Chetumal, Quintana Roo — Just two days after the State Congress passed a legal reform requiring state and municipal governments to disclose unauthorized urban development projects, the Secretariat of Territorial, Urban, and Sustainable Development (Sedetus), in coordination with the Benito Juárez municipality, has published its first list of 13 irregular real estate developments in Cancún.
Warning Against Unauthorized Projects
In an official statement, the state agency issued a public advisory alerting residents to a series of purported developments lacking state or municipal permits, certificates, or authorizations. The move aims to protect the financial interests of Quintana Roo residents.
The listed unauthorized developments in Benito Juárez include:
- Maraya Privada Residencial
- Cedrela
- Coco Groove
- Lotes Vía Marina
- Güaraná
- Punta Pitahaya
- Bosques de Cancún
- Stella Maris
- Mayorales
- Frey
- Barcelona
- Azaahy I and II
Misleading Marketing Tactics
These projects are marketed as exclusive residential subdivisions with high property value, despite being mere land divisions without basic services. Many are located east and south of Cancún’s International Airport and the Tren Maya station.
For example:
- Maraya Residencial advertises 773 residential lots in an "exclusive private community," with monthly payments starting at 3,758 pesos and promised amenities like a clubhouse and themed parks.
- Cedrela promotes itself as a "Premium" private residential development.
- Coco Groove, Vía Marina, Güaraná, Punta Pitahaya, and Stella Maris offer plots between 235 and 350 square meters but deliver only boundary markers and unpaved roads, with no utilities.
- Bosques de Cancún sells 5-hectare parcels divided into 8 lots each.
- Mayorales requires a 1,000-peso deposit to reserve a lot along the Cancún-Mérida bypass.
- Frey offers 225-square-meter lots with monthly payments of 1,890 pesos and no down payment.
- Azaahy I and II, the most expensive, demand 10,000-peso down payments and 4,000-peso monthly installments, promising paved streets, security checkpoints, perimeter fencing, swimming pools, green spaces, playgrounds, sports courts, and outdoor gyms—claims made since 2018.
Legal Violations and Public Advisory
Sedetus confirmed these projects violate the Human Settlements, Territorial Planning, and Urban Development Law; the Urban Actions Law; the Condominium Property Law; and the State Urban Development Program, as well as municipal regulations.
The agency urged the public to avoid purchasing, selling, renting, or entering into purchase agreements for these developments, warning that such transactions could contribute to urban development crimes and jeopardize buyers' investments.
Sedetus also reiterated its commitment to providing free legal guidance to ensure secure property investments, directing inquiries to atencion@sedetus.gob.mx.
Legislative Background
On May 7, the XVIII State Legislature approved reforms to the Human Settlements, Territorial Planning, and Urban Development Law, mandating state and municipal governments to take preventive measures against irregular settlements.
A key provision requires Sedetus and municipalities to publish digital lists of unauthorized developments. The amendment to Article 127 stipulates that authorities must "publish non-authorized urban actions on official digital platforms."
Lawmakers emphasized the importance of transparency, stating that regular publication of unauthorized projects helps prevent crimes against property and urban development while ensuring legal certainty for buyers.
The measure aligns with broader efforts to safeguard residents' investments and uphold urban planning laws, reinforcing penalties outlined in the state penal code.
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