Alva
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Project №01 · SIKID Puerto Vallarta · Mexico

Alva Residences

An intimate collection of seven residences in the heart of 5 de Diciembre. Minutes from the beach, elevated above the rhythm of the city, with a rooftop designed for sunsets over Banderas Bay.

Units
7
From
$6.6M MXN
Delivery
Summer 2028
Status
List Zero
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№02 · Vision

We don’t build to fill inventory.
We build because we believe where and how people live matters. Alva is a small project on a hillside above the bay. Seven homes, one shared rooftop, one way of enjoying the ocean.

№03 · The Project
01 / 08 Penthouse kitchen
02 / 08 Penthouse living, ocean view
03 / 08 Bathroom, Luminova Grigio stone
04 / 08 5 de Diciembre from above
05 / 08 Garden unit floorplan
06 / 08 Type A floorplan
07 / 08 Type B floorplan
08 / 08 Penthouse floorplan
01 / 08
№04 · Architecture

Natural materials. Warm tones.
Clean lines.

Alva is built around a Japandi-leaning warm minimal palette: soft creams on the walls, warm wood cabinetry, large-format porcelain floors, and a thread of black linework in the window frames and door hardware that ties the architecture together. The façade carries a single warm vertical wood anchor, with wood-look terrace ceilings repeating the gesture horizontally across the building. Faucets and plumbing fixtures are stainless steel.

  • Off WhiteInterior walls, hex #E7E2D2
  • Warm woodKitchen and bathroom cabinetry
  • Warm cream porcelainFloors throughout
  • Matte blackWindow frames and door hardware, hex #1a1a1a
  • White, Caribbean blue undertoneRooftop pool finish
Kitchen, reference for all units. Warm wood cabinetry, off-white walls, warm cream porcelain floor.
№05 · The Residences

Four typologies. Seven homes.

Each unit is shaped to its level. The higher you go, the wider the bay opens up.

Garden unit floorplan, N1
Type A floorplan, 2 bedroom
Type B floorplan, 1 bedroom
Penthouse floorplan, 3 bedroom whole-floor
The higher you go, the better it gets.
  1. LVL 1Garden & street
  2. LVL 2Partial bay
  3. LVL 3Clear horizon
  4. LVL 4Expansive bay
  5. Roof360°
№06 · The Investment

A condo that earns its keep
between visits.

Alva is designed to be lived in, but the structure also works as a held asset. Small enough to manage, well-located enough to rent, and priced now at a window that closes when construction starts. The numbers below model the short-term rental scenario, owner-operated or through a Puerto Vallarta property management company. Real returns depend on which path each owner takes.

Estimated appreciation 5–7% PV historical, 5 de Diciembre at the upper end
Net rental yield 7.4% Average across unit types, year one
Total annual return 9–13% Combined yield plus appreciation, before tax
Type B, illustrative · 2026 entry through 2034

From Pre Sale to Year 7

Property value Total return (value + cumulative net rent) Reference point

Illustrative model. Type B (Row 5) at $6,657,981 MXN Pre Sale entry in 2026; delivers in 2028 at the $8,322,476 MXN list price, a +25% paper gain from the discount unlock alone (no construction-period market appreciation modeled). Post-delivery: 6% annual appreciation, 5.7% net rental yield. Cash assumptions match the pro-forma table below. Final figures pending Boardwalk Realty validation.

01

Live in it.

Make Alva your second home. We hand over the keys, get you set up, and step out of the way. No hidden management fees. Use it 365 nights a year if you want.

02

Rent it long-term.

Lease your unit to a single annual tenant, furnished or unfurnished. Lower yields than short-term, but predictable income and minimal owner involvement. Boardwalk can introduce you to vetted tenants.

Year 1 expected case · per unit · owner-operated or via property management

Short-term rental pro-forma

All cash flow values shown in USD per year. Pre Sale prices in MXN with USD equivalent.

