Costa Rica’s property prices rising, boosted by strong foreign demand

October 04, 2016


Costa Rica luxury oceanview propertiesCosta Rica’s higher-end property market continues to grow rapidly as foreign homebuyers flock in.

Due to the absence of official house price statistics, it is hard to assess the exact movements of house prices, but the trend is clearly upwards.

In San Jose, the country’s capital, the average listing price of houses increased 6.2% y-o-y to US$1,201 per square meter (sq. m.) in August 2016, an improvement from a meagre growth of 0.4% in the previous year, according to On the other hand, condominium prices in San Jose rose by 3.6% from a year earlier, at an average of US$1,685 per sq. m.

“We’re definitely having an uptick in sales,” said Shawn Ferguson of Coldwell Banker. Costa Rica’s property market is highly dependent on the U.S. economy, which represents the highest number of foreign homebuyers in the territory. “As the U.S. heads up, so do we,” added Ferguson.

The most expensive and fastest-selling properties in Costa Rica are in the Central Valley, the greater metropolitan area (including San José, Alajuela, Heredia and Escazú) where most businesses are, and the Pacific coast.  The least expensive properties can be found in new developments in the Costa Rica’s southern region, such as the Osa Peninsula.

Popular investment locations currently experiencing dramatic increase in demand include Tamarindo, Playa Langosta, Playa Grande, Drake Bay, Santa Teresa and Mal Pais, Montezuma, Puerto Viejo, and Nosara and Playa Guiones. Waterfront properties in these areas are priced from just US$100,000.

  • In Santa Ana, a 3-bedroom single family home currently costs about US$212,000, according to the well-respected
  • In Ojochal, a similar property might cost around US$265,000.
  • In Tamarindo, 3-bedroom houses are priced at US$375,ooo.

Gated communities and condominiums are particularly popular among expats and foreign homebuyers. “In the last three years, 80% of sales in Costa Rica were at $200,000 and upward,” said Michael Klein of San Ramon Properties.

"Costa Rica has proven attractive to investors for its relatively open investment and trade policies, as well as for being the most politically stable country in Latin America," said Robert F. Davey of Century 21 Marina Trading Post.

Sales activity started to rise in 2013, when property sales transactions increased 14% from a year earlier. Property demand has been robust since then.

Gross rental yields in some parts of Costa Rica are moderately good, ranging from 6.5% to 7.9% at end-2015, based on Global Property Guide research.

Costa Rica’s property market is expected to remain vibrant during the remaining months of 2016, amidst robust economic growth, according to local property experts.

Costa Rica’s economy is expected to expand by 4.3% this year, after 3.7% growth in 2015, 3% in 2014, 1.8% in 2013, 5.2% in 2012, 4.5% in 2011, and 5% in 2010, according to the International Monetary Fund (IMF).

There are no restrictions on foreign buyers in Costa Rica.

Foreign investors buoy the housing market

US buyers are driving up property demand in Costa Rica. There are also an increasing number of buyers from Canada, France, Germany, and Belgium.

“Higher median prices in the USA are now driving buyer interest in higher priced and luxury real estate properties, particularly for ocean view, beachfront, and near beach properties,” said Chris Simmons, the founder of Re/Max Ocean Surf.

“Buyers from hot markets in the USA like California and Florida see Costa Rica as offering great value in comparison to similar beach real estate in the United States. We still have luxury condos for under $200 per square foot, pricing that is rare in the USA,” Simmons added.

Aside from its scenic beauty and lower cost of living, many Costa Ricans, foreign investors and High Net Worth Individuals (HNWIs) are increasingly attracted mainly because foreigners are entitled to the same ownership rights as Costa Rican citizens, and there are no property taxes and no residency restrictions.

“Where else in the world can foreigners come to a country with no soldiers, a government that caters to investors and fee-simple real estate with no restrictions and where foreigners are entitled to the same ownership rights as Costa Rican citizens,” said licensed realtor Chaud Oskar Byers.

Most foreign homebuyers pay in cash, since mortgages are not easy to obtain and mortgage interest rates are relatively higher than in their home countries.

Residential construction is really booming

During the first half of 2016,  construction was up 23.2% (by number of buildings) and by 21.7% (in area) from the same period last year, according to the Instituto Nacional de Estadística y Censos de Costa Rica (INEC).

