ES — Español Aerial view of the Sisal, Yucatán coastline at sunset

Sisal del Mar Development · Sisal, Yucatán, Mexico

The last lots
on the beachfront

Front-row beachfront residential property. Direct access to the Gulf of Mexico, 45 minutes from Mérida.

⚠ Limited availability — last units

Marketed by Península Bienes

Price

$5 M

MXN · 10-m beachfront lot · approx. US$290,000*

Down payment

30%

In 3 installments

Financing

36 m

Interest-free · No bank

Available

<30

Lots remaining

Sales status

Fewer than 30 beachfront lots remain

Previous phases are sold out. This is the last strip of the Sisal del Mar development with direct beach access.

Available Sold

Sisal: the Yucatán coast that hasn’t been overrun yet

Unlike the Riviera Maya, Sisal keeps its human scale and open-sea access. It’s a weekend destination for Mérida families and a landing point for international buyers looking for the Yucatán coast without Tulum or Progreso prices.

These are among the last lots with direct beach access on this stretch of coast. Most previous phases are already sold.

Aerial view of the Sisal pier and beach Natural white-sand beach in Sisal, Yucatán Sisal Yucatán beach with turquoise waters

Investment plan

Direct developer financing · No bank · Interest-free

01

At signing

$500,000

MXN · 10% of total

02

Month 12

$500,000

MXN · 10% of total

03

Month 24

$500,000

MXN · 10% of total

04

Months 1–36

$97,222

MXN/month · remaining 70% interest-free

The legal side, upfront

The questions every buyer asks before taking the first step.

I'm a foreigner — can I own a beachfront lot in Mexico?
Yes. Mexican law allows it through a bank trust (fideicomiso), the standard legal structure for coastal property for more than 50 years. A Mexican bank holds the title and you keep every ownership right: use, build, rent, sell and pass it on to your heirs. The trust is set up for 50 years and is renewable.
Is the land private property or ejido?
Private property — and it has been for a long time. For full legal certainty, each lot is also individually recorded at Yucatán’s Public Property Registry (INSEJUPY, the state’s institute of patrimonial legal certainty). Your lawyer can verify each lot’s registration directly.
What document do I sign when I buy?
A purchase-sale agreement (promesa de compraventa): the standard instrument in Mexican real estate, setting the price, the lot and the payment terms. If the buyer wishes, it can be formalized before a notary public for added formality (that step is at the buyer's expense).
How is ownership formalized for me as a foreign buyer?
Upon full payment, ownership is formalized through a bank trust (fideicomiso) — the structure Mexican law establishes for foreign buyers in the coastal zone. A Mexican bank holds legal title as trustee, and you are the sole beneficiary with full ownership rights: use, build, rent, sell and pass it on to your heirs. Until final payment, the purchase-sale agreement locks in the price, the lot and the payment terms in writing. Each buyer sets up their own trust; we can point you to banks that handle it, but you choose.
What does the price include?
The price covers the lot itself. Pricing is set per linear meter of beach frontage ($500,000 MXN per meter); the standard lot has 10 meters of frontage. As a foreign buyer, your own closing costs include: the SRE permit, the setup of your bank trust (fideicomiso) and its annual maintenance fee to the bank, plus notary fees, appraisal, Public Registry recording and buyer-side taxes such as the ISAI (property transfer tax). Utilities are also arranged and paid by the buyer — the area has electrification in place, but the CFE hookup, water well and other services are on your side. Ask us and we'll walk you through an itemized estimate of every one of these before you commit to anything. *Prices are set in Mexican pesos (MXN); any USD figure on this page is an approximate reference and varies with the exchange rate.
Who pays the taxes on the transaction?
The income tax (ISR) on the sale is paid by the seller. The buyer covers their own deed and notary costs, as is standard in Mexico.
Can I verify the documentation before signing?
Yes — and we encourage it. We invite your own lawyer to review the lot's documentation before you sign anything. A serious operation welcomes scrutiny; ask us and we'll share the details.

8 things your lawyer must verify before you sign for a coastal lot in Mexico

Don't sign anything until your lawyer can answer these eight questions.

  1. Does the development hold a current environmental resolution, with an active operation period?
  2. Does the applicable UGA (environmental management unit under Yucatán's coastal ordinance, POETCY) allow residential or tourism use?
  3. Is there a forest land-use change authorized by SEMARNAT?
  4. Is the lot inside the authorized polygon of the resolution — not outside it?
  5. Is the developer's PROFEPA file (federal environmental enforcement) closed or open?
  6. What is the mandatory setback from the coastline, and how does it affect what you can build?
  7. Is the title free of liens and outside the ZOFEMAT federal maritime zone?
  8. Is the bank trust (fideicomiso) already structured, or do you arrange it from scratch?

Bring this list to us — and to your own lawyer. We'll go through it point by point, with the documentation we have on file, and tell you plainly where each one stands. With your lawyer on the call, if you like.

Request availability information

Tell us about yourself and we’ll get back to you with current availability and answers to your questions — no strings attached.

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