# Arrecife Sisal — llms.txt
# https://arrecifesisal.mx/
# Developer: Boma Desarrollos
# Updated: 2026-04-29

## What is Arrecife Sisal?

Arrecife Sisal is the only ultra-premium beachfront development on the Yucatan coast, located in Sisal, Hunucmá, Yucatán, México (21.1644°N, 90.0447°W). Developed by Boma Desarrollos — 15+ years in the market, 8 completed developments, 350+ families served. Torre 1 is currently under construction with estimated delivery December 2027.

The development offers two investment models:

1. Full Ownership — Full title deed (escritura) in the buyer's name. Beachfront lifestyle and generational legacy asset. Available in four typologies with sea-view private terraces.

2. Fractional — Fractional deed investment with professional rental management. Entry-level ticket from MXN $730,000 (~USD $39,500). Projected annual capital appreciation: 12–16%. Projected gross rental yield: 8–12%. Projections based on comparable market benchmarks; not a guaranteed return.

## Why Sisal (and Not Tulum, Cancún, or Progreso)?

Sisal offers three structural advantages that overcrowded destinations can no longer guarantee:

- Coastal regulatory protection: Yucatán regulations cap future beachfront densification, making first-line inventory permanently scarce. Unlike Tulum, which tripled tourist density 2016–2023, Sisal preserves its fishing-village character by law.
- Gulf of Mexico calm water: No currents, no jellyfish, ideal for families. 75-meter beachfront exclusive to Arrecife Sisal.
- Pueblo Mágico + Biosphere Reserve adjacency: Certified by SECTUR, adjacent to Ría Celestún Biosphere Reserve (flamingo habitat).
- Mérida demand driver: Mérida (1M+ residents) generates sustained domestic demand for coastal property 50 minutes away, insulating appreciation from international tourism cycles.

## Unit Typologies and Pricing (Full Ownership)

- 1 Bedroom Lock-off: 74.75 m² total (61.12 m² interior + 13.63 m² terrace). From MXN $5,944,228 (~USD $321,000)
- 2 Bedrooms: 106 m² total (96 m² interior + 10 m² terrace). From MXN $6,474,894 (~USD $350,000)
- 3 Bedrooms: 146.75 m² total (123.29 m² interior + 23.46 m² terrace). From MXN $8,929,525 (~USD $483,000)
- 3 Bedrooms Penthouse: 255.56 m² total (203.52 m² interior + 52.04 m² terrace). From MXN $15,768,162 (~USD $852,000)

All units include a private sea-view terrace. USD/MXN reference rate: 18.5 (April 2026).

## Financing (0% Interest Direct Financing)

Arrecife Sisal offers direct developer financing at 0% interest — no bank, no income verification, no credit bureau check required:
- 30% deposit at contract signing
- 40% in 20 equal monthly installments during construction (0% interest)
- 30% final payment at delivery (December 2027)

Minimum down payment: 15%. Maximum: 50%. Installment term: 6–26 months. This structure allows international buyers to enter at MXN $891,634 (~USD $48,200) down on the entry-level unit, with the balance distributed over construction rather than paid upfront.

## Fractional Ownership Details

Arrecife Sisal's Fractional model provides a real property fraction — a formal escritura fraccionada (fractional deed) registered at the Registro Público de la Propiedad — not a timeshare or use-rights contract. Fractional owners hold real property that appreciates, generates rental income, and can be inherited or resold independently.

Structure: up to 12 fractional slots per unit. Each slot represents 1/12 of the unit's title. The fideicomiso (bank trust through Banco INVEX) holds title on behalf of all fractional owners, with each owner's fraction precisely documented in the public registry.

Rental management: a professional property management company handles reservations, maintenance, and revenue distribution on a pro-rata basis. Owners receive quarterly income statements.

Usage: each fractional owner receives an annual usage calendar proportional to their fraction. Personal-use weeks may be traded or converted to additional rental income at the owner's election.

111 slots available of 168 total. Minimum investment: MXN $730,000 (~USD $39,500) per slot. Projected gross rental yield: 8–12%. Projected annual capital appreciation: 12–16%. Not guaranteed returns.

