The pandemic led us to rethink living spaces

What makes Nalua different from other apartment complexes in the area?

Nalua is a building for the locality. Through its terraces and commercial areas on the ground floor, it is articulated to the urban fabric, offering a shared space and social interaction that can be used by the tenants of the building, by the neighboring inhabitants and also by the residents of it’s relative Naarena. This type of building reinforces the sense of community and adds value to an area in full growth. We projected spacious, bright, ventilated, comfortable and efficient apartments: from flexible studios, one-bedroom units and a “joker” (flexible) space to spacious two- bedroom units and finally a penthouse apartment designed as a house- refuge inside a building with the best views a person can enjoy.

How did you plan the space to make it functional and comfortable for adults?

The pandemic served as a turning point in the architecture industry. Today, functional spaces are essential, with the capacity to be reconfigured by the user who is going to inhabit them. Spaces where ventilation, natural lighting and the interiorexterior relationship of increasingly blurred limits are fundamental themes on the mental, emotional and physical health agenda. This implies focusing on the design as a whole, both on the exteriors, which are the urban image, and on the interiors, which is where the person’s life will take place. In Nalua we create healthy spaces that are kind to the environment, choosing materials and textures sensitively to promote environments that reduce stress.

How will the landscape and nature be integrated into the design of Nalua?

All apartments have a system of sliding windows that are hidden behind pocket walls, achieving a spatial and visual connection between interior and exterior. This connection is strengthened through large terraces that function as an extension of the interior spaces to the exterior.

What amenities will Nalua offer for the residents?

Nalua has a social-commercial ground floor integrated into the streets of the town through a corner terrace. The last level of the building has a large heated pool that will make tenants feel like they are swimming in the crystalline waters of the Pacific. It also has a Pet-Zone and a space for an organic garden. Finally, it has a large space for a gym, a steam bath area and a sky-bar with views of the bay and the hill.

When considering buying a property, it’s not only important to love it. It´s important to evaluate the financial costs and benefits. We talked with Miguel Tejeda, from Homia, about this.

From a financial point of view, how convenient is to invest in Nalua? When buying a property, it is not only important that we like it and that it suits our needs. We must also consider the financial benefit. Is it a property with possibilities of increasing its capital gain? Is it located in a growing area? What expenses will I have to cover?

How much are Nalua housing unit prices expected to rise in the near future?

Housing unit price projections may vary due to various factors, including market supply and demand. In the specific case of Nalua, it is estimated that the price of each unit will increase by 30% in a period of 24 months.

Is direct financing offered through the real estate company or are there external loan options available? Regarding pre-sale developments without a condominium regime, it is not possible to obtain bank financing. However, Homia offers a direct financing alternative without interest for up to 24 months.

What are the expected monthly maintenance expenses?

The estimated maintenance cost is 50 pesos per square meter. This includes security, maintenance of common areas, water and gas.

Can the unit be rented on platforms like Airbnb?

Yes, it’s important to review local laws, tax payments, and regulations before renting a property on platforms like Airbnb to avoid fines or penalties.

What are the tax and legal obligations that foreign buyers who acquire properties in Mexico must comply with?

It is important that foreign buyers consult an attorney or accountant specializing in Tax and Property Law in Mexico to ensure compliance with all applicable tax and legal obligations. One of the options available to acquire a property in Mexico is through a trust. This legal mechanism allows foreigners to buy a property in the restricted zones of Mexico. Basically, the property trust in Mexico is an agreement in which the foreign buyer (settlor) transfers the property to a trust managed by a Mexican bank (fiduciary). The bank acts as custodian of the property and is in charge of administering it on behalf of the settlor, who is the beneficiary of the trust.

What is the expected monthly rent for each Nalua unit? How has this figure been calculated?

A market comparison approach was used to estimate the expected monthly rent, which involves researching the rental prices of similar properties in the same area and obtaining a reference average. In our case, after carrying out this investigation, it was found that the monthly rent for a one-bedroom apartment oscillates between 0.66% and 0.8% of the market value of the property, which represents an annual return of 8% to 9.6%.

What are the costs associated with the property that must be taken into account when calculating the return on investment, such as maintenance expenses, taxes and other costs related to the property?

When calculating the return on investment of a property it is essential to consider the various costs associated with it, since these can decrease the net income and affect the return on investment. One of the costs associated with the property that must be taken into account is the cost of maintenance, which is estimated at 50 pesos per square meter.

What is the average occupancy rate in Bucerias?

The percentage varies depending on the season and real estate market conditions, although in 2022 the average was 56%. It is important to consider that the type of accommodation and specific location can influence occupancy. It is recommended to review occupancy trends when planning an investment or tourism activity in the area.

What is the expected return on my investment in this property? How has this figure been calculated?

Our project offers an annual return of more than 7.06%, in addition to the capital gain generated by the investment.

The annual IRR, considering both income and capital gains, is 18.43%. The payback time of the investment is 5 years from the delivery of the unit.

How are these figures calculated?

The annual profitability of the project is calculated by dividing the annual earnings by the total investment. For example, if the total investment is $100,000 and the annual earnings are $7,060, then the annual return would be 7.06% ($7,060 / $100,000 x 100).

The area of Puerto Vallarta and Bahía de Banderas is a magnificent tourist corridor. Due to its impressive beauty and the ease with which it can be reached, this destination has transformed rapidly in recent years.

To better understand the real estate market and the opportunities offered by Vallarta and Bahía de Banderas, we interviewed two experts on the subject: Marc Murphy and Sarah Elengorn. We also present the Homia team, one of the most dynamic housing development companies in the area.

Finally we talked with Maestro Fernando Castro, current president of the Puerto Vallarta and Bahía de Banderas Businessmen Association, who gives us a very interesting overview of where tourism in this destination stands today and where it is projected in the near future.