The Complete Guide to Investing
in Sisal, Yucatán

Sisal, Yucatán is today what Tulum was a decade ago: a prime beachfront destination with an authentic, uncrowded beach, restrictive coastal regulation that protects the scarcity of future inventory, 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.

1. Why invest in Sisal, Yucatán?

Sisal is a historic port in the municipality of Hunucmá, 50 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 structural reasons that are unlikely to change:

Inventory scarcity protected by law

Yucatán regulation severely limits coastal density. Unlike the Mexican Caribbean, where oversupply has compressed margins in destinations such as Playa del Carmen and Tulum, in Sisal the number of beachfront developments that can be built in the coming years is structurally limited. Greater scarcity + greater demand = uniquely favorable conditions for value growth.

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 ensures the town will never be over-developed: no mass-tourism hotel can ever be built along the protected coastline.

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 only premium beachfront development on the Yucatán coast, 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 return, and for long-term investors betting on patrimonial appreciation.

Available layouts:

• 1 Bedroom · 74.75 m² — From USD $321,000 (MXN $5,944,228). Includes a 13.63 m² terrace and an available lock-off module.
• 2 Bedrooms · 106 m² — From USD $350,000 (MXN $6,470,000). 10.78 m² terrace, primary bedroom with walk-in closet.
• 3 Bedrooms · 146.75 m² — From USD $483,000 (MXN $8,930,000). 23.46 m² terrace, expansive living-dining area.
• 3-Bedroom Penthouse · 255.56 m² — From USD $853,000 (MXN $15,770,000). 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. The fractional deed grants real property rights over the time fraction acquired. 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. Rental management during unused months is professional and generates an estimated 8–12% gross annual return.

3. Market analysis and appreciation outlook

To put the Sisal opportunity in context, it helps to compare it with benchmark markets that share similar traits (luxury coast, direct air access from the U.S., restrictive regulation):

Sisal sits at the most accessible price point among Latin America's luxury coastal markets, with the added advantage of being in an early stage of development where appreciation potential is at its peak. The market-cycle analysis of the Mexican Caribbean—specifically Tulum's trajectory between 2012 and 2022—serves as a reference for estimating Sisal's future behavior.

The factors that underpin the projected 12–16% annual appreciation are: (1) the structural scarcity of beachfront inventory, (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.

4. 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:

1. 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.
2. Reservation: A refundable reservation amount holds the residence while documentation is prepared. This locks in the price and blocks availability for a defined period.
3. Purchase agreement: Signed before a Notary Public. The contract specifies the price, payment schedule, residence specifications and delivery terms.
4. Setting up the bank trust (for foreign buyers): Banco INVEX acts as trustee. The process takes between 4 and 8 weeks from contract signing.
5. Payments during construction: From a 15% down payment at signing + 0% monthly installments + a final payment at delivery.
6. Delivery and closing: March 2028. Signing before a Notary Public, registration with the Public Property Registry, and handover of keys.

5. 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 (in this case, Banco INVEX) 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.

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).

6. 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:

• From a 15% down payment at contract signing
• 0% monthly installments throughout the construction period
• A final payment at delivery of the residence (March 2028)

The exact monthly amounts and the full breakdown are calculated based on the chosen model and down-payment percentage. 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.

7. Arrecife Sisal: the project

Arrecife Sisal is the only premium beachfront development on the Yucatán coast, built by Boma Desarrollos. Tower 1 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.

As of April 27, 2026, construction is 8% complete with foundations underway (Floor 4). Estimated delivery is March 2028. The development is backed by:

• A bank trust with Banco INVEX
• Deeds before a Notary Public
• Registration with the Public Property Registry of Hunucmá, Yucatán
• A Federal Maritime-Terrestrial Zone concession

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.

Also of interest? Sisal vs Tulum: full comparison →  ·  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 →  ·  Vacation rental yield →  ·  Spec Sheet & Brochure →