During the first half of 2016:

  • The number of residential building permits rose by 31.6% to 14,707 units from the same period last year, according to the INEC.
  • The area of residential building permits increased 31% to 1.38 million square meters (sq. m.) over the same period.
  • The number of residential building permits increased 35.8% to CRC351.35 billion (US637.8 million).

In 2015, construction work increased 8.2%, rising in all provinces. Limon registered the biggest rise of 17.4% in 2015, followed by San Jose with a 15.2% increase.


 Residential building permits Annual Change (%)
Area Number Area
(sq. m.)
(CRC millions)
Number Area
(sq. m.)
(CRC millions)
Less than 40 sq. m. 249 8,165 1,773 33.9 34.6 51.8
40 – 69 sq. m. 8,407 417,381 108,309 45.9 53.3 92.7
70 – 99 sq. m. 2,000 168,725 41,565 43.0 46.5 43.6
100 – 149 sq. m. 2,105 263,589 66,844 -1.4 -2.2 3.2
150 – 199 sq. m. 797 135,054 34,481 -12.2 -14.7 -8.7
200 sq. m. and above 1,149 389,770 98,381 46.6 66.5 49.8
Total 14,707 1,382,684 351,353 31.6 31.0 35.8
Source: Instituto Nacional de Estadística y Censos de Costa Rica (INEC)

Visitor arrivals continue to rise

Costa Rica visitor arrivals

In the first half of 2016, total tourist arrivals increased 12.3% to 1.59 million from the same period last year, according to the Costa Rican Tourism Board.

Costa Rica is the most visited country in Central America, capturing around 26.4% market share. Americans account for about 40% of all visitor arrivals in the country every year. It is estimated that about 100,000 American citizens live in Costa Rica and more than 1 million visit the country every year.

Rental yields healthy

Gross rental yields on residential property in Costa Rica remain generally healthy, at around 6.5% to 7.9% at end-2015, based on Global Property Guide research. Our research suggests that these returns are slightly below what one would have expected 5 or 10 years ago, but not much less.  These are quite good returns, even when costs such as taxes and other costs are subtracted from the gross figures.

Smaller-sized residential properties typically give better returns. In Alajuela and Heredia, rental yields range from 6.6% for larger-sized houses to 7% for smaller houses. On the other hand, in San Jose, the rental yields for smaller houses and condos are around 7.9%, and around 6.5% to 7.5% for larger properties.

Costa Rica’s rental market is covered by Law 7527 (General Law on Urban and Suburban Renting), passed in 1995. According to the law, rents quoted in colon cannot be increased by more than 15% unless inflation is beyond 15% - which it never has been since the law passed - while rents quoted in US dollars or any other currency cannot be increased at all.

What is most unusual about this law is that, in practice, it favours quoting rents in US dollars, since the colon generally depreciates, making foreign-currency denominated rents rise faster than rents quoted in colons.

The real estate boom continues in Guanacaste

The housing boom in Guanacaste continues, amidst the continued increased in demand from foreign buyers.

For years Guanacaste was a wild woolly territory, hard to get to, the domain of backpackers and surfers who appreciated its climate and stunning beaches.

Guanacaste took off. The real estate boom in Guanacaste began after the opening of the Daniel Oduber international airport in 2002 (which is located in Liberia) and the opening of the Four Seasons resort, part of the 2,300-acre (9.3 sq. km.) US$400 million Península Papagayo project developed by the Costa Rican developer Alan Kelso, indisputably the most luxurious development on the coast. In then, several luxurious hotels have been built in the area.

Another catalyst was the start of direct flights from Atlanta, Miami and Houston in 2005. Planes fly into the small airport at Liberia, the capital of Guanacaste.

Some of the most luxurious and high-priced properties are available here, though there is a wide range of condominiums in Guanacaste on a price range from $100,000 to $750,000, depending on location.

Guanacaste also boasts several world-class golf courses, including the Hacienda Pinilla Golf Resort at the southern part of Tamarindo, and the Garra de Leon course at The Paradisus Playa Conchal Resort. The Four Seasons Resort, the Royal Pacific Golf and Country Club in Playa Grande, the Tamarindo Diria Beach and Golf Resort in Tamarindo and the Costa Palmera Beach Estate in Playa Grande also offer popular golf getaways in the province of Guanacaste.

