New Construction & Pre-Construction in Puerto Vallarta & Riviera Nayarit

Pre-construction means buying before or during the build, usually at a lower entry price, with payments tied to construction milestones and delivery some months or years away. New construction means a recently completed or nearly completed building you can see, walk and in many cases occupy right away. The trade is straightforward: pre-construction buys you price and unit selection in exchange for waiting and carrying delivery risk. New construction costs more and removes both.

Yes. Puerto Vallarta and the Riviera Nayarit sit inside the restricted zone, within 50 kilometers of the coast, so a foreign buyer holds title through a fideicomiso, a Mexican bank trust granted for renewable 50-year terms with full rights of use, rental, sale and inheritance. On a pre-construction purchase the trust is usually constituted at delivery, when title transfers. Until then, the purchase contract is what protects you, which is why it deserves a careful read.

A deposit to reserve the unit, then installments tied to construction milestones, with the balance due on delivery. Deposits and schedules vary by developer and project, and contracts may be denominated in US dollars or pesos, which changes your exposure. We review the payment schedule, the escalation and penalty clauses, and the delivery date with every buyer before signing.

Three risks matter: delayed delivery, a finished product that differs from the renders, and a developer without the balance sheet to finish. All three are managed before signing rather than after. Verify land title and permits, confirm the construction license and the condominium regime, review the developer's completed projects and whether they delivered on time, read what the contract says about delays, penalties and your deposit if the project stalls, and confirm how payments are held. That review is what an approved list is for.

Each project is reviewed for developer track record and delivery history, construction quality, the legal structure of the land and the condominium regime, permits, location fundamentals, and whether the price is credible against comparable delivered product. Projects that do not clear that review do not appear on this page.

It can be, and the mechanism is specific: you buy at a pre-delivery price and the unit is valued at completed-product pricing once delivered, so the gain depends on how far the market moves during the build and how the developer priced the early phases. Rental performance after delivery depends on location, amenities, condominium rules on short-term rental, and how much competing supply arrives at the same time. Underwrite each project on its own numbers.