In Mexico, Kolaboro has reviewed 65 off-plan projects in 7 markets (27 off-plan, 31 under construction, 4 completed). On average 2.5 of 6 buyer checks are public and 0.4 are confirmed by an official register or independent source.
6 projects are past the first handover date we have on record; 2 are past the date currently advertised. Data of 5 November 2026.
65projects tracked
7markets
0%publish a permit or licence number
6%state deposit protection
6past the first handover date on record
94developer claims contradicted by another source
Markets in Mexico#
- Riviera Maya (21)
- Los Cabos (15)
- Puerto Vallarta (12)
- Mérida (8)
- Mexico City (5)
- Riviera Nayarit (3)
- Bacalar (1)
Off-plan projects tracked in Mexico#
Sorted by the number of buyer checks the developer makes public. Facts as advertised, checked against registers where we could; "not published" means we found no public source.
| Project | Where | Stage | Handover year advertised | Checks public | Confirmed by register or independent source | Past first handover date on record |
|---|---|---|---|---|---|---|
| Cabo Real Surf Club (Surf Casitas, Boardwalk Homes, Villas) CAB-009 | Los Cabos | under construction | 2026 | 4/6 | 0/6 | not past |
| ONTO Reforma Colón MEX-001 | Mexico City | under construction | 2027 | 4/6 | 0/6 | not past |
| ALERO Vallarta PVR-004 | Puerto Vallarta | off-plan | 2027 | 4/6 | 0/6 | not past |
| MAYĀMAR (Torre Sur) PVR-005 | Puerto Vallarta | off-plan | 2028 | 4/6 | 0/6 | not past |
| Thompson Puerto Vallarta Hotel & Residences PVR-007 | Puerto Vallarta | under construction | 2027 | 4/6 | 2/6 | not past |
| Marina Towers (Torre II) PVR-009 | Puerto Vallarta | off-plan | not published | 4/6 | 0/6 | no date |
| Zamajal RMY-003 | Riviera Maya | completed | 2025 | 4/6 | 0/6 | 11 months |
| Aldea Tulum Plus RMY-006 | Riviera Maya | completed | not published | 4/6 | 0/6 | no date |
| Mondrian Residences Cancún (Grand Island) RMY-012 | Riviera Maya | under construction | 2028 | 4/6 | 1/6 | not past |
| Viceroy Residences Playa del Carmen RMY-014 | Riviera Maya | off-plan | 2029 | 4/6 | 0/6 | not past |
| Park Hyatt Los Cabos Residences at Cabo Del Sol CAB-001 | Los Cabos | completed | 2025 | 3/6 | 1/6 | 11 months |
| Tortuga Bay Phase II CAB-003 | Los Cabos | not stated | not published | 3/6 | 0/6 | no date |
| TAO Monte Rocella CAB-005 | Los Cabos | under construction | 2026 | 3/6 | 0/6 | 2 months |
| Cora Sur CAB-006 | Los Cabos | under construction | 2026 | 3/6 | 0/6 | not past |
| Amanvari Residences (Aman Private Villas) at Costa Palmas CAB-012 | Los Cabos | under construction | 2026 | 3/6 | 0/6 | not past |
| Thompson Mexico City Hotel & Residences MEX-002 | Mexico City | off-plan | 2028 | 3/6 | 2/6 | not past |
| Armani Residences Masaryk MEX-003 | Mexico City | under construction | 2027 | 3/6 | 0/6 | not past |
| ONTO Residences Versalles 106 MEX-004 | Mexico City | off-plan | 2028 | 3/6 | 0/6 | not past |
| Casa Mitos (Torre Mitos) MID-003 | Mérida | off-plan | 2027 | 3/6 | 0/6 | not past |
| Erudita MID-007 | Mérida | under construction | not published | 3/6 | 0/6 | no date |
| D'Avenue Puerto Vallarta (Phase One) PVR-003 | Puerto Vallarta | not stated | 2027 | 3/6 | 1/6 | not past |
| Macaria PVR-006 | Puerto Vallarta | under construction | 2028 | 3/6 | 1/6 | not past |
| Espacio Marina & Golf PVR-011 | Puerto Vallarta | under construction | 2027 | 3/6 | 0/6 | not past |
| Montage Residences Punta Mita RIV-001 | Riviera Nayarit | under construction | 2027 | 3/6 | 2/6 | not past |
| One&Only Mandarina Private Homes RIV-002 | Riviera Nayarit | off-plan | not published | 3/6 | 2/6 | no date |
| Litibu Bay Club RIV-003 | Riviera Nayarit | under construction | 2027 | 3/6 | 0/6 | not past |
| Nativa Tulum RMY-001 | Riviera Maya | off-plan | not published | 3/6 | 0/6 | no date |
| Hunab-Ku Sanctuary RMY-002 | Riviera Maya | under construction | 2026 | 3/6 | 0/6 | not past |
| Tulum Country Club, Park Garden RMY-004 | Riviera Maya | off-plan | not published | 3/6 | 1/6 | no date |
