Xcalacoco
Minimum investment: $1,000,000 mxp
Performance Objective: Up to 22.5% annually
Investment period: 3 years
Guarantee: Fiduciary
Investors: National and foreign
Minimum investment: $1,000,000 mxp
Additional investment: $ 500,000 mxp
Expected return target: 22.5% per annum
Early return Payments: Starting from the 12th month, based on an annual rate of 10%, paid every four months.
Investment period: 36 months
Additional benefit: When purchasing a unit, investors receive a 7% preferential discount off the list price, according to the commercial plan and its phases.
Investment Vehicle: Real estate development and management trust.
Guarantee: Fiduciary
Entry costs: None
Required Capital: $100 million
* Figures in Mexican Pesos.
Executive Summary
Premium Investment Opportunity in the Riviera Maya.
Premcore Capital offers you the chance to participate in Xcalacoco, a premium real estate development located in Playa del Carmen, at the heart of the Riviera Maya in the Mexican Caribbean. This project merges modern architecture with a focus on sustainability, offering 420 units across 7 towers, of which 180 units will be built in the fist phase.
The investment is structured under a Banking fiduciary scheme that guarantees security and transparency throughout every phase of the project. With a minimum investment of MXN 1 million, investors can tap into a growing market, supported by the project’s assets and the professional management of Premcore Capital and Banco Ve por Más, S.A.
The project is projected to offer an annual return of 22.5% in Mexican pesos over a 36-month period, with the added benefit of early returns starting from the second year. Xcalacoco not only allows you to capitalize on the booming tourism industry in the region but also offers a high-demand real estate product that promises long- term value appreciation.
Invest from MXN 1 million in Xcalacoco and access a 22.5% annual return, backed by a banking fiduciary structure and the opportunity for exclusive discounts on unit purchases. Be part of one of the most promising developments in the Riviera Maya!
The Project
Xcalacoco is a strategic investment located in the heart of the Riviera Maya.
This high-end residential development is situated in one of Playa del Carmen’s fastest-growing and most desirable areas. The project will consist of 420 luxury apartments, spread across 7 towers, each with 6 levels, and will be developed in 7 phases. The first phase will consist of 180 residential units, with three apartment sizes ranging from 65 m², 85 m², to 105 m², catering to many different lifestyles and needs.
The architectural design of Xcalacoco is both modular and dynamic, emphasizing efficient use of space and seamless integration with the natural environment. The towers are strategically positioned to provide privacy and exceptional views of the amenities, the sea, and the adjacent golf course. Each apartment features spacious terraces that maximize outdoor living space, offering a luxurious and comfortable living environment.
The project stands out not only for its luxury but also for its focus on sustainability. Xcalacoco integrates advanced technologies such as a wastewater treatment plant, solar panels, and a smart energy management system, which reduce the environmental impact and optimize operational costs, thus increasing investor returns.
With a projected Internal Rate of Return (IRR) of 33.27%, Xcalacoco represents a secure and profitable investment. Its strategic location, near Playa del Carmen's main attractions and the Cancun International Airport, makes it an attractive option for residents and investors looking to capitalize on the continued growth of the Riviera Maya.
Beach Club
Enjoy Exclusive Access to Premium Beach Clubs.
At Xcalacoco, we are advancing negotiations with two prestigious beach clubs that will offer exclusive access and additional benefits to our investors and residents. These alliances aim to enhance the experience of our investors, providing premium options to enjoy the Riviera Maya in comfort and style.
1. "Petit Lafitte" Beach Club
Currently in the initial stages of formal negotiations. This club will offer access to our investors, with benefits for using its facilities and attending special events.
2. "Punta Xcalacoco Beach Club“
In the negotiation process with a letter of intent in progress. This club will offer a non-exclusive lease agreement with the following terms:
- Term: 10 years, with a possible 6-year extension.
- Monthly rent: $80,000 MXN, adjusted annually for inflation with a 9% cap.
- Access: Up to 200 people per day, with an increase to 250 during peak seasons.
- Additional benefits: Memberships covering up to 5 people per unit, with a 20% discount at the beach club’s restaurant-bar.
These strategic partnerships not only complement the value proposition of the Xcalacoco project but also ensure that residents and investors enjoy a premium beachfront lifestyle.
Location
Strategic Location in the Heart of the Riviera Maya.
Xcalacoco is strategically located in Playa del Carmen, one of the most vibrant and fastest-growing destinations in the Riviera Maya. Just 10 minutes from downtown Playa del Carmen and the renowned Fifth Avenue, this project offers the perfect blend of tranquility and urban access. Its proximity to Xcalacoco Beach also provides residents with open access to the beautiful Caribbean sea.
