Playa Grande · Guanacaste
Forested Residential Lot in Las Ventanas Gated Community - Playa Negra Realty
Lots · 1,630 m² lot
$269,000
View broker listing ↗via Playa Negra Realty · land asking
Land · build scenario · Approximate pin
We're not perfect — we're working to make these numbers as accurate as possible. Spot an error, or have an idea? Let us know.
Double-check first — an input looks off; confirm before you trust the numbers.
Modeled build looks interesting — but verify the lot first.
The screen flagged something on this parcel — water, coverage, or comp pool. Confirm before you trust the yield.
Estimated yield is in the header above.
Our pick · 5BR standard · ~16% gross · $721k all-in · Pool · Air conditioning · Patio / balcony
Stress-test →Hide
Ocean view on broker listing — map estimate uses view-matched comps (“Ocean views. Ideally positioned and minutes from Pl”).
Standard build · ~300 m² villa (60 m²/bd) · residential lot → 75% max coverage → buildable up to ~1,223 m² (about 20 BR at this tier/floors). This 5BR footprint fits.
All-in cost to build
≈ $2,404/m² all-in (incl. land).
Edit assumptions (plug in real contractor quotes)
Feasibility scenario — not a contractor quote
- •Construction uses our in-house team's ~$1,000/m² standard rate (shell + finishes; pool/landscaping & permits are added separately). Typical local quotes run $1,200–2,400/m². Final cost still depends on the confirmed scope.
- •Assumes a ~14-month build with no rental income during construction; excludes land-carry, financing and price escalation.
- •Las Baulas marine park imposes strict height/setback limits near the beach.
- •Few or scattered nearby comps behind the revenue estimate — lower confidence.
- •Water availability (ASADA letter) and utilities can make or break a build — verify before you buy the lot.
Story
Is it for you?
Patient capital building equity — design-build or JV, not move-in cashflow.
Move on if you need rental income on day one.
Why we flagged this
- Few or scattered nearby rentals behind this build scenario — lower confidence.
- Approximate pin — re-run build yield once exact parcel location is confirmed.
- Recipe gaps vs local winners: Gym / fitness, Hot tub, BBQ / grill.
- Build scenarios use market-level revenue anchors — re-run at the lot pin on the report.
Check before you offer
- Get exact parcel coordinates — approximate pin; accept placement in admin location queue or verify on site.
- Confirm registered fee-simple title (folio real), free of liens.
- Confirm a legal water supply (AyA or ASADA letter / carta de agua) — no water letter, no deal.
- If anything is already built on the lot, confirm permisos de construcción cover it — unpermitted work can block closing.
- Verify buildable footprint, coverage rules, access, and ZMT status with the municipality.
- Get real contractor quotes before trusting any yield-on-cost figure.
Go deeper: Comps & math · Live & rent · Photos · Check before you offer · Site & legal. Automated check — verify list price, title, water, and building permits before an offer. More like this on the map →
Next steps
Automated screen — open Check before you offer for what still needs a human double-check before you wire. Want me in the loop? Deal Desk builds a shortlist around homes like this.