Obra Nueva vs. Reventa (New Construction vs. Resale)OH-brah NWEH-vah vs reh-VEN-tah
Obra nueva vs. reventa is the distinction between newly built property sold for the first time by the developer (obra nueva) and resale of previously owned property (reventa). The category determines tax treatment, warranty coverage and often price and location.
By Daniel Ortega · Last reviewed 12 November 2026
How it works
When a foreign buyer purchases in Mexico, the obra nueva vs. reventa distinction shapes the transaction. Obra nueva sold by a developer as residential housing is generally IVA-exempt under Article 9 of the IVA Law, which exempts land and constructions destined or used for casa habitación; 16 percent IVA applies only to transactions the exemption does not cover, and the developer itemizes (desglose) land and construction values in the CFDI. Resale casa habitación is IVA-exempt, whether sold by an individual or an investor. Both categories pay ISAI (acquisition tax, rates set by each state), notary fees (typically 1.0 to 3.5 percent plus 16 percent IVA), registry fees and the bank trust setup and permit fees in the restricted zone. Obra nueva carries mandatory warranties under Federal Consumer Protection Law Article 73 Quáter: five years for structural defects, three years for waterproofing, one year for other elements, all counted from delivery. Reventa has no statutory warranty; the buyer receives the property as-is unless the seller agrees to a private guarantee. Obra nueva units are often in newer fraccionamientos on the outskirts with modern layouts and no deferred maintenance, but the buyer waits for completion if buying preventa. Resale properties sit in established colonias closer to services, offer immediate possession and often larger lots or ocean-view positions no longer available in new projects, but may require updates or repairs the buyer must budget separately.