Tamarindo, the biggest coastal town in Guanacaste, is a hit among tourists, especially surfers. It has the most developed tourist infrastructure in Guanacaste. Due to its popularity, Tamarindo property prices have risen, and average homes and condominiums sell at prices ranging from $200,000 to $700,000

The area’s promoters have taken to calling it the new Gold Coast. Guanacaste is low in humidity and has just two seasons- the Green Season, May to November when there are morning or afternoon showers that clear to provide spectacular sunsets, and the High Season, with beautiful sunny days from November to May.

Affordable new houses in Central Valley

The Central Valley has a temperate climate suitable for year-round living, and has easy access to San Jose, the country’s capital.

San Jose is admittedly rather ugly, but it is the country’s economic and cultural centre. Its population dropped to 60,000 people from around 70,000 people, 20 years ago. To attract people back, San Jose’s local authorities pushed projects to develop Paseo Colón, a downtown revamp, building parks, improving water and drainage systems, and improving traffic management. In addition, the construction of the US$1.3 million “Chinatown” project, covering 8,300 sq. m., was completed in 2012.

Half-hour away from the capital are the mountains of Heredia to the north, Alajuela to the northwest and Cartago to the east, which offer small-town charm. The warm climate on the hills of Escazú, west of San José, is another favourite with North American expatriates.

Central Valley has the highest number of developments underway, especially in places such as San José, Alajuela and Heredia, according to The Association of Engineers and Architects. In fact the pre-crisis construction boom has made houses more affordable. Buyers can have a decent house for as low as US$50,000 up to US$250,000 in Tico neighborhoods. Low-end condominiums sell at a minimum amount of US$150,000 in Ezcazú and Santa Ana. The eastern part of San Jose had seen a construction boom in recent years.

Costa Rica’s last frontier is the Osa peninsula area, which is very rural, not easily accessible, with a small airport and terrible roads. It is also much more tropical, an area known for its heat and mosquitoes and snakes.

Beautiful, unspoiled Caribbean beaches

The Caribbean beaches, especially those near the Panamanian border, are some of the most beautiful and unspoiled in the country and they are seeing enormous price increases.

Rental occupancy rates at Jaco beach were boosted when the new San Jose to Caldera highway became accessible. The highway was completed in early 2010, reducing the travel time from San Jose (and the Central Valley area) to around 1 hour, according to

Some of Costa Rica’s stunning beaches include the following:

Playa Conchal
Playa Conchal, in the Province of Guanacaste, boasts stunning white sand beaches, perfect for swimming and snorkeling. Visitors will love the deep sea fishing, and can hike in nearby nature reserves or national parks. Visitors can stay at the luxurious Westin Playa Conchal Resort.

Manuel Antonio
Manuel Antonio, on Costa Rica’s central pacific coast, is one of country’s most beautiful beaches with sparkling white sand, calm water, rich wildlife, and lush rainforest landscape. Visitors can enjoy a wide range of activities such as swimming, surfing, and hiking the Manuel Antonio National Park, among others.

Playa Flamingo
Playa Flamingo is a mile-long, crescent shaped beach north of Playa Conchal. Mangroves are abundant in the area, and Salinas Point offers a perfect view of both the Potrero and Brasilito Bays. Popular activities include scuba diving, sailing, and sportfishing. Playa Flamingo has exclusive beachfront private properties and expensive villas. The vibe is upscale and relaxed.

Tamarindo is the country’s surf and party destination.  It is in Nicoya Peninsula on the northern pacific coast of Costa Rica. It hosts international surf competitions, and sport fishing, scuba diving, snorkeling, swimming, and horseback riding.

Punta Uva
Punta Uva, a small town south of Puerto Viejo, offers quiet, clean and beautiful beaches. In addition, visitors can also enjoy its beautiful butterfly garden full of various species of exotic butterflies. There are also indigenous community reserves, home to the tribes of Bri-Bri, Cabecar, and  KeköLdi, and the Yorkin.