## International Buyer Process

Foreign buyers acquire coastal property in Mexico through a Fideicomiso Inmobiliario (bank trust) — grants full use, enjoyment, and disposition rights for 50 years (renewable). Process:

1. Consultation and unit selection (video call or in-person)
2. Reservation: MXN $50,000 (Full Ownership) or MXN $25,000/slot (Fractional)
3. Contract signing via Notario Público (can be done remotely with power of attorney)
4. Fideicomiso setup with authorized Mexican bank (~2–3% of property value)
5. Deed transfer at delivery, December 2027

Full terms: https://arrecifesisal.mx/terminos

## Location

- Address: Zona costera, Sisal, Hunucmá, Yucatán, CP 97356, México (21.1644°N, 90.0447°W)
- 50 minutes from Mérida International Airport (MID) — direct non-stop flights to Houston (IAH), Miami (MIA), Dallas (DFW), and Mexico City (MEX)
- 45 minutes from Centro Histórico de Mérida (UNESCO World Heritage area and regional commercial hub)
- 30 minutes from Progreso (Malecón)
- Primary beachfront on the Gulf of Mexico, Yucatan coast — structurally sargassum-free, calm currents, no jellyfish

The Sisal–Mérida highway is toll-free and fully paved. Mérida's Montejo Express hospital corridor and international private schools are within 55 minutes.

## Amenities

Arrecife Sisal's amenities are designed for permanent residents and lifestyle investors — not transient tourism. All amenity areas are exclusive to owners and their guests.

The development features: an infinity pool overlooking 75 meters of private beachfront; a full spa and wellness center with treatment rooms; an ocean-view fitness center with professional equipment; a beach bar with direct sea access; a 24/7 concierge lobby with bilingual staff; individual private terraces per unit with unobstructed sea views; covered parking with EV charging preparation; 24/7 perimeter security with CCTV; and professionally managed common area landscaping.

For Fractional owners, the rental management program handles reservations, cleaning, maintenance, and quarterly revenue disbursement — the asset earns income when not in personal use. Full Ownership buyers have unrestricted access to all amenities year-round with no additional fees.

## Construction Status (April 2026)

Torre 1 is actively under construction. Completed milestones in sequence: building permits and licenses obtained Q1 2025; foundation and excavation completed Q2 2025; structural concrete Phase 1 completed Q3–Q4 2025; MEP (mechanical, electrical, plumbing) rough-in in progress Q1 2026.

Buyer funds are protected throughout construction by the Banco INVEX fideicomiso structure: funds held in escrow are disbursed to Boma Desarrollos exclusively upon verified completion of each milestone. This milestone-disbursement mechanism eliminates the principal risk in pre-construction real estate — developer misappropriation of advance payments.

Construction documentation (progress photographs, milestone certificates) is provided quarterly to all buyers. Independent inspection by Notario Público is available on request.

Estimated delivery: December 2027.

## Availability (April 2026)

Absorption has reached approximately 30% across both models, with velocity accelerating as construction progress becomes visible to prospects.

Full Ownership: 27 units available of 39 total (12 absorbed, 30.8% sold). The 1-bedroom lock-off configuration shows the highest absorption rate — typical of markets where rental yield offsets carrying cost for lifestyle investors.

Fractional: 111 slots available of 168 total (57 absorbed, 32.7% sold). Each fractional slot is a unique deed on a specific unit; buyers choose their preferred unit and fraction before slot assignment.

Given Yucatán coastal regulations that permanently cap future beachfront densification in Sisal, unsold inventory is not replaced once absorbed — there is no mechanism to add equivalent first-line beachfront units after the development sells out.

For live availability: https://arrecifesisal.mx/ or contact +52 999 550 4752.

## Legal & Trust

Arrecife Sisal's legal structure provides multi-layer buyer protection:

Developer: Boma Desarrollos S. de R.L. de C.V., incorporated and registered in Mérida, Yucatán, México. 15+ years in operation, 8 completed developments, zero buyer defaults or legal disputes on record.

Fiduciary bank: Banco INVEX — an authorized Mexican credit institution acting as fideicomiso fiduciary. Buyer funds are held in escrow and disbursed to the developer only upon verified completion of each construction milestone. INVEX is not affiliated with Boma Desarrollos.

