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walk to beach

Hacienda Pinilla · Guanacaste

Lots for Sale

Lots

$2,490,000

View broker listing ↗

via Hidden Coast Realty · land asking

Weak build pick

Land · build scenario

Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on all-in cost
Conservative
1%
$44k/yr
Moderate· Our estimate
3%
$110k/yr
Optimistic
4%
$133k/yr

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.

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Thin build yield on paper — stress-test the config before you commit.

Modeled ~3% gross on all-in is below our 10% benchmark. Try another bedroom count or finish tier in the calculator below.

Weak build pick
What you'd earn
Conservative
$44k
Moderate· Our estimate
$110k
Optimistic
$133k

Estimated yield is in the header above.

All-in vs fair
$3,182,000
Income supports ~$1.1M (+189% vs fair)
Location & comps
Walk to the beach · 0.6 km to beach
6 proven comps · med 1.6 km

Walk-to-beach lot — headline uses walk/beach-access comps (apple-to-apple).

Our pick · 4BR premium · ~3% gross · $3.2M all-in · Walk to the beach · Pool · Air conditioning

Stress-test →

Walk-to-beach lot — headline uses walk/beach-access comps (apple-to-apple).

Finish tier
Floors

Premium build · ~300 m² villa (75 m²/bd) · enter the lot size to see the largest villa it allows (15% coverage on 5,000 m²+ fincas, 75% on residential lots).

All-in cost to build

Land (asking)$2,490,000
Construction · 300 m² × $1,600/m² (in-house)$480,000
Pool, landscaping & site works$45,000
Furnishings (FF&E)$56,000
Soft costs · permits/design/infra (18%)$94,500
All-in basis$3,182,000

≈ $10,607/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 ~$1,600/m² premium 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.
  • •Largely undeveloped coastline — confirm ZMT status, access and utilities.
  • •Enter the lot size to check the build fits the parcel's coverage limit and see the largest villa it allows.
  • •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.

Good to know

  • Recipe gaps vs local winners: Gym / fitness.
  • Build scenarios use market-level revenue anchors — re-run at the lot pin on the report.

Check before you offer

  • 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

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