Interest rates are falling

Costa Rica interest rates

In May 2016, the average interest rate on colon-denominated housing loans stood at 12.2%, slightly down from 12.88% a year earlier, according to the BCCR. Likewise, the average interest rate on U.S. dollar-denominated housing loans was 7.99% in May 2016, slightly down from 8.24% a year ago.

Mortgage interest rates are likely to fall further, as the Banco Central de Costa Rica (BCCR) benchmark rate was at a record low of 1.75% in August 2016, having been cut seven times last year, and because the passive base rate has been falling in the past two years, reaching a record low of 4.7% in September 21, 2016.

Mortgage market expanding rapidly

The size of the Costa Rican mortgage market expanded to 13.1% of GDP in 2015, up from only 3.38% of GDP in 2000. From 2001 to 2008, the amount of housing loans outstanding grew by an average of 36% per year. However after the global crisis mortgage growth somewhat slowed. In 2015, housing loans increased 10.6% from a year earlier.

Costa Rica housing loans

In April 2016, total housing loans outstanding rose by 10.9% y-o-y to CRC3.78 trillion (US$6.87 billion).

  • Colon-denominated housing loans rose by 8.4% y-o-y to CRC1.89 trillion (US$34.3 billion) in April 2016.
  • Foreign currency-denominated housing loans rose by 13.4% y-o-y to CRC1.89 trillion (US$34.4 billion) in April 2016.

Solidarity tax helps owners

Rental property owners welcomed a new “solidarity tax” in October 2009, which changed the tax rules for homeowners and tenants.

Under the “solidarity tax” taxpayers can choose between two taxing options:

  • Pay 15% tax on rental income (income from rent only), with the taxpayer entitled to 15% deductible expenses without documentation;
  • Pay taxes the traditional way, with all deductible expenses subtracted and corresponding rates applied.  Under the old rules, the taxpayer was allowed to subtract deductible expenses (e.g. depreciation), but must pay income tax at up to 30%. Smaller and medium companies pay income taxes ranging from 10% to 20%, and individuals who receive rental income pay 10% to 25% tax.

The solidarity tax, also known as the luxury home tax, applies only to owners of houses whose price exceeds CRC117 million (US$212,000). Owners of houses with lower appraisal value are exempt from paying it.


Property Appraised Value Rate
Up to CRC291 million 0.25%
On excess of CRC291 million and up to CRC584 million 0.30%
On excess of CRC584 million and up to CRC875 million 0.35%
On excess of CRC875 million and up to CRC1.167 million 0.40%
On excess of CRC1.167 million and up to CRC1.458 million 0.45%
On excess of CRC1.458 million and up to CRC1.752 million 0.50%
On excess of CRC1.752 million   0.55%

Widening fiscal deficit is a concern

Costa Rica gdp inflation

Costa Rica’s economy is expected to expand by 4.3% this year, after 3.7% growth in 2015, 3% in 2014, 1.8% in 2013, 5.2% in 2012, 4.5% in 2011, and 5% in 2010, according to the International Monetary Fund (IMF).

Costa Rica had robust economic growth from 2003 to 2007, with annual average real growth of 6.7%, according to the IMF. However, the economy grew just 2.7% in 2008 and contracted by 1% in 2009, due to the global crisis.

Costa Rica now faces growing fiscal deficits. The fiscal deficit stood at 6.4% last year, and is expected to reach 6.9% of GDP this year.

Both Standard & Poor’s and Moody’s Investors Service cut their outlook to negative in February 2016. Last year, all three leading credit rating agencies cut Costa Rica’s credit rating to junk status, citing the country’s weakening public finances.

Costa Rica exchange rate

The country’s total debt was equivalent to 42.4% of GDP in 2015, up from 39.3% in 2014 and 24.2% in 2008. Total debt is projected to increase further to 45% of GDP this year and 47.3% next year, according to the IMF.

The current account deficit fell to 4% of GDP in 2015, according to the IMF.

During the first quarter of 2016, unemployment stood at 9.5%, slightly down from 9.6% in the previous quarter, according to INEC.

Consumer prices in Costa Rica increased 0.6% from a year earlier in August 2015.

In January 2015, the BCCR adopted a managed float exchange rate regime, with a range of 500 to 800 colones per USD1, and vowed to intervene only when the currency shows excessive fluctuations. In August 2016, the average monthly exchange rate stood at US$1 = 552.31 colones.


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