The project is located only 40 minutes from Cancun International Airport, making it easily accessible for both national and international tourists and residents. Xcalacoco’s location also allows for convenient access to some of the region’s top tourist attractions, such as the Xcaret and Xel-Há theme parks, as well as the historic Tulum ruins.
Moreover, Xcalacoco benefits from a federal investment drive in infrastructure, including the Maya Train and the new Tulum Airport, further enhancing its potential for value appreciation. This location not only appeals to tourists but also to residents seeking a relaxed lifestyle close to nature, without sacrificing connectivity to world-class services.
Mercado
Mexico
Advantages of Investing in Mexico in 2024.
Mexico’s economy in 2024 faces moderate growth, projected at 2.4%, influenced by global economic slowdown and internal factors. However, sectors such as real estate continue to show high growth potential, particularly in strategic regions like the Riviera Maya, driven by the nearshoring phenomenon and the rise of digital nomads. These trends have led to an increased demand for housing and flexible workspaces
In August 2024, Banco de México lowered its interest rate to 10.75% to stimulate financing and consumption, which is expected to benefit both the real estate sector and foreign investment. In fact, foreign direct investment (FDI) in Mexico grew by 5.72% in the first quarter of 2024 compared to the same period in 2023—an important indicator of confidence in the country's economic stability.
Additionally, inflation continues to stabilize, reaching 4.6% in the second quarter of 2024. This has created a more dynamic economy and a favorable environment for investment in real estate projects, particularly in tourist destinations and emerging remote work hubs like Playa del Carmen.
Looking at 2024 economic projections, the exchange rate is expected to remain somewhat volatile due to global factors such as the economic slowdown and monetary policy adjustments in advanced economies. However, Banxico’s recent interest rate cuts aim to prevent a sharp depreciation of the peso. This suggests that while there may be slight fluctuations, the exchange rate is expected to remain relatively stable in the short and medium term, providing international investors with a predictable environment to plan their investments.
Playa del Carmen Real Estate Market
Investment Opportunity in a High-Demand, Fast-Growing Region.
Expanding Market. Mexico continues to solidify its position as a strategic destination for real estate investment, driven by a population of 128 million and an economic growth of 3.7% in 2023. Playa del Carmen, the second-largest city in Quintana Roo, has experienced significant growth in tourism and real estate demand, particularly with the global trend of remote working, which is attracting more foreign residents.
Prime Location. Situated near Latin America’s fourth-largest airport, Playa del Carmen maintains an 85% hotel occupancy rate, establishing itself as a thriving tourist hub. Additionally, infrastructure projects like the Maya Train and the Tulum Airport are further enhancing the region’s value.
Xcalacoco’s Competitive Edge. The Xcalacoco project is positioned competitively within Playa del Carmen’s real estate market. While average prices in the Downtown Zone reach $4,500 USD/m² for properties of 52 m², Xcalacoco offers 85 m² units at an average price of $3,083 USD/m². This pricing, combined with premium amenities and an exclusive beach club, makes Xcalacoco an attractive option for both investors and residents.
Demand and Opportunity. Recent studies show that properties in Playa del Carmen with areas under 90 m² are in the highest demand. With its competitive pricing and premium features, Xcalacoco is well-positioned to capitalize on this trend and deliver attractive returns to investors.
Key Indicators
- Banxico interest rate (August 2024): 10.75%
- Projected GDP growth 2024: 2.4%
- Inflation (Q2 2024): 4.6%
- Interest rate adjustment from 2023: -0.50 percentage points.
- FDI (Q1 2024): +5.72% compared to Q1 2023.
- Real estate demand in Playa del Carmen: +10% year-on-year.
- Current exchange rate (September 2024): MXN 19.8 per USD.
Key Market Indicators
- Economic Growth (2023): 3.7% in Mexico
- Average Hotel Occupancy rate: 85%
- Increase in Foreign Residents: 15%
- Tourism Growth in Playa del Carmen: 8% annually
- Average Price per m² in Downtown Zone: $4,500 USD/m²
- Average Price per m² in Xcalacoco: $3,083 USD/m²
Trustworthy Team with Proven Experience
Aristea Desarrollos: Leading Successful Real Estate Projects for Over 40 Years.
Expert Project Development. With over 40 years of experience in the real estate industry, Aristea Desarrollos has established itself as a benchmark in executing large- scale projects in Mexico. Led by Fernando Álvarez Arellano, the company has developed more than 1,500 residential units, 230,000 m2 of commercial spaces, and numerous industrial projects, leaving a significant mark in the marketplace.
