Investing in the Riviera Maya often involves smart planning. For years, foreign buyers have used structures like LLCs or bank trusts (fideicomisos) to purchase property. These tools offered privacy and helped with estate planning. However, a major legal shift has changed the landscape entirely. In June 2025, Mexico approved a comprehensive reform to its Anti-Money Laundering (AML) law. As a result, this new framework introduces a much higher standard of transparency.

This change directly impacts investors using corporate structures. The core of the reform focuses on identifying the “Beneficial Owner” of any transaction. Essentially, the government wants to know the actual person behind every purchase. For foreign investors, this means the old ways of ensuring privacy are no longer an option. Understanding the new beneficial owner rules for real estate in Mexico is now essential for a secure and successful investment.

What Are the New Beneficial Owner Rules?

The 2025 reform was driven by Mexico’s need to align with global standards set by the Financial Action Task Force (FATF). This international body works to combat money laundering. Consequently, Mexico’s new law aims to eliminate opaque ownership structures. The rules for identifying the true owner of a property are now much stricter and more detailed. This represents a fundamental change in how compliance is managed.

One of the biggest changes is the reduction of the ownership threshold. Previously, authorities might only consider you a beneficial owner if you controlled 50% of a company. The new law, however, lowers this threshold to just 25% of the capital or voting rights. This means that holding even a minority stake in a company used for a real estate purchase can trigger intense scrutiny. Furthermore, the reform introduces the concept of “effective control.” This is a critical new element.

“Effective control” goes beyond simple ownership percentages. It includes any person who exercises control through indirect means. For example, someone who has power over the administration, strategy, or main policies of a company is a beneficial owner. This is true even if they do not have a direct equity stake. The goal of this change is to attack the use of front men and shell companies. Ultimately, the law now requires a deep investigation to identify the actual person who benefits from the transaction.

Your LLC and Fideicomiso Under the New Microscope

The strengthened regulation of the Beneficial Owner is designed to dismantle anonymity. This has a direct impact on the two most common vehicles used by foreign investors. Both LLCs and fideicomisos now operate under a new paradigm of complete transparency. Therefore, you must be prepared to disclose much more information than before.

If you use a foreign corporation, such as a Delaware LLC, it will no longer provide a veil of privacy. Developers, notaries, and banks will now require documentation that proves who ultimately controls the entity. You should be prepared to provide corporate organizational charts, shareholder registers, and other official documents. The burden of proof has effectively shifted to the buyer. If you cannot or will not provide full transparency, the transaction will likely be halted.

In addition, the idea that a bank trust (fideicomiso) offers anonymity is now obsolete. While trustee banks have always been subject to strict “Know Your Customer” rules, the reform intensifies this. Now, the real estate developer and the Notary Public formalizing the deal will also demand full transparency. They will need to know the identity and risk profile of the trust’s ultimate beneficiaries. This new layer of scrutiny means your entire ownership structure will be examined by all professional parties involved in the sale.

How This Affects Your Property Purchase Process

For any foreign buyer, these new beneficial owner rules for real estate in Mexico make the purchasing process more demanding. You must prepare for a much more profound due diligence process from all sides. Simply providing a bank transfer is no longer enough to prove your financial standing.

You will now be required to show supporting documentation that justifies the origin of your funds. For example, this may include tax returns from your home country, historical bank statements, sales contracts for other assets, or inheritance documents. The goal is to create a clear paper trail demonstrating that your wealth is legitimate. Furthermore, you will have to sign formal declarations about your status. These forms will ask you to state whether you are a Politically Exposed Person (PEP) and to declare who the ultimate beneficial owner is.

The role of the Notary Public has also been drastically strengthened in this process. Notaries will now act as a much stricter filter before agreeing to formalize any property deed. They will demand a flawless and exhaustive compliance file from the buyer. This intensified scrutiny can create a new bottleneck in closing processes. If you are not prepared for this level of financial inquiry, you could face significant delays or even the Notary’s refusal to proceed with the transaction.

Facing a real estate transaction under Mexico’s new AML laws in the Riviera Maya? Don’t navigate it alone. Contact PeninsuLawyers to protect your investment and secure your property rights.