Sisal, Yucatán is a prime beachfront destination with an authentic, uncrowded beach, the Pueblo Mágico designation, and a connection to one of Mexico's fastest-growing economic hubs. This guide brings together everything you need to make an informed investment decision in 2026, including the criteria for evaluating a beachfront pre-construction and a comparison with other destinations on the Yucatán coast and the Mexican Caribbean.
1. Why invest in Sisal, Yucatán?
Sisal is a historic port in the municipality of Hunucmá, 45 minutes from Mérida International Airport (MID). Until very recently it was known almost exclusively to locals. Today it commands the attention of domestic and international investors for three reasons:
Domestic and international demand
Sisal is 50 minutes from Mérida's Historic Center, one of Mexico's fastest-growing economic hubs, which sustains steady demand for beachfront second homes. Added to this is the interest of international buyers and the 75 meters of beachfront on Playa Platino that Arrecife Sisal has.
A Pueblo Mágico bordered by a Biosphere Reserve
Sisal holds the Pueblo Mágico designation from the Ministry of Tourism (SECTUR) and sits beside the Ría Celestún Biosphere Reserve, home to the pink flamingo and one of the most important ecosystems in the Gulf of Mexico. This combination gives the destination a distinctive natural and cultural setting.
Genuine connectivity to premium markets
Mérida International Airport operates direct flights to Houston (2h), Miami (2h30), Dallas (2h45) and Mexico City (1h45). That makes Sisal an accessible destination for the Texan, Floridian and northeastern Mexican buyer seeking a Gulf-of-Mexico second home, without the logistical chaos of Cancún or Tulum.
2. Investment models available at Arrecife Sisal
Arrecife Sisal, the first beachfront development of its kind in Sisal, offers two investment models designed for distinct buyer profiles.
Full Ownership — Legacy & Lifestyle
A property titled 100% in the buyer's name. The buyer acquires full title to their residence, with complete rights to use, lease, sell and transfer the property. It is the preferred model for families seeking a generational beachfront second home, for HNWIs (High Net Worth Individuals) who value the experience over financial considerations, and for long-term investors seeking a patrimonial legacy.
Available layouts:
- 1 Bedroom · 74.75 m² — From USD $363,000 (MXN $6,583,000). Includes a 13.63 m² terrace and an available lock-off module.
- 2 Bedrooms · 106 m² — From USD $411,000 (MXN $7,452,000). 10.78 m² terrace, primary bedroom with walk-in closet.
- 3 Bedrooms · 146.75 m² — From USD $571,000 (MXN $10,346,000). 23.46 m² terrace, expansive living-dining area.
- 3-Bedroom Penthouse · 255.56 m² — From USD $974,000 (MXN $17,666,000). Units 604 and 605, the most exclusive in the development.
Fractional — Asset Diversification
The Fractional model lets you acquire a specific month of use in a residence. Ownership is formalized through assignment deeds under the trust. Fractional is ideal for the investor who wants to diversify their portfolio with a premium tangible asset without the cost of a full unit, and who does not plan to use the property more than four weeks a year. The property can be placed for rent with a suggested management arrangement, and rent may generate income.
| Feature | Full Ownership | Fractional |
|---|---|---|
| Type of deed | Full ownership (100%) | Assignment deeds under the trust (1/12 or a specific fraction) |
| Entry price | From USD $363K (MXN $6.6M) | From USD $41K (MXN $743K) |
| Personal use | 365 days/year | The month(s) acquired |
| Rental | Can be placed for rent (self-managed or with a suggested management arrangement) | Can be placed for rent with a suggested management arrangement |
| Ideal profile | Family legacy, second home | Portfolio diversification |
Which model suits your profile?
Neither model is better in absolute terms: it depends on the buyer's profile, how they plan to use the property, and their horizon.
| Profile | Suggested model | Why |
|---|---|---|
| Family seeking a second home | Full Ownership | Year-round use, the ability to personalize the interiors, and a property designed to be passed on to the next generation |
| Investor looking to diversify with a lower entry ticket | Fractional | Entry from ~USD $41,000; the property can be placed for rent with a suggested management arrangement |
| High-net-worth buyer who prefers a lower-volume product | Full Ownership Penthouse | Only two penthouses (units 604 and 605) and full control of the asset |
| Part-time resident (snowbird) | Fractional (one or more shares) | Use during the month assigned to each share acquired; the property can be placed for rent with a suggested management arrangement |
The Fractional model does not promise liquidity or a secondary market for the shares: it is a decision about use and diversification intended for the medium and long term. For a more detailed analysis, see the Fractional Ownership in Mexico guide.
