Pura Vida Portfolio
What would this home make on Airbnb?
puravidaportfolio.com
October 2, 2026
Negra · Guanacaste
OCEAN VIEW HOME IN A PRIVATE DOMAIN – PLAYA NEGRA – 1st Choice Realty Costa Rica
$780,000asking
Homes · 6 bd · 5 ba
Double-check firstLive & rent
Badges: Strong pick · Looks cheap · verify · Double-check first · Fair · thin comps · Hidden gem · Verified ✓
Asking price
$780,000
asking
Est. gross STR yield
24%
on asking
Est. revenue / yr
$183k/yr
from nearby Airbnbs
Est. occupancy
61%
nights booked
Quick take
Estimated yearly income for this property
| Estimated yearly income | Conservative | Moderate | Optimistic |
|---|
| Gross yield (on asking) | 16% | 24% | 27% |
| Revenue / yr | $123,270 | $183,323 | $210,821 |
Conservative = lowest adjusted nearby rental · Moderate = our default estimate · Optimistic = highest adjusted comp · Wide range = plan to the conservative column.
- · Based on 3 nearby rentals · median 6.8 km.
- · An input looks off — confirm list price, title, and location before you offer.
- · Confirm the list price and that it's fee-simple (not land, fractional, or a parse error).
- · 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.
- · Few or scattered nearby rentals behind this estimate — lower confidence.
Comparative market analysis
Successful nearby Airbnbs · 3 in pool · median 6.8 km
| Rental | BR | Dist | Rating | Rev/yr |
|---|
| CASA BELTZA; house in the beach | 4 | 0.6 km | 4.90★ | $75,543 |
| Casa Tranquilo in Black Beach | 4 | 1.0 km | 4.80★ | $40,911 |
| Love at first sight Villa, in quiet private parc | 4 | 1.8 km | 4.95★ | $67,129 |
| Private Villa with Pool near Playa Negra | 4 | 1.9 km | 4.90★ | $57,799 |
| Stylish 4BR Villa Private Pool Starlink Near Beach | 4 | 2.2 km | 4.85★ | $37,849 |
| Magical House Without Corners Stunning Ocean Views | 4 | 2.7 km | 4.95★ | $135,838 |
| New | Large Private Villa Beach House | Pool | Gym | 6 | 3.3 km | 4.90★ | $214,191 |
| Casa Uluwatu lovely walk to beach | 6 | 4.3 km | 4.85★ | $98,097 |
| Villa Isla Mares, 800 mts to the beach | 5 | 4.8 km | 4.95★ | $86,059 |
| Casa Coroico - Infinity Pool + BBQ + Sunset Views | 4 | 5.7 km | 4.90★ | $54,910 |
| Casa Zuri Luxury Villa + Guest House & Beach Club | 4 | 6.0 km | 5.00★ | $127,415 |
| The Ficus Villas | 5 | 6.0 km | 4.90★ | $130,478 |
Formula for high-performing rentals
What top earners in Guanacaste tend to have
✓Walk to the beach
✓Beachfront / beach access
✓Ocean view
✓Pool
✓Patio / balcony
○Gym / fitness
○Hot tub
○BBQ / grill
Want help closing the gaps? Book a call: puravidaportfolio.com/#contact · Guide: puravidaportfolio.com/guides/costa-rica-str-winning-property-recipe
Verify with your lawyer before buying
Check before you offer — Costa Rica buyer checklist
Listing & data truth
- Asking price is real, complete, and fee-simple — Parse errors, +VAT footnotes, per-key pricing, and fractional shares routinely break yield math.
- Map pin matches the actual parcel — Brokers often publish town-centroid pins; revenue and beach distance shift materially.
- Beds, baths, and build size match reality — Comp matching keys off bedrooms; a 3BR scored as 5BR invalidates the entire revenue band.
Revenue & STR legality
- STR revenue band (our underwriting) — The median on this report is our comp-weighted, product-type-adjusted estimate — the authority for yield and rank on Pura Vida Portfolio.
- Short-term rentals allowed (HOA + municipal) — Gated communities and some municipalities restrict nightly rentals — not visible in photos.
Property & condition
- Amenities match listing, vision, and comp adjustments — Recipe appraisal and gallery vision infer pool, AC, view — photos can be stale or neighboring views.
- Condition matches gallery / vision read — Vision reads finish tier and flags issues from photos only — not a substitute for inspection.
Title & registry
- Fee-simple title — no concession / fractional — Concession land and timeshares can't be underwritten like titled homes.
Water & utilities
- Legal water (AyA or ASADA letter) — No water letter = no permits; common deal-killer in Guanacaste.
Permits & construction
- Built area matches approved construction permits — Owners often add bedrooms, pools, casitas, or second structures without municipal permits — fines, demolition orders, or deal failure at closing.
Zoning & site
- Zoning allows intended use — Automated site DD links to sources — attorney must confirm use certificate.
Closing risk
- Taxes current, HOA solvent, no squatter risk — Arrears attach; HOAs can block rentals; precarista risk on rural parcels.
In the ZMT public zone (≤50 m of coast)
The first 50 m from the high-tide line is public land and cannot be privately owned. Anything sold here is a concession at best — verify carefully.
Pin: 10.19419, -85.83031 · maps.google.com/?q=10.1941905,-85.8303059
Disclaimer
Figures are estimates from successful nearby Airbnbs — not an appraisal, investment advice, or guarantee of future income. List price, title, water (AyA/ASADA), permits, and bedroom count can change the math. Verify everything with your lawyer and a local operator before you offer. Methodology: puravidaportfolio.com/methodology · © 2026 Pura Vida Portfolio.