| Tulum Country Club, Apartamento Hélices RMY-005 | Riviera Maya | under construction | 2026 | 3/6 | 1/6 | not past |
| Vía Verde Conjunto Residencial RMY-007 | Riviera Maya | off-plan | not published | 3/6 | 1/6 | no date |
| Almazara Conjunto Residencial RMY-008 | Riviera Maya | under construction | not published | 3/6 | 1/6 | no date |
| Nautica Residences by Naúma RMY-011 | Riviera Maya | under construction | 2029 | 3/6 | 1/6 | not past |
| Soul Tulum RMY-015 | Riviera Maya | under construction | not published | 3/6 | 0/6 | no date |
| BAO Puerto Morelos RMY-019 | Riviera Maya | off-plan | 2028 | 3/6 | 0/6 | not past |
| Paravian RMY-021 | Riviera Maya | under construction | not published | 3/6 | 0/6 | no date |
| Aldea Kalan BAC-001 | Bacalar | off-plan | 2028 | 2/6 | 0/6 | not past |
| Casa Blake at Costa Palmas CAB-008 | Los Cabos | under construction | 2027 | 2/6 | 2/6 | not past |
| The Residences at The St. Regis Los Cabos (Quivira) CAB-010 | Los Cabos | under construction | 2026 | 2/6 | 1/6 | 47 months |
| OCEANA Wellness Residences CAB-011 | Los Cabos | under construction | 2026 | 2/6 | 0/6 | not past |
| Solaria Los Cabos CAB-013 | Los Cabos | under construction | not published | 2/6 | 0/6 | no date |
| Solara del Mar CAB-014 | Los Cabos | under construction | not published | 2/6 | 0/6 | no date |
| Wen Living San José del Cabo CAB-015 | Los Cabos | under construction | not published | 2/6 | 0/6 | no date |
| XO'OK Temozon Norte (Etapa 1) MID-002 | Mérida | off-plan | 2028 | 2/6 | 0/6 | not past |
| Ozalia Temozón MID-004 | Mérida | off-plan | 2029 | 2/6 | 0/6 | not past |
| Punta Norte MID-005 | Mérida | off-plan | 2028 | 2/6 | 0/6 | not past |
| Insólita MID-008 | Mérida | off-plan | not published | 2/6 | 0/6 | no date |
| South Bay PVR-008 | Puerto Vallarta | under construction | 2027 | 2/6 | 0/6 | not past |
| Velōa Residences PVR-010 | Puerto Vallarta | off-plan | 2028 | 2/6 | 0/6 | not past |
| Tridenta Towers PVR-012 | Puerto Vallarta | off-plan | not published | 2/6 | 0/6 | no date |
| Residences by The Fives (Downtown / Beach) RMY-009 | Riviera Maya | completed | not published | 2/6 | 2/6 | no date |
| Mandarin Oriental Residences Kanai, Riviera Maya RMY-017 | Riviera Maya | off-plan | 2028 | 2/6 | 0/6 | not past |
| Omen Tulum RMY-018 | Riviera Maya | off-plan | not published | 2/6 | 0/6 | no date |
| Constelada RMY-020 | Riviera Maya | off-plan | not published | 2/6 | 0/6 | no date |
| Dos Piedras Residences (DOS PIEDRAS Living) CAB-002 | Los Cabos | off-plan | 2027 | 1/6 | 0/6 | not past |
| Hideaways Los Cabos (Trademark Collection by Wyndham) CAB-004 | Los Cabos | not stated | not published | 1/6 | 0/6 | no date |
| Conrad Residences at Oleada Los Cabos CAB-007 | Los Cabos | off-plan | 2027 | 1/6 | 0/6 | not past |
| Pendry Residences Mexico City MEX-005 | Mexico City | under construction | 2027 | 1/6 | 1/6 | not past |
| Living Club pre-sale development, C. 52 x 69 Temozón Norte (project name not published) MID-001 | Mérida | off-plan | 2027 | 1/6 | 0/6 | not past |
| RUM Residencias Universitarias MID-006 | Mérida | off-plan | 2028 | 1/6 | 0/6 | not past |
| Vaya Vaya PVR-001 | Puerto Vallarta | under construction | 2027 | 1/6 | 0/6 | not past |
| Kayak Living PVR-002 | Puerto Vallarta | off-plan | 2024 | 1/6 | 0/6 | 26 months |
| Bodhi Tulum RMY-010 | Riviera Maya | under construction | 2026 | 1/6 | 0/6 | 23 months |
| Ocean Tulum RMY-013 | Riviera Maya | under construction | not published | 1/6 | 0/6 | no date |
| Mistral Costa Mujeres RMY-016 | Riviera Maya | under construction | not published | 1/6 | 1/6 | no date |
Furthest past the first handover date#
- The Residences at The St. Regis Los Cabos (Quivira) (Los Cabos): first handover on record December 2022, 47 months ago; date moved 48 months in total
- Kayak Living (Puerto Vallarta): first handover on record September 2024, 26 months ago
- Bodhi Tulum (Riviera Maya): first handover on record December 2024, 23 months ago; date moved 24 months in total
