The best presale development in Playa del Carmen is the one that makes financial sense based on vacation rental income after expenses—not the one with the best renderings. Mexico Property Partner (MPP) compares developments from the buyer’s perspective, highlighting the pros and cons and presenting two return scenarios based on its own Airbnb operations.
In Playa del Carmen, there are many developments currently in presale and those that have already been delivered. Each one presents its renderings, list of amenities, and rental projections. Comparing them using the same criteria is the part that takes the most time—and the one that best protects your investment. This guide explains what to compare, how to read the projections, and how MPP works.
Why Compare More Than One Pre-Sale Development?
Anyone selling a pre-sale development will present that development to you. It’s their job. The problem arises when the buyer sees only one option and has nothing to compare it to. Without a comparison, it’s hard to know whether the price, location, or unit type make sense for vacation rentals.
Comparing three or four similar options allows you to see differences that aren't mentioned in the brochure: how much each square meter costs, what's included in the delivery, how far along construction is, and what kind of tenant each unit would attract. A pre-sale development that seems expensive may turn out to be a better deal than a cheaper one when you factor in furniture, maintenance fees, and the type of tenant it will attract.
8 Points to Consider When Comparing a Pre-Sale Development in Playa del Carmen
These are the points worth comparing side by side, with or without an advisor.
1. Total Price
Add closing costs and furnishings to the list price. Two units with similar list prices may end up costing different amounts. Also ask if the price varies depending on the payment plan, because many developments offer a lower price to buyers who make a larger down payment.
2. Location and type of guest
Downtown, Zona Diamante, Playacar, and areas outside the city center attract different types of guests. In MPP operations, a property outside the city center can generate the same or even higher revenue because it costs less—provided the guest has a reason to stay there.
3. Typology
In MPP operations, a one-bedroom apartment typically rents for more than a studio. In larger units, guests often request king-size beds in more than one bedroom, so check to see if the floor plans allow for this.
4. Amenities That Influence the Reservation
Parking, a pool, and window screens influence a guest's decision more than other amenities that look good in photos. A heated pool is a major factor in the winter.
5. Balcony Orientation
Winter guests, from November through April, pay more and avoid direct morning sun on the balcony. In a pre-sale development, you can't actually stand on the balcony, so ask for the floor plan showing the orientation of each unit.
6. Condominium Rules and Regulations
Check whether vacation rentals are allowed and under what conditions. Some buildings restrict short-term stays or charge extra fees to renters.
7. Contract and Closing Costs
Read about which clauses pass costs on to the buyer and what happens if delivery is delayed. In Mexico, the Profeco It is the consumer protection agency, and you can check there to see if the developer's contract is registered.
8. Construction Progress and Completion Date
Ask to see recent videos and compare what was promised with what was actually built. Ask which other pre-sale developments the same company has completed and whether they were delivered on time.
How to Interpret the Projections for a Pre-Sale Development
Almost all developments provide a rental projection. Use it as a starting point and ask where the numbers come from: what nightly rate is assumed, what occupancy rate, and whether platform commissions, cleaning fees, maintenance fees, and management fees are deducted.
MPP is skeptical of those projections and explains how it calculates its own. Its analyses include two scenarios—a conservative one and an achievable one—and the return already includes closing costs and furnishings. This way, you can compare each presale development using the same criteria, rather than relying on each seller’s own criteria.
Three questions can help distinguish a realistic projection from an optimistic one:
- Is the nightly rate based on similar units that are already being rented in the same area?
- Does occupancy vary by season, or is there a single average for the entire year?
- Is the return calculated based on the list price or the total investment?
Risks Associated with Pre-Sale Purchases
Buying a pre-sale property has its advantages: you pay in installments while construction is underway, and sometimes you can get a lower price than for a completed unit. It also involves risks that don't exist with resale properties:
- Delays in delivery, which push back the date when the unit begins generating power.
- Finishes or amenities that differ from those shown in the renderings.
- Changes to the regulations or maintenance fees once the building is already in operation.
- Many similar units in the same pre-sale development are being rented out at the same time and are competing for the same tenant.
None of these risks is a reason to rule out a presale. They are reasons to review the contract with a lawyer, check the developer's track record, and run the numbers using a conservative scenario. If you want to know what to look for in the contract, read Who reviews your pre-sale contract in Playa del Carmen?.
What Happens During Delivery
When you take possession of a pre-sale property, that’s the time to check that the unit matches what you bought. Bring a checklist: finishes, fixtures, air conditioning, doors and windows, leaks, and the condition of the common areas. Anything not noted at the time of handover is harder to claim later.
If you live in the United States, a trusted person can receive the unit on your behalf with a power of attorney. MPP receives and inspects apartments on behalf of its clients and sends them videos of what it found. After delivery, if the owner wishes, the team furnishes the unit using their COMPITE method, takes photos, and lists it on Airbnb.
How Mexico Property Partner Works
MPP is a French-Mexican agency based in Playa del Carmen that operates in the Riviera Maya. Andrés Galvez, a partner at MPP, has been working in the vacation rental industry since 2017. MPP officially launched in 2019 and manages about 50 apartments on Airbnb in the city. The benchmarks he uses for comparison are derived from that operation.
To compare a pre-sale development with other options, the team:
- Select several options that fit your budget and goals.
- It outlines the pros and cons of each, including their weaknesses.
- Calculate two performance scenarios per unit.
- Review the developer's contract and the closing cost provisions with an attorney before signing.
- If you can't come, send videos of the building and the progress of the construction.
If none of the options make sense for rental purposes, MPP will let you know. The buyer decides. To see how a unit is evaluated for Airbnb, check out the guide for Buy an apartment for Airbnb in Playa del Carmen.
When Mexico Property Partner Is a Good Choice
- You're shopping for a vacation rental and want to evaluate each presale development using the same criteria.
- You live in the United States and can't visit every development.
- You've received projections for several developments and don't know which one to believe.
- You want the purchase analysis and the subsequent transaction on Airbnb to be handled by the same team.
When Mexico Property Partner May Not Be the Best Option
- Are you looking to buy outside the Riviera Maya? MPP is based in Playa del Carmen and operates in the Riviera Maya.
- You've already chosen a development project and have your own legal and administrative teams.
- Your only criterion is the lowest price, regardless of how it will be rented out.
- You're going to live in the apartment year-round and aren't interested in vacation rentals.
There is no single agency that's best for everyone. The choice depends on your budget, your goal, the type of property, and your experience buying in Mexico.
Questions About a Pre-Sale Development in Playa del Carmen
How many developments should you compare before buying?
There is no set number. Comparing at least three options that are similar in price and location is usually enough to see differences in total cost, property type, and rental potential.
Is it cheaper to buy a pre-sale unit than a completed one?
Sometimes. The presale price is usually lower, but you have to wait for delivery and assume the construction risk. Compare the total price and the date each option starts generating returns.
Can I compare real estate developments without traveling to Playa del Carmen?
Yes. With videos of the building, the construction progress, and the amenities—plus a breakdown of each unit—you can narrow down your options from the United States. If you want to travel, do so once you’ve narrowed it down to two or three finalists.
Does comparing developments using MPP require me to hire a management company?
No. The COMPITE design and Airbnb management are separate, optional services.
Does MPP also compare resale prices?
Yes. A resale apartment can be included in the comparison alongside each presale development if it meets your criteria.
Written by Jade Mons and Andrés Galvez, partners at Mexico Property Partner. Meet the team at About Us.
If you're considering a purchase in Playa del Carmen, you can Schedule a call with the Mexico Property Partner team here.
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