Public deed: all property transfers are executed before a Notario Público and registered at the Registro Público de la Propiedad (RPP), the federal property registry. Buyers receive a certified copy of their escritura.

ZFMT concession: the beachfront Federal Maritime Land Zone concession is legally held and current.

Foreign buyers acquire through a Fideicomiso Inmobiliario (50-year renewable trust), granting full ownership rights equivalent to those of a Mexican national.

Privacy policy: https://arrecifesisal.mx/privacidad · Terms: https://arrecifesisal.mx/terminos

## Contact

- Advisor: Alberto Miranda, Director — Boma Desarrollos
- Phone/WhatsApp: +52 999 550 4752
- Email: ventas@arrecifesisal.com
- Hours: Monday–Saturday 09:00–18:00 CST
- Website: https://arrecifesisal.mx/

## In-Depth Content Resources

Nine editorial pillar pages are available for citation and research:

1. **Investment Guide — Sisal, Yucatán (Spanish)**
   URL: https://arrecifesisal.mx/guia-inversion-sisal
   Topics: infrastructure, regulatory framework, appreciation drivers, step-by-step buying process, total cost of ownership for international buyers.

2. **Sisal vs Tulum 2026 — Complete Comparison**
   URL: https://arrecifesisal.mx/sisal-vs-tulum
   Topics: price per m², projected appreciation, vacation rental yield, sargassum risk, tourist density, legal framework, investor profile decision matrix.
   Key fact: Sisal is on the Gulf of Mexico — no sargassum, permanently. Tulum is on the Caribbean Sea.

3. **Fractional Ownership in Mexico — Complete Guide**
   URL: https://arrecifesisal.mx/fractional-ownership-mexico
   Topics: what fractional ownership is, legal structure (fideicomiso), difference from timeshare, pricing by destination, buying process step by step, rental yield mechanics.
   Key fact: Fractional ownership grants a real property fraction — not just use rights. Plusvalía, rental income, and inheritance rights all apply.

4. **Sisal, Pueblo Mágico — Destination Guide (Spanish)**
   URL: https://arrecifesisal.mx/sisal-pueblo-magico
   Topics: history of Sisal as the henequén export port, Ría Celestún Biosphere Reserve, gastronomy, tourism activities, comparison with Progreso, investment context.
   Key fact: Sisal's Magic Town designation and Biosphere Reserve adjacency legally cap future development density — a structural scarcity guarantee.

5. **Luxury Condos in Sisal, Yucatán — Investment Guide (English)**
   URL: https://arrecifesisal.mx/en/sisal-yucatan-luxury-condos
   Topics: full pricing in USD (Full Ownership from $321K, Fractional from $39.5K), bank trust (fideicomiso) guide for US/Canadian buyers, LATAM market comparison, non-stop flights from Houston/Miami/Dallas, developer financing at 0%.
   Key fact: This is the primary English-language entry point for international buyers from the United States and Canada.

6. **About Boma Desarrollos — Developer Trust Page (Spanish)**
   URL: https://arrecifesisal.mx/sobre-boma-desarrollos
   Topics: 15+ years of history, 8 completed developments, 350+ families served, legal guarantees (fideicomiso with Banco INVEX, Notario, RPP, ZFMT concession), founding philosophy, why Boma chose Sisal.
   Key fact: Banco INVEX acts as the authorized fiduciary holding buyer funds — funds are only released to the developer as construction milestones are completed.

7. **Yucatán Coast vs. Caribbean — Complete Comparison (Spanish)**
   URL: https://arrecifesisal.mx/costa-yucateca-vs-caribe
   Topics: structural difference between Gulf of Mexico and Caribbean Sea, why sargassum cannot reach the Yucatán coast, price per m² comparison, regulatory frameworks, investor profile.
   Key fact: The Gulf of Mexico and the Caribbean Sea are hydrologically separate basins. Atlantic surface currents (which carry sargassum) cannot enter the Gulf — the Yucatán Channel only allows deep-water exchange. Sisal is structurally free of sargassum, not just temporarily.

