A.Rivera Cuale is a community of full ownership condominiums in the heart of downtown Puerto Vallarta on the banks of the Cuale River. The buildings are surrounded by lush gardens with beautiful outdoor lounge spaces that create an oasis in the city. Throughout Rivera Cuale you'll enjoy beautiful views of the river and its amazing vegetation, mountains, the village and the sparkling bay. The condominiums are spacious and make ideal vacation homes, or permanent residences. The architecture is traditional Vallarta style, with modern influences that surround you in ultimate comfort.
A. Rivera means "riverbed" or "brook", so Rivera Cuale means "riverbed of the Cuale River." The Cuale River is a soft, rolling river that starts high up in the Sierra Madre and crosses the center of Vallarta. Just a few minutes' walk from Rivera Cuale, you can explore an island that is home to the Cuale Cultural Center, plus restaurants, shops, a local archaeology museum and the John Huston Plaza, a space dedicated to the director who made Vallarta famous with his movie, "Night of the Iguana."
A. The development is centrally located in the heart of downtown Puerto Vallarta, just steps away from the city's most popular restaurants, galleries, markets, cafes, shops and beaches. From Rivera Cuale you can easily explore Vallarta on foot. Plus, it's conveniently located just six miles from Puerto Vallarta's airport, making arrivals and departures very easy.
A. The architect's vision was to design a project that conversed with the surrounding Vallarta style architecture. This is why you will find endemic trees, local materials, architectural details, and overall architectural style that remind you of the traditional Vallarta architecture.
A. Building A contains 43 units and the next two buildings will have a similar number. The buildings are strategically positioned to maximize views and to enhance the common open areas where owners can enjoy lush gardens with exotic vegetation, swimming pools, lounge areas, riverwalk and more. The site is about 2.5 acres.
A. The Rivera Cuale team includes talented engineers, architects and real estate developers with experience in both Mexico and the US markets. Grupo Zeiba, a Mexico City developer with a combined 50 years of experience (mostly residential) leads the project. http://www.zeiba.com/
KMD Architects, a leading design and architecture firm based in San Francisco, conceptualized the development. The company has worldwide experience in hospitality, residential and resorts. http://www.kmdarchitects.com/ Rivera Cuale's architecture honors traditional Vallarta style, while incorporating high standards of modern luxury. The development team offers residents the ultimate in quality, by carefully choosing its contractors and paying special attention to reduced environmental impact.
A. This will depend on market demand, but as soon as possible.
A. This will depend on market demand, but as soon as possible. Once started, each phase of construction lasts approximately 16 months.
A. Phase One was completed and operational in October, 2009. Construction of Phase Two will begin as soon as Phase One is almost sold out, and construction of Phase Three will begin after Phase Two is complete and pretty much sold out.
A. About 30 feet over from (to the northwest of) Building A, with the back of it lining up with the front of Building A.
A. All three buildings will face west to the bay, and almost all units have bay, town, mountain and river views.
A. From Gringo Gulch across to the Isla Cuale near the Cultural Center.
A. Buying earlier rather than later provides you the best selection and pricing, and a greater return on your investment.
A. Some of our clients have worked with a professional mortgage broker who has successfully placed mortgages for foreigners in PV for the last five years. Also, Bancomer, together with Compass Bank, one of the largest banking groups in Mexico, is now aggressively marketing mortgages for foreign investors in Mexico. They have English speaking experts in their loan departments. Mortgage rates are now available in Mexico as low as 5.25%!
A. Your Rivera Cuale representative will work with you to guide you through the process. You will receive a package with all necessary information to execute the purchase of your desired unit. You will have seven calendar days after receiving the package to execute the purchase agreement and pay the down payment. If you take no action by the end of this period, we will put the unit back on the market.
A. 30% of purchase price.
A. The down payment goes directly to the developer and will be applied directly to the construction of the development.
A. We don't offer this option as a standard choice, but we may be able to design a specific program with our escrow company to suit your needs. Naturally, there will be additional costs involved and the same pricing may not apply for this option.
A. We cannot hold the unit if no action is taken, so in this case we will put the unit back on the market.
A. No, the purchase agreement is a binding contract and you cannot cancel it without losing your down payment.
A. Generally you will make the balance payment just before taking possession of your unit, but in some cases buyers pay the final balance sooner than that.
