Yelapa, Jalisco. One of Mexico's last 100% Indigenous-held coastal communities

A regenerative
wellness sanctuary
with Indigenous partners.

30 tented units in a boat-access-only jungle cove, 35 minutes from Puerto Vallarta. Barefoot luxury, Indigenous wisdom, and ecological responsibility, developed alongside the community that has held this land for generations. A development-stage LP equity opportunity with an 8% cumulative preferred return, 100% return of LP capital before GP promote, and a target LP IRR of approximately 20%.

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Current raise $9.24M 30-key masterplan LP equity for the full 30-unit buildout
Target LP IRR ~20% LP-first waterfall 8% cumulative pref + 100% capital return before GP promote
Preferred return 8% Cumulative, LP-first Underwritten on rooms, F&B, and spa revenue only
Equity multiple 4.3x 30-key model ~$39.8M total LP cash returned on $9.24M invested
Private boat transfer across Banderas Bay
The site

"Indalo represents the human being in harmony with the universe. Teachings that favour integral health, serenity, detachment, and respect for our ecological environment."

Pillar 01

Radical Inaccessibility

The 35-minute boat ride from Puerto Vallarta is not an inconvenience. It is the product. Guests arrive having already left the world behind. No roads means no drop-ins, no noise, and no competition that can be reached by car. The inaccessibility is structural and permanent.

Pillar 02

Community Embedded

Under the community's own bylaws, this land must be operated by a non-community entity for the express purpose of building a hotel that creates local jobs and economic opportunity. INDALO was invited in; it did not impose itself. 80% of jobs go to local community members. The community holds unanimous support for the project, built over nearly 50 years of relationship.

Pillar 03

Designed Impermanence

Every structure rests lightly on the jungle floor. No concrete foundations. Salt-resistant, wind-tested coastal materials. Open-air bioclimatic flow. Each bungalow can be fully removed without scarring the land, a design philosophy as much as a planning constraint. The land remains Indigenous land.

Pillar 04

Analog by Nature

INDALO is intentionally analog. No televisions. No notifications. Farm-to-table and ocean-to-table dining. Ancestral-inspired spa. Waterfall trails and pristine beaches. The rarest of luxuries is true presence, and that is what INDALO is built to deliver in an environment that is itself deeply healing.

$1.4T Wellness tourism market by 2027 From $651B in 2022. Fastest-growing travel segment
~75% Puerto Vallarta hotel occupancy Highest in Mexico. $1B+ nearby investment pipeline
33M Visitors to Jalisco in 2024 Highest of any Mexican state. Govt-mandated sustainability policies
66% Travellers seeking culturally authentic, community-rooted experiences 69% say sustainability influences booking decisions
The project

A tented sanctuary where
barefoot luxury meets
Indigenous wisdom.

Yelapa is one of Mexico's last 100% Indigenous-held coastal communities, a secluded paradise accessible only by boat, where the jungle meets the Pacific and time slows to a natural rhythm. A local saying captures it: "Yelapa te atrapa". Yelapa captures you.

Phase Zero activation is underway. El Chiringuito (the pier cafe) is under construction, the beach lounge is being completed, and three tented units are currently in prefab manufacturing and arrive on site in June 2026. INDALO will be fully operational by the high season in November 2026, with or without this raise. This is a cash-flow hospitality investment, not a real estate play. You are investing in a proven operating concept at a site that is structurally impossible to replicate, to fund the full 30-unit buildout that takes the business to scale.

The 30 handcrafted tented bungalows rest lightly on the jungle floor, no concrete foundations, fully removable without scarring the land, built with salt-resistant coastal materials and open-air bioclimatic design. The lease is registered on Mexico's National Agrarian Registry. Underwritten returns are based on rooms, food and beverage, and spa revenue only. Weddings, events, retreats, culinary popups, and tours represent substantial unmodelled upside above the base case.

  • One of Mexico's last 100% Indigenous-held coastal communities. Communal land cannot be sold to outsiders
  • No other beachfront land available in Yelapa. Total supply is physically fixed
  • Boat-access only. No roads, no chains, no overdevelopment risk
  • Securing the lease required a specialised agrarian attorney and a two-year process. It cannot be shortcut
  • Requires a pre-existing community relationship. No developer can arrive and build this from scratch
  • Signed EcoStructures contract. Now in active development with structures designed for full removal without scarring the land
30-key model underwriting summary
Total project cost $10.87M

LP equity: $9.24M (85% of cost). Underwritten on rooms, F&B, and spa revenue only. Weddings, events, retreats, and the medical clinic pathway are unmodelled upside.