- Park Hyatt Los Cabos Residences at Cabo Del Sol (Los Cabos): first handover on record December 2025, 11 months ago
- Zamajal (Riviera Maya): first handover on record December 2025, 11 months ago
- TAO Monte Rocella (Los Cabos): first handover on record September 2026, 2 months ago
Source: /data/on-time.json (as of 2026-11). All markets
Delivery-delay index#
| Market | Tracked | With a date | Past first date | Share past first date | Median months late |
|---|---|---|---|---|---|
| Puerto Vallarta | 12 | 10 | 1 | 10% | too few |
| Los Cabos | 15 | 9 | 2 | 22.2% | too few |
| Riviera Maya | 21 | 8 | 1 | 12.5% | too few |
| Mérida | 8 | 6 | 0 | 0% | too few |
| Mexico City | 5 | 5 | 0 | 0% | too few |
| Riviera Nayarit | 3 | 2 | 0 | null% | too few |
| Bacalar | 1 | 1 | 0 | null% | too few |
Source: delivery-delay index, /data/delay-index.json.
Dated promises: kept, broken, moved#
| Market | Promises | Kept | Broken | Moved | Pending |
|---|---|---|---|---|---|
| Los Cabos | 14 | 0 | 2 | 3 | 7 |
| Puerto Vallarta | 13 | 1 | 3 | 1 | 8 |
| Riviera Maya | 12 | 1 | 1 | 2 | 7 |
| Mérida | 6 | 0 | 0 | 3 | 3 |
| Mexico City | 5 | 0 | 0 | 1 | 4 |
| Riviera Nayarit | 2 | 0 | 0 | 0 | 2 |
| Bacalar | 1 | 0 | 0 | 0 | 1 |
Each promise is an exact quote from the developer page or research record: promise tracker, /data/promises.json.
Official registers for Mexico#
PROFECO contract register (RPCA) (Mexico)
- What it proves
- The seller has registered its model sales contract with PROFECO, which developers selling homes to consumers must do. You can download the registered model.
- What it does not prove
- That the company owns the land or holds permits. Check the business name on the registration matches the seller: a number can belong to another business.
- How to search
- Search by business name, trade name or registration number, then compare the registered model with the contract you are asked to sign.
Open the official register (opens in a new tab) rpca.profeco.gob.mx
From our register guide.
Registro Publico de la Propiedad (RPP) (Mexico)
- What it proves
- Who owns the land, mortgages and liens, and whether a condominium regime has been recorded. Each state runs its own registry.
- What it does not prove
- Construction permits.
- How to search
- Ask a notary for a certificate of no liens (certificado de libertad de gravamen) from the state RPP for the property.
No public online search; ask the authority directly.
From our register guide.
Municipal construction licence and environmental authorisation (Mexico)
- What it proves
- The construction licence from the municipality, and where required an environmental impact authorisation (federal SEMARNAT or state).
- What it does not prove
- Ownership of the land.
- How to search
- Ask for the licence and authorisation numbers and confirm them with the issuing office.
No public online search; ask the authority directly.
From our register guide.
Questions and answers#
How many off-plan projects does Kolaboro track in Mexico?
65 projects in 7 markets (Riviera Maya, Los Cabos, Puerto Vallarta, Mérida, Mexico City), data of 5 November 2026.
How many off-plan projects in Mexico publish a permit or licence number?
0 of 65 (0%). 3 are confirmed in an official register or by an independent source.
How many off-plan projects in Mexico state deposit protection such as escrow?
4 of 65 (6%).
Are off-plan projects in Mexico delivered late?
6 of 65 tracked projects are past the first handover date on record, the furthest by 47 months. 2 are past the date they currently advertise.
Which official registers can I use to check a project in Mexico?
PROFECO contract register (RPCA); Registro Publico de la Propiedad (RPP); Municipal construction licence and environmental authorisation.
Related#
Are you the developer, or did we get something wrong? Send documents and we add your reply or correct the record: right of reply · corrections. Every figure here is computed from the open dataset (/data/bali-cases.json, CC BY 4.0) and changes when the data changes.