks or lenders are more comfortable with finished properties. They can appraise and inspect the actual condition. That can make it easier to get mortgages or favorable loan terms (lower interest). Also, resale may have lower risk premiums.

Potential drawbacks of resale properties

Resale isn’t perfect either; there are trade-offs to consider.

• Higher price per square meter: Because you’re buying a known, finished product, prices are usually higher. Some resale properties are “premium” simply because of location or age.
• Renovation, maintenance & upgrades: Older units may need upgrades — finishing, plumbing, electrical, aesthetic, and appliances. These additional costs can eat into ROI.
• Limited customization: You usually can’t change the layout much; finishes might not be modern; the “look and feel” might be dated.
• Competition & availability: In very desirable zones, resale inventory may be limited, or high demand may push prices higher quickly.
• Older amenities: Facilities like pools, gyms, or common areas may have more wear and tear, requiring upkeep or repairs (which might bring unexpected expenses).

Real-life examples & data from Riviera Maya

To make these differences concrete, here are some examples and data for Riviera Maya and nearby markets:

• According to a Playa del Carmen real estate market update (March 2025), beachfront luxury condos can generate $3,500-$4,500 USD/month in rental income, and pre-construction rental units are generating ~$3,000 USD/month with 80% occupancy.
• That same update showed that pre-construction properties are priced 10-25% lower than equivalent resale finish units, with appreciation of 20-30% upon project completion in many cases.
• In Playa del Carmen, per-square-meter pricing shows pre-construction units being significantly cheaper, whereas resale units are more expensive per m² but deliver instant utility.
• In Tulum, rental yields in some luxury properties are running 8-15% annually for well-located rentals. Resale properties with a proven record may deliver somewhat lower yields in comparison but come with less risk.

Strategic tips: Which one fits you best

Depending on your goals (income, capital gain, stability, lifestyle), one type may suit you better. Here are some questions to ask yourself:

Due diligence checklist: How to reduce the risks either way

Here’s a checklist to guide you before you commit. These items are useful whether you go pre-construction or resale.

1. Developer track record
   • Past projects completed — on time, quality finished.
   • References from past buyers.
2. Legal standing
   • Land title is clear and in the developer’s name.
   • Permits: manifestación de construcción, zoning, environmental permits.
   • If you’re foreign, ensure fideicomiso is structured properly.
3. Contract details
   • Clear delivery dates.
   • Penalties for delays, penalties for incomplete amenities.
   • What finishes, materials, and appliances are included.
4. Payment plan & hidden costs
   • Know the full payment schedule.
   • Closing costs, taxes, and fideicomiso fees.
   • Maintenance, HOA fees, and cost of utilities.
5. Resale condition check
   • If resale, inspect the unit in person (or via a trusted representative).
   • Check for repairs, mold, plumbing, electrical, and sound issues.
   • Check neighborhood: noise, routine, safety, amenities, internet, roads.
6. Rental / Occupancy data
   • For investment, ask for actual past rental/occupancy numbers.
   • Platforms like AirDNA, local agencies, and vacation rental stats help.
7. Market trends & infrastructure
   • Growth of tourism, new roads/airport, amenities.
   • Are there oversupply risks in that area?
8. Resale value & liquidity
   • How easy is it to sell? How saturated is that submarket?
   • What similar resale units have sold recently?

Which should you choose? (pre-construction or resale) — based on common buyer profiles

Here are hypothetical buyer types and what might suit them best in Riviera Maya contexts.

Profile A: The early investor / Value seeker

• Age: 35-55
• Has capital to commit and is willing to wait 1-3 years before the property is ready
• Goal: Capital gain + possible vacation rental after delivery

Better Choice: Pre-construction in an emerging but promising area (e.g., outskirts of Tulum, projected new infrastructure). Big upside, lower upfront price, but must have a good buffer for delays or cost overruns.

Profile B: The rental income investor

• Wants cash flow as soon as possible
• Limited patience for waiting; wants occupancy early or immediately

Better Choice: Resale unit that is turnkey, already operating, or rentable. Possibly in Playa del Carmen or a zone with high tourist demand, with existing amenities. Even if the price per square meter is higher, earlier monthly income matters.

Profile C: The lifestyle buyer / Retiree

• Values comfort, lifestyle, and certainty
• Maybe moving permanently or spending large parts of the year at the property

Better Choice: Resale might give you a more predictable lifestyle (you know what you’re buying, know your surroundings). But if you love a new design, pre-construction also works if you’re willing to wait and plan carefully.

Profile D: The risk-averse foreign investor

• Concerned about legal, regulatory issues, and delays
• Wants structure, transparency, trust

Better Choice: Either pre-construction with an excellent developer + iron-clad contract + legal protections OR resale with proven title, clear paperwork. Likely resale if you want something safer right now.

Real data summary & expected returns (2025-2030) in Riviera Maya

Here are some projected ranges based on data from 2025 in Riviera Maya and nearby markets:

These are projections and past trends; actual outcomes depend heavily on the developer, exact location, legal clarity, quality, rental management, etc.

What the market in 2025 shows us

2025 is shaping up to be a critical year:

• Tourism in Quintana Roo is increasing. Playa del Carmen remains a top Airbnb destination, with occupancy rates for well-located, high-quality rentals reaching ~85% during peak seasons.
• Pre-construction projects are selling out faster; many developments in Playa del Carmen, Corasol, and Mayakoba are being pre-sold well before delivery.
• Resale prices continue to climb as land becomes scarcer in beachfront or near-beach zones. This means that for resale, you often pay not only for the location but for the scarcity.

Ready to take the next step in your Riviera Maya investment journey?
Whether you’re exploring pre-construction opportunities or evaluating resale properties, our team at Maya Ocean Real Estate can guide you every step of the way — from market insights to legal advice and personalized property options.
👉 Contact us today at mayaocean.com to discover which investment strategy fits your goals best.