A. Rivera Cuale operates a dedicated sales center on site so that clients can experience the riverfront oasis and visit model units. Sales advisors are on hand to answer questions and offer property tours. You can visit the Location pages of our website for directions and hours.
A. Yes. Since Rivera Cuale is in the restricted zone (land within 60 miles of the borders and 30 miles of the coastline), foreigners must legally acquire rights on a unit through a land trust, called a "Fideicomiso". Basically, the Mexican government issues a permit to a Mexican bank to act as purchaser of the property. The Mexican bank acts as trustee and the buyer is appointed the trust beneficiary. The beneficiary has the right to use, enjoy, rent, possess the property and sell the trust rights or instruct the trustee to do so. The Mexican bank is obligated to take instructions from the trust beneficiary.
A. The Fideicomiso is on 50-year renewable terms into perpetuity.
A. No. As a trust beneficiary you have all the rights to enjoy, rent, improve, use the unit and sell the trust rights or instruct the trustee to sell the unit. You essentially have the same rights as a property owner in the U.S. or Canada.
A. Usually from 60 to 90 days. The Rivera Cuale team will work with you and the notary ("notario") to assist in the process.
A. The average annual fee payable to the trustee is about $500 USD.
A. The trust beneficiary can be a person, multiple partners, a foreign corporation or other entity. The Mexican bank appointed as trustee will follow instructions from whoever is on the property deed as the trust beneficiary.
A. Generally, closing costs average around 3.5% to 5% of the purchase price, but it will depend on whether you purchase directly (as a corporation or a Mexican national) or through a Fideicomiso (trust) as a foreigner.
A. Yes, the buyer is the trust beneficiary of the property that is put into a trust. The bank receives and follows instructions from the trust beneficiary, who has the right to use, enjoy, improve, sell or bequeath the property.
A. As a property owner, you have the same rights and obligations as a Mexican homeowner; therefore, you need to pay property taxes. Taxes are very low compared to U.S. and Canadian property taxes and are determined by each state and municipality. Taxes are adjusted annually but the variance tends to be minimal.
A. US title insurance is available for Mexican properties. A buyer can choose whether to buy an individual policy and is responsible for the cost. Rivera Cuale has a master title policy with Stewart Title.
A. There are several types to choose from: 1-bedroom, 2-bedroom, 3-bedroom and Penthouse (3-4 bedrooms) layouts. Many of the units offer a bonus TV room/den. For more information on floor plans please visit The Homes section of our website.
A. Units are delivered complete with finished floor, cabinetry, and fixed appliances, and are installation-ready for optional appliances, as well as wired for cable TV and land line telephone.
A. We offer no-cost finishing options where buyers can choose among different Contemporary and Traditional Mexican style finishing elements.
A. We do not encourage changes since we are trying to keep costs low and pass the savings on to buyers. However, if you feel strongly about changes we may be able to accommodate them at an extra cost to you, and provided that they are requested in time and do not compromise structural integrity.
A. The floor to ceiling height in most living, dining and bedroom areas is approximately a generous 9'2". In bathrooms, kitchen and service areas, generally it's 8'.
A. As the building grows higher the terraces move back slightly. This setting back is part of the architectural design solution that integrates a vast amount of outdoor living space.
A. Generally units in Building A can be ready for delivery in 90 days or less.
A. Almost every unit comes with a deeded, assigned parking space.
A. Yes, there are some spaces inside Rivera Cuale reserved for visitors.
A. Yes, there are a limited number of private storage spaces for sale on the parking level.
A. Depending on the unit, a full size, side by side washer and dryer, or a unitized (stacking) washer and dryer.
A. Utilities are metered individually for water, gas and electricity.
A. Yes, we have installed high speed wireless Internet for the whole building and it is included in your monthly HOA fees.
A. The amenities will cover approximately 4,000 square meters or 43,000 square feet. The linear riverfront portion of the amenities will be approximately 160 meters or 525 feet.
A. No, the riverwalk on the property is restricted to residents of Rivera Cuale only and is within the private property of the development.
A. There will be three, and at least one is solar heated. (The Phase One pool is already solar heated.)
A. Yes, there will be an outdoor Jacuzzi in Phase Three.
A. Yes, there will be a fitness room by the pool area in Phase Two.
A. The fees are based on size of condo including terrace and are $23.98 pesos per square meter.
A. Owners may elect to have a purification system (reverse osmosis) installed in their units.