Proven Expertise in Key Projects. Aristea Desarrollos’ portfolio includes standout commercial projects such as Galerías Aguascalientes (43,791 m2 of leasable space) and Centro Comercial Otay in Tijuana (40,000 m2 of leasable space), as well as residential developments like Hacienda San Martin (360 houses in Ocoyoacac, State of Mexico) and Residencial Miraltus (542 apartments in Álvaro Obregón, Mexico City). On the industrial side, they have led projects such as the GM Plant in Silao, Guanajuato. Each project not only meets but exceeds expectations in terms of quality, timeline, and budget.
Comprehensive and Transparent Management. Aristea Desarrollos follows a holistic approach to project management, ensuring that every phase—from conceptualization to final delivery—is executed with the highest standards. Under the leadership of Aristea’s skilled and experienced team, the Xcalacoco project has the correct management to ensure that it will be completed on time, adhering to the executive plan and budget.
Casas Ocoyoacac,
Edo. De México
2013
542 Departamentos
Álvaro Obregón, CDMX
2020
40,000 m² rentables
Tijuana, B.C.
2002
Project Team
Fernando Alvarez
CEO y Founding Partner -Aristea Desarrollos
With over 40 years of experience in the real estate and construction sectors in Mexico, Fernando Álvarez Arellano is a seasoned expert with a background in Industrial Engineering and a Master's in Business Administration from ITAM. He has successfully led large- scale projects across the commercial, industrial, and residential sectors. His professional career includes key roles at TELMEX, Grupo Nacional Provincial, and CMC International. Since 2011, Fernando has led Aristea Desarrollos, a firm renowned for its expertise in the construction and operation of shopping centers, offices, residential developments, and hotels. His visionary leadership has positioned Aristea as a key player in Mexico’s real estate market.
Enrique Bertran
Partner and Commercial Director - Aristea Desarrollos & CEO - BDI Corp.
With over 20 years of experience in commercial real estate and more than 12 years in marketing strategies for goods and services, Enrique has been the CEO of BDICorp. since 2008. Under his leadership, the company has expanded nationally, leading “Made to Measure” commercial projects and establishing key relationships with investment funds. As Partner and Commercial Director at Aristea Desarrollos, Enrique focuses on expanding strategic relationships and maximizing the value of every project, positioning the firm as a leader in large-scale real estate developments.
David Delgado
Partner and Project Director - Aristea Desarrollos
A professional with more than 15 years of experience managing large-scale real estate projects in Mexico, the Project Director at Aristea Desarrollos holds a solid background in architecture, management, and an MBA in finance and project management. Since joining Aristea, he has been pivotal in the firm’s expansion, progressing from Project Manager to Partner and Project Director. His expertise in leading multidisciplinary teams and executing complex projects to the highest standards has been key in Aristea’s consolidation as a leader in the sector, dedicated to excellence and innovation..
Juan Manuel Noriega
Construction Director -Aristea Desarrollos
With over 15 years of experience in managing and directing large-scale construction projects in Mexico, the Construction Director holds a background in Civil Engineering with a specialization in Construction Management. He has led projects across both the private and public sectors, from urban infrastructure to residential construction. His current role at Aristea Desarrollos focuses on executing strategic projects and implementing innovative processes that maximize profitability and value. Prior to this, he directed iconic projects at companies like Vertex Real Estate and Liverpool Retail.
Juan Zabal
Founding Partner -Strategic Investment Director
With over 25 years of experience in financial and strategic management, supported by a solid background in Business Administration and a postgraduate degree in Finance, Juan has played key roles in the banking sector and held a prominent position at Microsoft. He has proven expertise in acquiring and managing real estate assets. Currently, as Strategic Investment Director, he is responsible for defining investment strategies, managing capital structure, and ensuring sustainable long-term returns. His experience and strategic vision make him a valuable member of the investment committee.
Mark Goodenough
Founding Partner - Director of Investment Operations and Asset Manager
With more than 30 years of international experience in operational management consulting, Mark is a leader in his field. His solid background in International Business Administration, combined with experience at renowned consulting firms, has allowed him to work with leading companies in sectors such as construction, healthcare, oil, automotive, and banking. Currently, as Director of Investment Operations and Asset Manager, Mark ensures that investments not only meet but exceed performance expectations. His meticulous approach and commitment to excellence make him a key pillar in any investment and asset management team.