Stabilised performance ~$610

Stabilised ADR with ~70% occupancy. Year 1 occupancy modelled at 49%, ramping to stabilisation by Year 5. NOI margin ~35% at stabilisation.

LP total return (Year 11) ~$39.8M

4.3x equity multiple. 19.7% LP IRR. Exit Oct 2037 at 10% cap rate. Gross exit value ~$34.3M. LP capital payback by Year 6.

INDALO tented bungalow
Handcrafted tented bungalows. No concrete. Fully removable. Designed for impermanence. The unit
INDALO aerial site render
35 minutes from Puerto Vallarta. The journey is part of the experience. The arrival
Opening 2027
Location Yelapa, Jalisco, Mexico
Minimum investment $277K
Structure LP equity, development stage
What already exists

Signed, registered,
and operational
before you invest.

Signed construction contract

EcoStructures signed and executed. Prototype units signed 30 January 2026. Unit specification, lifecycle assessment, and installation schedule confirmed.

Executed

Registered agrarian lease

Lease filed on Mexico's National Agrarian Registry. Securing it required a specialised agrarian attorney and a two-year process. The land is held under the community's own bylaws, which require it to be operated for the purpose of creating local employment and economic opportunity. Quarterly lease payments and predetermined bonus payments have been made since 2020.

Registered

Professional management team contracted

Resort operations are managed by Pro Lodging Hospitality Solutions, led by José Abel Villa Sanchez (CEO of Hoteles Buenaventura, President of the Puerto Vallarta Hotel Association) and backed by a full management team with senior experience at Fairmont, Hilton, and Mundo Imperial. André Araiz, Founder and Lead Developer of INDALO Yelapa, has known most community members for nearly 50 years and has been resident in Yelapa since 2020. He holds a direct relationship with Vallarta Adventures, operator of the neighbouring Majahuitas, which averages approximately 241 weddings per year.

Contracted

Site progress: Phase Zero underway

Previous hotel demolished and site cleared Fully licensed and shovel ready Geotechnical engineering completed Beach lounge 70% complete El Chiringuito cafe under construction First 3 tented units in prefab manufacturing, arriving on site June 2026

In progress
On site now

See the beach lounge
taking shape.

Filmed on site in Yelapa. The beach lounge is 70% complete and opening summer 2026 alongside El Chiringuito. Phase Zero is already generating presence and community momentum ahead of the full resort opening.

What you are investing in
INDALO open-air restaurant
The restaurant Open-fire restaurant. Farm-to-table and ocean-to-table.
El Chiringuito pier cafe
Already on site El Chiringuito. Opening summer 2026.
Pacific oysters
F&B Pacific oysters, ocean-to-table.
Locally caught Pacific fish
F&B Locally caught daily. Sourced from Yelapa's fishermen.
Community & impact

The community
is both
beneficiary and partner.

Yelapa is one of Mexico's last 100% Indigenous-held coastal communities. Communal land cannot be sold to outsiders. Under the community's own bylaws, the land must be operated by a non-community entity for the express purpose of building a hotel that creates jobs and economic opportunity for local residents. INDALO exists because the community designed this arrangement themselves. That is fundamentally different from every other resort model on the Mexican coast.

A structured community business incubator plan is ready to deploy once INDALO is operational.

  • 80% of jobs to local community members. On-the-ground training and capacity building included
  • 100 direct and indirect jobs created. Mean annual income estimated to increase 50%+
  • Modular, removable structures. No permanent ecological footprint, no concrete, no scarring
  • Unanimous local community support and social licence secured
  • DFI and impact fund eligible, regenerative construction, community employment, Indigenous partnership
80% of all jobs go to local community
100 direct & indirect jobs created
50%+ estimated mean annual income increase
50yr relationship with the Yelapa community
The investment case

Why this place
cannot be
built elsewhere.

Mexico's Pacific coast is one of the fastest-growing luxury travel markets in the world. Yelapa sits inside that corridor behind a set of barriers that no competing developer can overcome, regardless of capital.

