Private Placement Briefing · Off-Market · Confidential
A single, contiguous coastal holding across seven macrolotes in the Riviera Maya corridor. Never publicly listed. Direct access to ownership. One buyer required.
This briefing presents a rare opportunity: direct acquisition access to a 500+ hectare off-market coastal portfolio in the Riviera Maya corridor — the most sought-after stretch of Caribbean coastline in the western hemisphere.
The portfolio has never been listed on any public platform, MLS, or broker network. Kev Living holds direct, exclusive access to the ownership group. There are no intermediary layers between the broker and the owner.
"This is not a listing. This is a private introduction to the ownership of the last contiguous beachfront portfolio at institutional scale in the Mexican Caribbean. The corridor is closed. This is what remains."
The Riviera Maya corridor — connecting Cancún to Tulum along the Caribbean coast of Quintana Roo — is among the highest-demand, lowest-supply tourism real estate markets in the world. Three structural forces converge in 2026 to make this the optimal acquisition moment:
| Driver | The Thesis | Implication |
|---|---|---|
| Demand | 32M+ international visitors annually to Quintana Roo. Hotel occupancy consistently above 80% in peak season. Average daily rate growing 12–18% year-over-year for luxury tier. | The market absorbs new luxury supply immediately. There is no speculation risk — only execution risk. |
| Supply | SEMARNAT environmental regulations have effectively closed new coastal development permits. The MIA process now takes 2–4 years and is rejected in the majority of applications. | Any parcel with an existing MIA is worth a significant premium over comparable land without it. This portfolio has the permit. |
| Infrastructure | Tulum International Airport now operational. Direct routes from Europe, Canada, and the U.S. Northeast. Maya Train corridor connects the entire Riviera Maya in under 2 hours. | Accessibility for an entirely new traveler demographic — longer-haul luxury tourists who previously chose the Maldives or Seychelles. |
| Comparable Transactions | Branded residences in Tulum and Playa del Carmen transacting at $8,000–$18,000 USD/m² at presale. Hotel land in the corridor selling — when available — at $1.5M–$4M USD per beachfront hectare. | This portfolio, priced as raw land acquisition, represents a significant discount to developed or entitled comparable assets. |
The macro thesis is not speculative. Thirty years of uninterrupted growth in visitor arrivals, combined with physical and regulatory supply constraints, have produced a market where institutional-quality land assets are held for decades — not traded on listing platforms.
The portfolio spans seven distinct macrolotes within the Riviera Maya corridor. Specific location, predio names, and parcel boundaries are disclosed at Stage 2 of the process (post-NDA). The following describes the asset class and characteristics:
| Characteristic | Detail |
|---|---|
| Total area | More than 500 hectares across seven macrolotes |
| Beachfront | More than 1,800 linear meters of Caribbean coastline |
| Cenotes | Multiple natural cenotes within the portfolio boundaries |
| Vegetation | Native Yucatán jungle — primary tropical forest interspersed with cenote systems |
| Environmental Permit | MIA (Manifestación de Impacto Ambiental) in hand for the primary development parcel |
| Road access | Existing vehicular access. Proximity to federal highway. Specific routing disclosed at Stage 2. |
| Airport | Within 1 hour of an international airport. Tulum International Airport now operational. |
| Zoning | Tourism/residential. Development scenarios at Stage 2. |
| Water & utilities | Municipal infrastructure in the corridor. Independent well and power options viable. |
| Legal structure | Bank trust (fideicomiso) for foreign buyers. SPV/JV options available for institutional buyers. |
The defining characteristic of this portfolio is scale at the coast. More than 1,800 meters of uninterrupted beachfront in the Riviera Maya corridor is a category that simply does not appear on the market. When comparable assets have transacted historically, they have done so privately — exactly as this one is now being offered.
The following scenarios are illustrative visions — not binding development plans. The buyer determines what is built. This land is a canvas. The point is the scale of what it can hold simultaneously.
A single-brand 60–80 key ultra-luxury hotel anchoring the primary beachfront parcel. Cenote club as the signature amenity. Private beach club for non-guests. Branded residences in the jungle parcels generating pre-sales capital to fund development.
Comparable brands: Aman, Six Senses, One&Only, Rosewood, Nobu Hotel.
Phase 1: Develop 200m of beachfront with a boutique hotel (40 keys) and sell branded residences pre-construction. Use proceeds to fund Phase 2: eco-lodges in the jungle + cenote member club. Phase 3: sell remaining parcels at premium after brand is established.
Optimal for buyers seeking staged capital deployment and earlier exit on individual parcels.
Develop 25% of the portfolio (primary beachfront parcel) with a certified eco-resort. Place the remaining 375+ hectares in a private conservation trust. Generate voluntary carbon credits from the preserved jungle. Position as the Riviera Maya's first institutional ESG-certified resort asset.
Targets impact funds, sovereign wealth mandates with ESG requirements, conservation-oriented family offices.
All scenarios assume full site control with no encumbrances. Legal due diligence (Stage 3) will map the current title status and encumbrance resolution path for each macrolote. One or more parcels may be structurally cleaner for immediate development — a key data point in the Stage 3 disclosure package.