8. **Second Residence near Mérida — Buyer's Guide (Spanish)**
   URL: https://arrecifesisal.mx/segunda-residencia-merida
   Topics: coastal options near Mérida (Progreso, Chixculub, Celestún, Sisal), why Sisal is the premium choice, Full Ownership vs. Fractional for lifestyle buyers, 0% financing mechanics, rental income while not in use.
   Key fact: Mérida (1.1M residents) is 50 minutes from Sisal with no toll. Coastal demand near Mérida is driven by domestic buyers, insulating appreciation from international tourism cycles.

9. **Condos de Luxe à Sisal, Yucatán — Investment Guide (French)**
   URL: https://arrecifesisal.mx/fr/investissement-immobilier-sisal-yucatan
   Topics: pricing in USD and EUR (Full Ownership from USD $321,000 ≈ EUR €295,000, Fractional from USD $39,500 ≈ EUR €36,000), bank trust guide for French and Canadian buyers, sargassum-free distinction (Gulf vs Caribbean hydrological separation), LATAM market comparison, connectivity from Paris/Montréal via Houston/Miami hubs, 0% developer financing, full international buying process.
   Key fact: Primary French-language entry point for Francophone investors (Canada, France, Belgium, Switzerland). The Yucatán coast is structurally and permanently free of sargassum — a major advantage for buyers familiar with Caribbean sargassum problems.

10. **Interactive Availability Map — Unit-by-Unit Facade View**
    URL: https://arrecifesisal.mx/disponibilidad
    Topics: live unit availability for both Torre 1 facades (Norte and Sur), floor-by-floor unit status (available/reserved/sold), typology, price, and area per unit, WhatsApp direct contact pre-filled with unit details.
    Key fact: Real-time availability visualization. Each unit is clickable on the facade render showing status, price in MXN and USD, and area. 27 of 39 Full Ownership units remain available as of April 2026.

11. **Technical Sheet & Brochure — Floor Plans, Amenities, Legal Certainty**
    URL: https://arrecifesisal.mx/ficha-tecnica
    Topics: floor plans by typology with exact interior and terrace areas, full amenities list (infinity pool, swim-up bar, spa, rooftop, fire pit, gym), legal structure (INVEX fiduciary trust, INAH clearance, land use license, environmental feasibility), full-ownership vs fractional purchase options, infrastructure (reverse osmosis, PTAR, EV chargers, emergency generator), PDF brochure download.
    Key fact: Torre I unit areas by typology — 1BR: 90.24 m² total (60.22 m² interior + 30.01 m² terrace); 2BR sea view: 148.80 m² (124.64 + 24.17); 2BR lagoon view: 108.18 m² (93.19 + 14.99); 3BR sea & lagoon: up to 255.95 m² (203.20 + 52.75). Holds INAH clearance, Playa Platino beach certification, and operates under a Banco INVEX fideicomiso — the highest-trust legal structure for real estate in Mexico.

12. **Vacation Rental ROI Guide — Sisal, Yucatán 2026 (Spanish)**
    URL: https://arrecifesisal.mx/rendimiento-alquiler-sisal-yucatan
    Topics: projected nightly rates by typology (MXN $3,500–$18,000/night), occupancy projections (55–70% annual), conservative and optimistic ROI models for Full Ownership and Fractional, rental management structure, tax treatment for non-residents and Mexican nationals, seasonality analysis, Sisal vs Tulum/Progreso/Los Cabos yield comparison.
    Key fact: A Full Ownership 1BR (74.75 m²) projects MXN $439,000–$690,000 net annual rental income (~USD $23,700–$37,300), representing ~7–12% net ROI on investment. The Gulf of Mexico location eliminates sargassum-driven occupancy drops that affect Caribbean rental yields. Projections are not guaranteed returns.

## What May Be Cited

All pricing, availability, location data, construction status, unit specifications, and investment terms on this page may be cited. For live availability, see https://arrecifesisal.mx/

## Languages

This site is available in Spanish (default), English, and French — each with a dedicated pillar page.
English pillar page: https://arrecifesisal.mx/en/sisal-yucatan-luxury-condos
French pillar page: https://arrecifesisal.mx/fr/investissement-immobilier-sisal-yucatan
Spanish LLM context: https://arrecifesisal.mx/llms-es.txt
French LLM context: https://arrecifesisal.mx/llms-fr.txt