Financing simulator
Simulate your purchase in four steps.
Tell us who is buying, what you like and how you want to pay. We show you what you pay today, during construction and every month, and the income the bank asks for.
Who is buying?
It changes how much the bank lends, the terms and the closing costs.
Foreign buyer living in Mexico? Each bank assesses residents differently: ask us.
What do you like?
Choose a project and a unit type. Prices are the developer’s “from” prices.
Unit type
Already have a unit in mind? Type its price
.
How do you want to pay?
With a mortgage you pay part during construction and the bank pays the rest when you get the keys.
Developer plan
Can you afford it? optional
Optional. Gross monthly household income and the savings you can put in.
Fine-tune: rate, months, reserve, insurance and closing costs
Monthly, as a percentage of the loan.
Counts toward your share; the rest is split into monthly payments during construction.
Banks usually keep the mortgage payment at or below 30% of gross income.
Closing costs
Paid at the deed. The trust and the SRE permit apply only to foreign buyers.
On the loan amount.
Where the money goes
Total
Year-by-year loan schedule
| Year | Paid | Interest | Principal | Balance |
|---|
Scenarios
By term
| Term | Monthly payment | Income required | Total interest |
|---|
If the rate moves
| Rate | Monthly payment | Income required | Difference |
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Optional and yours to set. We do not estimate rents.
What foreign buyers need for a Mexican mortgage
- Valid passportColour copy of every used page.
- Legal stayFMM or temporary/permanent residence card valid at signing.
- Mexican tax ID (RFC)Requested from the SAT to pay taxes and sign the deed.
- Tax returnsLast 2–3 years: W-2 / 1040 (US) or T4 / Notice of Assessment (Canada).
- Bank statementsLast 3–6 months of the account where you receive income.
- Credit reportEquifax, TransUnion or Experian from your country.
- Job history2 years in the same activity, at least 6 months in the current job.
- Purchase contractSigned with the developer, showing the pre-sale payments and the delivery date.
- SRE permit and bank trustHandled by the notary and the trustee bank (restricted zone).
- AppraisalBy a bank-certified appraiser before delivery.
For Mexican buyers
Banks review official ID, proof of income, bank statements, credit bureau report and an appraisal. Each bank sets its own rules, so ask us before choosing.
How banks usually lend to this profile
- Up to 50% of the price; some banks reach 60% on move-in-ready homes.
- Terms of 7, 10, 15 or 20 years.
- Scotiabank and Santander approve pre-sale loans and lock the rate while the building goes up; reference rates of 8.95% to 10.5%.
- Income is proven with documents from your country.
- Bank trust: about US$2,500 to set up and US$600 a year, plus the SRE permit.
How banks usually lend to this profile
- Up to 70% of the price in pre-sale and up to 90% move-in ready.
- Terms of up to 20 years.
- 2026 reference rates: Scotiabank 10.90%, Santander 11.20%.
- The payment usually stays within 30% of gross income.
- No bank trust or SRE permit.
Where the defaults come from
- Nomad Realty, “Executive report: mortgages for foreigners in Quintana Roo” (internal, Oct 2026): pre-sale scheme 50% own funds / 50% bank, foreign-buyer rates 8.95–10.5%, closing-cost ranges.
- Nomad Realty, mortgage model “simulador_hipotecario_quintana_roo v3” (internal): 20% reserve, 0.05% monthly insurance, notary 1.5%, registry 0.8%, bank fee 1%, SRE permit US$1,000, trust US$2,500 + US$600 a year.
- Karla Flores, Nomad Realty (6 Oct 2026): nationals up to 70% in pre-sale and up to 90% move-in ready; foreigners 50% (some banks up to 60% move-in ready); foreign terms of 7, 10, 15 and 20 years; rates vary by bank.
- Ley de Hacienda del Municipio de Puerto Morelos, art. 27: acquisition tax (ISAI) of 3% of the property value (last reform 9 Dec 2024).
- cotizadorhipotecario.mx, 2026 reference rates: Scotiabank 10.90%, Santander 11.20%, 20-year maximum term; payment up to 30% of gross income.
- Nálu Sea Living Residences: Price list “LISTA PRECIOS MXN – SEPT 2026 – NÁLU SEA LIVING RESIDENCE”, Desama Developments, uploaded 23 Sep 2026 (prices, statuses, payment plans, delivery, parking and storage).
- Sensum Ocean View Residences: “Lista de precios SENSUM”, updated 10 Sep 2026 (prices, statuses, payment schemes).
- Distrito Puerto: “Lista de precios – Distrito Puerto” (August list, uploaded 7 Sep 2026): available units, prices and exchange-rate band.
- Gran Selva Resort Living: “GS – Lista de precios Casas / Deptos”, Grupo Miraro, published September 2026 (prices by model, level and orientation).
An estimate to plan with, not a credit offer. Each bank approves according to your profile, and rates, financing percentages and closing costs can change. Loans are granted in Mexican pesos.
Contact
Tell us the life you want. We will find the property that supports it.
No pressure and no flood of listings: a short conversation and a focused starting point.
- Karla Flores · +52 998 121 4904