3. Market analysis
The factors in Sisal's market are: (1) the Pueblo Mágico designation, (2) Mérida's demographic and economic growth, (3) the expansion of luxury tourism in Yucatán driven by direct air links from the U.S., and (4) improved road infrastructure that shortens travel time.
Sisal vs. the Riviera Maya (Tulum)
Buyers considering a pre-construction on the Yucatán coast or in the Mexican Caribbean tend to compare these two destinations. These are the structural differences between them:
| Criterion | Sisal (Arrecife) | Riviera Maya (Tulum) |
|---|---|---|
| Density / urbanization | Low (coastal-town atmosphere) | High (mature, oversupplied market) |
| Pueblo Mágico | Yes (2020) | No |
| Adjacent biosphere reserve | Yes (Ría Celestún) | Yes (Sian Ka'an) |
The takeaway: Choosing between Sisal and the Riviera Maya comes down to your horizon and profile: the Riviera Maya has greater brand recognition and a more mature market with abundant supply; Sisal offers the Pueblo Mágico designation, a coastal-town setting, and connectivity to Mérida.
4. How to evaluate a beachfront pre-construction in Yucatán
Buying in pre-construction (preventa) means paying for a property that does not exist yet, so it is worth examining the structure of the transaction before the price. Six factors concentrate the real risk in a coastal Mexican pre-construction:
- Legal structure and the bank trust. Ask which institution is the trustee, how your payments are safeguarded, and under what conditions they are released to the developer. Confirm which deed you will receive (a public deed before a Notary Public for Full Ownership; assignment deeds under the trust for Fractional) and when the closing is formalized.
- The developer's track record. Years in the market, projects delivered and their delivery history, and the absence of public litigation. Ask for verifiable references.
- Structural location. Climate, the destination's atmosphere, and connectivity to air, medical and educational infrastructure. A good beach without reasonable access to an airport or services limits how much you will actually use the property.
- Layout and amenities. Interior vs. terrace square footage, views, and amenities sized for how the property will be used. Always compare total area and price per square meter.
- Payment schedule and financing. The down payment, monthly payments, final payment, delivery date and what happens if they change; whether there is interest and what documentation is required, especially of foreign buyers.
- Assumptions and projected metrics. Exchange rate, timelines and rental or appreciation scenarios must be presented as assumptions and marked as not guaranteed. Be wary of any promise of returns.
Before reserving a residence
Request in writing the trustee's name, the payment schedule, the delivery date and the type of deed, and review the promise-to-purchase agreement. At Arrecife Sisal you can check the real-time availability map and the spec sheet. Further below we apply these six criteria to the project, in the section Arrecife Sisal against the six criteria.
5. The purchase process, step by step
The acquisition process at Arrecife Sisal is designed to be transparent and simple, for Mexican and foreign buyers alike:
- Selecting your residence and model: A sales advisor presents the available inventory (Full Ownership or Fractional), layouts, floors and views. You can schedule an in-person visit to Sisal or a video call from any city.
- Reservation: MXN $25,000 (the same amount for any model) holds the residence while documentation is prepared. It is refundable if you decide not to proceed with the purchase; if you move forward, it is applied toward the purchase price.
- Promise-to-purchase agreement: Signed before a Notary Public. The contract specifies the price, payment schedule, residence specifications and delivery terms.
- Setting up the bank trust (for foreign buyers): an authorized Mexican bank acts as trustee. The process takes between 4 and 8 weeks from contract signing.
- Payments during construction: From a 10% down payment (depending on model and price) + fixed monthly payments from MXN $10,000, interest-free + a variable final payment at delivery.
- Delivery and closing: June 30, 2028. Full Ownership: signing before a Notary Public, registration with the Public Property Registry, and handover of keys. Fractional: assignment deeds under the trust.
6. A guide for foreign buyers: the bank trust
A frequent question from buyers in the U.S., Canada and Europe is: can foreigners buy beachfront property in Mexico? The answer is yes—through the bank trust (fideicomiso).
What is the bank trust?
The fideicomiso (bank trust) is the standard legal instrument that allows foreign citizens to acquire real estate in Mexico's restricted zones (50 km from the coast and 100 km from the borders). Within a trust:
- A Mexican banking institution is the formal title holder of the property.
- The foreign buyer is the beneficiary and holds full rights of use, enjoyment, rental, sale and inheritance.
- The initial term is 50 years, renewable indefinitely.
- The trust is fully transferable to designated heirs.
Legal backing
The bank trust is governed by the Foreign Investment Law and is the standard mechanism used by thousands of foreigners to acquire property in Los Cabos, Puerto Vallarta, Cancún and the Riviera Maya. Boma Desarrollos has experience with buyers from the U.S., Canada, Germany, France and several Latin American countries.