  • 01
    One of Mexico's last 100% Indigenous-held coastal communities Yelapa has been protected for generations against overdevelopment by Indigenous land law. The communal land cannot be sold to outsiders. The extraction model that overran Tulum and the Riviera Maya simply cannot repeat here. That protection is permanent, not a policy that might change.
  • 02
    No land availability. No room for a competitor. There is very limited land in the Bay of Yelapa, and INDALO holds the only available beachfront site. There is no adjacent plot. No one can simply arrive and build next to us, because there is nowhere to build.
  • 03
    Access requires a relationship, not just capital To operate here you need a pre-existing relationship with the local community built over years, not months. That relationship is the reason INDALO exists. It cannot be bought or manufactured by a new entrant with capital.
  • 04
    Boat access deters most developers The 35-minute boat ride from Puerto Vallarta is an operational complexity that deters most conventional developers. Combined with the fact that they cannot own the underlying land, the economics make no sense for a standard real estate play. For a cash-flow hospitality operator with the right relationships, it is the moat.
  • 05
    Peso costs, dollar revenue Construction and operating costs are denominated in Mexican pesos. Room rates and event packages are priced in USD. That structural currency advantage is built into every year of the financial model.
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Questions

What investors
typically ask us.

Day-to-day resort operations are managed by Pro Lodging Hospitality Solutions, a Puerto Vallarta-based hotel management firm whose principals have held senior roles at Hilton, Fairmont, and Mundo Imperial and led Hoteles Buenaventura as CEO and co-founder. The team brings deep OTA, group, and events distribution across Mexico, the US, and Canada, and senior financial governance through their CFO. André Araiz, Founder and Lead Developer, brings nearly 50 years of relationship in Yelapa and has been resident there since 2020. INDALO's F&B operation is led by Alex, who owns four hospitality businesses in Puerto Vallarta including El Colibri.
LPs receive an 8% cumulative preferred return first. Once the preferred return is covered in full, 100% of LP capital is returned before any GP promote is taken. Only after full LP capital return does the GP participate in surplus distributions. LPs come before the GP at every stage. Full waterfall detail is in the investor deck.
The lease is registered on Mexico's National Agrarian Registry, the formal public record for agrarian land agreements. Under the community's own bylaws, the land must be operated by a non-community entity for the express purpose of creating local jobs and economic opportunity, a structure the community designed themselves. Securing the lease required a specialised agrarian attorney and took two years. It is not a process that can be shortcut. Quarterly lease payments plus predetermined bonus payments have been made to the community since 2020. The agreement includes ejido force majeure provisions and was structured with institutional investors in mind. The operating entity is Yelapa Shores S.A.P.I. de C.V., incorporated under Mexican law with LP protections built into the shareholder agreement.
The base case assumes holding through the projected 2037 exit, but the structure is being actively designed to allow for selective liquidity events once the asset is stabilised and cash flowing. Once NOI is consistent and the asset is operationally de-risked, the most straightforward and likely first liquidity lever is a refinance that returns a portion of LP capital while maintaining ownership. The break-even point is Year 5/6, after which the equity multiple is 4.3x on the reversion value at Year 11, supported by an extendible lease, unmodelled upside, and growing institutional appetite for stabilised cash-flowing hospitality assets. This creates a credible path for secondary LP interest sales or partial recapitalisation with long-term aligned capital. Beyond a single asset, INDALO is being built as a broader platform with access to a pipeline of land across Mexico and further afield. There is potential for portfolio-level capitalisation or strategic entry of institutional capital, which could create earlier liquidity optionality for existing LPs. Full mechanics are in the investor presentation.
Yes. Yelapa Shores S.A.P.I. de C.V. is structured to accommodate corporate and fund LP entry. A number of existing LP discussions involve family office and institutional vehicles. Speak to Tim directly to confirm your preferred structure before proceeding.
The EcoStructures construction contract and prototype unit agreement were signed in January 2026. The project timeline runs as follows: procurement 4 months, site preparation 3 months, installation to lock-up 3 months, buffer 2 months, giving a total project timeline of approximately 10 months from funding close to full opening. The Beach Lounge and Pier Café (El Chiringuito) open in summer 2026 as Phase Zero activations. Full resort opening is targeted for late 2027, with occupancy and ADR stabilisation from 2028 to 2029.
Distributions are made to LPs in accordance with the LP-first waterfall, following the 8% cumulative preferred return. Distribution mechanics and frequency are set out in the shareholder agreement. LPs receive audited annual accounts and quarterly operational updates.
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further?

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