Modeling assumptions
  • USD/MXN modeling rate: 17.30 (May 2026 spot)
  • Annual occupancy: 60 percent blended (peak 70–80, low 35–45)
  • Owner self-use: 30 nights, peak weighted
  • Available rental nights: 335
  • Operating stack: 20% management, 8% utilities, 5% maintenance reserve, fixed HOA, predial
  • Cleaning fees passed to guest, per PV market standard
  • Income tax not modeled (varies by buyer residency status)
  • PV market comps: median ADR $130–$180 USD, top 25% $223+, top 10% $393+
Metric Garden Type A Type B Penthouse
Pre Sale price (MXN) ~$7,756,000 ~$7,431,000 ~$6,658,000 ~$16,086,000
Pre Sale price (USD eq) $448,324 $429,546 $384,873 $929,882
Estimated ADR (USD) $250 $325 $190 $600
Occupancy 60% 60% 60% 58%
Booked nights 201 201 201 194
Gross annual revenue $50,250 $65,325 $38,190 $116,400
Management fee (20%) ($10,050) ($13,065) ($7,638) ($23,280)
Utilities (8%) ($4,020) ($5,226) ($3,055) ($9,312)
Maintenance reserve (5%) ($2,513) ($3,266) ($1,910) ($5,820)
HOA fee ($3,000) ($3,000) ($3,000) ($5,000)
Predial (property tax) ($672) ($645) ($578) ($1,395)
Net annual income $29,995 $40,123 $22,009 $71,593
Net cash yield on price 6.7% 9.3% 5.7% 7.7%
Long-term lease alternative (Path 2)
Unit Monthly rent Annual gross Net (after ~18% opex + HOA) Net yield
Garden $1,800$21,600~$14,7123.3%
Type A $2,400$28,800~$20,0164.7%
Type B $1,500$18,000~$12,2603.2%
Penthouse $4,500$54,000~$39,2804.2%

Lower yield than short-term, but lower variance and lower owner involvement.

Cash yield is one half. Appreciation is the other.

Puerto Vallarta has averaged 5 to 7 percent annual price growth over the past decade, with walkable infill neighborhoods like 5 de Diciembre at the upper end of that range. 2026 forecasts are 3 to 7 percent, with inventory normalizing after several years of strong gains. Combined cash yield plus appreciation puts a typical Alva unit in a 9 to 13 percent total annual return range, before tax.

Alva is sold as a residence; short-term rental, if pursued, is operated by the owner directly or through a property management company of their choice. Numbers above are illustrative and based on Puerto Vallarta short-term rental market data from AirROI, AirDNA, and local broker comparables, current as of May 2026. Actual returns depend on unit, season, management quality, and market conditions. A full pro-forma with detailed cost line items is available from Boardwalk Realty on request. This is not a securities offering or a guarantee of future performance.

№07 · Amenities

Shared, but never crowded.

Seven homes share a single rooftop and a few quiet conveniences. There is no lobby and no front desk. Entry is by face, phone, or QR. Designed to be useful most days, not photogenic for one.

Also includes a shared rooftop BBQ. Three parking spaces and storage units are available for separate purchase, on a first-come basis.

№08 · The Place

5 de Diciembre.
Five minutes from
the beach.

One of Puerto Vallarta’s most authentic and walkable neighborhoods. Cafés, markets, family-run restaurants. Elevated terrain that opens up to the bay. The Malecón is ten minutes on foot, the airport twenty by car.

To beach
5 min walk
To Malecón
10 min walk
To PVR airport
20 min drive
Avg. annual temp
25 °C
Map of 5 de Diciembre and central Puerto Vallarta
  • 01 Playa Camarones · 5 min walk
  • 02 Hotel Rosita · 4 min walk
  • 03 Malecón · 10 min walk
  • 04 Revueltas Coffee Shop · 2 min walk
  • 05 Mercado Cuale · 15 min walk
№09 · Schedule

We plan, then we build.

We start construction when the rains stop. Until then, the work is in the drawings.

  1. Jun 2025

    Land acquired

    The site in 5 de Diciembre, held in a guarantee trust.

  2. Nov 2025

    Conceptual design complete

    Massing, typology mix, and rooftop strategy resolved with P20 Arquitectos.

  3. Apr 2026

    Architecture & engineering complete

    Plan set, structural, and MEP coordinated. Material palette locked.

  4. May 2026

    List Zero opens · you are here

    Reservation deposit of $5,000 USD, fully refundable. Locks the Pre Sale price for your unit.

  5. Sep 2026

    Permits secured

    Municipal and state approvals issued. Project moves to formal pre-sale.

  6. Sep – Oct 2026

    Formal pre-sale opens

    Hard deposits accepted. List Zero inquiries get first right of refusal.

  7. Oct 2026

    Groundbreaking

    After the rainy season ends. Site work and foundations through Q1.

  8. 2026 – 27

    Construction

    Vertical structure, façade, finishes, and rooftop. Monthly site reports to depositors.

  9. Summer 2028

    Delivery

    Keys handed over. Owners may begin to occupy or rent.

№10 · Inquire

Reserve a unit,
or just come see the bay.

List Zero is open now. A fully refundable reservation deposit holds your unit at the Pre Sale price. We answer everyone, by hand, within forty-eight hours. When formal pre-sale opens in September, List Zero reservations get first right of refusal in the order received.

We don’t share your details with anyone. Grupo SIKID S.A. de C.V.