Costs associated with the trust
Typical bank-trust costs include: (1) setup fees (paid once, generally between USD $1,000 and $1,500), (2) an annual bank administration fee (between USD $500 and $800/year), and (3) Notary Public fees. Boma Desarrollos coordinates the entire process and accompanies the foreign buyer from signing through to delivery.
In addition, buyers should account for the ISABI (Real Estate Acquisition Tax, equivalent to 2% of the cadastral or market value, whichever is greater) and notary fees (between 0.5% and 1.5% of the transaction value).
7. In-house, interest-free financing
One of Arrecife Sisal's most competitive features is its in-house financing plan directly with the developer—no mortgage or bank guarantor required:
- Minimum down payment: 10% on Full Ownership (15% on units above $9M MXN) or 20% on Fractional, at contract signing — buyers may contribute more
- Minimum fixed monthly payment: from MXN $10,000 depending on the segment, interest-free during construction — buyers may contribute more
- Final payment: variable, at delivery of the residence (June 30, 2028) — equal to the price minus the down payment minus the monthly payments made
The monthly-payment term is the number of months between contract signing and the delivery date: the later the contract is signed, the fewer months remain and the larger the final payment. The exact amounts are calculated based on the chosen model, the residence layout, and the signing date. They can be viewed in the site's interactive calculator or requested directly from the sales team.
This structure lets the investor leverage their capital: instead of tying up 100% of the residence's value today, they can preserve liquidity during construction and commit only the final balance when they receive the keys. In cash-flow terms, the investment is progressive and predictable.
8. Arrecife Sisal: the project
Arrecife Sisal is the first beachfront development of its kind in Sisal, built by Boma Desarrollos. Arrecife Sisal comprises 39 Full Ownership residences across 6 levels (from Floor 2 to Floor 6, plus the PH), with four layouts of 1, 2 and 3 bedrooms. The project also includes 168 Fractional shares distributed across the same residences.
Estimated delivery is June 30, 2028. The development is backed by:
- A bank trust with an authorized institution
- Deeds before a Notary Public (Full Ownership) and assignment deeds under the trust (Fractional)
Amenities include an infinity pool with sea views, Spa & Wellness, Gym & Fitness, a Beach Bar, a Lobby & Reception with 24/7 concierge, private terraces in every residence, 24/7 security, private parking, a Fire Pit, sun decks and a panoramic Jacuzzi.
Arrecife Sisal against the six criteria
Applying the six evaluation criteria to the project:
- Legal structure. A bank trust with an authorized Mexican financial institution; the buyer's payments are administered through the trust; the specific terms for administering and releasing funds are set out in the contract and the trust. Full Ownership: a public deed before a Notary Public. Fractional: assignment deeds under the trust. For foreign buyers: a 50-year, renewable trust (see the guide for foreign buyers).
- Developer track record. Boma Desarrollos S. de R.L. de C.V., founded in 2017, a 100% Mexican-owned company headquartered in Mérida, Yucatán. One of its projects was awarded Latin America's best master plan at the LADI Awards 2026. More about Boma Desarrollos.
- Structural location. Sisal, Hunucmá, Yucatán (21.1644° N, 90.0447° W). Arrecife Sisal is 10 minutes from downtown Sisal, 45 minutes from Mérida International Airport (MID), 30 minutes from Mérida's periférico ring road and 50 minutes from Mérida's Historic Center. A Pueblo Mágico beside the Ría Celestún Biosphere Reserve.
- Layout and amenities. Four Full Ownership layouts (see investment models) and the amenities described above. Interior and terrace areas are detailed in the spec sheet and brochure.
- Payment schedule and financing. Interest-free direct financing during construction and a final payment at delivery on June 30, 2028 (see in-house financing). The reservation is MXN $25,000, refundable if the buyer does not proceed and applied to the price if they buy.
- Assumptions and availability. Prices are in Mexican pesos and USD conversions use the Banxico FIX exchange rate as a reference. The project has 39 Full Ownership units, 14 Fractional units and 168 Fractional shares in total; see real-time availability.
9. Frequently asked questions about investing and pre-construction in Sisal
Why invest in Sisal, Yucatán instead of Tulum or Cancún?
Sisal offers what Mexico's Caribbean destinations no longer offer: an authentic, uncrowded beach, the SECTUR Pueblo Mágico designation, and genuine proximity to Mérida (50 minutes) with direct flights to Houston, Miami and Dallas. Its price per square meter is competitive with the Mexican Caribbean. The adjacent Ría Celestún Biosphere Reserve adds a distinctive natural setting.
How much does it cost to invest in Arrecife Sisal?
