What to Look For When Buying a Presale in Tulum
1. Before falling in love with the render, research the developer.
Don't get carried away by a beautiful presentation. Look into the developer's track record. Have they completed other projects in Tulum or elsewhere? Who is the construction company behind the project? Which architecture firm is designing it? A solid team with proven experience is one of the strongest indicators that the project will be delivered as promised.
2. Land and permits: no documents, no deal
The land where the development will be built should already be titled and ideally in the developers name. If not, find out why it is a joint venture? Is it a land contribution agreement? Make sure the land isn't mortgaged or has any liens. Ask if the developer already holds construction permits, and for larger projects, whether they have a valid Manifestacion de Impacto Ambiental (MIA), an environmental impact statement required in protected areas.
3. Cool designs can be poorly executed
Some renders look incredible, but are nearly impossible to build properly or cost a lot of money and time. Think curved structures or excessive wooden details those are costly and difficult to maintain in Tulum's climate. Wood on exteriors deteriorates fast with the sun and humidity, so it shouldn't be the primary material. If a project doesn't preserve green areas or trees, that's another red flag. Jungle is Tulum's greatest asset developments that erase its long-term appeal and rental value.
4. Ask about materials from the beginning
If the presentation doesn't clearly specify finishes, that's a concern. Ask for detailed information on flooring, bathroom fixtures, carpentry, and any furniture included. What brand is the kitchen? What kind of doors or window systems are they installing? If it's furnished, who is in charge of furnishing it? Seeing physical references of past work helps ensure what you see is what you'll get.
5. A too good to be true price usually is
A 2-bedroom unit for $150,000 USD might catch your eye but is it 700 sq ft or less? Are the layouts smart, or is every room tiny? Are the pools functional with a proper filtration system, or are they just decorative? Are the walls shared with other units, which affects privacy and noise? Take a close look at the masterplan. If units are packed tightly next to each other like a motel, it probably wont feel premium or rent like one.
6. Review the full masterplan, not just the apartment
Don't just analyze your individual unit. See how the entire development is planned spacing between buildings, flow of common areas, landscaping, parking, and access. Privacy, light, and long-term comfort depend on how the project is laid out as a whole. Also check the neighboring lotswhat kind of projects are next door?
7. Don't skip the legal due diligence
Even if we review documents with you, it's essential to hire a local real estate attorney to do proper legal due diligence. They'll verify ownership, permits, contracts, and protect your investment before you sign anything. This is a non-negotiable step, especially in presales.
8. And of course location, location, location
You can change finishes and furniture, but you can't change where your unit is. Make sure the area has access to main roads, services, and rental demand. Is it surrounded by quality projects? Is the infrastructure already in place or is it years away? The right location is what will guarantee capital gain and rental income in the long run.
Choosing the right presale requires asking the right questions and having a trusted team by your side. At Malva Realty, we specialize in helping foreign investors like you find high-quality projects with strong ROI potential. If you're considering investing or want us to review a presale you're looking at, send us a message and we’ll be happy to guide you.