Mexico's Manifestación de Impacto Ambiental (MIA) is the primary environmental development permit issued by SEMARNAT (Secretaría de Medio Ambiente y Recursos Naturales). For coastal development in the Riviera Maya, it is the single most valuable piece of paper in any land transaction.
| Factor | Reality |
|---|---|
| Time to obtain (2024–2026) | 2–4 years for a new application in the Riviera Maya coastal zone. Some applications are pending for 5+ years due to environmental review backlog. |
| Approval rate | Declining. SEMARNAT has significantly tightened coastal MIA approvals since 2022. New applications for beachfront parcels larger than 50 hectares face extraordinary scrutiny. |
| Cost to apply | $500,000–$2,000,000 USD in studies, legal, and consulting fees. Plus 2–4 years of holding costs on the land. |
| Risk | Application rejection means the land cannot be legally developed. This is the primary risk for buyers of raw coastal land without existing permits. |
| Value of existing MIA | A portfolio with an existing MIA eliminates 2–4 years of holding time, $1M+ in permitting costs, and the approval risk entirely. This advantage is priced into comparable transactions. |
The MIA currently in hand covers the primary development parcel. Full scope, conditions, and transferability are disclosed at Stage 3 (due diligence package). For the right buyer, this permit alone justifies the entry price.
This portfolio was designed to accommodate different buyer profiles, capital structures, and risk tolerances. Entry is not a single price or a single structure.
Single buyer acquires all seven macrolotes as a unified package. Maximum negotiating leverage on price. Requires $100M–$150M USD in equity or structured financing. Ideal for institutional buyers, sovereign funds, or large family offices with development mandates.
Buyer acquires one or more specific macrolotes from the portfolio. Entry from $10M–$40M USD depending on parcel. Specific macrolote characteristics (beachfront length, cenotes, area) disclosed at Stage 2. Option to add additional parcels over time.
Buyer contributes capital; existing ownership contributes land. Equity split negotiated on deal terms. Buyer controls development decisions; ownership participates in upside. Optimal for operators or brands seeking skin-in-the-game alignment without full land acquisition.
Buyer secures exclusive 90-day due diligence option for a refundable deposit (amount TBD at negotiation). During the option period: full legal due diligence, site visit, appraisals, and final price negotiation. Option deposit credited toward purchase price if buyer proceeds.
Multiple qualified investors co-acquire the portfolio through a shared SPV or trust vehicle. Kev Living can facilitate introductions between qualified parties interested in pooled acquisition. Minimum individual ticket $5M USD. Lead investor required for governance.
This is a structured four-stage process designed to protect both the ownership group and the buyer. Information is disclosed progressively as commitment is demonstrated. No stage requires a financial commitment until Stage 3.
Receipt of this document. If the profile matches, a mutual NDA is signed between buyer and Kev Living. No financial commitment. Takes 24–72 hours.
Post-NDA: specific location, predio details, full land area breakdowns, existing permits, known encumbrances, and preliminary legal summary shared. Buyer reviews and qualifies the asset. Site visit scheduled.
Buyer engages independent legal counsel in Mexico. Full due diligence on title, encumbrances, MIA permit validity, and regulatory status. Seller provides full document access. Buyer may conduct site visit during this period. No purchase commitment required to enter Stage 3.
Based on due diligence findings, parties negotiate final structure, price, and terms. Letter of Intent (LOI) → Purchase Agreement → Notarial closing in Mexico. Wire transfer directly to seller entity — Kev Living does not handle or receive funds.
Typical timeline from NDA to close: 90–180 days. Buyers with existing Mexico legal teams and capital ready to deploy can move significantly faster. The option to purchase structure can compress the initial commitment to under 30 days.
This portfolio requires a specific buyer profile. This section describes what is required — not to create barriers, but to ensure the process is efficient for all parties.
| Buyer Type | Minimum Capital | Ideal Entry |
|---|---|---|
| Full Portfolio Buyer | $100M USD liquid or committed | Institutional fund, sovereign wealth, large family office, hotel group with development capital |
| Single Macrolote Buyer | $15M–$50M USD | Family office, private developer, high-net-worth buyer with Mexico real estate experience |
| JV Partner | $20M–$60M USD | Hotel brand or operator seeking site control without full land acquisition |
| Option Buyer | $300K–$1M USD for option | Any serious buyer seeking to secure exclusivity while completing capital raise or approvals |
| Consortium Participant | $5M USD minimum | Investors seeking exposure to the asset class without single-buyer capital requirements |
Buyers are expected to have: (1) their own Mexico-qualified legal representation for due diligence; (2) demonstrated liquidity or committed capital; (3) a clear development mandate or investment thesis. This is not a speculative flip opportunity — the profile is a buyer with a plan for what gets built.
Kev Living operates at the intersection of institutional real estate and the Mexican Caribbean. With deep relationships across the Riviera Maya development corridor, Kev sources and brokers off-market assets that never reach listing platforms — this portfolio is a defining example.
Kev holds direct, unmediated access to the ownership group of this portfolio. There are no sub-brokers, no referral chains, no layers between this briefing and the seller. When you engage with Kev Living, you are one conversation from the decision maker.
Kev Living does not represent buyers — this is a sell-side exclusive. Buyers are encouraged to engage their own independent Mexico legal counsel for due diligence.
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Next Step
This briefing is the public-facing version. The full disclosure package — including location, predio details, title status, and MIA specifics — requires a signed NDA. The process takes 48 hours.
Request NDA & Full DisclosureThis document is confidential and prepared exclusively for the named or referred recipient. It does not constitute an offer to sell securities or real property. All figures are approximate. Final terms subject to legal due diligence and negotiated purchase agreement. Kev Living acts as broker only and does not receive, hold, or transmit funds on behalf of any party. Mexico real estate transactions close through a licensed Mexican notary public (Notario Público).