The entry point depends on the model: Full Ownership starts at USD $363,000 (MXN $6,583,000) for a 1-bedroom, 74.75 m² residence. The Fractional model gives you access from as little as one month of use, starting at USD $41,000 (MXN $743,400) per monthly fraction in 1-bedroom residences. Both models include the same resort amenities and the same prime beachfront location.
Can foreigners buy beachfront property in Mexico?
Yes. Mexican law allows foreign citizens to acquire coastal property through a bank trust (fideicomiso). An authorized Mexican bank acts as trustee; the foreign buyer holds full rights of use, sale, rental and inheritance. The initial term is 50 years, renewable indefinitely. This instrument is fully legal and is the standard for buyers from the U.S., Canada and Europe in Mexico's coastal zones.
What financing does Arrecife Sisal offer?
In-house, interest-free financing: from a 10% down payment on Full Ownership (15% on units above $9M MXN) or 20% on Fractional at signing, fixed monthly payments from MXN $10,000, interest-free during construction, and a variable final payment at delivery. The exact amounts vary depending on the model, the layout, and the signing date. No mortgage or bank guarantor is required.
When is Arrecife Sisal delivered?
Estimated delivery is June 30, 2028. Closing before a Notary Public and registration with the Public Property Registry take place at the time of delivery.
What is the difference between Full Ownership and Fractional at Arrecife Sisal?
Full Ownership is a property titled 100% in the buyer's name: ideal for those seeking a second home, a family legacy or a long-term investment. Fractional is divided ownership of a specific month of the year, formalized through assignment deeds under the trust: ideal for those who want to diversify their portfolio with a premium tangible asset without the cost of a full unit. Both models share the same resort amenities, the same location and the same standard of luxury.
What should I check before buying a beachfront pre-construction in Yucatán?
Six things: the legal structure (trustee, how payments are safeguarded, and the type of deed), the developer's track record, the location, the layout and amenities, the payment schedule and financing, and the assumptions presented as non-guaranteed projections. Request each one in writing before reserving a residence; the detail is in the criteria section of this guide.
What is the best pre-construction condo in Sisal, Yucatán in 2026?
There is no single answer: it depends on your profile, horizon and intended use. Arrecife Sisal is the first beachfront development of its kind in Sisal, with full title (Full Ownership) and a Fractional option through assignment deeds under the trust, a bank trust, interest-free direct financing during construction, and estimated delivery on June 30, 2028. To compare any option, apply the six criteria in this guide.
What is fractional ownership, and why is it not a timeshare?
Fractional ownership is divided property, formalized through assignment deeds under the trust. Unlike a timeshare (a right of use), the fractional owner holds a fraction of the property. At Arrecife Sisal each Fractional unit has 12 shares (one month per year), through a bank trust. The property can be placed for rent with a suggested management arrangement, and rent may generate income; no liquidity or secondary market is promised for the shares.
How close is Arrecife Sisal to the Mérida airport?
Arrecife Sisal is 10 minutes from downtown Sisal, 45 minutes from Mérida International Airport (MID), 30 minutes from Mérida's periférico ring road and 50 minutes from Mérida's Historic Center. From MID there are direct flights to Houston, Miami, Dallas and Mexico City.
What is the best beach near Mérida for a second home?
The main options are Sisal, Progreso, Chuburná, Chicxulub and Telchac. Sisal stands out for its Pueblo Mágico designation, its calm coastal-town atmosphere and its proximity to the Ría Celestún Biosphere Reserve, known for its flamingos. Progreso is more urban and busier; Chuburná and Telchac are quieter, though without the Pueblo Mágico designation. The choice depends on your budget and the lifestyle you want.
Who is Boma Desarrollos?
Boma Desarrollos S. de R.L. de C.V. is a Mexican real estate development company headquartered in Mérida, Yucatán, founded in 2017 and 100% Mexican-owned. One of its projects was awarded Latin America's best master plan at the LADI Awards 2026. Arrecife Sisal is its prime beachfront development.
Why was Sisal designated a Pueblo Mágico?
Sisal was designated a Pueblo Mágico by the Ministry of Tourism (SECTUR) in 2020 for its historic value as a henequen-exporting port in the 19th century, its cultural preservation and its biodiversity, being adjacent to the Ría Celestún Biosphere Reserve.
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Also of interest? Fractional Ownership in Mexico guide → · A second home near Mérida → · About Boma Desarrollos → · English guide for international buyers → · Sisal, Pueblo Mágico → · Yucatán Coast vs the Caribbean → · Spec Sheet & Brochure →
Note: Prices are in Mexican pesos. USD conversions are for reference and use the Banco de México (Banxico) FIX rate. Projections and scenarios are not guaranteed.