INVERSIÓN
La estructura de inversión es basada en un modelo fiduciario, donde los activos serán resguardados y administrados bajo un fideicomiso. En este esquema, el inversionista no solo es un participante, sino que asume el rol esencial de fideicomisario, con lo que se garantiza una mayor transparencia en la administración de los activos, brinda seguridad jurídica y financiera, y permite una gestión eficiente y especializada. Esta estructura asegura que los intereses del inversionista estén siempre protegidos y alineados con el éxito del proyecto.
Minimum investment: $1,000,000 mxp
Additional investment: $ 500,000 mxp
Expected return target: 22.5% per annum
Early return Payments: Starting from the 12th month, based on an annual rate of 10%, paid every four months.
Investment period: 36 months
Additional benefit: When purchasing a unit, investors receive a 7% preferential discount off the list price, according to the commercial plan and its phases.
Investment Vehicle: Real estate development and management trust.
Guarantee: Fiduciary
Entry costs: None
Required Capital: $100 million
* Figures in Mexican Pesos.
Indicadores de rentabilidad del inversionista
| Sales of 180 unidades | $ 975,253,929 | 100.00% |
| Total cost | $ 696,221,376 | 71.39% |
| Total land costs | $ 86,810,167 | 8.90% |
| Project, Permits, and Licenses | $ 38,484,686 | 3.95% |
| Construction costs | $ 391,787,148 | 40.17% |
| Marketing and sales | $ 94,599,631 | 9.70% |
| Development Fees | $ 56,564,728 | 5.80% |
| Indirect Expenses | $ 27,975,016 | 2.87% |
| EBITDA | $ 279,032,553 | 28.61% |
| Financial Costs | $ 91,250,000 | 9.36% |
| Net Profit | $ 187,782,553 | 19.25% |
| EBITDA | 28.61% |
| IIR | 33.27% |
| Project Start Date: | October 2024 |
| Total Duration: | 54 months |
| Required Capital: | $100,000,000 |
Project Timeline
by Quarter
The first phase of the Xcalacoco project, which includes the construction of Towers 1, 2, and 3, a total of 180 units, will commence in October 2024. This phase is part of a broader master plan that will ultimately encompass 420 units. Since December 2021, we have made significant progress in pre-operational tasks, including feasibility studies, architectural design, permits, and strategic planning, ensuring a solid foundation for the project's launch. This preparation guarantees the project will develop efficiently with a long-term vision.
Reasons to invest in Xcalacoco
| PROVEN EXPERIENCE | The project is supported by a team of specialists with extensive experience in the real estate sector. Their expertise spans from permit management to construction and sales, ensuring excellence and the successful completion of the "Xcalacoco" project. |
| PRIME LOCATION | The "Xcalacoco" project is strategically located in a high- demand area, promising significant market appreciation and value growth in the real estate sector. |
| ATTRACTIVE RETURNS | Investors have the potential to earn returns of up to 22.5% annually, positioning Xcalacoco as one of the most profitable investment opportunities in the market. |
| ADDITIONAL BENEFITS | As an investor, you have the privilege of receiving up to a 7% discount on the purchase of a unit in the project, offering an exclusive advantage that enhances your investment. |
| SECURE INVESTMENT | Through a trust structure, investors are guaranteed security, with their investment backed by the land and assets within the trust. This structure adds an extra layer of financial security. |
| TRANSPARENCIA Y VIGILANCIA | With clear reporting mechanisms, communication, and decision-making processes, investors will receive monthly updates on the project's progress and performance. |
Investment Process
Follow These Simple Steps to Become an Investor
After a conversation with one of our specialists, who will answer all your questions and guide you through the process, you’ll be ready to formalize your investment. Our team of advisors is available to ensure you make an informed and strategic decision.
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Registration
Access our website at Register and complete the registration form. You will need to provide basic personal information and create an account to manage your investment.
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Information Collection
Select Xcalacoco project and complete the necessary requirements. You’ll need to submit documentation such as official identification, proof of address, and any other documents required to comply with relevant regulations.
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Download, Sign, and Submit Documents
Download the required legal documents, including the adherence contract and documents requested by the trustee. Fill out all forms, sign in original (the adherence contract of two copies), and send the signed documents to the address provided in the instructions.
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Fund Transfer
Transfer the corresponding funds to the Xcalacoco project trust account as instructed on the website. Ensure you send proof of transfer so that your funds can be officially credited in your name.
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Confirmation and Receipt of Documents
Once your documents and funds are received, you will receive a copy of the adherence contract duly signed by the trustee, confirming your official participation in the project.
Every month, you will be able to access the project monitoring portal from your account on our website. Here, you can track the development progress, review independent valuations conducted by Quantit, and consult financial and operational reports from Premcore Capital to stay informed about the performance of your investment.