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Playa Negra Lot 1 – Commercial & Residential Property, on Main Road, Ready to Build! – 1st Choice Realty Costa Rica
7 min drive to beach

Lots & Land · Guanacaste

Playa Negra Lot 1 – Commercial & Residential Property, on Main Road, Ready to Build! – 1st Choice Realty Costa Rica

Lots

$155,000

View broker listing ↗

via 1st Choice Realty · land asking

Fair build · thin comps

Land · build scenario

Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on all-in cost
Conservative
8%
$47k/yr
Moderate· Our estimate
11%
$64k/yr
Optimistic
13%
$81k/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.

Build economics look fair for the villa we'd put on this lot.

~11% gross on all-in is roughly our 10% benchmark — fair value, not a discount. Pick the right footprint and finish tier below.

Fair build · thin comps
What you'd earn
Low comp
$47k
Weighted comp· Our estimate
$64k
High comp
$81k

Low, weighted, and high are adjusted comparable rentals — not probability forecasts.

All-in vs fair
$607,100
Income supports ~$640k (−5% vs fair)
Location & comps
7 min drive to beach
8 proven comps · med 5.1 km

Our pick · 5BR standard · ~11% gross · $607k all-in · Pool · Air conditioning · Patio / balcony

Stress-test →
Finish tier
Floors

Standard build · ~300 m² villa (60 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)$155,000
Construction · 300 m² × $1,000/m² (in-house)$300,000
Pool, landscaping & site works$45,000
Furnishings (FF&E)$45,000
Soft costs · permits/design/infra (18%)$62,100
All-in basis$607,100

≈ $2,024/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.
  • •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

  • Few or scattered nearby rentals behind this build scenario — lower confidence.
  • 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

  • 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.

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